Source: http://www.cummington-ma.gov/DDGAssets/CustDocs/ZoniCummingtonZoningBy-Laws194241.htm
Timestamp: 2018-01-20 15:14:46
Document Index: 51498760

Matched Legal Cases: ['§8', '§8', '§ 8', '§8', '§8', '§8', '§8', '§8', '§9']

2008-04-26 Zoning By Laws
SECTION 2. Establishment of Districts
SECTION 3. Non-conforming land Uses and Structures
SECTION 4. District and Use Regulations
A. Purpose and Intent of Districts
B. Use Regulation Schedule
C. Dimensional Regulation Schedule
D. Driveway Regulations
E. Off Street Parking and Loading
SECTION 6. Validity
SECTION 7 Reference
SECTION 8. Personal Wireless Service Facilities and Repeaters
B. Consistency with Federal Law:
E. Requirement of Special Permit
G. General Requirements of Issuance of F/TSP (s):
H. General Requirements for Repeater Special Permits:
I. Evaluation by Independent Consultants
J. Approval Criteria:
K. Monitoring and Evaluation of Compliance:
L. Removal Requirements:
M. Performance Guarantees:
N. Fees and Insurance:
O. Permit Expiration and Renewal:
P. Severability Clause:
Q. Moratorium:
D. Sign Area
F. General Standards
G. Placement Standards/Sign Height
H. Illumination Standards
I. Additional Standards for Specific Types of Signs
SECTION 2. Establishment of Districts.
· Rural-Residential RR
· Village V
· Flood Plain FP
SECTION 3. Non-Conforming Land Uses and Structures.
This Zoning By-Law or any amendments thereto shall not apply to:
1. Structures or uses lawfully in existence or lawfully begun.
2. A Building or Special Permit issued before the first publication of notice of the public hearing on this By-Law or any amendments thereto.
3. Alteration, reconstruction, extension or structural change to a non-conforming structure lawfully in existence or lawfully begun, if the non-conforming nature of the structure is not increased.
This Zoning By-Law or any amendments thereto shall apply to:
1. Any change or substantial extension of a use lawfully in existence or lawfully begun.
2. A Building or Special Permit issued after the first publication of public hearing on this By-Law or any amendments thereto.
3. Reconstruction, extension or structural change of any structure lawfully in existence or lawfully begun.
4. Alteration of a structure begun after the first publication of notice on this By-Law or any amendments thereto when such alteration will provide for its use for a substantially different purpose or for the same purpose in a substantially different manner or to a substantially greater extent.
C. Pre-Existing.
Pre-existing non-conforming structures or uses may be extended, altered or changed, provided, the Board of Appeals makes a finding that such extension, alteration or change shall not be substantially more detrimental than the existing non-conforming use.
Construction or operations under a Building or Special Permit shall conform to any subsequent amendment of this Zoning By-Law unless the use or construction is commenced within a period of not more than six months after the issuance of the permit, and in cases involving construction, unless such construction is continued through to completion as continuously and expeditiously as is reasonable.
Abandonment shall be defined as the cessation of a non-conforming use as indicated by the visible or otherwise apparent intention of an owner to discontinue a non-conforming use of a structure or lot; or, the removal of the characteristic equipment or furnishing used in the performance of the non-conforming use, without its replacement within six (6) months by similar equipment or furnishings; or, the cessation by its replacement with a conforming use or structure.
SECTION 4. District and Use Regulations.
A. Purpose and Intent of Districts.
The purpose of these regulations, in all districts, is to preserve the rural character of the Town of Cummington and to protect the town's natural resources especially the prime water supplies.
(1) Single-family residences, not including mobile homes.
(2) Residential accessory uses including garages, driveways, private roads, utility rights-of-way, and on-site wastewater disposal systems.
The following Special Permit requirements apply in the Floodplain District.
(1) The buffer strip shall include trees and shall be kept in a natural or scenic condition.
(2) Neither buildings nor structures shall be erected, enlarged, altered or moved within the buffer strip.
(3) On-site wastewater disposal systems shall not be located within the buffer strip and shall be located as far from the Westfield River as is feasible.
(1) Not create increased flood hazards which are detrimental to the public health, safety, and welfare.
(2) Comply in all respects to the provisions of the underlying District or Districts within which the land is located.
(3) Comply with all applicable state and federal laws, including the Massachusetts Building Code and the Massachusetts Wetlands Protection Act (M.G.L. Ch. 131, Sec. 40).
(1) Be situated in a portion of the site which will most likely conserve shore land vegetation and the integrity of the buffer strip.
(2) Be integrated into the existing landscape through features such as vegetative buffers and through retention of the natural shorelines.
(3) Not result in erosion or sedimentation.
(4) Not result in water pollution.
6) Restricted Uses within the Westfield River .Protection District.
(2) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from the system into flood waters.
(3) On-site waste disposal systems shall be located to avoid impairment or contamination from them during the flooding and shall be located no less than 150 feet from the normal high water mark.
4. Water Supply Protection District.
1) Animal Feed Lot: - A relatively small, confined land area for fattening cattle or holding temporarily for shipment.
2) Aquifer - Geologic formation composed of rock or sand and gravel that contains significant amounts of potentially recoverable potable waters.
3) Groundwater - All water found beneath the surface of the ground.
4) Hazardous Waste - A waste which is hazardous to human health or the environment. Hazardous wastes have been designed by the U.S. Environmental Protection Agency under 40 CFR 250 and the Regulations of the Massachusetts Hazardous Waste Management Act M.G.L., Chapter 21C.
5) Impervious Surfaces - Materials or structures on or above the ground that do not allow precipitation to infiltrate the underlying soil.
6) Primary Aquifer Recharge Area - Areas which are underlain by surficial geologic deposits including glaciofluvial or lacustrine stratified drift deposits or alluvium or swamp deposits, and in which the prevailing direction of groundwater flow is toward the area of influence of public water supply wells.
7) Secondary Aquifer Recharge Area - Areas which are underlain by surficial geologic deposits including till or bedrock in which the prevailing direction of surface water flow is toward public water supply wells or potential sites for such wells.
8) Trucking Terminal - Business which services or repairs commercial trucks which are not owned by the business.
9) Watershed - Lands lying adjacent to water courses and surface water bodies which create the catchment or drainage areas of such water courses and bodies.
c. Scope of Authority.
d. District Delineation.
1) The Water Supply Protection District is herein established to include all lands within the Town of Cummington lying within the primary recharge areas of groundwater aquifers which now or may in the future provide public water supply. The map entitled "Water Supply Protection District” Town of Cummington, on file with the Town Clerk, delineates the boundaries of the district.
f. Restricted Uses.
g. Area Regulations.
h. Drainage.
i. Uses allowed by Special Permit.
(1) Provisions to protect against the discharge of hazardous materials or wastes to the environment due to spillage, accidental damage, corrosion, leakage or vandalism, including spill containment and clean-up procedures.
(2) Provisions for indoor secured storage of hazardous materials and wastes with impervious floor surfaces.
(3) Evidence of compliance with the Regulations of the Massachusetts Hazardous Waste Management Act 310, CMR 30, including obtaining an EPA identification number from the Mass. Department of Environmental Protection.
(4) Drainage recharge features and provisions to prevent loss of recharge.
(5) Provisions to control soil erosion and sedimentation, soil compaction, and to prevent seepage from sewer pipes.
(1) In no way, during construction or thereafter, will it adversely affect the existing or potential quality or quantity of water that is available in the Water Supply Protection District, and;
(2) Be designed to avoid substantial disturbance of the soils, topography, drainage, vegetation and other water-related natural characteristics of the site to be developed.
j. Non-Conforming Use.
B. Use Regulation Schedule.
3. Unregistered Motor Vehicles.
a. The keeping of more than one unregistered motor vehicle, assembled or unassembled, except by a person licensed under M.G.L., Chapter 140, Sec. 59, on any premises shall not be permitted, unless said motor vehicles are stored within an enclosed building or are exempted under sections 2 or 4. Violators of this By-Law are subject to the penalties and fines as set by the Selectboard.
b. A Special Permit to keep more than one unregistered motor vehicle on any premises not within an enclosed building, after a duly called public hearing to which all abutters to the premises have received notice, may be granted by the Board of Selectmen, if it finds that such keeping: (1) is in harmony with the general purpose and intent of this By-Law; (2) will not adversely affect the neighborhood; and (3) will not be a nuisance.
c. All such Special Permits granted shall limit the number of unregistered motor vehicles to be kept on the premises by the permit holder, shall not run with the land, and may be, subject to a time limitation.
d. This By-Law shall not apply to motor vehicles in operating condition, which are used for farming purposes, seasonal recreation, by contractors or for property maintenance.
4. Symbols employed in the Use Regulation Schedule shall mean the following:
Y A permitted use.
N An excluded or prohibited use.
SPA A use permitted by Special Permit from the Board of Appeals, when acting as the Special Permit granting authority.
SPS A use permitted by Special Permit from the Board of Selectmen, when acting as the Special Permit granting authority.
A. AGRICULTURAL, INCLUDING RELATED STRUCTURES.
(1) Agriculture including farms, raising livestock, woodlots & growing crops.
(2) Floriculture.
(3) Horticulture.
(4) Roadside Stand.
(1) Auto, boat, or farm equipment sales, rental, service.
(2) Bank, financial institutions.
(3) Business or professional offices.
(4) Funeral Home.
(5) Restaurants, eating establishments.
(6) Retail sales or services.
(7) Wholesale without storage.
(8) Home occupations that employ no more than three (3) persons from the outside of, or in addition to, the resident family members.
(9) Motels or Hotels.
(10) Other business uses which meet the intent and purpose of this By-Law.
(11) The manufacture, storage or dumping of toxic, or hazardous waste materials.
(12) Gravel bank, Quarry, etc.
C. INSTITUTIONAL.
(1) Educational uses exempted by M.G.L Ch.40A,
(3) Religious uses exempted by M.G.L.Ch. 40A,
(4) Nursing Home, hospital or similar use.
(5) Private profit-making school.
D. RECREATION/OPEN SPACE.
(2) Recreational facility such as golf course, ski area, camping area, riding stable, etc.
(2) Two family.
(3) Mobile home permitted on a six (6) month basis.
(4) Conversion of single family to two family.
(1) Accessory buildings to home occupations.
(2) (a) Accumulation of old metals, machinery, or other items used for legitimate purposes.
(b) Accumulation of those items which may be hazardous, injurious or obnoxious to the neighborhood.
(3) Harboring junk or old metal for sale.
(4) Uses accessory to scientific research, development or related production.
(5) Temporary mobile home on the site of a residence which has been destroyed by fire or other natural holocaust. Such mobile home shall not be permitted beyond twelve months while residence is being rebuilt. Any such mobile home shall be subject to the provisions of the state sanitary code.
(6) Accessory structures to residential buildings.
(7) Buildings accessory to residences.
C. Dimensional Regulation Schedule.
In all districts, Rural-Residential, Flood Plain and Village, road frontage shall be defined as the continuous distance, in a straight line, between the side lot lines where they intersect with the side line of the maintained public way. At no point between the front line of the lot and 100' back from the front line, shall the lot width be less than the required frontage. Frontage must have both rights of access and potential safe, year-round practical vehicular access unimpeded by wetlands, topography, or other natural barriers between the public way and a potential building site. The intent of these regulations is to disallow unusually shaped lots for the sole purpose of conforming to the dimensional requirements of this By-Law.
1. In the Rural-Residential District, the following Dimensional Regulations shall apply to all uses, including educational and religious uses exempted by M.G.L. Chapter 40A,
AREA: Two (2) acres – 87,120 square feet.
PUBLIC ROAD FRONTAGE: Two hundred (200) feet.
SET BACKS: Twenty-five (25) feet from all property lines, front, side and rear.
2. In the Village Districts, which are defined on the attached maps previously referred to, the following Dimensional Regulations shall apply to all uses, including educational and religious uses exempted by M.G.L. Chapter 40A, Section 3.
AREA: One-half (1/2) acre - 21,780 square feet.
PUBLIC ROAD FRONTAGE: One hundred and fifty (150) feet.
3. In the Flood Plain District, which is shown on the attached map, the following Dimensional Regulations shall apply to all uses, including educational and religious uses exempted by M.G.L. Chapter 40A. Section 3. Flood Plain lots adjacent to the Rural-Residential Districts must have the following dimensions:
AREA: Two (2) acres - 87,120 square feet.
Flood Plain lots adjacent to the Village Districts must have the following dimensions:
AREA: One half (1/2) acre - 21,780.
4. In addition to the above dimensional regulations, any use which is held to be harmful to the general public or to abutters or their interests due to undue noise, odor, vibration, dust, smoke, water pollution, or for any other similar reason, may be required to conform to the following additional dimensional requirement:
SET BACKS: Five hundred (500) feet from all property lines front, side and rear.
5. A building or structure may be constructed within three hundred (300) feet or less of the closest bank of any stream, river or brook or flowing water, ONLY if the applicant for such building permit submits a registered sanitarian’s proposal for a workable disposal system that will not leach into those waters.
D. Driveway Regulations.
All driveways serving a lot with frontage on a public way shall be constructed to conform with the following conditions so as to insure safe access for all vehicles, including, but not limited to, emergency, fire and police vehicles.
E. Off-Street Parking and Loading.
2. Table of Off-Street Parking Regulations.
A. Dwelling, one family.
B. Dwelling, two family.
*C. Multi-family.
*D. Hotel, Motel, Inn, Tourist or Boarding House.
*E. Business, Public Buildings, other.
* Parking spaces for C, D and E must provide accessibility for any given motor vehicle without requiring the movement of any other motor vehicles.
b. The minimum number of required off-street parking spaces as set forth in Table of
Off-Street Parking Regulations herein may be reduced by Special Permit from the Board of Appeals upon determination that special circumstances render a lesser provision adequate for all parking spaces.
B. Board of Appeals.
C. Special Permits.
2. Certain classes of Special Permits shall be issued by the Board of Appeals when acting as the Special Permit Granting Authority (SPGA), other classes of Special Permits shall be issued by the Planning Board when acting as the SPGA, and other classes of Special Permits shall be issued by the Board of Selectmen when acting as the SPGA as specified in the Use Regulation Schedule, Section 4B of this Zoning By-Law or elsewhere in this Zoning By-Law.
b. That the use meets the use and dimensional requirements as specified in Section 4 of this Zoning By-Law.
1. The Town of Cummington shall not issue permits for the sighting or construction of personal wireless service facilities for a period of six (6) months from the effective date of this By-Law amendment, June 16th, 2000 until December 16th, 2000. This moratorium has been placed in effect for the period of six (6) months to allow for the examination of impacts and affects of personal wireless service facilities in the Town of Cummington.
Whoever violates after ten (10) days written notice any of the provisions of these By-Laws whereby any act or thing is enjoined or prohibited, shall, unless other provisions are expressly made, forfeit and pay a fine not exceeding the maximum permissible by law for each offense, and each continuing day of such violation may be considered a separate offense.
SECTION 7. Reference.
* For matters not covered by this Zoning By-Law reference is made to M.G.L. Chapter 40A, 808 (Zoning Act) and 41(Subdivision).
SECTION 8. Personal Wireless Service Facilities and Repeaters.
8.1 Purposes.
8.1.1 Preserve the character and appearance of the Town while simultaneously allowing Adequate Personal Wireless Services to be developed.
8.1.2 Protect the scenic, historical, environmental, and natural or man-made resources of the community.
8.1.3 Provide standards and requirements for regulation, placement, constructing, monitoring, design, modification, and removal of Personal Wireless Service Facilities and Repeaters.
8.1.4 Provide a procedural basis for action within a reasonable period of time for requests for authorization to place, construct, operate or modify Personal Wireless Service Facilities and Repeaters.
8.1.5 Preserve property values, locate Towers so as to minimize negative impacts on general safety, welfare and quality of life in the community, such as, but not limited to, visual blight, attractive nuisance, noise and falling objects.
8.1.6 Require owners of Personal Wireless Service Facilities, Towers and Repeaters to configure them so as to minimize and mitigate the adverse visual impact of the Facilities, Towers and Repeaters, including clustering, co-locating, and camouflaging where appropriate.
8.2 Consistency with Federal Law.
These regulations are intended to be consistent with the Telecommunications Act of 1996 in that a) They do not prohibit or have the effect of prohibiting the provision of Personal Wireless Services. b) They are not intended to be used to unreasonably discriminate among providers of functionally equivalent services. c) They do not regulate Personal Wireless Services on the basis of the environmental effects of radio frequency emissions to the extent that the regulated Services and Facilities comply with the FCC’s regulations concerning such emissions.
ACT- The Telecommunications Act of 1996.
ADEQUATE COVERAGE- Coverage is considered to be “adequate” within the Coverage Area when the predicted or measured median field strength of the transmitted signal is greater than -95 dbm. It is acceptable for there to be holes within the area of Adequate Coverage where the signal is less the -95 dbm, as long as the signal regains it strength to greater than -95 dbm further away from the Base Station. For the limited purpose of determining whether the use of a Repeater is necessary or desirable, there shall be deemed not to be Adequate Coverage within said holes. The outer boundary of the area of Adequate Coverage, however, is that location past which the signal does not regain strength of greater than -95 dbm.
ADEQUATE CAPACITY- Capacity is considered to be “adequate” if the Grade of Service is p.05 or better for a worst-case day in a preceding month. Based on the Erlang B Tables, prior to the date of Application, or as measured using direct traffic measurement of the Personal Wireless Service Facility in question for existing Facilities requesting Major Modification, and where the call blocking is due to frequency contention at the antenna(s).
ANTENNA- A device which is attached to a Tower, or other structure for transmitting and receiving electromagnetic waves.
BASE STATION- The primary sending and receiving site in a wireless telecommunications network.
CHANNEL- The segment of the radiation spectrum from an Antenna, which carries one signal. An Antenna may radiate on many Channels simultaneously.
COMMUNICATION EQUIPMENT SHELTER- A structure located at a Base Station designed principally to enclose equipment used in connection with Personal Wireless Service transmissions.
COVERAGE AREA- An area extending radially from the base station a distance equal to 75% of the maximum distance that the signal will maintain a strength of -95 dbm.
Dbm- Unit of measure of the power level of an electromagnetic signal expressed in decibels referenced by 1 milliwatt.
EMF- Electromagnetic Frequency Radiation.
FACILITY SITE- A property, or any part thereof, which is owned or leased by one or more Personal Wireless Service Providers and upon which one or more Personal Wireless Service Facilities and required landscaping are located.
FACILITY/TOWER SPECIAL PERMIT (F/TSP)– The Special Permit required to be obtained in order to install any Tower or Personal Wireless Service Facility or for any Major Modification of an existing Facility.
FCC- Federal Communications Commission. The federal agency responsible for regulating telecommunications in the United States.
FCC 96-326- A Report and Order which sets new national standards for emission of Radio-Frequency emissions from FCC-regulated transmitters. This Report and Order is now contained with title 47 Regulations, Section 1 & 1.1307.
GRADE OF SERVICE- A measure of the percentage of calls, which are able to connect to the Base Station, during the busiest hour of the day. Grade of Service is expressed as a number, such as p. 05 - which means that 95% of callers will connect on their first try. A lower number (p. 04) indicates a better Grade of Service.
MAJOR MODIFICATION OF AN EXISTING FACILITY- Any change, or proposed change in power input or output, number of Antennas, change in Antenna type or model, repositioning of Antenna(s), change in number of Channels per Antenna above the maximum number approved under an existing Special Permit. Also any increase, or proposed increase in dimensions of an existing and permitted Tower or other structure designed to support Personal Wireless Service transmission, receiving and/or relaying antennas and/or equipment.
MAJOR MODIFICATION OF AN EXISITNG REPEATER- Any removal of or change in location of any Repeater (s) from the Repeater Site(s) for which a Repeater Special Permit has been received.
MONITORING- The measurement, by the use of instruments in the field, of the radiation from a Site as a whole, or from individual Personal Wireless Service Facilities, Towers, Antennas or Repeaters.
MONITORING PROTOCOL- The testing protocol, initially the Cobbs Protocol, which is to be used to monitor the emissions from existing and new Personal Wireless Service Facilities and Repeaters upon adoption of this Article. The Special Permit Granting Authority (SPGA) may, as the technology changes, require, by written regulation, the use of other testing protocols. A copy of the Monitoring Protocol shall be on file with the Town Clerk.
MONOPOLE- A single self-supporting vertical pole with below grade foundations.
PERSONAL WIRELESS SERVICES- Commercial Mobile Services, unlicensed wireless services, and common carrier wireless exchange access services. These services include cellular services, personal communications services (PCS), Specialized Mobile Radio Services, and Paging Services.
PERSONAL WIRELESS SERVICE FACILITY- All equipment (excluding any Repeaters) with which a Personal Wireless Service Provider broadcasts and receives the radio-frequency waves which carry their services and all locations of said equipment or any part thereof. This Facility may be sited on one or more Towers or structure(s) owned and permitted by another owner or entity.
PERSONAL WIRELESS SERVICES PROVIDER- An entity, licensed by the FCC to provide Personal Wireless Services to individuals or institutions.
RADIATION PROPAGATION STUDIES OR RADIAL PLOTS- Computer-generated estimates of the radiation emanating from Antennas or Repeaters sited on a specific Tower or structure. The height above mean sea level, power input and output, frequency output, type of antenna, antenna gain, topography of the site and its surroundings are all taken into account to create these simulations.
REPEATER- A small receiver/relay transmitter of not more than 20 watts output designed to provide service to areas which are not able to receive Adequate Coverage directly from a Base Station.
REPEATER SITE- The location within the Town of Cummington leased by one or more Personal Wireless Service Providers and upon which one or more Repeater(s) and required camouflage or screening is located.
REPEATER SPECIAL PERMIT (RSP)- The Special Permit required to be obtained in order to install any Repeater, or for Major Modification Of An Existing Repeater within the Town of Cummington.
SPECIAL PERMIT GRANTING AUTHORITY (SPGA)- The Planning Board shall be the SPGA for this use; the SPGA may be supplemented by members of the Zoning Board of Appeals.
TELEPORT- A multi-user commercial facility utilizing satellite dishes of greater than 2.0 meters in diameter designed to uplink to communications satellites for transmission of data.
TOWER- A monopole, lattice, or other structure that is designed to support Personal Wireless Service transmission, receiving and/or relaying antennas and/or equipment.
8.4 Scope.
8.4.1 This Article specifically exempts the following wireless telecommunications facilities: police, fire, ambulance and other emergency dispatch: citizen band radio. Amateur radio towers used in accordance with the terms of any amateur radio service license issued by the FCC, are exempt, provided that (1) the tower is not used for any commercial purpose, and (2) the tower shall be removed upon loss or termination of said FCC license. No Personal Wireless Service Facility or Repeater shall be considered exempt from this Article for any reason, whether or not said Facility or Repeater is proposed to share a Tower or other structure with such exempt uses.
8.4.2 There shall be no Teleport(s) or microwave reflector dish Antenna (s) within the Town of Cummington.
8.4.3 Communication relay structures, TV broadcast systems, radio broadcast systems and other similar systems are not permitted under this telecommunications tower By-Law.
8.5 Requirement of Special Permit.
8.5.1 No Personal Wireless Service Facility, Tower or Repeater shall be erected, constructed, or installed or undergo Major Modification without first obtaining a Special Permit from the SPGA in accordance with the requirements set forth herein. One or both of two kinds of Special Permits are required. a) A Facility/Tower Special Permit (hereforth F/TSP) for new Facility/Tower construction (or Major Modification Of An Existing Facility); b) A Repeater Special Permit (hereforth RSP) for Repeater(s) to be mounted on an existing, or newly permitted Tower or structure (or Major Modification Of An Existing Repeater).
8.5.2 All applications to construct a tower must provide space on top of the tower for fire, police and any and all emergency services to install communication equipment at fair market value. Additionally, space shall be provided within the base station for a shelter for communications equipment suitable to such services, at fair market value. Access to the station shall be provided to fire, police and emergency services to maintain their equipment through the use of a “key safe” installed at the primary point of entry into the Base Station.
8.6 Application Requirements.
8.6.1 For Personal Wireless Service Facilities or Towers an F/TSP is required. Applicant must submit all information required in §8.6.2. For all Repeaters proposed for installation, a RSP is required. A RSP may be applied for by an Applicant who is currently applying for a F/TSP under this Article, or by an Applicant who has previously received a F/TSP under this Article, or by an entity that is providing Personal Wireless Services to the Town of Cummington from a base station outside the Town. Applicant must submit all information required in §8.6.3. If Applicant is applying for both Permits, they shall be submitted and examined concurrently.
8.6.2 Application Requirements for Facilities or Towers.
8.6.2.1 General - The application shall include the following information:
8.6.2.1.1 The exact legal name, address or principal place of business and phone number of the Applicant. If any Applicant is not a natural person, it shall also give the state under which it was created or organized.
8.6.2.1.2 The name, title, addresses and phone numbers of the person to whom correspondence or communications in regard to the application are to be sent. Notice orders and other papers may be served upon the person so named, and such service shall be deemed to be service upon the Applicant.
8.6.2.1.3 Name, address, phone number and written consent to apply for this permit. From the owner of the property that the proposed Personal Wireless Service Facility and/or Tower shall be located, or the owner(s) of the Tower or structure on which the proposed Personal Wireless Service Facility shall be located.
8.6.2.2 Engineering Requirements - Reports prepared by one or more professional engineers, licensed to practice in the State of Massachusetts that shall include the following:
8.6.2.2.1 Copies of all submittals and showings pertaining to: FCC Licensing Environmental Impact Statements; Federal Aviation Administration Notice of Construction or Alteration; Aeronautical Studies; and, all data, assumptions and calculations relating to service coverage and power levels regardless of whether categorical exemption from Routine Environmental Evaluation under the FCC rules is claimed.
8.6.2.2.2 Copies of all information submitted in compliance with requirements of Massachusetts Department of Public Health, 105 CMR 122 fixed facilities that generate electromagnetic fields in the frequency range of 300 kHz to 100 gHz and microwave ovens. Or any revisions thereof as the Department of Public Health may, by written notice, create.
8.6.2.3 Adequate Coverage - Adequate Capacity and Justification of Need for F/TSP.
8.6.2.3.1 Applicant shall provide written documentation of any Facility Site(s) in Cummington, and any sites in abutting towns located within five miles of any boundary of the Town of Cummington, in which it has a legal or equitable interest, whether by ownership, leasehold or otherwise. For each such Facility Site, it shall demonstrate with written documentation that this Facility Site is not already providing, or does not have the potential by adjusting the Site, to provide Adequate Coverage and/or Adequate Capacity to the Town of Cummington. The documentation shall include, for each Facility Site listed:
8.6.2.3.1.1 The exact Tower location (in Longitude and Latitude, to degrees, minutes, seconds), ground elevation above mean sea level at the Tower location, height of Tower or structure, and height of proposed antennas on tower or structure.
8.6.2.3.1.2 Type, manufacturer and model number of antennas, and antenna gain.
8.6.2.3.1.3 Output frequency number of channels, power input, and maximum Power output per channel.
8.6.2.3.1.4 Potential adjustments to these existing Facility Sites, including changes in Antenna type, orientation, gain; height or power output shall be specified.
8.6.2.3.1.5 Radial Plots from each of these Facility Sites, as they exist, and with adjustments as above, shall be provided as part of the Application.
8.6.2.3.2 Applicant shall demonstrate with written documentation that they have examined all existing Facility Sites located in Cummington and in any sites in abutting towns located within five miles of any boundary of the Town of Cummington in which an Applicant has no legal or equitable interest. Whether by ownership, leasehold, or otherwise to determine whether those existing Facility sites can be used to provide Adequate Coverage and/or Adequate Capacity to the Town of Cummington. The documentation shall include, for each existing Facility Site examined:
8.6.2.3.2.1 The exact Tower location (in Longitude and Latitude, to degrees, minutes, seconds), ground elevation above mean sea level at the Tower location, height of Tower or structure, and height of proposed antennas on tower or structure.
8.6.2.3.2.2 Type, manufacturer and model number of antennas, and antenna gain.
8.6.2.3.2.3 Output frequency, number of channels, power input and maximum power output per channel. Radial Plots from each of these existing Facility Sites, configured as documented above, shall be provided as part of the Application.
8.6.2.3.3 Application shall demonstrate with written documentation that the fee, costs, or contractual provisions required by the owner(s) in order to share an existing wireless communication structure or to adapt an existing structure for use are unreasonable. Unreasonable cost would be equal to twice the cost of building a new structure.
8.6.2.3.4 Applicant shall demonstrate with written documentation that it has analyzed the feasibility of Repeaters in conjunction with all existing Facility Sites listed in compliance with § 8.6.2.3.1 and §8.6.2.3.2 (above) to provide Adequate Coverage and/or Adequate Capacity to the Town of Cummington. Radial Plots of all Repeaters considered for use in conjunction with these Facility Sites shall be provided as part of the Application.
8.6.2.3.5 Applicant shall provide documentation from the FAA that the proposed facility is exempt from applicable regulations administered by the FAA.
8.6.2.4 The following engineering plans, prepared, stamped and signed by a Professional Engineer licensed to practice in Massachusetts. (Note: survey plans shall also be stamped and signed by a Professional Land Surveyor registered in Massachusetts.) Plans shall be on 24”x 36” sheets, on as many sheets as necessary, and at scales that are no smaller (i.e. no less precise) than listed below and in §8.6.2.4.1. Each plan sheet shall have a title block indicating a project title, sheet title, sheet numbers, date, revision dates, scale(s) and original seal and signature of the P.E. and other professionals who prepared the plan.
8.6.2.4.1 Proposed Site Plans: Proposed Facility Site layout, grading and utilities at a scale no smaller than 1”=40’ (1:480 or metric equivalent 1:500) showing the entire vicinity within a 400’ radius of the Tower site with topography drawn with a maximum of 2’(0.6 meter) contour interval, and including:
8.6.2.4.1.1 Proposed Tower location and appurtenances, if any, and any accessory building (Communication Equipment Shelter or other), indicate property boundaries and setback distances to the base(s) of the Tower and to the nearest corners of each of the appurtenant structures to those boundaries, and dimensions of all proposed improvements. The site plan shall include the location of all abutting properties within 300’ of the tower property and names of current owners of each.
8.6.2.4.1.2 Limits of areas where vegetation is to be cleared or altered and justification for any such clearing or alteration.
8.6.2.4.1.3 Plans for proposed access driveway or roadway and parking area at the Facility Site. Including grading, drainage and traveled width. Include a cross section of the access drive indicating the width, depth of gravel, and paving or surface materials.
8.6.2.4.2 Proposed Tower and Appurtenances.
8.6.2.4.2.1 Plans, elevations, sections and details at appropriate scales but no smaller than 1”=10’.
8.6.2.4.2.2 Two cross sections through proposed Tower drawn at right angles to each other, and showing the ground profile to at least 100 feet beyond the limit of clearing. Indicate proposed spot elevations at the base of the proposed Tower. Indicate the proposed height of tower above average grade at Tower Base. Indicate the maximum allowable structural height of the Tower after addition of any modular sections. Show all proposed antennas, including their location on the Tower.
8.6.2.4.2.3 Details of typical Tower foundation, including cross-sections and details. Show all ground attachments, specifications for anchor bolts and other anchoring hardware.
8.6.2.4.2.4 Detail proposed exterior finish and camouflage of the tower.
8.6.2.4.2.5 Indicate height of the Tower relative to the tops of surrounding trees as they currently exist.
8.6.2.4.3 Proposed Communications Equipment Shelter.
8.6.2.4.3.1 Floor Plans, elevations and cross sections at a scale of no smaller than ¼“=1’ (1:48) of any proposed appurtenant structure.
8.6.2.4.3.2 Representative elevation views, indicating the roof, facades, doors and other exterior appearances and materials.
8.6.2.4.4 Proposed Equipment Plan.
8.6.2.4.4.1 Plans, elevations, sections and details at appropriate scales but no smaller than 1”=10’.
8.6.2.4.4.2 Numbers of Antennas and Repeaters (if any), as well as the exact locations of all Repeaters (if any) located on a map as well as by Degrees, minutes and seconds of Latitude and Longitude.
8.6.2.4.4.3 Mounting locations on Tower or structure, including height above ground.
8.6.2.4.4.4 Antenna type(s), manufacturer(s) model number(s).
8.6.2.4.4.5 For each Antenna, the Antenna gain and Antenna radiation pattern.
8.6.2.4.4.6 Number of channels per Antenna, projected and maximum.
8.6.2.4.4.7 Power input to Antenna(s).
8.6.2.4.4.8 Power output, in normal use and at maximum output for each Antenna and all Antennas as an aggregate.
8.6.2.4.4.9 Output frequency of the Transmitter(s).
8.6.2.5 Details of proposed method of financial surety as required in §8.13.
8.6.2.6 A written, irrevocable commitment valid for the duration of the existence of the Tower, to rent or lease Available Space for co-location on the Tower at fair market prices and terms, without discrimination to other Personal Wireless Service Providers.
8.6.2.7 Within thirty days after filing an application for any new tower, or extension in height thereto, the applicant shall arrange to fly a balloon at the proposed site, at the maximum height of the proposed installation, on a weekend day. The balloon shall be of size and color that can be seen from every direction for a distance of one mile. Applicant shall be responsible for posting the date and location of the balloon(s) as a legal advertisement at least 14 days, but not more than 21 days before the flights in at least two different issues of a newspaper with a general circulation in the Town of Cummington.
8.6.2.8 Written documentation from a provider of landlines indicating adequate landline capacity for the proposed installation.
8.6.3 Application Requirements for R.S.P.
8.6.3.1 Exact location (in Longitude and Latitude, to degrees, minutes, seconds) as well as by street address or Pole number (if applicable).
8.6.3.2 Ground elevation.
8.6.3.3 Type, manufacturer and model number of proposed Repeater.
8.6.3.4 Height of proposed Repeater above ground.
8.6.3.5 Proposed output frequency.
8.6.3.6 Proposed number of channels.
8.6.3.7 Proposed power input.
8.6.3.8 Proposed maximum power output per channel.
8.6.3.9 Radial plots from any proposed Repeater(s), configured as documented above, shall be provided as part of the Application.
8.6.3.10 Photo or drawing of proposed Repeater.
8.6.3.11 Name, address, phone number, and written consent to apply for this permit, of the owner of the property on which the proposed Repeater shall be located, and of the owner(s) of the Tower or structure on which the proposed Repeater shall be located.
8.6.3.12 Proposed Repeater Site layout, grading and utilities at a scale no smaller than 1”=40’ (1:480 or metric equivalent 1:500)showing the entire vicinity within 300’ radius of the Repeater site with topography drawn with a minimum of 2’ (0.6 meter) contour interval.
8.6.3.13 Proposed Repeater location and appurtenances, if any, and any accessory building (Communication Equipment Shelter or other). The site plan shall include the location of all abutting properties within 300’ of the tower property and names of current owners of each.
8.6.3.14 Limits of areas where vegetation is to be cleared or altered, and justification for any such clearing or alteration.
8.6.3.15 Plans of any proposed access driveway or roadway and parking area at the Repeater site. Include grading, drainage and traveled width. Include a cross section of the access drive indicating the width, depth of gravel, and paving or surface materials.
8.6.3.16 Written documentation from a provider of landlines indicating adequate landline capacity for the proposed installation.
8.7 General Requirements For Issuance of F/TSP (s).
8.7.1 Provision of Service - No new facility or tower shall be permitted unless the SPGA finds that Applicant cannot provide Adequate Coverage and Adequate Capacity from existing Facility Sites, either controlled by Applicant or on which Applicant could reasonably co-locate. A Special Permit shall not be granted for a Tower to be built on speculation. If Applicant is not, itself, simultaneously installing a Personal Wireless Service Facility on the Tower, it shall provide a copy of its existing lease/contract with a Personal Wireless Service Provider. Said Provider shall provide all necessary data to comply with the terms of this Article, as part of Applicant’s application for a F/TSP, or the Special Permit shall not be granted. If primary coverage (greater than 50%) from proposed Wireless Service facility were outside Cummington, then the permit may be denied. Repeaters shall be required in areas deemed not to have Adequate Coverage within the Coverage Area.
8.7.2 Environmental Conditions.
8.7.2.1 In general, Towers and Personal Wireless Service Facilities shall be located so as to provide adequate coverage and Adequate Capacity with the least number of Towers and Antennas, which is technically and economically feasible.
8.7.2.2 In furtherance of the above, the following locations are ranked in order of preference:
8.7.2.2.a The use of Repeaters to provide Adequate Coverage without requiring new Tower(s).
8.7.2.2.b Shared use of existing Personal Wireless Service Facilities.
8.7.2.2.c The use of land distant from higher-density residential properties, where visual impact is minimized.
8.7.2.2.d The use of municipal lands complying with other requirements of this Article, where visual impact can be minimized and mitigated.
8.7.2.3 Those towers that are necessary shall minimize, to the extent feasible, adverse visual impacts on the environment. The SPGA may impose reasonable conditions to ensure this result, including but not limited to, requiring the use of camouflage, painting, lighting standards and screening, or the mimicking of a tree or other appropriate object. Towers shall be sited off ridgelines, and where their visual impact is least detrimental to highly rated scenic areas. (See, for example, Massachusetts Landscape Inventory, M.G.L. Ch. 131, Sec 39A, conducted by Massachusetts Dept of Environmental Management, 1982).
8.7.2.4 A vegetated buffer strip of undisturbed trees of at least 200’ in depth (or less if determined by the SPGA to be sufficient), shall be retained as close to the Tower as possible, but in all cases there shall be no clearing at a distance in excess of 25 feet square from the base of the Tower except where the access drive is located. The access drive shall be winding and well landscaped. The base of the Facility shall not be visible form any public roadway. If a Tower is proposed for an area without mature forest growth, it shall be camouflaged as determined by the SPGA. This may include the requirement to plant a sufficient number of mature trees to adequately screen the base of the Tower and equipment shelters.
8.7.2.5 No Tower or Personal Wireless Service Facility with the exception of Repeaters shall be located within any of the following prohibited areas:
8.7.2.5.1 Massachusetts-or-federally regulated wetland.
8.7.2.5.2 Massachusetts Certified Vernal Pool.
8.7.2.5.3 The habitat of any State listed Rare or Endangered Wildlife or Rare Plant Species.
8.7.2.5.4 Within 100 feet horizontally from any Massachusetts regulated wetland.
8.7.2.5.5 Within 200 feet horizontally of the Outer Riparian Zone of any river or perennial stream, as defined in the Wetlands Protection Act and Regulations.
8.7.2.5.6 Within 500 feet horizontally from any Historic District or property listed or eligible to be listed on the state or federal Register of Historic Places, or site determined by the Massachusetts Historical Commission to be eligible for such listing.
8.7.2.5.7 Where the Facility would be visible from a Historic Site.
8.7.2.6 In addition to the above, Towers and Personal Wireless Service Facilities shall be located so as to minimize the following potential impacts:
8.7.2.6.1 Diminution of residential property values: Siting shall be in areas of as low population density as possible.
8.7.2.6.2 Unsafe structural conditions and attractive nuisance.
8.7.2.6.3 Excessive electromagnetic radiation: In case the Tower or Personal Wireless Service Facility is found in excess of the FCC guidelines.
8.7.3 Physical Plant.
8.7.3.1 Fencing. The area around the Tower and Communication Equipment Shelter(s) shall be completely fenced for security within an area no greater than 25 feet square from the base of the Tower, and to a height of six feet, and gated. Use of razor wire is not permitted. Fencing shall be compatible with the scenic character of the Town and of abutting properties, and shall be approved by the SPGA.
8.7.3.2 Signs. There shall be no signs except the following: A sign no greater than two (2) square feet indicating the name of the Personal Wireless Service Facility’s owner(s) and a 24 hour emergency telephone number shall be posted adjacent to the entry gate. In addition, “No Trespassing”, or other warning signs, may be posted on the fence. All signs are subject to approval by the SPGA.
8.7.3.3 Communication Equipment Shelters and Accessory Buildings shall be designed to be architecturally similar and compatible with each other and with residential buildings on Main Street in Cummington, and shall be no more than 12 feet high. The buildings shall be used only for the housing of equipment related to this particular site. Whenever possible, the buildings shall be joined or clustered so as to appear as one building.
8.7.3.4 The minimum distance from the base of the wireless communication structure to any property line or road right-of-way shall be at least 1.5 times the height of the structure plus any attached wireless communication devices, to ensure an adequate fall zone.
8.7.3.5 New Towers shall not exceed the minimum height necessary as determined by the SPGA to provide Adequate Coverage from the Personal Wireless Service Facility(ies) proposed for use on the Tower, and shall in no event exceed 190 feet, or any lesser height, which according to FAA regulations would require placement of warning lights for aircraft.
8.7.3.6 Towers shall be located at least one and one half times their maximum structural height from any structure, excluding equipment shelter(s).
8.7.3.7 To the extent feasible, all network interconnections to and from the telecommunications site and all power to the site shall be installed underground. At the initial construction of the access road to the site, sufficient conduit shall be laid to accommodate the maximum possible number of Personal Wireless Service Providers likely to utilize the site to provide services to the Town of Cummington and surrounding areas.
8.7.3.8 Unless required by the Federal Aviation Administration, no night lighting of Towers, or the Personal Wireless Service Facility, is permitted, except for manually operated emergency lights for use only when operating personnel are on site.
8.7.3.9 No Tower or Personal Wireless Service Facility that would be classified as a hazard to air navigation, as defined by the Federal Aviation regulations (Title 14 CFR) is permitted.
8.7.3.10 Tower(s) must be of a type, which will maximize potential sharing. Applicant must demonstrate the future utility of such structure for expansion of service to Applicant and to other future Applicants.
8.7.3.11 Commercial advertising shall not be allowed on any Antenna, Tower, or Accessory Building or Communication Equipment Shelter.
8.7.3.12 All towers shall be self-supporting. There shall be no guide wires.
8.7.3.13 All Network interconnections shall be via landline. Applicant shall demonstrate availability of adequate landline capacity as part of their application.
8.8 General Requirements for Repeater Special Permits.
8.8.1 No Repeater shall be located closer than 50 feet to an existing Dwelling Unit or less than 25 feet above ground.
8.8.2 The SPGA may require the use of screening, painting, or camouflage to reduce the visual impacts of Repeaters.
8.8.3 Repeaters shall be located so as to have the least impact on the views of the residents of the Town of Cummington.
8.9 Evaluation by Independent Consultants.
8.9.1 Upon submission of an application for any Special Permit under this Article, the Applicant shall pay a review fee determined by the SPGA, and submit an affidavit stating that the Applicant will pay all costs incurred in excess of this review fee. The fee plus additional costs shall consist of all reasonable costs to be incurred by the SPGA for the employment of independent consultants. The SPGA shall select the Independent Consultant(s) to assist in the review of the Application. These Consultants shall each be qualified professionals with a record of service to municipalities in one of the following fields, as appropriate: 1) telecommunications engineering, 2) structural engineering, 3) monitoring of electromagnetic fields, and 4) other relevant fields of experience as determined by the SPGA.
8.9.2 Upon submission of a complete Application for any Special Permit(s) under this Article, the SPGA shall provide its Independent Consultant(s) with the full Application(s) for their analysis and review.
8.9.3 Applicants for any Special Permit(s) under this Article shall grant permission for the Town’s Independent Consultant(s) to conduct any necessary site visit(s), or obtain permission from the owner(s) of the proposed site(s) for any site visit(s).
8.10 Approval Criteria.
8.10.1 In acting on any Special Permit Application, the SPGA shall proceed in accordance with the procedures and time lines established for Special Permits in State law, this By-Law, and other applicable law.
8.10.2 In addition to the findings required by the Zoning By-Law for Special Permits generally, the SPGA shall make the following findings before granting the Special Permit:
8.10.2.1 Applicant is not already providing Adequate Coverage and/or Adequate Capacity within the Coverage Area.
8.10.2.2 An applicant already providing service in the Town of Cummington must be in full compliance with the terms of their existing F/TPS(s) or RSP(s) §8.10.2.3.
8.10.2.3 Applicant has agreed to rent or lease Available Space on the Tower, under the terms of a fair market lease, without discrimination to other Personal Wireless Service Providers.
8.10.2.4 Applicant is not able to use Existing Tower/Facility Sites in or around the Town of Cummington, either with or without the use of Repeaters, to provide adequate coverage and/or Adequate Capacity within the Coverage Area.
8.10.2.5 Proposed Personal Wireless Service Facility/Tower or Repeater will not be likely to have an undue adverse impact on historic resources, scenic views, residential property values, natural or man made resources.
8.10.2.6 Applicant has agreed to implement all reasonable measures to mitigate the potential adverse impacts of the towers and Facilities.
8.10.2.7 Emergency access to the site via the planned drive or roadway is adequate; the SPGA shall request and consider input from the Chiefs (or the designees) of Fire, Police and other Emergency services regarding this issue.
8.10.2.8 The proposal shall comply with FCC 96-326 and any and all other applicable FCC regulations, regarding emissions of electromagnetic radiation and that the required Monitoring program is in place and shall be paid for by the Applicant.
8.10.2.9 The General Requirements (Sections 8.7 and/or 8.8) have been met.
8.10.3 Any decision by the SPGA to deny an Application for a Special Permit under this Article shall be in conformance with Sec. 332 [47U.S.C.332] (7)(B)(ii)(iii) of the Act. In that it shall be in writing and supported by substantial evidence contained in a written record.
8.11 Monitoring and Evaluation of Compliance.
8.11.1 Initial Monitoring. It shall be a condition of any Special Permit granted under this By-Law that, in order to determine the Tower and Facility’s or Repeater’s radio frequency emissions and their compliance with FCC regulations, the Applicant shall, after the granting of a Special Permit and within 30 days of the date that Applicant’s Personal Wireless Service Facility (ies) or Repeater(s) begin(s) transmission, pay for an Independent Consultant, hired by the Town, to Monitor the levels of EMF radiation, around the proposed Facility and/or Repeater site(s). The Independent Consultant shall use the Monitoring Protocol. A report of the Monitoring result shall be prepared by the Independent Consultant and submitted to the Planning Board, Board of Selectmen, the Board of Health, the Zoning Board of Appeals, and the Town Clerk.
8.11.2 Ongoing Monitoring. It shall be a condition of any Special Permit granted under this By-Law that in order to determine ongoing compliance with FCC regulation, after transmission begins, the owner(s) of any Personal Wireless Service Facility(s) or Repeater(s) located on any Facility or Repeater site shall pay for an Independent Consultant hired by the Town to conduct annual testing and monitoring of EMF radiation emitted from said Site, and to report results of said monitoring, as follows:
8.11.2.1 There shall be annual Monitoring of emissions by the Independent Consultant using actual field measurement of radiation utilizing the Monitoring Protocol. This Monitoring shall measure levels of EMF radiations from the Facility Site’s primary Antennas as well as from Repeater Site(s) (if any). A report of the Monitoring results shall be prepared by the Independent Consultant and submitted to the Planning Board, the Board of Selectmen, the Board of Health, the Zoning Board of Appeals, and the Town Clerk.
8.11.2.2 Any Major Modification of Existing Facility, or the activation of any additional permitted channels, or the reactivation of any facility, which has been idle for six months, shall be cause for new Initial Monitoring in accordance with §8.11.1.
8.11.2.3 Excessive Emissions. Should the Monitoring of a Facility or Repeater Site reveal that the Site exceeds the FCC 96-326 standard, or any other applicable FCC standard, then the owner(s) of all Facilities utilizing that Site shall be so notified. The owner(s) shall submit to the SPGA, Board of Selectmen, Board of Health and the Town Clerk a plan for the reduction of emissions to a level that complies with the FCC 96-326 standard and any and all other applicable FCC regulations within 10 business days of notification of non-compliance. That plan shall reduce emissions to the applicable FCC standard within 15 days of initial notification of non-compliance. Failure to accomplish this reduction of emission within 15 business days of initial notification on non-compliance shall be a violation of the Special Permit and subject to penalties and fines. Such fines shall be payable by the owner(s) of the Personal Wireless Service Facilities with Antennas on the Facility Site, until compliance is achieved.
8.11.2.4 Structural Inspection. It shall be a condition of the Special Permit that Tower owner(s) shall pay for an Independent Consultant (a licensed professional structural engineer), hired by the Town, to conduct inspections of the Tower’s structural integrity and safety. Towers shall be inspected every five years. The Independent Consultant shall prepare a report of the inspection results and submit it to the Board of Selectmen, the Planning Board, the Board of Health, the Building Inspector and the Town Clerk. Any Major Modification of Existing Facility that includes changes to Tower dimensions or antenna numbers or type shall require new structural inspection.
8.11.2.5 Unsafe Structure. Should the inspection of any tower reveal any structural defect(s), which, in the opinion of the Independent Consultant render(s) that Tower unsafe, the following actions must be taken. Within 10 business days of notification of unsafe structure, the owner(s) of the Tower shall submit a plan to remediate the structural defect(s). This plan shall be initiated within 10 days of the submission of the remediation plan, and completed as soon as reasonably possible. Failure to accomplish this remediation of Structural defect(s) within 10 business days of initial notification shall be a violation of the Special Permit and subject to penalties and fines as a zoning violation. Such fines shall be payable by the owner(s) of the Tower, until compliance is achieved.
8.12 Removal Requirements.
8.13 Performance Guarantees.
8.13.1 Applicant shall, as a condition of the Special Permit:
8.13.1.1 Post a term insurance bond in a reasonable amount determined and approved by the SPGA. This bond shall be in force to cover the costs of the remediation of any damage to the landscape that occurs during the clearing of the Site. Also to cover the cost of removal of the Tower or Facility or Repeater from the Site, and remediation of the landscape, should the Facility or Repeater cease to operate.
8.13.1.2 Post a maintenance bond for the access road(s) site(s) and Tower(s) in amounts approved by the SPGA.
8.14 Fees and Insurance.
8.14.1 Towers, Personal Wireless Service Facilities and Repeaters shall be insured by the owner(s) against damage to persons or property. The owner(s) shall provide a Certificate of Insurance to the SPGA and the Selectmen’s Office on an annual basis. For Towers, Facilities and Repeaters located on property owned by the Town of Cummington and the Town of Cummington shall be an additional named insured.
8.14.2 A schedule of fees for Personal Wireless Service Facility, Tower or Repeater permitting and renewal, any Monitoring of emissions and inspection of structures, and any other fees shall be established by the SPGA pursuant to M.G.L. c40A. §9. This schedule may be amended from time to time.
8.15 Permit Expiration and Renewal.
8.15.1 Any Special Permit granted under this section shall lapse if the Applicant fails to begin construction on the Facility or Tower or Repeater within an eighteen-month period of said grant.
8.15.2 All Special Permits granted under this section shall be granted for five years. The SPGA shall upon application filed prior to the expiration of any five-year period renew said Special Permit for an additional five-year period. If the SPGA determines that the Tower and/or Facility and /or Repeater so permitted shall have been and shall remain in compliance with all terms and conditions of this By-Law, and of any conditions placed upon the original Special Permit at the time of granting.
8.16 Severability Clause.
8.17 Moratorium.
Upon the effective date of this By-Law the moratorium imposed on the acceptance and processing of applications for land use permits for personal wireless services facilities established by Cummington Zoning By-Law 5.D.1 is repealed, provided however, that if this By-Law or any portion of this By-Law is held to be void for any reason, the moratorium established in Cummington Zoning By-law 5.D.1 shall be reinstated for a period of six months to allow the Town of Cummington to formulate and pass new provisions.
SECTION 9. SIGN BY-LAW.
9.1.a The purpose of the sign regulations set forth in this By-Law shall be the following:
9.1.a.1 To promote local businesses’ ability to advertise.
9.1.a.2 To encourage signs which, by their location and design, are harmonious with the buildings and sites which they occupy, and which eliminate excessive and confusing sign display.
9.1.a.3 To protect public and private investments in buildings and open spaces.
9.1.a.4. To eliminate potential hazards to motorists and pedestrians and promote public safety.
9.2.a The provisions of this By-Law shall apply to the construction, alteration, location and maintenance of all signs located out-of-doors, including those signs affixed to any part of the building.
9.3.a Sign: Any permanent or temporary structure, banner or other device used as an advertisement, announcement, or direction, or which is designed to attract the eye by any means, including any supporting structure or bracing.
9.3.b Sign, Accessory: Any sign that advertises, or identifies the occupant of the premises on which the sign is erected or maintained, the businesses transacted thereon, or the products or services available thereon, or which advertise the premises itself or any part thereof for sale or rent.
9.3.c Sign, Awning: A sign painted on or attached to the cover of a movable metallic frame, of the hinged, roll, or folding type of awning.
9.3.d Sign, Free-Standing: A self-supporting sign not attached to any building, wall, or fence, but in a fixed location. This does not include portable or trailer type signs.
9.3.e Sign, Movable: A sign capable of being readily moved or relocated, including portable signs mounted on a chassis and wheels, or supported by legs.
9.3.f Sign, Multiple Listings: a group of signs clustered together in a single structure or compositional unit.
9.3.g Sign, Non-Accessory/Billboard: Any sign which advertises or identifies any business product or service which is not located on the same premises on which the sign is erected or maintained, or which advertises the sale or rent of different premises.
9.3.h Sign, Projecting: A sign which is affixed to a building, tree, or other structure and which extends more than six (6) inches beyond the surface to which it is affixed.
9.3.i Sign, Roof: A sign which is located above the lowest point of the eaves or the top of the parapet wall of any building, or which is painted on or fastened to a roof.
9.3.j Sign, Temporary: Any sign, including its support structure, intended to be maintained for a continuous period of not more than thirty (30) days in any calendar year.
9.3.k Sign, Wall: Any sign which is painted on, incorporated into, or affixed parallel to the wall of a building, and which extends not more than six (6) inches from the surface of that building.
9.4 Sign Area.
9.4.a The area of a sign shall be considered to include all lettering, wording, and accompanying designs and symbols, together with the background on which they are displayed, any frame around the sign and any “cutouts” or extensions, but shall not include any supporting structure or bracing.
9.4.b The area of a sign consisting of individual letters or symbols attached to or painted on a building, wall or window, shall be considered to be that of the smallest quadrangle, a triangle or circle that encompasses all of the letters and symbols.
9.4.c The area of a sign consisting of a three-dimensional object shall be considered to be the area of the largest vertical cross-section of that object.
9.4.d In computing the area of signs, one side of back-to-back signs shall be included.
9.5 General Regulations.
9.5.a Permitted Signs.
9.5.a.1 Only signs which are accessory to uses permitted by right or by Special Permit in the Town of Cummington Zoning By-Laws are permitted, provided such signs conform to the provisions of this section.
9.5.b Prohibited Signs.
9.5.b.1 Billboards, except temporary signs as defined in 9.3.j that otherwise conform to these By-Laws, are not permitted.
9.5.b.2 Flashing signs and signs containing reflective elements which sparkle in the sunlight, are not permitted. Fairs and Carnivals are exempted.
9.5.b.3 Any sign advertising or identifying a business or organization, which is either defunct or no longer located on the premises is not permitted.
9.5.b.4 In no case shall any sign exceed 48 square feet.
9.6 General Standards.
9.6.a Any exterior sign or advertising device erected or maintained must conform to the following restrictions in all districts:
9.6.a.1 Any traffic, informational or directional sign owned and installed by a governmental agency shall be permitted.
9.6.a.2 Limitations as to the number of signs permitted do not apply to traffic or directional signs which are necessary for the safety and direction of persons, whether in a vehicle or on foot.
9.6.a.3 No private sign shall be placed permanently on public property.
9.6.a.4 Signs necessary to warn of a hazard or to post land shall be permitted as required to accomplish these purposes.
9.6.a.5 Sign Construction (permanent): Sign materials should be durable and safe.
9.7 Placement Standards/Sign Height.
9.7.a Free-standing or movable signs cannot extend more than ten (10) feet above the highest surrounding ground level. The Zoning Board of Appeals may allow, by Special Permit, a sign height greater than ten (10) feet in circumstances where the physical characteristics of the lot prevent adequate setback from public ways and/or a lower sign would create a potential traffic safety hazard.
9.7.b No sign, together with any supporting framework, shall extend to a height above the maximum building height allowed in the district.
9.7.c Signs shall be placed at least fifteen (15) feet from any lot line and shall be placed, if possible, a minimum of fifteen (15) feet from any public way, and placed so as not to obstruct the view of traffic.
9.8 Illumination Standards.
9.8.a No sign shall incorporate, flashing or blinking lights, or be designed to attract attention by repeated motion.
9.8.b No signs shall be illuminated between the hours of 11 p.m. and 6 a.m. unless the premise on which it is located is open for business.
9.8.c The light source shall, to the extent possible, confine illumination to the sign area only.
9.9 Additional Standards for Specific Types of Signs.
9.9.a Awning Signs.
9.9.a.1 Awning signs must be painted on or attached flat against the surface of the awning, but not extend beyond the physical limits of the awning.
9.9.b Construction Signs.
9.9.b.1 One (1) unlighted, temporary sign of an architect, engineer, or contractor erected during the period such person is performing work on the premises on which such sign is erected, shall be permitted, provided: it shall not exceed sixteen (16) square feet in surface area; and, it shall be set back at least ten (10) feet from the street lot line.
9.9.c For Sale, Rent, or Lease Signs.
9.9.c.1 Any temporary sign advertising property for sale or lease shall be permitted provided:
9.9.c.1.i Only one unlighted sign shall be erected on the property for sale or lease, it shall not exceed sixteen (16) square feet, and it shall be set back at least (ten) 10 feet from the street lot line.
9.9.c.1.ii Such signs shall advertise only the property on which the sign is located, except for temporary signs giving directions to “open houses”.
9.9.c.1.iii All signs must be removed by the owner or agent within fifteen (15) days of rent, sale, or lease.
9.9.d Moveable Signs.
9.9.d.1 Moveable signs, other than temporary signs, should not be over six (6) feet in total height and shall only be allowed by Special Permit issued by the Zoning Board of Appeals.
9.9.e Multiple Signs.
9.9.e.1 A multiple sign may be used to advertise several occupants of the same building or building complex or development, provided that there is some unifying theme as to the size or shape of the individual signs that comprise the multiple sign unit, but each advertiser would not be restricted as to graphics.
9.9.f Commercial Event Signs.
9.9.f.1 Temporary signs relating to an event of a commercial nature that is expected to be completed within a reasonably short or definite period may be erected provided such signs are erected no sooner than fourteen (14) days before the event and removed not later than seven (7) days after the event.
9.10.a The Zoning Enforcement Officer is authorized to order the repair or removal of any sign and supporting structure, which is erected or maintained contrary to this By-Law.
9.10.b Maintenance and Removal.
9.10.b.1 Every sign shall be maintained in good structural condition at all times. All signs shall be kept neatly painted, including all metal parts and supports thereof that are not galvanized or of rust resistant material.
9.10.c Abandoned Signs.
9.10.c.1 Except as otherwise provided in the By-Law, any sign that is located on property which becomes vacant and is unoccupied for a period for six (6) months or more, or any sign which pertains to a time, event or purpose which no longer applies, shall be deemed to have been abandoned. Permanent signs applicable to a business temporarily suspended because of a change of ownership or management of such business shall not be deemed abandoned, unless the property remains vacant for period of six (6) months or more. An abandoned sign is prohibited and must be removed by the owner of the property.
9.10.d Non-Conforming Signs.
9.10.d.1 Continuance: A non-conforming sign lawfully existing at the time of adoption or subsequent amendment of this By-Law may continue even though such sign does not conform to the provisions of this By-Law, except for signs blocking drivers’ view of the road. These must be removed immediately. No sign shall be allowed to remain in a dangerous or defective condition.
9.10.d.2 Replacement: Any sign replacing a non-conforming sign shall conform to the provisions of this Section, and the non-conforming sign shall no longer by displayed.
9.10.d.3 The Zoning Board of Appeals shall have the discretion to allow the erection of non-conforming signs. Permits for non-conforming signs may be granted on a case-by-case basis after review by the Zoning Board of Appeals.
SECTION 10. FLEXIBLE RESIDENTIAL OPEN SPACE DEVELOPMENT.
The purposes of Flexible Residential Open Space Development are:
1.2.1 To allow for greater flexibility and creativity in the design of residential subdivisions, provided that the overall density of the development is no greater than what is normally allowed in the district.
1.2.2 To encourage the permanent preservation of open space, agricultural lands, forestlands and other natural resources and encourage a less sprawling form of development that consumes less open land.
1.2.3 To maintain the traditional New England rural character and land use pattern in which small villages contrast with open space and farmlands.
1.2.4 To facilitate the construction of streets, utilities and public services in a more economical and efficient manner.
1.2.5 To ensure that residential developments respect the natural features of the land including wetlands, watercourses, forests, prime agricultural land, steep slopes, plants, wildlife, historic sites, scenic views, and rural character.
1.2.6 To encourage development out of view from the road, and promote alternatives to strip residential development lining roadsides in the town.
1.2.7 To provide wildlife corridors connecting open spaces, needed by wildlife to ensure their survival.
Homeowner’s Association: A private organization (corporation, association, or other legal entity) established by the developer to manage, maintain, support, and finance the common facilities and common area of an FROSD, and to enforce certain covenants and restrictions.
1.4.1 Optional FROSD Submission: In any residential subdivision consisting of ten (10) contiguous acres or more in single or consolidated ownership, an applicant may apply for an FROSD under this Article. The minimum acreage may be waived by the Planning Board in instances where an applicant demonstrates that the criteria in Section 10.2 are met.
1.5 Application Requirements.
1.5.1 Existing Resources Site Analysis Map: For all FROSD submissions, a map with the following features shall be submitted/presented to the Planning Board at a regularly scheduled meeting for the purpose of assessing the impact or implications of the development and shall be used in the preparation of a voluntary sketch plan or preliminary design plan.
1.5.1.1 Boundaries of wetlands defined by Massachusetts Wetlands Law CMR-140 and certified by a licensed wetlands professional engineer.
1.5.1.2 Location and limits of soils types, particularly Prime Agricultural Soils, consistent with the soils classification maps prepared by the US Department of Agriculture Soil Classification Service.
1.5.1.3 Areas where the depth of natural soil to bedrock is two (2) feet or less.
1.5.1.4 The extent of any Interim Wellhead Protection Areas and Recharge Areas.
1.5.1.5 Topographic contours at intervals of ten (10) feet or less.
1.5.1.6 Delineation of slopes of twenty-five percent (25%) or greater.
1.5.1.7 The location of cultural and historic features including, but not limited to, stonewalls on the boundary of the site and archaeological and historic sites and structures. On sites of more than twenty (20) acres, interior stonewalls shall be shown.
1.5.1.8 Scenic view sheds defined on page 36 of the 2001 Cummington Open Space and Recreation Plan and as identified by on-site observations from public roads and vantage points.
1.5.1.9 Unique or special wildlife habitats as defined by Massachusetts BioMap Project developed by the Massachusetts Natural Heritage & Endangered Species Program.
1.5.1.10 Unique or special vegetative communities as defined by the 2001 Cummington Open Space and Recreation Plan.
1.5.2 Voluntary Sketch Plan.
1.5.2.1 For all FROSD submissions, a sketch plan may be submitted. The intent of this provision is to assure the community that the applicant has considered site features when developing a subdivision plan. A voluntary sketch plan is optional but highly encouraged as an important, valuable, and highly recommended step that will speed the review process and may result in lower costs for the project.
1.5.2.2 Sketch plan submission is strongly recommended by the municipality as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects the community’s special or noteworthy features while providing for the density of lots permitted under the zoning ordinance.
1.5.2.3 A Sketch Plan may be submitted by the applicant as a diagrammatic basis for informal discussion with the Planning Board regarding the design of a proposed subdivision. The diagrammatic Sketch Plan may be prepared as a simple overlay sheet placed on top of the Existing Resources/Site Analysis Map.
1.5.2.4 The Planning Board shall review the Sketch Plan in accordance with the criteria set forth in Section 1.5.3(2). Approval of the Sketch Plan by the Planning Board may allow the applicant to waive Preliminary Development Plan submission requirements, if the applicant meets all of the review criteria standards set forth in Section 1.5.3(2).
1.5.2.5 To provide a full understanding of the site’s potential and to facilitate the most effective exchange with the Planning Board, the Sketch Plan should contain the following information:
1.5.2.5.a Name and Address of legal owner, and/or the applicant.
1.5.2.5.b Name and Address of the professional engineer, surveyor, planner, architect, landscape architect, or site designer responsible for preparing the plan.
1.5.2.5.c Graphic scale not greater than 1 inch = 200 feet, and north arrow.
1.5.2.5.d Approximate tract boundaries.
1.5.2.5.e Location map.
1.5.2.5.f Zoning District.
1.5.2.5.g Streets on and adjacent to the tract (both existing and proposed)
1.5.2.5.h 100-year floodplain limits and location of wetlands.
1.5.2.5.i Topographic, physical, and cultural features, including fields, pastures, meadows, wooded areas, significant vegetation, steep slopes, stone walls.
1.5.2.5.j Proposed general street and lot layout.
1.5.3 Preliminary Development Plan Submission.
1.5.3.1 For all FROSD submissions, a Preliminary Development Plan shall be submitted in conformances with the Town of Cummington Subdivision Control Laws. Applicants shall submit a conventional subdivision design and an alternative Flexible Residential Open Space Development design to the Planning Board for review prior to development of a Definitive Plan. Approval of the Preliminary Plan by the Planning Board will be based on the review criteria standards set forth in Section 10.5.3(2).
1.5.3.2 Review Criteria Standards: The Planning Board shall review the Preliminary Development Plan in accordance with the criteria contained in this By-Law and with other applicable ordinances of the Town of Cummington. The Review shall informally advise the applicant to t he extent to which the proposed subdivision or land development conforms to the relevant standards of this By-Law and may suggest possible plan modifications that would increase its degree of conformance. The Review shall include, but is not limited to:
1.5.3.2.a The location of all areas proposed for land disturbance (streets, foundations, yards, septic disposal systems, storm water management areas, etc.) with respect to notable features of natural or culturally significance as identified on the applicants Existing Resources/Site Analysis Map.
1.5.3.2.b The potential for street connections with existing streets, other proposed streets, or potential developments of adjoining parcels.
1.5.3.2.c The location of proposed access points along existing road networks.
1.5.3.2.d The proposed building density and areas of impervious surface.
1.5.3.2.e The compatibility of the proposal with respect to the objectives and policy recommendations of the Open Space and Recreation Plan and Community Development Plan.
1.5.3.2.f Consistency with the Town of Cummington’s Zoning By-Laws.
1.5.4 Definitive Development Plan Submission: For all FROSD submissions, a final Definitive Development Plan shall be submitted in conformance with this section and the Town of Cummington Subdivision Regulations as applicable. Such Plans shall adequately address standards delineated in this By-Law. In addition, the Definitive Development Plan shall address issues that have been previously discussed in the Existing Resources/Site Analysis Map.
1.6 Subdivision Approval Procedures.
1.6.1 Application for Open space development projects shall follow all procedures specified in the Town of Cummington Subdivision Regulations.
1.6.2 The Planning Board shall submit copies of the preliminary and final subdivision plans to the Board of Health, Conservation Commission, Highway Department, Chief of Police, Fire Chief, Historical Commission who shall review the application and submit their recommendations and comments to the Planning Board concerning:
1.6.2.1 The completeness and adequacy of the data and methodology used by the applicant to determine the impacts of the proposed development.
1.6.2.2 The effects of the projected impacts of the proposed development.
1.6.2.3 Recommended conditions or remedial measures to accommodate or mitigate the expected impacts of the proposed development.
Failure of Boards, listed in Section 1.6.2 to make recommendations within 30 days of the referral of the application shall be deemed to be lack of opposition.
1.7 Dimensional Standards.
1.7.1 Allowed Density.
1.7.1.1 The maximum number of dwelling units for an FROSD subdivisions shall be determined by use of a yield plan, which is a conceptual plan showing how the parcel could be subdivided in a conventional manner. Determination of the possible number of conventional lots shall be determined by Title V regulations. 310 CMR 15.000. For purposes of determining the number of FROSD dwelling units, each conceptual conventional lot must meet the requirements of a buildable lot for a single family dwelling unit as defined in the zoning district in which the FROSD is located and meet all other applicable requirements of the Zoning By-Law and Subdivision Regulations. The Planning Board shall applicable requirements of the Zoning By-Law and Subdivision Regulations. The Planning Board shall adopt regulations that provide for the generation of a yield plan in accordance with this section.
1.7.1.2 There shall be no further subdivision of an approved FROSD.
1.7.2 Flexible Dimensional Controls.
1.7.2.1 Frontage.
1.7.2.1.a The minimum frontage for a tract on which an FROSD is proposed shall be a contiguous one hundred (100) feet and provide safe access for a right-of-way of at least fifty (50) feet.
1.7.2.1.b In the interest of flexibility and creative site designs, the Planning Board can waive minimum frontage requirements for individual lots on new subdivision streets within a FROSD.
1.7.2.1.c For each lot developed along a public street existing at the time of the application, the minimum frontage, minimum lot size and all other dimensional controls shall be those which are required in the underlying zoning district in which the FROSD is located.
1.7.2.2 Lot Size. The minimum lot size for lots within a FROSD shall be 30,000 square feet.
1.7.2.3 Setbacks. There shall be a minimum setback of twenty-five (25) feet along all property boundaries of the tract for all structures, including accessory structures, parking areas, driveways and internal streets. Entrance streets connecting the FROSD to the external street system may cross the setback area.
1.7.2.4 Landscaped Buffers.
1.7.2.4.a Landscaped buffer no less than fifty (50) feet deep shall be provided where appropriate to screen the development from public streets and adjacent properties. Entrance streets connecting the FROSD to the external street system may cross the buffer area. The natural vegetation shall be retained whenever possible. If the natural vegetation is not sufficient to serve as an effective visual screen, landscaping may be required to provide such a screen, subject to the approval of the planning board. Landscaping may include berms and / or decorative fencing of an appropriate height, and shall be installed under the conditions set forth in the Cummington Subdivision Regulations.
1.7.2.4.b This buffer area shall be part of the common area, and shall be subject to the same restrictions that apply to that area.
1.7.2.4.c Frontage lands on streets existing at the time of application shall be preserved as buffers to the maximum extent possible in addition to all required setbacks.
1.8 Utility Requirements.
1.8.1 On-site Sewage Disposal. The following standards shall apply to developments requiring on-site sewage disposal:
1.8.1.1 The applicant shall submit a septic system design prepared by a certified engineer and approved by the Board of Health and a plan illustrating the location of water supply wells with the application.
1.8.1.2 All Flexible Residential Open Space Developments must meet the minimum state Environmental Code (Title V) requirements for minimum setbacks between private water supply wells and septic tanks or soil absorption systems (310 CMR 15.211).
1.8.1.3 All Flexible Residential Open Space Developments must meet the minimum state Environmental Code (Title V) requirements for nitrogen loading limitations (310 CMR 15.214-15.217). For FROSD with individual lot sizes less than 40,000 square feet, applicants must meet the following standards:
1.8.1.3.a Applicants must designate, on a plan, specific areas of common open space as “nitrogen credit land”.
1.8.1.3.b Nitrogen credit land must meet DEP qualifications contained in “Guidelines for Title 5 Aggregation of Flows and Nitrogen Loading (310 CMR 15.216) including, but not limited to, the following qualifications:
1.8.1.3.b.i Must be restricted to prohibit man-made sources of nitrogen, including sewage discharge, nitrogen-based fertilizer or raising and grazing of livestock;
1.8.1.3.b.ii Must be restricted to prohibit artificially rendered imperviousness (i.e. paved streets, paved parking lots, buildings, structures, etc).
1.8.1.3.b.iii Not within a Velocity Zone or Regulatory Floodway identified by FEMA.
1.8.1.3.b.iv Not under surface water.
1.8.1.3.b.v Not already being used as nitrogen credit land.
1.8.1.3.c All designated nitrogen credit land must be permanently restricted from further development under a “Grant of Title 5 Nitrogen Loading Restriction and Easement on Nitrogen Credit Land”.
1.8.1.4 After approval of the Flexible Residential Open Space Final Subdivision Plan, applicant must apply to the Board of Health and the Mass. Department of Environmental Protection (DEP) for aggregate determination of nitrogen lading under 310 CMR 15.216.
1.8.1.5 It is required that septic tanks be installed on individually owned lots. Nitrogen Credit Land must be at least 100 feet from all private wells.
1.8.2 Water Supply.
In order to meet state Title V requirements for separation distances between drinking water wells and septic systems, private drinking water supply wells may be located in the common open space for a Flexible Residential Open Space Development, provided that the provisions of Section 10.11 for a homeowners’ association are met.
1.9 Fire Suppression
1.9.1 Fire Suppression Cisterns.
The developer may be required to install a fire cistern(s) for fire suppression with the FROSD. The Fire Chief shall determine the appropriate size and location of the fire cistern(s).
1.9.2 Residential Sprinkler Systems.
The developer may be required to be install fire sprinkler systems for all residential units with the FROSD.
1.9.3 Final Determination.
The final determination of whether a proposed FROSD shall utilized fire suppression cisterns or residential sprinkler system shall be determined by the Fire Chief.
1.10 Common Open Space.
1.10.1 Common Open Space Requirements.
1.10.1.1 A minimum of 50% of the total development parcel must be permanently protected as common open space. At least 70% of the common open space shall be retained in contiguous areas, unless approved by the Planning Board.
1.10.1.2 Watercourses, lakes, ponds, wetlands and steep slopes over 25% may not be included in common open space calculations.
1.10.1.3 All common areas, and common facilities shall be reasonably accessible to all residents of the development.
1.10.2 Land Protection Methods for Common Open Space.
1.10.2.1 All land not developed to buildings, lots, roads and other development shall be permanently protected as common open space for recreation, preservation, and forestry or agricultural uses which preserve the land in its natural condition.
1.10.2.2 Further subdivision of common open land or its use other than recreation, preservation, forest or agriculture, except for easements for underground utilities or drinking water supply wells, shall be prohibited.
1.11 Additional Requirements.
1.11.1 Trails: Where there is an existing local or regional trail network on land adjacent to a proposed FROSD, the developer of the FROSD is encouraged to connect to the existing trail network with trail corridors through the site, and grant the general public access to these trails in perpetuity.
1.11.2 Open Space: Where there is an existing network of open space or large tracts of unfragmented open space on land adjacent to a proposed FROSD, the developer of the FROSD is encouraged to connect to the existing open space where feasible with the required open space set-aside, and grant the general public access to this open space in perpetuity.
1.11.3 View Shed and Viewpoints: The developer is encouraged to protect in perpetuity view sheds and associated viewpoints, which are lands or corridors of land that contribute to the visual landscape of the Town, including items such as open fields containing stonewalls. View sheds and viewpoints include, but are not limited to, those identified in the most current version of the Cummington Community Development Plan.
1.11.4 Historic Features: The developer is encouraged to protect historically significant buildings and landscapes, identified as such in the Community Development Plan, that include buildings and associated uses that are maintained and visually separated from the developed portion of the FROSD. Structures or landscapes not identified as such through the Community Development Plan may be determined by sufficient evidence presented to the Planning Board during review of the development. Such evidence may include comment from the Cummington Historical Commission, listing or eligibility for listing on the National Register of Historic Landmarks, or other qualified statements of historic value.
1.12 Affordable Housing.
1.12.1 Definitions.
1.12.2 Number of Units to be Provided: All developments of 10 units or more which are subject to this By-Law shall be required to set aside a minimum of twenty percent (20%) of the total number of dwelling units provided as affordable housing. In determining the allowed number of lots, fractions over may be increased to the nearest whole unit, and fractions under may be decreased to the nearest whole unit.
1.12.3 The affordable units to be provided shall be equivalent in size, quality, and characteristics to the other units in the development. The units shall not be grouped together; they shall be distributed among all units.
1.12.4 Preservation of Affordability; Restrictions on Resale.
1.12.4.1 An affordable housing unit created in accordance with this By-Law shall be subject to an affordable housing restriction or regulatory agreement that contains limitations on use, resale and rents. The affordable housing restriction or regulatory agreement shall meet the requirements of the Town and the Local Initiative Program or other programs qualifying dwelling units for inclusion on the Subsidized Housing Inventory, and shall be in force for the maximum period allowed by law.
1.12.4.2 The affordable housing restriction or regulatory agreement shall be enforceable under the provisions of M.G.L. c.184.
1.12.4.3 The Planning Board shall require that the applicant comply with the mandatory provision of affordable housing units and accompanying restrictions on affordability, including the execution of the affordable housing restriction or regulatory agreement.
1.12.5 All documents necessary to ensure compliance with this By-Law shall be subject to the review and approval of the Planning Board and review as to form by Town Counsel. Such documents shall be executed and recorded prior to and as a condition of the issuance of any Certificate of Occupancy unless later recording is permitted by the Planning Board for good reason.
1.13 Homeowners’ Association.
1.13.1 In the event that ownership of the land will remain with the homeowners in the Flexible Open Space Residential Development, homeowners’ association shall be established, requiring membership of each lot owner in the Open Space development.
1.13.2 The association shall be responsible for the permanent maintenance of all common lands, common open space, recreational and thoroughfare facilities (not including drinking water wells), except where such responsibility is assumed by another owner of the common land (land trust or conservation organization). If any drinking water well is located on common open space, the homeowner(s) shall own the well and be responsible for any maintenance or related costs associated with their well.
1.13.3 A homeowners’ association agreement or covenant will guarantee continuing maintenance of such common areas and facilities, and assessing each lot a share of maintenance expenses shall be submitted with the final subdivision application. Where no homeowners’ association is proposed, an alternative plan shall be submitted with the final subdivision application.
1.13.4 Such agreement shall be subject to the review and approval of Town Counsel and the Planning Board, and shall be recorded in the Hampshire County Registry of Deeds. Such agreements or covenants shall provide that in the event that the association fails to maintain the common open land in reasonable order and condition in accordance with the agreement, the town may, after notice to the association and public hearing, enter upon such land and maintain it in order to preserve taxable values of the properties within the development and to prevent the common land from becoming a public nuisance. The covenants shall also provide that the cost of such maintenance by the town shall be assessed equally against each of the properties within the development.
1.14 Conflict with Other Laws.
1.15 Severability.