Source: https://www.ecode360.com/10428239
Timestamp: 2020-08-11 14:02:05
Document Index: 435176266

Matched Legal Cases: ['§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 239', '§ 185', '§ 185', '§ 9', '§ 185', '§ 185', '§ 9', '§ 5', '§ 239', '§ 239', '§ 185', '§ 185', '§ 185', '§ 185', '§ 9', '§ 185', '§ 185', '§ 9']

Town of Dover, MA Multifamily Zoning
§ 239-2 Sequence of application.
§ 239-3 Special requirements and standards.
§ 239-4 Additional standards.
§ 239-5 Preliminary development plan.
§ 239-6 Final development plan and Special Permit.
§ 239-8 Construction and applicability of regulations.
§ 239-9 Considerations.
§ 239-10 Recording.
§ 239-11 Bonding or surety.
§ 239-12 Revision of Special Permit
Chapter 239 Multifamily Zoning
[HISTORY: Adopted by the Planning Board of the Town of Dover 7-11-1991. Amendments noted where applicable.]
239a Fee Schedule for Multifamily Zoning
To provide clear guidelines to facilitate the submission of applications pursuant to § 185-42 of Chapter 185, Zoning.
To provide for the orderly administration of proposed multifamily development applications.
Section 185-42 of Chapter 185, Zoning, details the required sequence for application. In summary, the necessary steps are:
Submission of preliminary development plan to the Planning Board at least 120 days prior to the date of Town Meeting. The preliminary development plan serves to provide information to the Planning Board upon which it may develop a recommendation for action by Town Meeting.
In the event that the Town Meeting votes by a 2/3 or greater margin to rezone the land, the applicant shall submit an application for a Special Permit to the Planning Board. Such application shall be accompanied by a final development plan. Application for the Special Permit shall satisfy the requirements of § 185-52 of Chapter 185, Zoning, MGL c. 40A, § 9.
The requirements of § 185-42B of Chapter 185, Zoning, shall be met.
The application must comply with all requirements of § 185-42 of Chapter 185, Zoning. In addition, the Board requires the following:
Additional parking and access requirements. There shall be provided a permanent off-street parking area or areas, surface and/or undercover, of sufficient size to provide 1.5 car spaces for each dwelling unit, with such additional temporary parking space as may be approved by the Planning Board.
There shall be no more than 2 means of access, whether by a subdivision way or a driveway, to the development site from any existing public way. The requirements of a minor road as detailed in Chapter 248, Subdivision of Land, shall be met, unless the Board specifies other standards.
Such access points shall be located so as to minimize conflict with traffic on public streets and, where good visibility and sight distances are available, to observe approaching vehicular traffic.
The width of a driveway for one-way traffic shall be not less than 10 feet as measured at its narrowest point. The width of a driveway for two-way use shall be a minimum of 18 feet and a maximum of 22 feet, as measured at its narrowest point. The requirements for curb cuts to existing roads shall be consistent with Chapter 196, Residential Driveways and Curb Cuts.
Sidewalks shall be installed as required by the Board. Sidewalks shall be designed to allow natural drainage, eliminate drainage pockets and minimize potential for erosion within the road right-of-way and designed in such a way as to enhance the rural character of the Town.
All sidewalks shall be constructed to avoid large trees, watercourses, rock outcrops and other natural features. In locating sidewalks, the Planning Board may require that sidewalks meander to avoid natural features.
Drainage. A system of storm drains, culverts, swales, ditches and related installations shall be designed to provide adequate disposal of surface water, including control of erosion, flooding and standing water from or in the site and adjacent lands. Twenty-five-year design criteria must be followed, unless the Board deems extraordinary circumstances exist and requires another standard. Design standards for drainage structures are specified in Chapter 248, Subdivision of Land, shall be met, unless the Board specifies other standards.
Scenic roads. The application for a multifamily housing development on a scenic road of the Town of Dover shall not release the applicant from adherence to Chapter 245, Scenic Roads.
Wastewater treatment. The proposed system of wastewater treatment must meet the requirements of the Dover Board of Health and be located in compliance with the plan approved by the Board of Health.
The proposed source of water shall be a well approved by the Dover Board of Health or connection to an existing water supply system in the Town of Dover. In the event a connection is made to an existing system, documentation must be provided by the applicant that the system has sufficient supply to satisfy the additional demand created by the proposed multifamily development.
The Planning Board may also require the installation of hydrants upon the recommendation of the Fire Chief. The criteria for hydrants specified Chapter 248, Subdivision of Land, shall be met, unless the Board specifies other standards.
Wetlands. The applicant shall seek determinations from the Dover Conservation Commission regarding the amount and location of wetlands on the parcel (if any) and shall make application to the Conservation Commission for all required permits and approvals under MGL c. 131.
Utilities and telecommunications. Utilities shall be installed underground, unless the Board specifically finds that utilities may, be installed above ground. The plan shall show the proposed location of each underground utility and telecommunication system, including pipes, conduits, cables, transformers, substations and other facilities.
Other zoning considerations. The application for a multifamily housing development shall not release the applicant from adherence to other sections of Chapter 185, Zoning. This process is a Special Permit administered by the Planning Board under MGL c. 40A, § 9, as amended, and is not a comprehensive permit (MGL c. 774, as amended).
In order for land to be zoned for multifamily residence use, the applicant must prepare a preliminary development plan and must initiate a change in the zoning classification of his land by a 2/3 Town Meeting vote, in accordance with MGL c. 40A, § 5. If the Town Meeting rezones the land, the applicant must submit to the Planning Board a final development plan, an application for a Special Permit and, if applicable, an application for approval under the Subdivision Control Law,[1] all as provided below.
The applicant shall submit 3 originals of Form MF-1, 15 copies of Form MF-1,[2] and 15 copies of the preliminary development plan to the Planning Board at least 120 days prior to the date of the Town Meeting at which the rezoning of the site will be presented. The Planning Board shall consult with the Board of Selectmen, the Board of Health, the Dover Housing Partnership, the Long-Range Planning Committee, the Conservation Commission, the Superintendent of Streets, the Building Inspector and the Council on Aging.
Editor's Note: Form MF-1 is on file in the office of the Planning Board and may be examined there during regular office hours.
The preliminary development plan shall contain a full description of the project, with appropriate plans showing compliance with all requirements and provisions set forth in § 239-3, Special requirements and standards, and § 239-4, Additional standards, including the reference to § 185-42, Multifamily Residence Districts.
Information regarding the training and experience of the applicant, his associates, professional advisers and contractors in the development and management of real estate, the construction of housing, including affordable and elderly housing, as well as their respective financial positions. The applicant shall furnish copies of such transcripts, records, letters of intent, contracts, as well as all other documentation that the Planning Board may require to determine whether the applicant is qualified to undertake and complete the development proposed and whether his plan for financing the same is sound.
A map, to the scale of 1 inch equals 40 feet or other as required by the Planning Board, of the development site and the community surrounding the same to a distance of 1/2 mile showing all streets, Town-owned property and zoning classifications.
A plan of the development site showing all existing and proposed contours, lot lines, easements, rights-of-way, roads, utilities, structures and improvements, parking areas, wetlands, land to be included in the C (Conservation) or O (Open Space) Zones, and any conservation easements or other restrictions. Such plan or supplemental information submitted therewith shall illustrate compliance with the applicable density requirements.
The Planning Board may require other information to be provided and shall make a report to the Town Meeting on the proposed rezoning of the property to the Multifamily Residence District.
In the event the Town Meeting rezones the land in question for multifamily residence use, the applicant shall file an application for a Special Permit with the Planning Board, in accordance with § 185-52 of Chapter 185, Zoning. The applicant is strongly encouraged to meet with the Planning Board prior to submission to clarify the requirements for submission. The application shall be accompanied by a final development plan and 3 originals of the completed Form MF-2.[1] Fifteen copies of such application and the final development plan shall be submitted to the Planning Board. The final development plan shall consist of:
All information required by the Planning Board regarding the training and experience of the applicant, his associates, professional advisers and contractors in the development and management of real estate, the construction of housing, including affordable and elderly housing, as well as their respective financial positions. Such information may include a list of all persons and organizations with which the applicant has been associated in the development of real estate during the past 10 years, including their addresses and the names of their principal officers, as well as all sources of credit upon which the applicant relies to acquire, develop and manage the development site. The applicant shall furnish copies of such transcripts, records, letters of intent and contracts, as well as all other documentation that the Planning Board may require to determine whether the applicant is qualified to undertake and complete the development proposed and whether his plan for financing the same is sound.
A plan suitable for recording of the development site showing all existing and proposed contours, lot lines, easements, rights-of-way, roads, utilities, structures and improvements, parking areas, wetlands, land to be included in the C (Conservation) or O (Open Space) Zones and any conservation easements or other restrictions. Such plan or supplemental information submitted therewith shall illustrate compliance with the applicable density requirements.
A plan or plans, to the scale required by the Planning Board, showing the topography of the site at a minimum of five-foot intervals, as well as vegetation and special features, including all woodlands, wetlands, groups of trees or individual trees worthy of preservation, rock outcroppings, significant slopes, trails and paths, flowing streams and drainageways, ponds, open vistas, structures of historical importance and biological or wildlife habitats and proposed conservation and recreation easement areas, together with a proposal for the preservation of the foregoing.
A model or plan illustrating landscaping and architectural design showing types, location and layout of buildings and typical elevations, as well as the general height, bulk and appearances of structures. Perspective drawings may be required.
If the Special Permit provides for the construction of multifamily condominium dwelling units, a master deed suitable for recording by the applicant submitting to the provisions of MGL c. 183A, as well as a copy of the bylaws to be adopted by the organization of unit owners, and a description of such organization.
Copies of proposed deeds to affordable and elderly units, including provisions to ensure compliance with § 185-42B(5) hereof.
A development schedule bearing the signature of the applicant showing dates for:
The Planning Board may require the completion of an environmental impact report as outlined in Chapter 248, Subdivision of Land, if the Board finds that there are environmental issues to be resolved in the approval process.
Any and all other information that the Planning Board may reasonably require, including such information and plans required under Chapter 248, Subdivision of Land as the Board shall designate, in a form acceptable to it to assist in determining whether the applicant's proposed development plan meets the objectives of § 185-42.
Editor's Note: Form MF-2 is on file in the office of the Planning Board and may be examined there during regular office hours.
If the final development plan requires approval under the Subdivision Control Law, an application for approval under the Subdivision Control Law and the application for a Special Permit hereunder shall be filed concurrently. To the extent permitted by law, the Planning Board shall consider both applications at the same time, but the applicant must demonstrate compliance with all applicable requirements under the Subdivision Control Law, as well as this chapter.
The applicant shall pay the fees as set forth in the Fee Schedule for Multifamily Developments.[1] This consists of a filing fee and a deposit per dwelling unit towards review fees for the proposed development.
The Dover Planning Board has adopted the provisions of MGL c. 593 which permit the Board to assess fees to engage consultants to assist the Board in its review and administration of local permits and approvals. The Board may engage engineering, traffic, legal and financial consultants to review portions of an application for the development of multifamily housing. The applicant shall be charged the actual cost of such consultants' efforts.
All accrued charges shall be paid by the applicant within 10 days of notice from the Board. Nonpayment of required fees is cause for denial of the Special Permit.
Editor's Note: Said fee schedule is included at the end of this chapter.
The Planning Board authority and jurisdiction shall be consistent with MGL c. 40A, § 9. This chapter was duly adopted by the Dover Planning Board at a Public Hearing held July 11, 1991. This chapter shall be controlling and may be amended from time to time.
The Dover Planning Board encourages architectural design and placement of structures on the lot which respects the predominate character of the existing development in the neighborhood.
The Planning Board shall consult with the Dover Housing Partnership Committee and shall consider the needs of the citizens of Dover in evaluating the application for a Special Permit for a multifamily housing development.
The Planning Board shall consult with various Town boards and officials; including the Board of Selectmen, the Board of Health, the Dover Housing Partnership Committee, the Conservation Commission, the Superintendent of Streets, the Building Inspector and the Council on Aging, regarding an application for a multifamily housing development. Failure by any agency listed in § 185-42F(1) to submit a written recommendation to the Planning Board within 45 days of the certified filing date shall indicate approval by such agency. Further, it shall hold public hearings as required and open public meetings as necessary to ensure public comment on an application for multifamily housing.
The Planning Board shall require that the decision granting the Special Permit, a plan showing the layout of the ways within the site, the location of utilities and buildings on the site and the locations of any easements or open land, and the instrument of the guaranty or surety of the development shall be filed with the Norfolk Registry of Deeds. If the Board so requires, evidence of filing must be presented to the Board. Failure to file may result in the Board's amending its approval of the Special Permit. The applicant shall further file a covenant with the decision that the affordable and elderly units shall be maintained for such purposes for such period as the Planning Board shall designate.
The applicant shall post a bond or otherwise provide surety in an amount sufficient, in the opinion of the Planning Board, to assure completion of utilities, road construction and/or improvements, landscaping, sidewalks and other amenities as delineated by the Planning Board. Such surety may be reduced, from time to time, upon request of the applicant and upon approval of the Planning Board.
Any change in the number of dwelling units or in the mix of affordable, elderly and other units, and any change in the layout of streets, common driveways or utilities, the location of buildings or other structures or the use or ownership of the common land, or any change in any conditions of the Special Permit, other than those specifically exempted by the Planning Board from § 185-42H, shall require an amendment of the Special Permit by the Planning Board after a hearing in accordance with MGL c. 40A, § 9, and this chapter. Submission of 3 original Form MF-5's,[1] 15 copies of Form MF-5 and 15 copies of the revised plans shall be submitted to the Planning Board for its consideration.
Editor's Note: Form MF-5 is on file in the office of the Planning Board and may be examined there during regular office hours.