[Added 6-15-2004 ATM, Art. 28]
The intent of this section is to create an overlay district
that allows for the adaptive reuse of historic mills in the Town of
Northbridge that are underutilized. The primary purposes for Historic
Mill Adaptive Reuse Overly District are:
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To promote the economic health and vitality
of the Town by encouraging the preservation, reuse and renovation
of underutilized or abandoned historic mill properties;
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To allow for the conversion of Northbridge's
historic mills in a way that preserves the character of nearby residential
and commercial neighborhoods; and
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To encourage mixed-use development that includes,
but is not limited to, offices, retail and/or service establishments,
community facilities, and multi-family housing.
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[Amended 10-23-2012 ATM,
Art. 15]
The Historic Mill Adaptive Reuse Overlay District is hereby
established as an overlay district. All requirements pertaining to
the underlying district(s) shall continue to be in full force and
effect, except where these regulations supersede such underlying requirements
or provide an alternate to such requirements. The boundaries of the
Historic Mill Adaptive Reuse Overlay District are shown on a map entitled
Northbridge, Massachusetts Zoning Overlay Districts prepared by CMRPC
(Central Mass Regional Planning Commission) dated October 2012.
A.
All uses permitted in the underlying zoning districts are permitted
uses in the Historic Mill Adaptive Reuse Overlay District;
B.
All applications for a special permit under this section must provide
an area within the mill for education of the history of the property.
C.
Multi-family dwelling units shall only be permitted in conjunction
with one or more of the non-residential uses permitted under this
section;
(1)
Office for administrative, executive, professional, sales and
other similar uses;
(2)
Retail, service, and restaurant;
(3)
Institutional (museum, educational use, charitable or philanthropic
institution, municipal use, club or lodge);
(4)
Recreational (indoor commercial recreation); and
(5)
Appropriate accessory uses.
The proposed adaptive reuse of a historic mill within the Historic Mill Adaptive Reuse Overlay District may be conducted upon the issuance of a special permit by the Planning Board, in accordance with § 173-47, Special Permits, and upon site plan approval pursuant to § 173-49, Site Plan Review, subject to the requirements set forth herein. No other use or structures shall be permitted in conjunction with the conversion of a historic mill, except as specifically provided herein.
The Planning Board shall serve as the Special Permit Granting
Authority (SPGA) pursuant to this Article.
A.
Pre-application review. The applicant is strongly encouraged to request
a pre-application review at a regular business meeting of the Planning
Board prior to submitting a formal application. The purpose of a pre-application
review is to minimize the applicant's costs of engineering and to
commence discussions with the Planning Board at the earliest possible
stage in the development. At the pre-application review, the applicant
may outline the proposed project for adaptive reuse, seek preliminary
feedback from the Planning Board and/or its technical experts, and
set a timetable for submittal of a formal application. No formal filings
are required for the pre-application review; however, the applicant
is encouraged to prepare sufficient preliminary architectural and/or
engineering drawings to inform the Planning Board of the scale and
overall design of the proposed project.
B.
Special Permit/Site Plan Review. An application for a special permit for the adaptive reuse of a historic mill shall be submitted to the Planning Board on forms furnished by the Planning Board in accordance with § 173-47, Special Permits. Each such special permit application shall be accompanied by a site plan conforming to the requirements of § 173-49.1, as well as the following:
(2)
A plan describing the care, custody and control of all dams
and water rights;
(3)
A plan for any waste water treatment facility, if applicable;
(4)
Narrative reports describing the following:
(a)
A proposed development schedule (including start date, rate
of development, phases, estimated completion date);
(b)
Information pertaining to any organization which the applicant
proposes to form where the development is to be a condominium or other
ownership organization, including forms and plans to be used to organize
and manage the same, for approval as to form by Town Counsel;
(c)
Copies of all proposed covenants, easements, and other restrictions
which the Applicant proposes to grant to the Town, the Conservation
Commission, utility companies, any condominium or other ownership
organization and the owners thereof, including plans of land to which
they are intended to apply, for approval as to form by Town Counsel;
(d)
A concise narrative prepared by a preservation consultant including
any and all historical information shall be submitted to the Northbridge
Planning Board and the Northbridge Historical Commission for comment.
In order to be eligible for consideration for a special permit
pursuant to this Article, the proposed development shall meet all
of the following standards:
A.
Density. For the conversion of a historic mill that proposes multi-family
dwelling units, the maximum number of dwelling units shall not exceed
10 units per gross acre of the combined parcels of the development.
The Planning Board may grant a density bonus under the following provision:
(1)
Affordability: For each affordable dwelling unit provided above
the minimum required 10%, two additional dwelling units may be permitted.
B.
Parking. Number of Parking Spaces. The Applicant shall provide adequate parking to serve all anticipated uses on the property, with information detailing the method of computation of parking spaces. The minimum number of parking spaces shall be computed using the requirements of § 173-27. The Planning Board may allow a reduction of the required number of spaces by up to 25% if it can be demonstrated that two or more uses within the development can share parking spaces. In determining the appropriate reduction, if any, the Planning Board may give consideration to the hours of operation and/or usage of the proposed uses within the development, the opinions of merchants, residents and municipal officials as to the adequacy or inadequacy of parking spaces within the surrounding area, as well as other relevant information.
C.
Expansion of Existing Buildings. Existing buildings, through a special
permit under this section, may be expanded provided that such expansion
is consistent with the existing building's historic character and
scale and does not cause substantial detriment after considering the
factors set forth herein.
D.
New Buildings. New buildings, through a special permit under this
section, may be constructed provided that the number, type, scale,
architectural style, and uses within such new buildings shall be subject
to Planning Board approval.
E.
Affordable Dwelling Units. As a condition of any special permit for
the conversion of a historic mill that proposes multi-family dwelling
units, a minimum of 10% of the total number of dwelling units shall
be required, in perpetuity, to be restricted to persons qualifying
as moderate income in accordance with the Massachusetts Department
of Housing and Community Development definitions of low and moderate
incomes.
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Affordable units shall be dispersed throughout the development
and shall be indistinguishable from market rate units. The Town of
Northbridge, through its Housing Authority and/or Office of Community
Development, shall be responsible for selecting purchasers or tenants,
and monitoring and insuring the long-term affordability of the units.
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The Planning Board, after considering reports from consultants
and other Boards and/or Commissions, may grant a special permit for
the conversion of a historic mill where it makes the following findings:
