Sunderland City Zoning Code
ARTICLE IV
Development Regulations
§ 125-IV-1 Flexible Development.
[Added 4-24-1987 ATM, Art. 31; amended 4-28-1995 ATM, Art. 25; 11-29-1999 STM, Art. 1; 4-29-2009 ATM, Art. 11; 4-29-2011 ATM, Art. 7]
[Editor's Note: This section was formerly Subsection G of § 125-Article II-3, Dimensional Requirements. Subsection numbering has been changed accordingly.]
A.
Applicability - A flexible development may be created with site plan approval from the Planning Board in accordance with the requirements of § 125-Article VI-1-B, Site Plan Review, to divide a parcel using alternative area, frontage and other requirements as follows:
B.
Lot Frontage - Individual lot frontage may be a minimum of one hundred (100) feet.
C.
Lot Size - Individual lot area in the RR and C-1 Districts may be as little as 20,000 square feet. Area of individual lots in a VR and VC Districts may be as little as 10,000 square feet. One single- or two-family home may be placed on each lot.
D.
Number of Lots - The total number of building lots created from any parcel shall be no larger than the number which could be built upon in compliance with § 125-Article II-3-E, Dimensional Schedule, and all other applicable subdivision and health requirements unless a density bonus is granted pursuant to § 125-Article IV-1-H, Bonus Lots. No further increase in the number of lots shall be allowed through subsequent land division.
E.
Criteria for Approval - The plan creating the lots shall be endorsed by the Planning Board as "Approved for Flexible Development" if two (2) or more of the following objectives are met:
(1)
Natural site features, including watercourses, floodplains, water bodies, wetlands, scenic points and historic sites, are preserved.
(2)
Dwelling units are integrated into the existing landscape through the placement of buildings within woodlands, along edges of fields, or at locations visually screened by natural vegetation or topographic features particularly as viewed from the roadside.
(3)
A majority of any prime farmland soils existing on the site is permanently protected from development.
(4)
The architectural features of the homes are consistent with the historic character of existing homes in the neighborhood in term of roof pitch, building materials (e.g., wood clapboards, brick, stone), and window treatments.
F.
Affordable Housing - For flexible developments creating more than four dwelling units, the following shall apply:
[Amended 4-26-2019 ATM, Art. 15; 6-6-2020 ATM by Art. 20]
(1)
For developments creating five (5) to 20 dwelling units, at least 10% of the dwelling units shall be affordable housing units (see definition in § 125-I-2, Definitions) and for developments creating more than 20 dwelling units, at least 15% of the dwelling units shall be affordable housing units, in accordance with the following table entitled "Affordable Housing Requirement Development Scenarios."
When the requirement results in a fraction of a dwelling unit, the number of total affordable housing units shall be rounded up to the next whole number.
Affordable Housing Requirement Development Scenarios | |
|---|---|
Total Unit Count | Minimum Affordable Unit Requirement* |
5 to 10 | 1 |
11 to 20 | 2 |
21 to 26 | 4 |
27 to 33 | 5 |
34 to 40 | 6 |
41 to 46 | 7 |
47 to 53 | 8 |
54 to 60 | 9 |
* | Affordable units are part of the Total Unit Count, and are not additional units. |
(2)
The affordable housing requirement shall be applied to the total unit count of the proposed flexible development after the approval of bonus lots, if any, by the Planning Board in accordance with § 125-Article IV-1-H, Bonus Lots.
(3)
The affordable housing units created through this bylaw shall qualify as local action units through the Department of Housing and Community Development's (DHCD) Local Initiative Program, or through other affordable housing programs that result in units that are eligible for listing on the Ch. 40B Subsidized Housing Inventory.
(4)
All affordable housing units created under this bylaw shall be situated within the development so as to be integrated with market-rate units in the development and shall be compatible in design, appearance, construction, and quality of exterior materials with other units. The total number of bedrooms in affordable housing units shall, insofar as practicable, be proportionate to the total number of bedrooms in all units in the development.
(5)
Affordable housing units shall be developed concurrently with market-rate units to the extent feasible.
(6)
An affordable housing plan in accordance with § 125-Article IV-2-B-3 shall be submitted as part of the site plan review for the flexible development.
While the provision of affordable units is not required for developments containing four (4) units or less under this section, the bylaw encourages affordability and provides for incentives (see § 125-Article IV-1-H, Bonus Lots). |
G.
Open Space - At least forty percent (40%) of the total parcel shall be permanently protected as agricultural, forested land, or other open space ("protected open space"). The minimum required protected open space shall not include wetlands and related resource areas, water bodies, all areas with slopes of 25% or greater, one-hundred-year floodplains, existing permanently protected open space, and all other areas determined by the Board of Health to be unsuitable for on-site sewage disposal ("land with environmental constraints"). To the extent possible, the preserved land shall form a contiguous tract to enable continued farming or forestry operations. Land with environmental constraints may be included in the protected open space subject to a conservation restriction in perpetuity if it increases the amount of protected open space beyond the 40% minimum amount (e.g., agricultural or forested land equals 40% of the total parcel plus land with environmental constraints equals 10% of the total parcel resulting in protected open space of 50% of the total parcel). The Planning Board may grant a waiver to reduce the minimum required percentage of protected agriculture or forested land to thirty-five percent (35%) of the total parcel if at least sixty percent (60%) of the total lot area is permanently protected and no more than twenty-five percent (25%) of the total lot area is composed of wetlands and related resource areas, floodplains, or land with slopes greater than 25%. Existing permanently protected open space, roadways and accessory uses shall not count towards the sixty percent (60%) of permanently protected open space. Any proposed open land, unless conveyed to the Town or its Conservation Commission, shall be covered by a recorded restriction at the Registry of Deeds enforceable by the Town, providing that such land shall be kept in an undeveloped state and any frontage on a public way may not be used to meet future lot frontage requirements.
H.
Bonus Lots - The Planning Board may approve a flexible development containing more than the maximum number of lots allowed pursuant to § 125-Article II-3-E Dimensional Schedule in accordance with the provisions of this section. A development plan that meets any of the following bonus lot criteria will earn a bonus in the form of extra building lots allowed within the development. The Planning Board will determine, upon review of the development plan, the bonus lot total. When determining the final total number of bonus lots, fractions less than one half (0.5) shall be rounded down to the next lowest whole number but not less than one. Totals ending in 0.5 or greater shall be rounded up to the next whole number. For example, a 15-lot subdivision that earns a 10% building lot bonus would be eligible for 2 extra building lots as a bonus (15 x 0.10 = 1.5 rounded up to 2 bonus building lots). A 14-lot subdivision that earns a 10% building lot bonus would be eligible for 1 extra building lot (14 x 0.10 = 1.4 rounded down to 1 bonus building lot). The total number of bonus building lots under this section cannot exceed 40% of the maximum number of building lots allowed pursuant to § 125-Article II-3-E Dimensional Schedule.
[Amended 4-26-2019 ATM, Art. 15]
Bonus Lot Criteria | Building Lot Bonus | ||
|---|---|---|---|
1 | Any development that increases the amount of land permanently preserved above the 40% requirement by 5% or more. Such land above the 40% minimum requirement may include land with environmental constraints such as floodplains. | 5% for each additional 5% of land protected | |
2 | For protected farmland, sale of the farmland to a person or entity currently engaged in farming, or lease of the farmland for five or more years to a person or entity engaged in farming, and/or creation of a homeowners' association and dedicated resources to be provided to that association for the establishment and maintenance of a community farm or gardens. | 5% | |
3 | For protected forestland, a binding arrangement to ensure that the forest is managed in such a way as to qualify for "green certification" by the Forest Stewardship Council or other comparable organization acceptable to the Planning Board. | 5% | |
4 | A flexible development plan that protects 10-20 acres of developable land in one contiguous tract. | 5% | |
5 | A flexible development plan that protects more than 20 acres of developable land in one contiguous tract. | 10% | |
6 | A flexible development plan that protects developable land of at least five acres in a tract that is contiguous to an already protected area so as to increase the area of working agricultural land, forest, or wildlife habitat. | 5% | |
7 | For forestland, wetlands, water bodies or other natural areas supporting high-quality wildlife habitat, implementation of a significant ecological restoration project. Examples include: removal of a small dam or other barrier to aquatic organism passage, replacement of a preexisting sub-standard stream culvert, restoration of eroding stream banks, restoration of riparian areas, removal of non-native invasive species or mitigation of a preexisting source of water pollution. | 10% | |
8 | A development plan that screens structures from view from a public way as evidenced by cross sections of the definitive plan at a scale of 1 inch = 10 feet and includes a planting plan with sufficient trees and plantings to improve the visual character of the development. | 5% | |
9 | Architectural designs for the single- or two-family structures that match the current character of the area. Architectural elevation drawings of the single- or two-family homes must accompany the site plan to be eligible to receive a bonus in this category. | 5% | |
10 | A development plan that provides recreational opportunities for the public by providing access to walking trails or other passive forms of recreation via an easement. | 5% | |
11 | If all houses are certified as Energy Star® (or its equivalent) homes (to be secured by a covenant). This bonus cannot be taken in addition to Bonus Lot Criteria #12. | 5% | |
12 | A flexible development that provides senior housing (age 55 and over), provided all of the following requirements are met: | 25% | |
a) | The occupancy of units in the flexible development shall be restricted to those 55 years of age or older; | ||
b) | There shall be 2 or fewer bedrooms in each unit; | ||
c) | Units should incorporate renewable energy technologies such as solar hot water heaters or solar PV, and all units should be Energy Star® rated; | ||
d) | At least 25% of the dwelling units must be affordable to seniors qualifying as low- or moderate-income households and meet the requirements of § 125 Article IV-1-F, Affordable Housing; and | ||
e) | At least 50% of the units must be handicapped accessible. | ||
13 | A development that creates a minimum of 25% affordable housing units and meets the requirements of § 125 Article IV-1-F, Affordable Housing. This bonus cannot be taken in addition to Bonus Lot Criteria #12. | 25% | |
I.
Design Process - When a flexible development plan is submitted, applicants shall be prepared to demonstrate to the Planning Board that the following design process was used in determining the layout of proposed streets, house lots, and contiguous open space.
(1)
Understanding the site. Inventory existing site features, taking care to identify sensitive and noteworthy natural, scenic and cultural resources on the site, and to determine the connection of these important features to each other.
(2)
Evaluating site context. Evaluate the site in its larger context by identifying physical (e.g., stream corridors, wetlands), transportation (e.g., road and bicycle networks), and cultural (e.g., recreational opportunities) connections to surrounding land uses and activities.
(3)
Designating the protected open land. Identify the protected open land to be preserved on the site. Such open space should include the most sensitive and noteworthy resources of the site, and, where appropriate, areas that serve to extend neighborhood open space networks.
(4)
Locating development areas. Locate building sites, streets, parking areas, paths and other built features of the development. The design should include a delineation of private yards, public streets and other areas, and shared amenities, so as to reflect an integrated community, with emphasis on consistency with the Town's historical development patterns.
(5)
Illustrating lot lines. Draw in the lot lines.
§ 125-IV-2 Major Residential Development.
[Amended 4-24-1987 ATM, Art. 32]
A.
Applicability - A major residential development is the creation of more than four (4) lots, whether a subdivision or not, or construction of more than four (4) dwelling units within a ten-year period from or on a property or a set of contiguous properties in common ownership as of January 1, 1987, except for residential development proposed as a flexible development in accordance with § 125-Article IV-1. In addition, smaller developments may, at the owner's option, be considered major residential developments and employ the following provisions.
[Amended 11-29-1999 STM, Art. 1; 4-29-2011 ATM, Art. 7; 4-26-2019 ATM, Art. 15]
B.
Procedures - Applicants for major residential development shall file with the Planning Board four (4) copies of the following:
(1)
A development plan conforming to the requirements for a preliminary subdivision plan under the Subdivision Regulations of the Planning Board. [See Ch. 194, Subdivision of Land.] Such plan shall also indicate proposed topography and, unless the development is to be sewered, the results of deep soil test pits and percolation tests at the rate of one (1) per every five (5) acres, but in no case fewer than five (5) per major residential development.
(2)
An environmental analysis, if required by the Sunderland Subdivision Regulations.
(3)
An affordable housing plan with the following submittals:
[Amended 4-29-2011 ATM, Art. 7; 4-26-2019 ATM, Art. 15]
(a)
A general description of the residential development, including whether the development will contain rental or ownership units, and whether the development contains single-family, two-family, multifamily, or mixed use structures;
(b)
The total number of market rate units and affordable units in the development;
(c)
The number of bedrooms and bathrooms in each market rate unit and each affordable unit;
(d)
The approximate square footage of each market rate unit and each affordable unit;
(e)
The location of each market rate unit and affordable unit within the development;
(f)
The proposed pricing for each market rate unit and each affordable housing unit and proposed condominium or homeowner's association fees if applicable. The applicant shall demonstrate that the proposed purchase prices or rents of affordable units adhere to the current low- or moderate-income limits as determined by the U.S. Department of Housing and Urban Development (HUD) applicable to the Town of Sunderland and shall satisfy the affordability requirements of the Department of Housing and Community Development's (DHCD) Local Initiative Program, or other affordable housing program that result in units eligible for listing on DHCD's Ch. 40B Subsidized Housing Inventory;
(g)
The phasing and construction schedule for each market rate unit and each affordable unit, if applicable;
(h)
An Affirmative Fair Marketing and Resident Selection Plan that complies with DHCD's regulations and guidelines. The applicant is responsible for resident selection, including but not limited to drafting the resident selection plan, marketing, administering the initial lottery process, and determining the qualification of potential buyers and/or tenants. The applicant is responsible for paying for all of the costs of affirmative fair marketing and resident selection. The applicant may contract for such services, provided that any such contractor shall be experienced and qualified under the standards set forth by DHCD. The Affirmative Fair Marketing and Resident Selection Plan shall describe how the applicant will accommodate local preference requirements, if any, established by the Planning Board;
(i)
Draft affordable use restriction regulatory agreement for submission to DHCD. The applicant is required to enter into a regulatory agreement with the Town of Sunderland and the Massachusetts Department of Housing and Community Development (DHCD). The Planning Board encourages applicants to use the "model" regulatory agreement provided by DHCD;
(j)
Draft affordable housing deed rider to be recorded with the Registry of Deeds. Homeownership units must be protected by a deed rider that "lock in" an affordable housing purchase price upon resale. The Town encourages applicants to use DHCD's "model" affordable housing deed rider.
[Editor's Note: Former Subsection C, Flexible development, as amended 4-13-1993 STM, Art. 44, and 11-29-1999 STM, Art. 1, was repealed 4-29-2011 ATM, Art. 7. A subsequent Subsection C, Number of Dwelling Units, as amended, was repealed 4-26-2019 ATM, Art. 15. Said Art. 15 also redesignated former Subsections D through F as Subsections C through E, respectively.] |
C.
Multifamily Development - Multifamily dwellings may be allowed in a major residential development, subject to the following:
[Amended 11-29-1999 STM, Art. 1]
(1)
On-site sewage disposal systems for multifamily dwellings must meet state or local Board of Health regulations.
(2)
Parking areas shall not be located within a required front yard or within ten (10) feet of a lot line and shall be screened from public ways and adjacent lots by building location, grading, fencing or plantings. See also § 125-Article III-1, Parking and Loading Requirements.
(3)
Departure from the visual scale of single-family development shall be minimized by including not more than four (4) dwelling units in a single structure, serving not more than two (2) dwelling units from a single entrance, limiting building length to not more than two hundred (200) feet, having an unbroken roof area of not more than one thousand (1,000) square feet, and having parking areas individually containing not more than eight (8) spaces.
(4)
No building shall be floodlit. Drives and parking areas shall be illuminated only by shielded lights not higher than fifteen (15) feet.
D.
Affordable Housing - At least 20% of the dwelling units within a major residential development are required to meet the definition of affordable housing, and shall be subject to the following:
[Added 4-29-2011 ATM, Art. 7; amended 4-26-2019 ATM, Art. 15]
(1)
When the requirement results in a fraction of a dwelling unit, the number of total affordable housing units shall be rounded up to the next whole number.
(2)
The affordable housing units created through this bylaw shall qualify as local action units through the Department of Housing and Community Development's (DHCD) Local Initiative Program, or through other affordable housing programs that result in units that are eligible for listing on the Ch. 40B Subsidized Housing Inventory.
(3)
All affordable housing units created under this bylaw shall be situated within the development so as to be integrated with market-rate units in the development and shall be compatible in design, appearance, construction, and quality of exterior materials with other units. The total number of bedrooms in affordable housing units shall, insofar as practicable, be proportionate to the total number of bedrooms in all units in the development.
(4)
Affordable housing units shall be developed concurrently with market-rate units to the extent feasible.
[Editor's Note: Former Subsection F, Decision, was repealed 4-29-2011 ATM, Art. 7.] |
E.
Agricultural and Watershed Protection Incentive - In order to benefit the Town through the visual, economic and ecological benefits of preservation of agricultural use of land and the economic and ecological benefits of preservation of watershed land and to benefit owners of land well-suited to agriculture, as well as owners of land within the Watershed District, the following transfer of development rights procedure may be followed by owners of eligible land if they so choose:
[Amended 4-28-1989 ATM, Art. 21; 4-28-1995 ATM, Art. 30; 4-26-1996 ATM, Art. 31; 11-29-1999 STM, Art. 1]
(1)
The maximum number of Development Unit Credits (DUCs) that can be transferred from any parcel in the Prime Agricultural District or Watershed District into an approved receiving district will be no greater than the number of developable lots in the parcel in the sending district from which the DUCs are to be transferred, and provided that the density of the parcel being developed in the receiving district shall not be increased by a factor greater than two (2). Further, the transferor of any DUC shall grant a perpetual restriction to the Town of Sunderland prohibiting nonagricultural or nonconservation development, as appropriate, on the land from which said DUC is transferred.
(2)
In no case will density bonuses from outside the Watershed District be allowed to be used in the Watershed District.
[Editor's Note: Former Subsection G, Development timing, was repealed 4-27-1990 ATM, Art. 18. See now § 125-Article IV-4, Development Rate Limitation.] |
§ 125-IV-3 Planned Unit Development Overlay District.
[Added 4-29-2005 ATM, Art. 28]
A.
Purpose - The Planned Unit Development Overlay District is designed to allow for planned unit developments in designated areas of Town. Through a comprehensive site plan, a unified development containing a mixture of land uses and buildings is developed as a single entity. It is the intent of this provision to ensure sound planning and zoning practices while allowing certain desirable departures from the strict provisions of specific zone classifications.
(1)
Encourage flexibility in the design of development through a carefully controlled review process of particular plans within a particular zoning district.
(2)
Promote the use of multiple-story buildings and campus-like clustering of buildings to maximize the amount of available open space.
(3)
Encourage a less sprawling form of development which makes more efficient use of land, requires shorter networks of streets and utilities and which fosters more economical development and less consumption of developable land.
(4)
Provide an efficient procedure which will ensure appropriate high-quality design and site planning.
(5)
Promote high-quality coordinated building and site design which buffers adjacent residential uses and protects both scenic and natural features.
B.
Definition - Planned Unit Development: A development of land as a single entity under the direction of a comprehensive site plan, in which a mixture of land uses, a variety of building types and designs, and open space are provided for in a coherent manner.
C.
District Location - The location of the Planned Unit Development Overlay District is defined as the C-1 Commercial District and the VC Village Center District.
[Amended 4-27-2012 ATM, Art. 14]
D.
Dimensional Requirements - To be eligible for a planned unit development, the parcel must have at least 400 feet of frontage and have a minimum lot area of 80,000 square feet.
E.
Use Regulations.
(1)
The uses allowed in a planned unit development are any uses allowed either by right or special permit within the underlying zoning district.
(2)
Uses in a planned unit development shall comply with all other applicable sections of this Bylaw, including but not limited to § 125-Article III-1, Parking and Loading Requirements, and § 125-Article III-2, Signs, in addition to the required provisions of this section.
(3)
More than one principal building and use is permitted on a lot.
(4)
A building height of 35 feet is permitted.
(5)
One or more separate but contiguous parcels may be assembled to create a planned unit development. Proposed planned unit developments may include preexisting uses and buildings provided they are integrated into the development plan. Planned unit developments may consist of land in more than single ownership and may be subdivided into separate lots provided all current and future owners and lots are bound by restrictive covenant(s) to the planned development permit approvals and to maintain the project as a single planned unit development. Subdivision of lots within a planned unit development after final approval of the site plan shall be considered an amendment to the special permit and will require approval by the Planning Board.
(6)
The creation of more than four (4) dwelling units within a planned unit development shall comply with § 125-Article IV-2, Major Residential Development, in addition to the required provisions of this section. Multifamily dwellings, including apartments on upper floors of commercial structures, may contain up to eight (8) dwelling units in a structure when part of a planned unit development, provided that a minimum of 25% of the units within the multifamily development shall be affordable housing units.
[Added 4-26-2019 ATM, Art. 15]
F.
Access Requirements.
(1)
Entrances to planned unit developments shall be limited to one access point onto a public way. The Planning Board may grant additional access points to improve traffic circulation if deemed necessary.
(2)
Common driveways and parallel service drives may be required in the planned unit development to consolidate driveway openings to a few widely spaced locations.
G.
Utilities.
(1)
Planned unit developments shall be connected to the public water and sewer systems in accordance with the standards and specifications of the Town.
(2)
All utility lines shall be placed underground where physically feasible.
H.
Design Requirements.
(1)
Developments shall have an integrated design with respect to building placement, proportion, color, rooflines, and other architectural details.
(2)
Developments must incorporate human scale features such as landscaping, pedestrian plazas and other public spaces, first floor windows, pedestrian level lighting, benches, awnings and architectural details.
(3)
The building's main entrance shall be clearly defined with architectural details such as raised parapets, peaked roofs, arches, canopies, and overhangs.
(4)
Rear or side facades visible from other uses, parking areas, or streets must be of finished quality and should be landscaped.
(5)
Parking areas shall be located to the side or rear of buildings to the maximum extent feasible.
(6)
All mechanical equipment including dish antennae, outdoor storage, and waste disposal areas shall be screened from public view.
(7)
Wall signs in multi-tenanted buildings must be placed within the same sign band.
I.
Design Guidelines.
(1)
New buildings shall relate harmoniously to existing buildings on the site and to the surrounding neighborhood.
(2)
Boxy buildings should be softened with architectural details and landscaping. Pitched rooflines are encouraged.
(3)
Long unbroken facades must be avoided. The use of facade offsets, recesses, angular forms, and landscaping rather than ornamentation is encouraged to break up the mass of large or continuous walls.
(4)
The use of exterior building materials such as masonry, stone, wood, and brick is preferred.
(5)
Facade details and building elements shall be proportionate to the scale of the building.
(6)
Lighting fixtures should complement the architectural design of the planned unit development.
(7)
The placement of wall signs on individual buildings should complement the architectural design of the planned unit development.
(8)
Large expanses of parking should be broken up with internal landscaping and dedicated pedestrian walkways.
J.
Phasing Requirements - All applications for planned unit developments shall include sufficient information to evaluate total build-out of the site. The Planning Board may permit a phased schedule in accordance with an approved master site plan.
(1)
The initial construction phase shall provide sufficient on-site and off-site improvements to adequately serve the constructed portion independent of future phases, encourage completion of the build-out design, and minimize disruptions during future construction phases. Improvements shall include but are not limited to driveways, parking, sewer, water, stormwater systems, lighting, and landscaping. The Planning Board may permit phased construction of improvements if deemed appropriate.
(2)
The applicant shall provide the Town with a performance guarantee to cover the costs of construction of the on-site and off-site improvements, subject to approval from the Planning Board, in the form of a performance bond, letter of credit, or cash escrow.
(3)
Any changes in use or amendments to subsequent development phases shall require approval by the Planning Board. Modifications or extensions to an approved phasing timetable shall not be considered substantive amendments.
K.
Procedural Requirements - All planned unit developments require a special permit and site plan review. The Planning Board shall be the Site Plan Approval Authority and Special Permit Granting Authority for all planned unit developments in the Planned Unit Development Overlay District. A special permit may be granted by the Planning Board for multiple uses allowed by right or by special permit if the Planning Board finds that the proposed uses will not have adverse effects which overbalance the beneficial effects according to the requirements and criteria of § 125-Article VI-3, Special Permits. In addition to the site plan submittal requirements in § 125-Article VI-1-B, Site Plan Review, and the special permit requirements section of § 125-Article VI-3, Special Permits, of this Bylaw, site plans shall include:
(1)
Color renderings of facade elevations of all sides of all proposed new construction and renovations including proposed mature landscaping.
(2)
Color photographs showing the proposed building site and adjacent properties and buildings.
(3)
Drawings/cut sheets of all proposed lighting, signs, and pedestrian amenities as they are to be located on the property.
(4)
A landscaping plan that includes all existing and proposed vegetation with elevation views and a description of all plantings (include common names), size (upon planting and upon maturity), spacing, and numbers of plants.
(5)
Description of how the project will impact traffic conditions on streets and intersections likely to be affected by the project including the level of service, traffic flow, turning movements, sight distances, traffic controls, pedestrian movement and public transportation. Provide information on the average daily and peak hour traffic projections and directional distribution of site-generated traffic.
[Editor's Note: Former § 125-IV-4, Development Rate Limitation, added 4-27-1990 ATM, Art. 18, as amended, was repealed 4-26-2019 ATM, Art. 15.] |