ARTICLE 10 - PUD AMENDMENTS

As noted below, the Planning Board is again sponsoring a warrant article to amend the Planned Unit Development provision of the Zoning Bylaw. One of the posts below is in "question and answer" format and it addresses most questions that may arise. However, I also wanted to present this map because many have the mistaken impression that the PUD bylaw is for the benefit of a single property. The map above indicates the properties (outlined in blue)that are eligible for a PUD right now (because they meet the minimum size requiremnent of 60,000 square feet, as well as the location requirement). However, ALL of the properties within the Business General and Business Professional zoning districts are potentially eligible if they were to collaborate with their abutters to meet the minimum size requirement. The Planning Board wishes to encourage development under PUD because it provides more flexibility and more Town control. In fact, it allows the type of development that was most preferred by residents who attended two forums sponsored by the Planning Board last year, while the regulations of the Business General and Business Professional district actually prohibit that style because they require a 60 foot front setback which guarantees parking in front of any building.

As is the case with the proposed adaptive use special permit discussed below, there is currently no protection for any historic structures that are in PUD-eligible locations (except for the Clark House, which is eligible for PUD and is within the local historic district and subject to the regulation of the Historic District Commission). One of the express purposes of our PUD is to "preserve historic buildings by providing economically viable uses for them." Thus, PUD adds some protection of historic resources where none is currently in place.

Also, the article last year would have allowed a single retail outlet to be as large as 7500 square feet, excluding storage, kitchen and utility space. The proposal this year is to allow only one retail outlet up to 8000 square feet GROSS (including storage, kitchen mechanical and any other space). Thus, Article 10 is roughly the same as last year's article.

It is important to note that Planned Unit Development is not by right. It is only by special permit from the Planning Board. In order to approve a special permit the Planning Board must find that the project meets certain standards. Among these are the following:

-- "building designs that are complementary in scale and style to those of abutting properties and that are, in general, appropriate for a small New England village;

-- significant public amenities on or off site which may include, but are not limited to the following: landscaped open area with walkways, benches, fountains, monuments, and/or other features; bike racks and/or separate bicycle access; hitching posts and/or separate horse access; drinking fountains; awnings or pavilions; or other suitable amenity;

-- pedestrian linkage(s) with abutting properties that is (are) well defined and of a design and quality that will encourage significant use;

-- vehicular linkage with abutting properties.

These are in addition to the dimensional requirements that must be met. Also, among the submittal requirements in the application is a written statement comparing the effect of the proposed PUD to a conventional development that could be built on the parcel in terms of expected impact on tax base; town services; traffic; wetlands; groundwater; views from public ways and lands; historic structures; recreational wildlife, agricultural and forestry uses of land, and other relevant and applicable subjects.

These standards are already in the PUD bylaw. The only changes that Article 10 would make are to allow ONE retail outlet to be up to 8000 gross square feet and to allow residences to be part of a PUD project.

Please feel free to contact the Planning Board office at 508-651-7855 if you have any questions about Article 9 or 10.