An accessory family dwelling unit shall be located within a detached single-family dwelling and designed so as to preserve the appearance of the single-family dwelling.

There shall be only one accessory family dwelling unit on a lot, and no accessory family dwelling unit shall have more than two bedrooms.

There shall be at least one off-street parking space for the accessory family dwelling unit in addition to parking for the principal dwelling. The off-street parking shall be located in a garage or carport, or in the driveway, and shall not be permitted within any required yard area or setback. There shall be no additional driveway or curb cut providing access to the accessory family dwelling unit.

Occupancy of the single-family dwelling and accessory family dwelling unit shall be restricted as follows:

It is incidental to a permitted principal use on the same premises;

It is not detrimental to a residential or rural neighborhood, and the existing character of the neighborhood is preserved;

It is clearly secondary and subordinate to the residential use of the premises;

It has no more than two nonresident employees working primarily on the premises;

Adequate off-street parking is available;

There are no exterior alterations that change the residential appearance of the dwelling;

Except as provided in Subsection B(8) and (9) below, there is no exterior indication of the accessory use and no exterior display of merchandise of greater than 100 square feet in total area;

All storage of materials, supplies, or equipment is within the principal building, suitable accessory buildings, and/or within no greater than 500 square feet of total outdoor yard area; and

No more than one sign, not exceeding four square feet in area, is used to identify the home occupation.

The primary purpose of this section is to preserve the open space resources of Northfield as identified in the Master Plan, especially large contiguous blocks of forested back land that must be maintained as large-acreage holdings in order to remain economically viable for commercial forestry. This is necessary for the continuation of forestry as a significant resource-based local agricultural activity and for the protection of the Town's water resources and other unique environmental assets. This section is also intended to foster compact development patterns, using flexible regulations for density and lot dimensions, and to promote and encourage creativity in neighborhood design.

The Town wishes to encourage the use of open space residential development because it results in the preservation of contiguous open space and important environmental resources while allowing design flexibility. Open space residential development reduces development impacts on farmland, forests, wildlife habitats, large tracts of contiguous open space, environmentally sensitive areas, steep slopes, hilltops, and historically significant areas.

To encourage this type of development, open space residential development is allowed by right, subject only to the requirements of the Planning Board's Regulations Governing the Subdivision of Land.[1] An open space residential development that does not require approval as a subdivision is allowed by right subject to site plan approval by the Planning Board. In order to encourage small subdivisions to follow open space residential development principles, there is no minimum parcel size or number of lots required for an open space residential development.

An open space residential development may be proposed anywhere in Northfield except the Village Center Districts. All subdivisions shall comply with the open space residential development provisions of this section unless the Planning Board allows a development that deviates from the requirements of said section by special permit. Such deviations may be approved if the applicant demonstrates that the proposed alternative development configuration provides adequate protection of the site's environmental resources and fulfills the purposes of this section as well as or better than an open space residential development.

Subsection B(1) above applies only to subdivisions of land as defined in MGL c. 41, § 81L, and not to construction of homes or businesses on individual lots that existed prior to May 3, 2008, or to lots created through the "Approval Not Required" process with frontage on public ways existing as such as of May 3, 2008, described in the Regulations for the Subdivision of Land (the "Subdivision Regulations"). However, if subdivision approval is not required because a new roadway is not proposed, an applicant may nevertheless apply for open space residential development approval under this section. In such a case, the application shall be subject to site plan review as described in § 200-3.5. If the proposed open space residential development also involves one or more common driveways, density bonuses, transfer of development rights, or any other use that requires a special permit, the proceedings for all such special permits and the site plan review for the lot configuration shall occur in one consolidated special permit proceeding before the Planning Board.

In order to enable the Planning Board to determine whether or not a proposed open space residential development (or development by special permit that deviates from the requirements for open space residential development) satisfies the purposes and standards of this section, an applicant must present sufficient information on the environmental and open space resources for the Board to make such determination. The required information shall be provided in the form of a development impact statement, including a conservation analysis as described in Subsection C(2) of this section. In the case of an open space residential development that is not a subdivision, and that is presented as a site plan review application, the applicant shall not be required to submit a full development impact statement. However, the Planning Board may require the submission of all or part of a conservation analysis as described in the Subdivision Regulations.

Conservation analysis and findings.

Minimum preserved open space. The plan shall show that at least the percentages of the total acreage listed below will be preserved by conservation restriction, based upon the conservation findings.

Net acreage calculation. The factors named below are included in this subsection for net acreage calculation purposes only and do not convey or imply any regulatory constraints on development siting that are not contained in other applicable provisions of law, including this Zoning Bylaw.

Unit count calculation. To determine the base maximum number of allowable residential dwelling units on the site, divide the net acreage by the minimum lot area for the applicable zoning district. Fractional units of less than 0.5 shall be rounded down and 0.5 or more shall be rounded up.

If the applicant allows deeded public access to the open space portion of the property and the Planning Board finds that such public access provides a significant recreational benefit to the Town (such as access to an important natural area or a trail system): a maximum of 10%.

If the applicant permanently restricts ownership and occupancy of units allowed by Subsection D as affordable housing (as defined in this bylaw), and makes a binding commitment to construct such affordable residences: a maximum of 25%. For every unit included in the allowable unit count under Subsection D that is built and dedicated as an affordable unit, two bonus market rate units may be permitted, up to the maximum of 25% of the allowable unit count.

If the applicant preserves as permanent open space more than the minimum required percentage: a maximum 10% density bonus per additional 5% of the parcel preserved as open space.

If the applicant has designed the development to protect solar access and agrees to provide solar-ready construction for the proposed dwellings: a maximum of 25%. For purposes of this section, "protect solar access" shall mean that streets and lots in the open space residential development shall be oriented to maximize the solar resource available to each lot or to as many lots as possible as determined by the Planning Board. "Solar-ready construction" shall mean construction of homes in such a way that installing and connecting a solar energy system (whether photovoltaic or solar thermal) does not require additional wiring, plumbing, or building modification.

Procedure.

Fractional units of less than 0.5 shall be rounded down and 0.5 or more shall be rounded up.

Sending parcels existing as such on May 3, 2008, may have development rights calculated by either method Subsection F(1)(c)[1] or [2] at the applicant's election. Sending parcels which have been modified by lot line changes since May 3, 2008, must employ method Subsection F(1)(c)[1]. The density calculation for the sending parcel shall not include any of the density bonuses available under Subsection E.

In reviewing an application for density transfer, the Planning Board shall first determine the number of allowable residential units permitted on the receiving parcel using all of the relevant standards in Subsection D and any density bonuses sought under Subsection E. The Planning Board shall then determine the number of residential units available to transfer from the sending parcel(s) pursuant to Subsection F(1)(c)[1] or [2] above.

The Planning Board may then grant a special permit allowing the transfer to the receiving parcel of some or all of the allowable residential units from the sending parcel(s).

As a condition of the Planning Board's approval of the density transfer, a conservation restriction on the sending parcel(s) satisfying the requirements of Subsection E shall be executed and recorded with the Franklin County Registry of Deeds. The conservation restriction shall require that the total area of land used in the calculation required under Subsection F(1)(c)[1] or [2] above be permanently restricted. Those portions of the sending parcel(s) not required to be subject to the conservation restriction may be used in accordance with this Zoning Bylaw.

Findings required. The Planning Board shall not approve any residential density transfer unless it finds that:

Minimum lot sizes in open space residential developments. The limiting factor on lot size in open space residential developments is the need for adequate water supply and sewage disposal. Therefore, there is no required minimum lot size for zoning purposes. This does not affect the powers of the Board of Health to require areas on a lot for the disposal of sewage and the protection of water supply.

Setbacks, road frontage, and road requirements. The minimum setback shall be 10 feet from any property line. There shall be no numerical requirements for road frontage in an open space residential development, provided that each lot has legally and practically adequate vehicular access to a street across its own frontage or via a shared driveway approved under § 200-3.5. All dwellings must comply with applicable Board of Health requirements. The Planning Board may modify the applicable road construction requirements for new roads within an open space residential development as provided in the Regulations Governing the Subdivision of Land if it finds that such modifications will be consistent with the purposes of this section and the Master Plan.

Arrangement of lots.

Open space set aside in an open space residential development or as a condition of any special permit or site plan approval shall be permanently preserved from development as required by this section. The Planning Board may not require such open space land to be accessible to the public, unless a density bonus is allowed under Subsection E. Any development permitted in connection with the setting aside of open space land shall not compromise the conservation value of such open space land, based upon the conservation findings of the Planning Board.

Permanent preservation of open space land. All land required to be set aside as open space in connection with any open space residential development shall be so noted on any approved plans and shall be protected by a permanent conservation restriction to be held by the Town of Northfield, the Commonwealth of Massachusetts, or a nonprofit conservation organization qualified to hold conservation restrictions under MGL c. 184, § 31. All references to conservation restrictions in this bylaw shall mean a conservation restriction meeting the requirements of MGL c. 184, § 31. The restriction shall specify the permitted uses of the restricted land which may otherwise constitute development. The restriction may permit, but the Planning Board may not require, public access or access by residents of the development to the protected open space land.

Ownership of open space land.

Maintenance standards.

Use regulations. The following uses may be proposed in a CPD:

Design and performance standards. The intent of the CPD is to provide for development in accordance with master plans that meet the following standards:

Procedures.

Special permit decision criteria. The Planning Board shall approve a CPD/MPSP only upon its determination that:

Master plan special permit amendments. The applicant may propose to amend, modify, or supplement a CPD/MPSP from time to time in order to bring the site master plan into conformity with changed circumstances, ongoing development in an MPSP, and information disclosed through detailed study and engineering of particular development sites within the project. The Planning Board may approve such amendments and may in its discretion hold a public hearing, with notice given as set forth above, if it deems the proposed modification and supplementation to be substantial.

Lapse. A CPD/MPSP shall lapse if a substantial use thereof or construction thereunder has not begun, except for good cause, no later than two years following the filing of the special permit approval with the Town Clerk, including such time required to pursue or await the determination of an appeal referred to in MGL c. 40A, § 17. Such approval may, for good cause, be extended, in writing, by the Planning Board upon written request of the applicant. For purposes of this section, "substantial use" shall mean the issuance of at least one building permit for a use included in the CPD.

Prior to application for a building permit for a use allowed under a CPD/MPSP, the applicant shall submit a project plan to the Planning Board.

For project plans submitted under an approved CPD, application requirements, review and decision procedures shall be in accordance with site plan approval under § 200-3.5, except as follows:

Signs. Signs in a CPD shall be in accordance with § 200-8.4 and this section. Where a conflict exists between this section and § 200-8.4, this section shall govern.

Maintain and promote agriculture and its related activities, such as agricultural tourism;

Preserve open space and farmland;

Maintain both an agricultural heritage and a rural character;

Increase community benefits by having fresh, local produce for sale; and

Increase positive growing businesses that contribute to the general economic conditions and cycle of the area and the Commonwealth.

Seasonal outdoors mazes of agricultural origin, such as straw bales or corn.

Petting farm, animal display, and pony rides.

Wagon, sleigh- and hayrides.

Nature trails.

Open-air or covered picnic area with restrooms.

Educational classes, lectures, seminars.

Storage, retail or wholesale marketing, or processing of agricultural products into a value-added agricultural product is permitted if more than 50% of the stored, processed, or merchandised products are produced by the farm operator for at least three of the immediately preceding five years.

Cider mill or winery selling product, in a tasting room, derived from crops grown primarily on site for at least three of the immediately preceding five years.

Historical agricultural exhibits.

Gift shop for the sale of agricultural products and agriculturally related products.

Designated parking for 20 or more vehicles.

Commercial or cooperative kitchen, cannery, or copacking facility.

Bed-and-breakfast.

Restaurant related to the agricultural use on the site.

Non-agriculturally related uses, such as small-scale entertainment venue or organized meeting space made available for rent for weddings, corporate picnics, birthday parties, and the like.

To provide for shops, restaurants, and cultural activities;

To promote open space and recreation as a means of encouraging community gathering;

To develop a resilient economy that connects to natural features and open space; and

To promote recreational tourism.

Outdoor recreation, such as cross-country skiing, hiking, mountain biking, and similar uses.

Boating.

Nature trails.

Open-air or covered picnic area with restrooms.

Educational classes, lectures, seminars.

Bicycle and boat rental facilities.

Restaurant with not more than 40 seats.

Gift shop.

Hotel, motel, or inn.

Restaurant with more than 40 seats.

Take-out food service, such as an ice cream stand or coffee shop, where food prepared on the premises is served to patrons at a walk-up window. Drive-through service is prohibited.

Campground.

An application for a special permit for a WCF may be approved if the applicant satisfies the requirements of this section and § 200-3.4.

Applications for special permits shall be denied if the applicant cannot fulfill or address the requirements of this section to the satisfaction of the Planning Board.

When considering an application for a new WCF, the Planning Board shall place great emphasis on the proximity of the WCF to residential dwellings and its impact on these residences.

A locus plan at a scale of one inch equals 100 feet shall be submitted which shall show all property lines, the exact location of the proposed structure(s), streets, landscape features, residential dwellings, and all buildings within 500 feet of the WCF. Such plan shall also include an engineer's certification stating that all property lines of the lot on which the WCF is proposed to be located are not within 1,000 feet of any school property line.

The following information shall be prepared by one or more professional engineers:

In addition to the filing fees, the applicant shall pay any additional cost of retaining professional services if such services are deemed necessary by the Planning Board.

Any special permit granted under this section shall lapse within two years of the date of the grant, not including the time required to pursue or await the termination of an appeal under MGL c. 40A, § 17, if substantial use thereof has not sooner commenced except for good cause or, in the case of a permit for construction, if construction has not begun within two years of the date of grant, except for good cause.

No WCF shall be placed, constructed or modified except in compliance with this Zoning Bylaw.

All WCFs shall be co-located, to the maximum extent practicable and technologically feasible, with one or more WCFs for which a special permit has been previously granted and whose height, location and characteristics meet the needs of the proposed new WCF. The applicant shall demonstrate to the Planning Board that it has made a reasonable effort to co-locate the proposed WCF upon an existing structure or WCF.

All new wireless communication monopoles or support structures shall be designed and constructed, to the maximum extent practicable with existing technology and with height limits set forth in this bylaw, for co-location of antennas and other necessary facilities for at least three other wireless communication providers, and shall offer space to all other providers at market rates. Any special permit granted for a new WCF under this section shall be conditioned upon the written agreement of the WCF operator to allow the co-location of at least three other wireless communication providers on commercially reasonable terms. If co-location facilities are not installed at the time of construction of the WCF, then, at the time of any addition of a co-located facility, the holder of the special permit and the new provider shall notify the Planning Board and the Building Inspector that the installation has occurred and certify that the installation has been performed in accordance with the special permit for the WCF.

No WCF shall contain more than one monopole, tower or other structure for elevating an antenna or dish. No more than one WCF, except co-locators, shall be constructed on one lot. In no event shall any WCF be located closer than one mile to any other such WCF, unless the applicant can show that no existing space on the existing WCF can be leased or procured.

The maximum height of the WCF, measured from the mean finished ground level, shall not exceed 120 feet. The Planning Board may waive such requirement in exceptional circumstances to allow a greater height where such action is in the public interest and is not inconsistent with the purpose and intent of the Zoning Bylaw.

No tower shall be located within 500 feet of any residence.

The property line of a WCF shall be a minimum of 1,000 feet from any school property line.

All structures associated with a WCF shall be removed within one year of the cessation of said use.

Radiofrequency radiation measurement. After the WCF is operational, the applicant shall submit to the Planning Board and the Building Inspector, within 90 days of beginning operations, and at annual intervals, existing measurements of RFR from the WCF. All annual reports shall be due July 1 of each year. Such measurements shall be performed by an independent consultant and shall be signed and certified by an RF engineer, stating that RFR measurements are accurate and meet FCC regulations. Testing shall be done for all freestanding facilities and all mounted facilities. The RFR shall not exceed FCC regulations.

Noise measurement. After the WCF is operational, the applicant shall submit to the Planning Board and the Building Inspector, within 90 days of beginning of operations, and at annual intervals, existing measurements of noise from the WCF. All annual reports shall be due July 1 of each year. Such measurements shall be performed by an independent consultant and shall be signed by an acoustical engineer, stating that noise measurements are accurate. Testing shall be done for all freestanding facilities and all mounted facilities.

As a condition for any special permit for the placement, construction or modification of a WCF, the applicant shall provide a bond, in a form acceptable to the Planning Board, or shall place into escrow a sum of money sufficient to cover the costs of removing the WCF from the subject property and, furthermore, said funds shall be held by the Town Treasurer or an independent escrow agent to be appointed by the carrier and the Planning Board. The amount of the surety shall be certified by an engineer, architect or other qualified professional registered to practice in the Commonwealth of Massachusetts. The applicant shall authorize and, as necessary, shall provide the authorization of the owner of the property to allow the Town or the escrow agent to enter upon the subject property to remove the WCF when the WCF has been abandoned or discontinued.

A WCF shall be deemed to be abandoned or discontinued if it has not been used for the purpose for which it was constructed for a period of one year or more. Once abandonment or discontinuance has occurred, the applicant shall remove the WCF from the subject property within 90 days. In the event that the applicant fails to remove the WCF, the Town shall give notice to the applicant and, if appropriate, the independent escrow agent that the WCF shall be removed forthwith and the Town or the escrow agent, after affording written notice seven days in advance to the applicant, shall remove the WCF.

The special permit shall further state that, in the event the amount of surety is insufficient to cover the costs of removal, the Town may place a lien upon the property to cover the difference in cost.

The applicant shall provide to the Planning Board a contact for emergencies, and said contact person and phone number and the owner of the WCF and phone number shall be posted on the fence surrounding the WCF.

A qualified, independent structural engineer shall perform a structural safety inspection of the WCF at least every two years and shall deliver a copy of said reports to the Town Engineer on July 1. All structural safety deficiencies noted in any such report shall be remedied and the Town Engineer notified by the structural engineer within 60 days of the date of the report.

No new WCF shall be placed or constructed that uses a lattice-type construction which requires three or more legs or guy wire supports or both.

Except as provided herein, every WCF shall comply with all applicable signage regulations set forth in this section. Notwithstanding any other regulation, however, no WCF shall place any signage above the height of 10 feet as measured from the ground to the highest point of the sign or 12 feet to the top of the sign structure.

All monopoles, antennas, antenna support structures and similar facilities shall be of neutral colors that are harmonious with, and blend with, the natural features, buildings and structures of the surrounding environment. Such structures shall be constructed out of nonreflective materials.

Every building-mounted WCF shall be designed and located so as to appear to be an integral part of the existing architecture of the building and shall be of colors that match and/or blend with those of the building.

The related unmanned equipment and/or building, per carrier, shall not contain more than 200 square feet of gross floor area or be more than 10 feet in height.

There shall be a minimum of one parking space for each WCF, to be used in connection with the maintenance of the site, and not to be used for the permanent storage of vehicles or other equipment.

Every WCF shall be protected against unauthorized climbing or other access by the public. The fencing shall be compatible with the scenic character of the Town and shall not be constructed of barbed wire or razor wire.

Wireless communications facilities shall be lighted only if required by the Federal Aviation Administration (FAA). Lighting of equipment structures and any other facilities on site shall be shielded from abutting properties.

Applicants shall submit eight view lines shown in a one-mile radius from the site, beginning at true north and continuing clockwise at forty-five-degree intervals. Said view lines shall, to the extent feasible, be taken from existing vantage points commonly used by the public, such as public ways, buildings or facilities. The submittal shall include unaltered photographs taken from eye level, five feet above grade, which show the existing condition of these view lines, as well as accurate scale perspective elevation drawings, computer-altered photographs or other accurate representations showing said view lines with the WCF in place.

Landscape plans submitted with the application shall identify all existing vegetation, shall indicate which vegetation is to be removed or altered, and shall show all proposed new vegetation and other landscape treatments.

Every WCF shall be located on the landscape in such a manner so as to minimize visibility from abutting streets and structures and to limit the need to remove existing vegetation. All equipment shall be colored, molded and/or installed to blend into the structure and/or landscape.

No hazardous waste shall be discharged on the site of any WCF. If any hazardous materials are to be used on site, there shall be provisions for full containment of such materials. An enclosed containment area shall be provided with a sealed floor, designed to contain at least 110% of the volume of the hazardous materials stored or used on the site.

Ground-mounted equipment for a WCF shall not generate noise in such concentrations and of such duration as to:

The following types of WCFs are exempt from the requirements of this section but shall comply with all other applicable requirements of the Zoning Bylaw:

The following types of WCFs shall not require a special permit, but shall comply with all other requirements of this section and shall require Planning Board site plan review in accordance with § 200-3.5:

Submission requirements. Applications for an eligible facilities request shall be filed with the Planning Board and Building Department. The Building Inspector shall conduct an initial review of the application within 30 days of receipt to determine whether the application is complete. A determination of completeness by the Building Inspector shall not preclude the Planning Board from requesting additional information from the applicant if new or additional information is required by the Planning Board in conducting its review. The Building Inspector shall notify the applicant within 30 days of receipt of the application if the application is deemed incomplete. Such notice shall delineate all missing documents or information.

Review of application. The Planning Board shall conduct a limited-scope review of an eligible facilities request to determine if the proposed eligible facilities modification will result in a substantial change to the physical dimensions of an eligible facility. An eligible facilities request substantially changes the physical dimensions of an eligible facility if it meets any of the criteria established in the FCC Eligible Facilities Request Rules.

Approval. Within 60 days of the filing of a complete eligible facilities request, less any time period that may be excluded pursuant to a tolling agreement between the applicant and the Planning Board, the Planning Board shall complete its limited-scope site plan review and approve the application unless the Planning Board determines that the application does not meet the definition of an existing eligible facility subject to the Spectrum Act, or the proposed eligible facility request proposes modifications that will substantially change the physical dimension of an eligible facility.

Establishment. There is hereby established in the Town of Northfield a Marijuana Overlay District, the boundaries of which are shown on the Zoning Map on file with the Town Clerk.

Marijuana Overlay District (MOD) uses.

Marijuana establishments may be permitted only in the MOD and the designated locations set forth in the Schedule of Uses, § 200-5.4 of this Zoning Bylaw.

Marijuana establishments shall not be located within 500 feet of any existing public, parochial, or private school providing K-12 education, or college or state-approved day-care center. The distances under this subsection shall be measured in a straight line from the nearest point of the property line of the protected uses identified above to the nearest point of the property line of the proposed marijuana establishment.

Marijuana establishments shall be located only in permanent buildings and not within trailers, cargo containers, motor vehicles or other similar nonpermanent, movable enclosures.

No marijuana establishment shall be permitted to provide a drive-through service.

Unless explicitly stated otherwise, marijuana establishments shall meet the setback requirements of § 200-7.1 and all other dimensional requirements of the appropriate district as specified in this bylaw.

Marijuana establishments shall employ odor-control technology such that no odor from any marijuana establishment can be detected by a person with an unimpaired and otherwise normal sense of smell at the exterior of the marijuana establishment or at any adjoining use or property.

Lighting at marijuana establishments shall comply with this bylaw and be shielded so as not to shed light onto adjacent properties. The Planning Board may require any artificial lighting system to employ only LED components equipped with deflectors in order to mitigate potential light pollution.

Site screening. Rear and side property lines shall be screened from any neighboring residential, educational, child care or recreational uses or properties. Screening shall be determined per site plan review.

Signs. All signs for a marijuana establishment must meet the requirements of § 200-8.4 of this bylaw and the state regulations (935 CMR 500.00 et seq.).

Buildings. Appearance of buildings for marijuana establishments shall be consistent with the appearance of other buildings in Northfield, not employing unusual color or building design which would attract attention to the premises; provided, however, that marijuana retailers are limited to 1,500 square feet of gross floor area.

Cultivation. Marijuana shall be only grown indoors in greenhouses, barns or other buildings to minimize public nuisances, including odors, noise, and lighting, to neighboring properties.

Marketing. Marijuana establishments shall not be allowed to disseminate or offer to disseminate marijuana marketing materials to minors or suffer minors to view displays or linger on the premises. No free samples may be provided by marijuana establishments to consumers.

Applications. Any applicant requesting permission to operate a marijuana establishment must file their application with the Planning Board and the Town Clerk. In addition to the information required by § 200-3.4, Special permits, the application shall also include:

Change in license or owner. The owner and licensee of any marijuana establishment issued a special permit under this bylaw shall report, in writing, within 10 business days any change in the name of the legal owner of the marijuana establishment or any expiration or suspension of a license to the Building Inspector and Planning Board. Any failure to meet this requirement of this bylaw will result in the immediate issuance of a cease and desist order by the Building Inspector, ordering that all activities conducted under the special permit cease immediately.

Change of ownership. A special permit issued under this section shall lapse upon any transfer of ownership or legal interest of more than 10% or change in contractual interest in the subject premises or property. The special permit may be renewed thereafter only in accordance with this section and § 200-3.4 (special permits) and § 200-3.5 (site plan review) of this bylaw.

Conditions. The Planning Board may impose conditions reasonably appropriate to improve site design, traffic flow, and public safety, protect water quality, air quality, and significant environmental resources, preserve the character of the surrounding area and otherwise serve the purpose of this section. In addition to any specific conditions applicable to the applicant's marijuana establishment, the Planning Board may include the following conditions in any special permit granted under this section:

Waiver. When reviewing an application for a special permit, the Planning Board may waive any submission requirement or design guideline it determines to be unnecessary or not applicable to the review of the project, provided that the Planning Board determines that the project will not have a significant impact on the site, its relationship with abutting properties, traffic impacts to public ways, public infrastructure or services, or environmental or historic resources. Waiver requests shall be made by the applicant, in writing, with stated reasons for requesting the waiver(s). Any waivers acted on by the Planning Board shall be in writing as part of its written decision on the plan filed with the Town Clerk.

Outside consultants. The Planning Board may hire professional consultants at the applicant’s expense pursuant to MGL c. 44, § 53G, to assist with review of a special permit application, provided that the procedures for hiring outside consultants are set forth in the Planning Board's rules and regulations.