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Planning Board Public Hearing
Tuesday, November 16 2010, 7:30pm
by  This e-mail address is being protected from spambots. You need JavaScript enabled to view it Hits : 2271
PUBLIC HEARING NOTICE
Town of Wendell Planning Board
 
In accordance with the provisions of M.G.L. Chapter 40A, Section 11, the 
Wendell Planning Board will hold a public hearing at 7:30 p.m. on 
November 16, 2010 at the Town Offices, 9 Morse Village Road.
The subject matter of the proposed amendments is/are as indicated below. 
   The complete text and maps relative to the proposed amendments are 
available for inspection during regular business hours at the Wendell 
Town Office ordinarily Tuesdays and Thursdays 8:30 a.m.-4:00 p.m., phone 
(978) 544-3395 and at the Wendell Library.  Any person interested or 
wishing to be heard on the application should appear at the time and 
place designated.
Nan Riebschlaeger
Wendell Planning Board Chair
 
	Article III Definitions - Add three definitions, “Project Area” 
referring to the area within a Conservation Development proposed Site 
Plan, Net Project Area referring to the area without prior restrictions, 
  and “Applicant” referring to a person or persons requesting approval 
for a Site Plan or Special Permit, including a Conservation Development 
proposal.
Changes to Article VI and X are both part of this new proposed 
Conservation Development:
	Article VI changes describe how rapidly building permits are allowed 
for lots subdivided from a larger lot under two by right options: (1) 
traditional roadside lots meeting minimum Zoning requirements (3 acres 
and 200 feet of frontage, with exceptions as allowed by the Wendell 
Bylaws and Massachusetts General Laws) and (2) Conservation Development 
which allows lots without minimum frontage or acreage requirements 
within a site plan review with at least 75% of the Conservation 
Development project under a Conservation Restriction and 25% available 
for the development.  Both development options would be considered “by 
right” in the revised Zoning Bylaws.  Conservation Development lots are 
excepted from the Article VI pace on issuance of building permits.
  	Article VI. Special Permits, Use Regulations and Site Plan Review
Amend Section F to add new “Site PB” permit category, add additional 
language to the Residential Uses table heading, and add a new 
“Conservation Development” entry at the end of the residential section 
of the table, as shown.
{Add to list of kind of permits and reviews available}
Site PB = By right with site plan review from the Planning Board
 
Insert the following in the Residential Uses Table as follows:
I.Residential Uses
{insert following entry in table heading}
1.Except for Conservation Developments under Article X, new primary 
dwellings are allowed, subject to all other provisions of these Wendell 
Zoning Bylaws, at the rate of no greater than one new primary dwelling 
in any 7 year period on either: 1) a lot in existence on [insert date of 
first Town Meeting Warrant notice or adoption]; or 2) a new lot divided 
from a lot in existence on [insert date of first Town Meeting Warrant 
notice or adoption].
Conservation Development
(in accordance with Article X)
Site PB
Conservation Development
(Proposals deviating from Article X)
 
Special Permit PB
  	Article X Conservation Development. Delete entire current text and 
replace with entire Article X text to provide for a by right Site Plan 
review for Conservation Development as cited in Article VI changes. 
Conservation Development  is described in detail below.
	Article X changes describe a Conservation Development review in detail. 
  A Conservation Development project area is divided into two areas: 75% 
of the land, would be set aside with a permanent Conservation 
Restriction., 25% of the land, may be developed with greater 
flexibility, streamlined reviews, without dimensional requirements, and 
allow creative building layout design consistent with the rural 
character of Wendell.   A Conservation Analysis prepared by the 
applicant identifies the land for residential development and the land 
for protection from development.  The Planning Board reviews the 
Conservation Analysis and prepares a Conservation Finding.
	The Conservation Development’s project area includes the protected and 
developed land which can be located on one lot, multiple lots or a 
portion of one or more lots.  The Conservation Development Applicant may 
be one or more property owners.  Also, if the Applicant has land with an 
existing restriction that acreage is not included in the net project 
area, but the Applicant may designate some of that land to reach the 85% 
threshold and request a waiver of the full Conservation Analysis.
	The Conservation Restriction may allow activities consistent with a 
working landscape, like agriculture, tree cutting, gardening, hunting, 
fishing, gathering, and trails, or it could limit one or more of those 
activities, at the option of the Applicant. If necessary, the protected 
land could contain a septic system or play area, subject to Planning 
Board approval.  The Applicant defines this area, consistent with the 
Conservation Finding.
	The Conservation Development uses a formula for determining a maximum 
number of dwelling units, since frontage and acreage requirements don’t 
apply. Credit – to allow more dwelling units – is given for affordable 
housing as defined by MGL chapter 40B or for work the developer does to 
enhance public access to the protected land. Bonus density is also 
allowed in the developed area if 85% of the original project area is 
preserved.
Location : Town Offices
Contact : 978-544-3395

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