[Amended 12-15-1987 STM
by Art. 15; 4-25-1988 ATM by Art.
26; 10-21-2019 STM by Art. 17; 5-10-2021 ATM by Art. 42]
A.
The purpose of the Floodplain Overlay District is to:
(1)
Ensure public safety by reducing the threats to life and personal
injury.
(2)
Eliminate new hazards to emergency response officials.
(3)
Prevent the occurrence of public emergencies resulting from
water quality, contamination, and pollution due to flooding.
(4)
Avoid the loss of utility services that if damaged by flooding
would disrupt or shut down the utility network and impact regions
of the community beyond the site of flooding.
(5)
Eliminate costs associated with the response and cleanup of
flooding conditions.
(6)
Reduce damage to public and private property resulting from
flooding waters.
B.
The Floodplain District is herein established as an overlay district.
The District includes all special flood hazard areas within the Town
of Marion designated as Zone A, AE, AH, AO, A99, V, or VE on the Plymouth
County Flood Insurance Rate Map (FIRM) dated July 6, 2021, issued
by the Federal Emergency Management Agency (FEMA) for the administration
of the National Flood Insurance Program. The exact boundaries of the
District shall be defined by the one-percent-chance base flood elevations
shown on the FIRM and further defined by the Plymouth County Flood
Insurance Study (FIS) report dated July 6, 2021. The FIRM and FIS
report are incorporated herein by reference and are on file with the
Town Clerk, Planning Board, Building Department, and Conservation
Commission.
C.
The Building Commissioner is designated as the official floodplain
administrator for the Town of Marion.
D.
If the Town of Marion acquires data that changes the base flood elevation
in the FEMA mapped special flood hazard areas, the Town will, within
six months, notify FEMA of these changes by submitting the technical
or scientific data that supports the change(s.) Notification shall
be submitted to: FEMA Region I Risk Analysis Branch Chief, 99 High
St., 6th floor, Boston, MA 02110; and copy of notification to: Massachusetts
NFIP State Coordinator, MA Department of Conservation and Recreation,
251 Causeway Street, Boston, MA 02114.
E.
Marion requires a permit for all proposed construction or other development
in the floodplain overlay district, including new construction or
changes to existing buildings, placement of manufactured homes, placement
of agricultural facilities, fences, sheds, storage facilities or drilling,
mining, paving and any other development that might increase flooding
or adversely impact flood risks to other properties. Specific Marion
requirements:
(1)
There shall be no new residential construction of any sort on
lots completely within the Marion Velocity Zone. The only exceptions
are:
(a)
Seawalls, piers, groins, wharves, weirs and similar structures
are not prohibited by this section; and
(b)
Lots created before the enactment of this bylaw whose areas
lie completely within the Velocity Zone may be built upon, providing
the structure(s) is located as far landward of mean high water as
possible.
(2)
In the case of lots created before the date of enactment of
this bylaw and with areas both in the Velocity Zone and outside the
Velocity Zone, all structures built after the enactment of this bylaw
shall be located in the area outside the Velocity Zone. If this area
is not sufficient to allow for the required zoning setbacks, the applicant
may apply for a variance to allow lesser setbacks. The only exceptions
are seawalls, piers, groins, wharves, weirs and similar structures.
(3)
Every buildable lot created after the enactment of this bylaw
shall have an adequate building area, plus the required setbacks outside
the Velocity Zone, and all structures shall be placed within this
area. The only exceptions are: seawalls, piers, groins, wharves, weirs
and similar structures.
(4)
The landward line of the Velocity Zone must be located on the
official lot plan by a licensed surveyor and registered with the plan
at the Massachusetts Registry of Deeds.
(5)
Any use otherwise permitted or authorized by special permit
in the district underlying the Flood Hazard District shall likewise
be permitted or authorized by special permit in the Flood Hazard District
subject to the special provisions of this section.
F.
Marion's permit review process includes the use of a checklist of
all local, state and federal permits that will be necessary in order
to carry out the proposed development in the floodplain overlay district.
The proponent must acquire all necessary permits, and must submit
the completed checklist demonstrating that all necessary permits have
been acquired.
G.
Any use otherwise permitted or authorized by special permit in the
district underlying the Flood Hazard District shall likewise be permitted
or authorized by special permit in the Flood Hazard District subject
to the special provisions of this section.
H.
For variance to building code floodplain standards, Marion will request
from the State Building Code Appeals Board a written and/or audible
copy of the portion of the hearing related to the variance, and will
maintain this record in the community's files. Marion shall also issue
a letter to the property owner regarding potential impacts to the
annual premiums for the flood insurance policy covering that property,
in writing over the signature of a community official that 1) the
issuance of a variance to construct a structure below the base flood
level will result in increased premium rates for flood insurance up
to amounts as high as $25 for $100 of insurance coverage and 2) such
construction below the base flood level increases risks to life and
property. Such notification shall be maintained with the record of
all variance actions for the referenced development in the Floodplain
Overlay District.
I.
A variance from local floodplain bylaws must meet the requirements
set out by state law, and may only be granted if:
K.
When proposing subdivisions or other developments greater than 50
lots or five acres (whichever is less), the proponent must provide
technical data to determine base flood elevations for each developable
parcel shown on the design plans.
L.
In A Zones, in the absence of FEMA BFE data and floodway data, the
Building Department will obtain, review and reasonably utilize base
flood elevation and floodway data available from a federal, state,
or other source as criteria for requiring new construction, substantial
improvements, or other development in Zone A as the basis for elevating
residential structures to or above base flood level, for flood proofing
or elevating nonresidential structures to or above base flood level,
and for prohibiting encroachments in floodways.
M.
Within Zones AO and AH on the FIRM, adequate drainage paths must
be provided around structures on slopes, to guide floodwaters around
and away from proposed structures.
N.
In Zones A, A1-30, and AE, along watercourses that have not had a
regulatory floodway designated, the best available federal, state,
local, or other floodway data shall be used to prohibit encroachments
in floodways which would result in any increase in flood levels within
the community during the occurrence of the base flood discharge. In
Zones A1-30 and AE, along watercourses that have a regulatory floodway
designated on the Plymouth County Flood Insurance Rate Map (FIRM)
dated July 6, 2021, encroachments are prohibited in the regulatory
floodway that would result in any increase in flood levels within
the community during the occurrence of the base flood discharge.
O.
In a riverine situation, the Building Commissioner shall notify the
following of any alteration or relocation of a watercourse:
(1)
Adjacent communities, especially upstream and downstream.
(2)
Bordering states, if affected.
(3)
NFIP State Coordinator, Massachusetts Department of Conservation
and Recreation, 251 Causeway Street, 8th floor, Boston, MA 02114.
(4)
NFIP Program Specialist, Federal Emergency Management Agency,
Region I, 99 High Street, 6th Floor, Boston, MA 02110.
P.
In A1-30, AH, AE Zones, VI-30, VE, and V Zones, all recreational
vehicles to be placed on a site must be elevated and anchored in accordance
with the zone's regulations for foundation and elevation requirements
or be on the site for less than 180 consecutive days or be fully licensed
and highway ready.
Q.
Alteration of sand dunes is prohibited when the alteration would
increase potential flood damage.
R.
The floodplain management regulations found in this Floodplain Overlay
District section shall take precedence over any less restrictive conflicting
local laws, ordinances or codes.
S.
The degree of flood protection required by this bylaw is considered
reasonable but does not imply total flood protection.
T.
If any section, provision or portion of this bylaw is deemed to be
unconstitutional or invalid by a court, the remainder of the bylaw
shall be effective.
[Amended 6-18-1990 STM
by Art. 3; 5-12-2014 ATM by Art.
39; 10-21-2019 STM by Art. 18]
The purpose of the Water Supply and Aquifer Protection Districts
is to promote the health, safety, and general welfare of the Town
to protect, preserve, and maintain the existing and potential well
sites and groundwater supply and watershed areas for the public health
and safety; to preserve and maintain the existing and potential groundwater
supply and ground water recharge areas within the Town for the public
health and safety; to preserve and protect the streams, brooks, rills,
marshes, swamps, bogs and other water bodies and watercourses in the
Town; to protect the community from the detrimental use and development
of land and water within the district; to preserve and protect the
groundwater and water recharge areas within the Town; and to prevent
blight and pollution of the environment.
A.
District area (see Article III).
(1)
There is hereby established within the Town an aquifer protection
district which is delineated on the Zoning Map of the Town of Marion,
dated May 12, 2014.
(2)
Except as specifically provided otherwise, this section applies
to the Water Supply and Aquifer Protection Districts hereby established.
The Water Supply and Aquifer Protection Districts are superimposed
on existing zoning districts. All uses, dimensional requirements,
and other provisions of the bylaw applicable to such underlying districts
shall remain in force and effect, except where the restrictions and
requirements of the overlay district are more restrictive, the latter
shall prevail.
B.
Permitted uses.
(1)
Within
the Aquifer Protection District the only uses allowed are as follows:
(a)
A single-family residence and uses accessory thereto connected
to the municipal sewer prior to occupancy, providing all excavation
and grading shall maintain a depth of at least four feet of clean
fill above the high water table.
(b)
A single-family residence and uses accessory thereto located
on a lot not less than one acre in area, providing all excavation
and grading shall maintain a depth of at least four feet of clean
fill above the high water table.
C.
Prohibited uses. The following are prohibited as a principal or an
accessory use in a Water Supply Protection District. Where lawfully
existing, such uses may be continued but not expanded, added to, or
enlarged:
(1)
Outdoor storage of salt, snow-melting chemicals, pesticides,
herbicides, hazardous wastes or chemicals, and materials containing
or coated with such chemicals susceptible to being carried into the
surface or ground waters within the Water Supply Protection District.
(2)
Junkyards, salvage yards, open and landfill dumps, manufacture
of pesticides, fertilizers, weed killers and herbicides, and commercial
facilities for the storage or treatment of hazardous waste.
(3)
Disposal of hazardous toxic materials (as defined by federal
and state regulations), solid waste, or hazardous toxic wastewater
through an on-site subsurface disposal system.
D.
Uses by special permit.
(1)
All principal or accessory uses, other than those permitted in Subsection B, which are authorized in the underlying district and which are not otherwise prohibited by Subsection C, are permitted in a Water Supply Protection District upon issuance of a special permit by the Select Board, which shall consider the reports and recommendations of the Board of Health, Planning Board, and Conservation Commission.
[Amended 10-19-2021 STM by Art. 6]
(2)
The Select Board may waive all or part of the submission requirements
upon the submission of evidence by the applicant that the surface
or groundwater drainage from the applicant's site is not contributory
to a municipal well field.
[Amended 10-19-2021 STM by Art. 6]
(3)
Submittals. The following information shall be submitted when
applying for a special permit within the Water Supply Protection District:
(a)
A complete list of all chemicals, pesticides, fuels, and other
potentially toxic or hazardous material to be used and stored in quantities
greater than those associated with normal household use, accompanied
by a description of measures proposed to protect them from vandalism,
corrosion, and leakage and to provide for spill prevention and countermeasures.
(b)
A description of potentially toxic or hazardous wastes to be
generated, indicating storage and disposal method.
(c)
For underground storage of toxic and hazardous materials, evidence
of qualified professional supervision of system design and installation.
(4)
Review and approval considerations.
[Amended 10-19-2021 STM by Art. 6]
(a)
Special permits shall be granted only if the Select Board determined
that at the boundaries of the premises the groundwater quality resulting
from the on-site waste disposal, other on-site operations, natural
recharge, and background water quality will not fall below the standards
established by the DEP in "Drinking Water Standards of Massachusetts"
or, for parameters where no standard exists, below standards established
by the Board of Health, and wherever existing groundwater is already
below those standards, upon determination that the proposed activity
will result in no further degradation.
(b)
A special permit issued by the Select Board shall be conditioned
upon the following additional limitations to protect the water supply:
[1]
Safeguards. Provisions shall be made to protect against toxic
or hazardous materials discharged or lost through corrosion, accidental
damage, spillage or vandalism through such measures as provision for
spill control in the vicinity of chemical or fuel delivery points,
secure storage areas for toxic or hazardous materials, and indoor
storage provision for corrodible or dissolvable materials.
[2]
Location. Where the premises are partially outside the Water
Supply Protection District, such potential pollution sources as on-site
waste disposal systems shall, to the degree feasible, be located outside
the district.
[3]
Disposal. For any toxic or hazardous wastes to be produced in
quantities greater than those associated with normal household use,
the applicant must demonstrate the availability and feasibility of
disposal methods which are in conformance with MGL c. 21C.
[4]
Drainage. All runoff from impervious surfaces shall be recharged
on the site, diverted towards areas covered with vegetation for surface
infiltration to the extent possible. Dry wells shall be used only
where other methods are infeasible and shall be preceded by oil, grease,
and sediment traps to facilitate removal of contamination.
[5]
Monitor test wells. Where fertilizers, pesticides, herbicides
or other potential contaminants are to be applied, utilized or stored,
and in the opinion of the Select Board are a matter of concern, a
groundwater monitoring program shall be established before the special
permit is granted. Such a program shall adequately monitor the quality
of the groundwater leaving the site through the use of monitor wells
and/or appropriate groundwater sample analysis.
[6]
Natural vegetation. Not more than 50% of natural vegetation, existing as of the effective date (June 18, 1990) of the adoption of this amendment to the bylaw on any lot, may be disturbed in any underlying district. However, to the extent that there is a finding that surface or groundwater drainage activity from the applicant's proposed use or activity on the site has decreasing, minimal or no impact on the municipal well field, the Select Board may relax the requirements of the preceding sentence, but in no event to a standard which is less restrictive than that set forth in the "minimum usable open space" paragraph of § 230-5.3B(2).
[7]
Technical reference. The Select Board and applicants shall use
the following technical references in the preparation and review of
plans under this section: 310 CMR 22.00.
(5)
Additional rules and regulations. The Select Board shall adopt
additional rules and regulations relative to the issuance of a special
permit under this section. Such rules shall consider, but need not
be limited to, requirements to control causes of pollution to underground
surface water.
[Amended 10-19-2021 STM by Art. 6]
[Amended 5-7-2010 ATM
by Art. 27]
Towers, including windmills with rated power less than or equal
to 60 kilowatts, radio transmitters and receivers, dish antennas,
and similar structures may be permitted in all districts, provided
they meet the following requirements:
A.
Generating capacity in residential areas. Windmills for generation
of electricity in residential areas shall have a maximum generating
capacity of twice the requirements of the property owner of the same
lot.
B.
Setback requirements.
(1)
Setback. The minimum setback distance for all towers from any
abutter's property line shall be (and shall continue to be for the
life of the installation) at least equal to the maximum height of
the tower and its tower-mounted equipment plus 20 feet. Setbacks will
be measured to the tower base.
(2)
The Board of Appeals may grant a special permit for installations
which do not meet the setback requirements if:
C.
Tower height. All freestanding towers exceeding 35 feet in height
and all towers exceeding 65 feet from grade when mounted on buildings
require a special permit from the Board of Appeals. Special permits
may be issued if the applicant can demonstrate to the Board that:
D.
Tower access. Climbing access to the tower shall be restricted by
limiting tower climbing apparatus to no lower than 10 feet from the
ground, or, for towers that are climbable without climbing apparatus,
the lowest 10 feet shall be covered with a smooth, unclimbable surface.
E.
Maintenance. If a tower is designated a safety hazard by a registered
professional structural or civil engineer, or if a tower is abandoned
for more than two years, the owner of said tower shall be required
to dismantle the tower. All tower-mounted equipment shall be operated
in a safe and responsible manner.
F.
Radio/Television interference. The applicant shall furnish the Building
Commissioner or the Board of Appeals, if required as a condition to
a special permit, a written commitment that any interference caused
by the tower or equipment on the tower to local radio and/or television
reception will be corrected within 60 days at the applicant's expense.
If, in the opinion of the Select Board, noise is found to be excessive,
as observed at the lot line of the lot on which the device is located,
the owner shall reduce the noise to an acceptable level. Failure to
comply with this subsection shall constitute just cause requiring
the structure to be immediately removed.
[Amended 10-19-2021 STM by Art. 6]
G.
Certification of structural design. Applicants for permits for towers
must have the design of the tower certified as structurally safe by
a registered professional structural or civil engineer before the
permit can be issued.
[Amended 5-17-2010 ATM
by Art. 27]
A.
Application. This bylaw shall be limited in its use and application
to only an applicant that has been formed and established as a partnership
or similar business entity between a commercial or nonprofit organization
and the Town of Marion pursuant to a written agreement which sets
forth the terms and conditions of said partnership, and which has
been approved and formally executed on behalf of the Town of Marion
by the Select Board, with the advice and counsel of the Alternative
Energy Committee.
[Amended 10-19-2021 STM by Art. 6]
B.
Generating capacity. Land-based commercial-sized wind turbine facilities
are defined as those turbines with a rated power greater than 60 kilowatts
(60kW).
C.
General requirements. Proposed wind turbine installations shall be consistent with all applicable Town, state and federal requirements, including, but not limited to, all applicable electrical, construction, noise, safety, environmental and communications requirements. The installation and operation of a wind turbine shall require the issuance of a special permit issued by the Board of Appeals (ZBA) pursuant to the requirements of § 230-7.2 of the Zoning Bylaw and those additional conditions contained in § 230-8.3B, Subsection L, below.
D.
Dimensional requirements.
(2)
Clear area: the area of a circle centered at the base of the
wind turbine tower and having a radius equal to 1.0 times the height
of the wind turbine. This area shall be clear of all buildings, critical
infrastructure, or private or public ways that are not part of the
wind turbine facility.
(3)
Setback. The minimum distance from the nearest property line
or residence to the center or base of the wind turbine shall be equal
to three times the height of the wind turbine. The ZBA may reduce
the minimum setback distance as appropriate based on site-specific
considerations or written consent of the affected abutter(s) if the
project satisfies all other criteria for granting of a building permit
under the provisions of this section.
E.
Noise requirements. The wind turbine shall conform to Massachusetts
noise regulation 310 CMR 7.10. The Massachusetts Department of Environmental
Protection Noise Level Policy established for implementing this regulation
specifies that the ambient sound level, measured at the property line
of the facility or at the nearest inhabited buildings, shall not be
increased by more than 10 decibels weighted for the "A" scale or 10
dB(A) due to the sound from the facility during its operating hours.
F.
Visual requirements.
(1)
Unless required by the Federal Aviation Administration (FAA),
wind turbines shall not be lighted on a continuous basis. Lighting
of equipment, structures, and any other facilities on site (except
lighting required by the FAA) shall be shielded from abutting properties.
(2)
The wind turbine structure shall be free of all company logos,
advertising, and similar promotional markings. Signs on the facility
shall be limited to those needed to warn of any danger; and educational
signs providing information on the technology. All signs shall comply
with the requirements of the Town's sign regulations.[1]
(3)
The applicant shall minimize any impact on the visual character
of surrounding neighborhoods and the community by painting the wind
turbine structure a nonreflective color that blends with the surroundings.
Wind energy facilities shall be sited and/or operated in a manner
that minimizes shadowing or flicker impacts on the neighboring or
adjacent uses.
G.
Safety.
(1)
No hazardous materials or waste shall be discharged on the site
of any wind turbine facility. If any hazardous materials or wastes
are to be used on the site, the special permit shall incorporate provisions
for full containment of such materials or waste. An enclosed containment
area, designed to contain at least 110% of the volume of the hazardous
materials or waste stored or used on the site, may be required to
meet this requirement.
(2)
The wind turbine structure and facility shall also be designed
to prevent unauthorized access (for example, by construction of a
fenced enclosure or locked access, anti-climbing provisions, etc.).
H.
Underground utilities. All electrical connections from the wind turbine,
including any associated substations, to either the point of use for
the electricity or to the grid shall be made via underground conduits.
I.
Modifications. All modifications to a wind turbine installation made
after issuance of the special permit shall require prior approval
by the ZBA pursuant to MGL c. 40A, § 9 and the terms and
conditions of this bylaw.
J.
Reporting. After each wind turbine is operational, the applicant
shall submit to the special permit granting authority, at annual intervals
from the date of issuance of the special permit, a report detailing
operating data for the wind turbine, including, but not limited to,
days of operation, daily electrical energy production, total energy
production, emergent maintenance events.
K.
Monitoring and maintenance. The applicant shall maintain the wind
turbine facility installation in good condition using a formal planned
maintenance system based on historical experience, good engineering
practice, and installed system and performance monitoring instruments.
Such maintenance shall also include, but not be limited to, painting,
maintaining the structural integrity of the foundation, support structure
and security barrier (if applicable), and maintenance of the buffer
areas and landscaping, if present.
L.
Special permit.
(1)
A special permit issued by the ZBA for the construction or operation of any wind turbine shall be valid for 20 years, unless extended or renewed. Upon request, the ZBA may extend the time period or renew the special permit if there has been satisfactory operation of the facility. Any special permit issued under this bylaw shall lapse within one year from the grant thereof if construction has not sooner commenced except for good cause as determined by the ZBA. Upon the lapse of a special permit, a new special permit must be issued before construction or installation of the wind turbine may proceed. Upon expiration or termination of the special permit, the owner shall remove the wind turbine facility. A special permit granted for a wind turbine facility requires that the ZBA make written findings as set forth in § 230-7.2 of the Zoning Bylaw and, in addition, conclude that the wind turbine facility will not unreasonably interfere with the use or enjoyment of property abutting the proposed wind turbine facility and property within 300 feet of the location of the wind turbine facility.
(2)
Pre-application conference. Prior to the submission of an application
for a special permit under this regulation, the applicant is strongly
encouraged to meet with the ZBA at a public meeting to discuss the
proposed wind turbine installation in general terms and to clarify
the filing requirements.
(3)
Pre-application filing requirements. The purpose of the pre-application
conference is to inform the ZBA as to the general nature of the proposed
wind turbine. As such, no formal filings are required to be presented
at the pre-application conference. However, the applicant is encouraged
to prepare sufficient preliminary drawings or to present manufacturer's
drawings and specifications to inform the ZBA of the location and
overall design of the proposed facility, as well as its scale, noise
levels, and proximity to abutting residential structures.
(4)
Application filing requirements. At a minimum, the following
shall be included with the application for a special permit for each
wind turbine. The ZBA may require additional information where it
deems necessary to render a decision in the application for a wind
turbine.
(a)
Name, address, telephone number, and original signature (photo-reproductions
of signatures will not be accepted) of applicant and any co-applicants.
Co-applicants may include the landowner of the subject property or
the operator of the wind turbine.
(b)
If the applicant or co-applicant will be represented by an agent,
the name, address and telephone number of the agent shall be provided
as well as an original signature authorizing the agent to represent
the applicant and/or co-applicant. Photo-reproductions of signatures
will not be accepted.
(c)
Documentation of the legal right to install and use the proposed wind turbine and proof of control over the clear area, as required by Subsection D(1), (2) and (3) of this bylaw. A copy of the recorded deed to the property shall be sufficient for this purpose if the applicant is the record owner of the property.
(d)
If the property is to be leased or subject to an easement, the
applicant shall provide a copy of the lease or easement instrument.
(e)
Identification of the subject property by including the name
of the nearest road or roads, and street address, if any; Assessors
map and parcel number of subject property; zoning district designation
for the subject parcel with separately submitted locus map; a one-inch-equals-forty-feet
vicinity plan, signed and sealed by a licensed professional land surveyor
showing the following:
[1]
Property lines for the subject property, and all
properties adjacent to the subject property within 300 feet.
[2]
Proposed location of the wind turbine(s), fencing,
associated ground equipment, transmission infrastructure and access
roads.
[3]
The outline of all existing buildings, including
their purpose(s) (e.g., residential buildings, garages, accessory
structures, etc.), on the subject property and all adjacent properties
within 300 feet, and the distances, at grade, from the proposed wind
turbine to each building on the vicinity plan shall be shown.
[4]
Existing (before) condition photographs. A color
photograph of the current view shall be submitted from at least two
locations to show the existing conditions.
[5]
Proposed (after) condition representations. Each
of the existing condition photographs shall have the proposed wind
energy conversion facility superimposed on it to accurately simulate
the proposed wind energy conversion facility when built and illustrate
its total height, width, and breadth.
[6]
For wind turbines with hub heights of 165 feet
(50 meters) or greater, sight-line representations must be provided.
A sight-line representation shall be drawn from representative locations
that show the lowest point of the turbine tower visible from each
location. Each sight-line shall be depicted in profile, drawn at one-inch-equals-forty-feet
scale. The profiles shall show all the intervening trees and buildings.
There shall be at least two sight-line representations illustrating
the visibility of the facility from surrounding areas as the closest
residence or place of business, or nearby public roads or areas. Documentation
of the wind turbine manufacturer and model, rotor diameter, tower
height, tower type and foundation type/dimensions. Tower and foundation
drawings and specifications signed by a professional engineer(s) licensed
to practice in the Commonwealth of Massachusetts. Materials of the
proposed wind turbine shall be specified by type and specific treatment.
This information shall be provided for the wind turbine tower and
all other proposed equipment/facilities.
[7]
Colors of the proposed wind turbine shall be represented
by a color board showing actual colors proposed. If lighting of the
site or turbine is proposed by the applicant or required by the FAA,
the applicant shall submit a copy of the FAA's determination to establish
the required markings and/or lights for the structure. The applicant
shall also submit a printout of a computer-generated, point-to-point
simulation indicating the horizontal footcandle levels at grade, both
within the property to be developed and 300 feet beyond the property
lines. The printout shall indicate the locations and types of luminaries
proposed.
[8]
The applicant shall provide a statement listing
the existing ambient noise levels at the property boundaries of the
proposed wind turbine and the maximum future projected noise levels
from the proposed wind turbine. Such statement shall be certified
and signed by a professional engineer licensed in the Commonwealth
of Massachusetts, stating that noise projections are accurate and
meet the noise standards of this bylaw and the Massachusetts noise
regulation 310 CMR 7.10 and are acceptable under Massachusetts Department
of Environmental Protection guidance for noise measurements.
[9]
To ensure safe operation of the wind turbine, the
applicant shall provide a statement from the wind turbine manufacturer
giving the recommended maintenance procedures and schedule, and an
operation and maintenance plan by the applicant to follow said procedures
and schedule.
[10]
The applicant shall provide a detailed business
plan for the project, including but not limited to the goals of the
project, the stakeholders, and the time line of anticipated activities.
[11]
The applicant shall submit a fully inclusive estimate
of the costs associated with removal, prepared by a qualified engineer.
The amount shall include a cost-of-living adjustment for removals
after 10, 15 and 20 years. The ZBA shall require the applicant to
provide a form of surety (i.e., post a bond, establish an escrow account,
or other) at the ZBA's election at the time of construction to cover
the costs of removal in the event the Town must remove the facility.
The amount of such surety shall be equal to 150% of the anticipated
cost of compliance with this section.
[12]
The applicant shall provide evidence that the
utility company that operates the electrical grid where the facility
is to be located has been informed of the customer's intent to install
an interconnected customer-owned generator.
[13]
The applicant shall identify the proposed clearing
of natural vegetation for the construction, operation and maintenance
of the wind turbine facility.
[14]
The ZBA may require additional information and
data from the applicant as it determines relevant to the application,
in its sole discretion.
(5)
Professional fees. The Town may retain a technical expert/consultant
and legal services, pursuant to MGL c. 44, § 53G, to verify
information presented by the applicant. The cost for such a technical/consultant
and legal services, if needed, will be at the expense of the applicant
pursuant to the terms and conditions of MGL c. 44, § 53G.
M.
Abandonment or discontinuation of use.
(1)
Notification requirements. At such time that a wind turbine
is scheduled to be abandoned or discontinued, the applicant will notify
the ZBA and Building Commissioner by certified U.S. Mail of the proposed
date of abandonment or discontinuation of operations. In the event
that an applicant fails to give such notice, the facility shall be
considered abandoned or discontinued if the wind turbine is inoperable
for 180 consecutive days.
(2)
Physical removal. Upon abandonment or discontinuation of use,
the owner shall physically remove the wind turbine within 90 days
from the date of abandonment or discontinuation of use. This period
may be extended at the request of the owner and the discretion of
the ZBA. "Physically remove" shall include, but not be limited to:
removal of the wind turbine and tower, all machinery, equipment shelters,
security barriers and all appurtenances from the subject property,
proper disposal of all solid or hazardous materials and wastes from
the site in accordance with local and state solid waste disposal regulations,
and restoration of the location of the wind turbine to its natural
condition, except that any landscaping, grading or below-grade foundation
may remain in the "after" condition.
N.
Change of owner. Once a special permit for a commercial wind turbine
has been approved, the applicant shall duly record a copy of the special
permit with the Plymouth County Registry of Deeds. All subsequent
deeds to the property shall refer to the special permit and incorporate
it by reference. All conditions under which the special permit was
originally granted shall be binding on all successive owners of the
property. In the event of a transfer of ownership, the original owner
shall notify the Chief Executive Officer of the Town by certified
U.S. Mail of the transfer in ownership within 30 days of the transaction.
O.
Severability of provisions. The provisions of this bylaw are severable.
If any provision of this bylaw is held invalid, the other provisions
shall not be affected thereby. If application of this bylaw or any
of its provisions to any person or circumstance is held invalid, the
application of this bylaw and its provisions to other persons and
circumstances shall not be affected thereby.
[Added 3-28-1989 STM
by Art. 4; amended 3-10-1997 STM
by Art. S3; 10-25-2004 STM by
Art. S20]
Individual lots in Residence Districts need not have the required
amount of lot frontage, provided that all of the following conditions
can be met for each individual lot lacking such frontage:
A.
The area of said lot is at least double the minimum area normally
required for the district.
B.
A building line is designated on the plan, and the width of the lot
at that line equals or exceeds the number of feet normally required
for street frontage in the district.
C.
Lot width is at no point less than 35 feet, and lot frontage is not less than 35 feet. Frontage shall meet all of the requirements contained in the definition for "frontage" in Article XI herein.
D.
Not more than one rear lot shall be created from a property, or a
set of contiguous properties held in common ownership as of March
10, 1997. Documentation to this effect shall be submitted to the Planning
Board along with the application for approval not required or definitive
subdivision plans under the Subdivision Control Law.[1] The Building Commissioner shall not issue a building permit
for any rear lot without first establishing that compliance with this
provision has been determined by the Planning Board.
E.
At the time of the creation of the rear lot, it shall be held in
common and contiguous ownership with the front lot.
F.
The applicant shall submit a plan to the Planning Board under the
Subdivision Control Law depicting both the rear lot and the front
lot from which the rear lot was created.
G.
Rear lots serving single-family structures shall have front, rear,
and side yards equal to or in excess of those required in the district.
H.
Any lot lawfully in existence as of June 1, 2004, that complied with the requirements of § 230-8.4 at the time said lot was created shall be considered in compliance with the frontage, area and width provisions of the Zoning Bylaw in effect at the time a building permit is sought for said lot and therefore be eligible for a building permit as a lot that conforms to zoning; provided, however, that the resulting structure shall comply with the front, rear, and side yard setback requirements under the Zoning Bylaw in effect at the time the lot was created.
[Added 6-18-1990 STM
by Art. 4]
A.
Purpose.
(1)
The purpose of this section is to provide municipal control
of the use of coastal water areas which are not within any of the
Town's land use zoning districts in order to protect and enhance the
natural and man-made environmental qualities of the Town of Marion,
encourage water-dependent uses where appropriate, and preclude uses
which could evolve because other Town, state or federal laws and regulations
do not provide sufficient protection of the public interest.
(2)
All areas within the Surface Water District shall also be subject
to the rules and regulations as are from time to time issued by the
Marine Resources Commission or the Harbormaster in support of the
authority granted under MGL c. 91 and further subject to any special
bylaws as may be adopted by the Town, and further subject to the granting
of licenses and/or permits required by the Town, state or federal
boards or agencies exercising authority granted to them by laws other
than MGL c. 40A.
(3)
All traditional uses of the surface waters for recreational
and commercial purposes shall be permitted except as otherwise set
forth herein.
B.
District boundaries. The district defined by these regulations shall
cover all water areas within the municipal limits of the Town of Marion
seaward of the low water mark as said mark is defined in Chapter 91
Regulations promulgated by the Massachusetts Department of Environmental
Protection.
C.
Prohibited uses. The following uses shall not be allowed within the
Surface Water District:
(1)
Boatels and similar facilities offering temporary sleeping and/or
eating accommodations.
(2)
Residential uses, except that a vessel equipped with a Type
3 holding tank or other Coast-Guard-approved wastewater device, and
anchored or moored in accordance with applicable Town mooring regulations,
may be used for human habitation for a period which cumulatively shall
not exceed nine months within any calendar year.
D.
Special permit uses.
(1)
The Planning Board shall be the special permit granting authority.
The following uses may be allowed within the Surface Water District
only by special permit from the Planning Board:
(2)
The following uses may be allowed in both the Surface Water
District and an adjoining residential land use district by special
permit from the Planning Board:
[Amended 4-24-2000 ATM
by Art. 26; 10-21-2019 STM by Art. 19]
E.
Special permit review procedure. Special permits shall be granted
only after the Planning Board:
(1)
Reviews the written recommendations of the Marine Resources
Commission, Harbormaster, Select Board, Board of Health, and Conservation
Commission. Upon receipt of the special permit application, the Planning
Board shall forward a copy of the application to each of the above-named
authorities for comment. Failure of any of the above-named authorities
to submit written recommendations to the Planning Board within 35
days of the initial filing of the special permit application shall
be deemed a favorable recommendation of said authority. If the Planning
Board allows or denies a use which is contrary to the recommendations
of the Marine Resources Commission, the Planning Board shall so state
its reasons in writing when making the decision.
[Amended 10-19-2021 STM by Art. 6]
(2)
Determines that the proposed use is consistent with the provisions
of the Marine Land Use Plan or Master Plan and the Open Space Plan
as they are from time to time adopted and amended.
(3)
Determines that the proposed use is consistent with any Town
of Marion Harbor Plan.
(4)
Determines that the proposed use is a water-dependent use, meaning
those uses and facilities which require direct access to or locations
in marine or tidal waters and which therefore cannot be located inland
(ref. MGL c. 91, Waterways Law).
(5)
Determines that the landward facilities, such as parking and
access ways, will not constitute an adverse influence on adjoining
properties.
[Added 11-13-2000 STM
by Art. S7; amended 10-15-2001 STM by Art. S13; 4-29-2003 STM
by Art. S8; 4-25-2005 ATM by Art.
31]
A.
Purpose. The purpose of accessory apartments is to provide additional
dwelling units to rent without adding to the number of buildings in
the Town or to alter substantially the appearance of the Town. An
accessory apartment is intended to provide assistance in the provision
of affordable housing opportunities for families and individuals of
all ages.
B.
Procedure. A single-family dwelling, lawfully in existence as of the date of the adoption of this bylaw, or an accessory structure located on the same lot as a single-family dwelling lawfully in existence as of the date of the adoption of this bylaw, may be converted such that it contains an accessory dwelling unit (an accessory apartment), provided that requirements of § 230-7.2 of the Zoning Bylaw and the following terms and conditions are met.
C.
Minimum submittal and performance standards.
(1)
The applicant shall submit a plot plan prepared by a registered
land surveyor that shows the following: the existing dwelling unit,
accessory structure(s) and/or proposed accessory apartment, location
of any septic system, required parking, and all residential dwellings
within 150 feet of the proposed accessory apartment. A mortgage inspection
survey, properly adapted by a surveyor, shall be sufficient to meet
this requirement.
(2)
Any special permit shall be subject to review and approval by
the Board of Health as to sanitary wastewater disposal in full conformance
with the provision of 310 CMR 15.00 (Title V of the State Environmental
Code), assurance that there is an adequate supply of potable water
and the proposed drainage plans, if any, required due to the construction
of new parking spaces or alteration to existing structures;
(3)
The Board of Appeals shall require the owner of the property
to provide an affidavit, subject to the pains and penalties of law,
certifying that the owner of the property, except for bona fide temporary
absence, shall occupy one of the two dwelling units.
(4)
Not more than one accessory apartment may be established on
a lot. The accessory apartment shall not exceed 1,200 square feet
in floor space, must be smaller than the area of the main part of
the dwelling and shall be located in the principal residential structure
or within an accessory building.
[Amended 5-21-2012 ATM
by Art. 34]
(5)
The external appearance of the structure in which the accessory
apartment is to be located shall not be significantly altered from
the appearance of a single-family structure, in accordance with the
following:
(a)
Any accessory apartment construction shall not create more than
a fifty-percent increase in the gross floor space of the structure
existing as of the date of the adoption of this bylaw.
(b)
Any stairways or access and egress alterations serving the accessory
apartment shall be enclosed, screened, or located so that visibility
from public ways is minimized.
(c)
Sufficient and appropriate space for at least one additional
parking space shall be constructed of materials consistent with the
existing driveway and shall have vehicular access to the driveway.
(d)
The design and size of the apartment conforms to all applicable
standards in the health, building, and other relevant codes and regulations.
(6)
The Board of Appeals shall require as a condition of the special
permit that the special permit is not transferable or assignable and
that it shall lapse, by operation of law, when the property (in whole
or in part) that is subject to the special permit is transferred or
sold.
(7)
The Board of Appeals shall take into consideration the reports
of Town agencies, departments and boards and shall make specific findings
as to the decision's consistency or inconsistency with the reports
received from the Planning Board and Board of Health.
A.
Purposes. The purposes of the Sippican River Overlay District are
to:
(1)
Prevent and control water pollution, especially from non-point
sources, and thereby improve the water quality of the river;
(2)
Promote the preservation of the scenic qualities of the natural
landscape (indigenous vegetation) along the river;
(3)
Prevent any additional disruptions to the natural flow of the
river;
(4)
Protect fisheries and wildlife habitat within and along the
river;
(5)
Control erosion and siltation;
(6)
Enhance and preserve existing agricultural lands, floodplains
and other environmentally sensitive areas along the shoreline;
(7)
Conserve shore cover and encourage well-designed and environmentally
sensitive developments and agricultural and other farming uses.
B.
Scope of authority. All existing regulations of the Marion Zoning
Bylaws applicable to the underlying district shall remain in effect,
except that where the Sippican River Protection Overlay District imposes
additional regulations, such regulations shall prevail.
C.
District delineation. The area covered by this overlay district shall
be all contiguous portions of the Sippican River in the Town of Marion,
its shores and landward up to 200 feet from the normal high water
line. All distances shall be measured in horizontal feet. The upstream
boundary of the district is the Rochester Town line; the downstream
boundary is a line drawn from the tip of Rose Point to the westerly
line of the Town beach lot on River Road. This overlay district is
shown on the Zoning Map of the Town of Marion, dated May 12, 2014.
[Amended 5-12-2014 ATM
by Art. 39]
D.
Permitted uses. The following uses are permitted within the district, provided they are in conformance with the river protection standards in Subsection G:
(1)
Agricultural production, including raising of cranberries, livestock,
poultry, nurseries, orchards, hay and other crops;
(2)
Recreational uses, provided there is minimal disruption of wildlife
habitat;
(3)
Maintenance and repair usual and necessary for continuance of
an existing use;
(4)
Conservation of water, plants and wildlife, including the raising
and management of wildlife;
(5)
Emergency procedures necessary for safety or protection of property;
(6)
Single-family residences on lots fronting on a way not requiring
approval under the Massachusetts Subdivision Control Law, MGL c. 41;
(7)
Maintenance of the river may be done under the requirements
of MGL c. 131, § 40 and any other applicable laws, bylaws
and regulations.
E.
F.
Additional site plan approval criteria. All residential subdivisions
which require approval under MGL c. 41 shall require site plan approval
from the Planning Board. In addition to the standards contained in
MGL c. 41, the Planning Board shall also consider whether the use
or uses proposed in the River Protection Overlay District meet the
following criteria:
(1)
Are situated on a portion of the site that will most likely
conserve shoreland vegetation and the integrity of the buffer strip;
(2)
Are integrated into the existing landscape through features
such as vegetative buffers and through retention of the natural banks
of the river;
(3)
Will not result in erosion or sedimentation;
(4)
Will not result in water pollution.
G.
River protection standards. All land uses, including all residences
developed on riverfront lots, shall comply with the following standards:
(1)
A buffer strip extending 100 feet in depth, to be measured landward
from the high water line of the Sippican River, shall be required
for all lots within the River Protection Overlay District. If any
lot existing at the time of adoption of this bylaw does not contain
sufficient depth, measured landward from the high water line, to provide
a one-hundred-foot buffer strip, the buffer strip may be reduced to
50% of the available lot depth, measured landward from the high water
line.
(a)
Within the buffer strip, no trees or other vegetation shall
be harvested, cut, removed, thinned or otherwise disturbed other than:
[1]
Cutting and removing of dead vegetation; or
[2]
Selected cutting within the buffer strip when it will not cause
significant adverse environmental impact with respect to the stability
of the river bank and is subject to the following: no more than 50%
of the live trees five inches or more in diameter breast height during
any ten-year period, or the removal of more than 1/2 of the total
vegetative cover within the portion of each parcel that is within
the buffer strip.
(b)
No building nor structures shall be erected or moved into the
buffer strip.
(2)
On-site disposal systems shall be located as far from the Sippican
River as is feasible and shall conform to the provisions of 310 CMR
15, Title V of the Massachusetts State Environmental Code and the
Marion Sanitary Code.
(3)
All new development shall be integrated into the existing landscape
on the property so as to minimize its visual impact and maintain the
natural beauty of environmentally sensitive shoreline areas through
use of vegetative and structural screening, landscaping, grading and
placement on or into the surface of the lot.
(4)
Runoff from all agricultural and farming activities and from
new development, building or change in building or site must be contained
within the development or site. There shall be no net increase in
off-site runoff, nor any degradation of water quality in the water
leaving the site.
H.
Nonconforming use.
(1)
Any lawful use, building, structures or parts thereof existing
at the effective date of this bylaw, or amendment thereto, and not
in conformance with the provisions of this bylaw, shall be considered
to be a nonconforming use.
(2)
Any existing use or structure may continue and may be maintained,
repaired and improved but in no event made larger unless permission
is granted by the Zoning Board of Appeals.
(3)
Any nonconforming structure which is destroyed may be rebuilt
on the same location, but no larger than its overall original square
footage unless permission is granted by the Zoning Board of Appeals.
I.
Hardships. To avoid undue hardships, nothing in this bylaw shall
be deemed to require a change in design, construction or intended
use of any structure for which a building permit was legally issued
prior to the effective date of this bylaw. Such construction must
be completed within two years from the effective date of this bylaw
or such construction shall be required to conform to this bylaw.
J.
Severance. If any section or part thereof of this bylaw is held to
be invalid, the remainder of this bylaw shall not be affected thereby.
K.
BANK
HIGH WATER LINE
Definitions. As used in this section, the following terms shall have
the meanings indicated:
That portion of the land surface which normally abuts and
confines the river. The upper boundary of a bank is the first observable
break in the slope or the mean annual flood level whichever is lower.
A line located within a river bank that is apparent from
visible markings, changes in character of solids or vegetation due
to prolonged presence of water and which distinguishes predominantly
aquatic land from predominantly terrestrial land.
[Added 3-10-1997 STM
by Art. S8]
The following regulations shall apply to adult uses as defined
herein.
A.
Separation distances. Adult uses may be permitted only when located
outside the area circumscribed by a circle which has a radius consisting
of the following distances from specified uses or zoning district
boundaries:
B.
Measurement of radius. The radius distance shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed adult use is to be located, to the nearest point of the parcel of property of the zoning district boundary line from which the proposed adult use is to be separated. In the case of the distance between adult uses [Subsection A(2)] and between an adult use and an establishment licensed under MGL c. 138, § 12 [Subsection A(3)], such distances shall be measured between the closest points of the buildings in which such uses are located.
C.
Maximum usable floor area. With the exception of an adult cabaret
or an adult motion-picture theater, adult uses may not exceed 2,500
square feet of gross floor area.
D.
Parking requirements. The following parking requirements shall apply:
(1)
Parking for adult bookstores, adult paraphernalia stores, and adult video stores shall meet the requirements of § 230-6.5 for general retail.
(2)
Parking for adult cabarets and adult motion-picture theaters shall meet the requirements of § 230-6.5 for restaurants.
(3)
Parking shall be provided in the side or rear yard area only.
(4)
All parking areas shall be illuminated, and all lighting shall
be contained on the property.
(5)
Parking areas shall be landscaped in conformance with the appropriate
provisions of this Zoning Bylaw.
E.
Screening and buffers. A five-foot-wide landscaped buffer shall be
provided along the side and rear property lines of an adult use establishment
consisting of evergreen shrubs or trees not less than five feet in
height at the time of planting, or solid fence not less than five
feet in height.
F.
Visual access. All building openings, entries and windows shall be
screened in such a manner as to prevent visual access to the interior
of the establishment by the public.
G.
Application for special permit. The Planning Board shall be the special permit granting authority for the purposes of this § 230-8.8. An application for a special permit for an adult use establishment shall include the following information:
(1)
Name and address of the legal owner of the establishment;
(2)
Name and address of all persons having lawful equity or security
interest in the establishment;
(3)
Name and address of the manager;
(4)
Number of employees;
(5)
Proposed provisions for security within and without the establishment;
(6)
The physical layout of the interior of the establishment.
H.
Prohibition. No adult use special permit shall be issued to any person
convicted of violating the provisions of MGL c. 119, § 63
or MGL c. 272, § 28.
I.
Public hearing. An adult use special permit shall only be issued
following a public hearing held within 65 days after the filing of
an application with the special permit granting authority, a copy
of which shall forthwith be given to the Town Clerk by the applicant.
J.
Lapse. Any adult use special permit issued under the bylaw shall
lapse within one year, not including such time required to pursue
or await the determination of an appeal from the grant thereof, if
substantial use thereof has not sooner commenced except for good cause
or, in the case of a permit for construction, if construction has
not begun by such date except for good cause.
[Added 3-10-1997 STM
by Art. S4]
A.
General. For the purpose of promoting the safety of the residents
of the Town, an application for a building permit for a residential
structure shall include a plan, at a scale of one inch equals 100
feet, showing the driveway serving the premises, and showing existing
and proposed topography at ten-foot or three-meter contour intervals.
All driveways shall be constructed in a manner ensuring reasonable
and safe access from the public way serving the premises to within
a distance of 100 feet or less from the building site of the residential
structure on the premises, for all vehicles, including but not limited
to emergency, fire, and police vehicles. The Building Commissioner
shall not issue a building permit for the principal structure on the
premises unless all of the following conditions have been met.
B.
Except in access strips of less than 50 feet width to rear lots,
no driveway shall be located within 10 feet of any side or rear lot
line without written approval by the appropriate abutter(s), or by
special permit by the Planning Board after a determination that said
driveway will provide safe and reasonable access for fire, police
and emergency vehicles.
C.
The distance of any driveway measured from the street line to the
point where the principal building is proposed shall not exceed a
distance of 500 feet, unless the Planning Board shall grant a special
permit after a determination that said driveway will provide safe
and reasonable access for fire, police and emergency vehicles.
D.
The grade of each driveway where it intersects with the public way
shall not exceed 8% for a distance of 20 feet from the travel surface
of the public way unless the Planning Board shall grant a special
permit after a determination that said driveway will provide safe
and reasonable access for fire, police and emergency vehicles.
E.
Driveways serving the premises shall provide access through the required frontage of the serviced lot, except in the case of a "common driveway" under Subsection F herein.
F.
A common driveway with a single access point, serving not more than two lots, may be allowed on special permit by the Planning Board. A driveway with two access points, designed as a loop, serving three to six lots may be allowed on special permit by the Planning Board. A common driveway must satisfy all of the conditions in this § 230-8.9, as well as all of the following conditions:
[Amended 10-15-2001 STM
by Art. S9]
(1)
The center line intersection with the street center line shall
not be less than 45°;
(2)
A minimum cleared width of 12 feet shall be maintained over
its entire length;
(3)
A roadway surface of a minimum of four inches of graded gravel,
placed over a properly prepared base, graded and compacted to drain
from the crown, shall be installed;
(4)
The driveway shall be located entirely within the boundaries
of the lots being served by the driveway and not along a side or rear
boundary line;
(5)
Proposed documents shall be submitted to the Planning Board
demonstrating that, through easements, restrictive covenants, or other
appropriate legal devices, the maintenance, repair, snow removal,
and liability for the common driveway shall remain perpetually the
responsibility of the private parties, or their successors-in-interest;
and
(6)
A common driveway may never be used to measure or determine
lot frontage.
A.
Purpose. The purpose of this section is to establish areas in which
wireless communications facilities may be provided while protecting
Marion's unique community character. The WCF Overlay District has
been created:
B.
Location. The WCF District shall be located as follows: Lot 14 on
Assessor's Plan 6; Lot 54 on Assessor's Plan 15; Lots 9 and 18 on
Assessor's Plan 24; Lot 14 on Assessor's Plan 26.
[Amended 10-28-1997 STM
by Art. S2]
C.
Applicability. The WCF District shall be construed as an overlay
district with regard to said locations. All requirements of the underlying
zoning shall remain in full force and effect, except as may be specifically
superseded herein.
D.
Submittal requirements. As part of any application for a special permit, applicants shall submit, at a minimum, the information required for site plan approval, as set forth herein at Article IX. Applicants shall also describe the capacity of the facility, including the number and types of antennas that it can accommodate and the basis for the calculation of capacity.
E.
Special permit. A wireless communications facility may be erected
in the WCF District upon the issuance of a special permit by the Planning
Board if the Board determines that the adverse effects of the proposed
facility will not outweigh its beneficial impacts as to the Town or
the neighborhood, in view of the particular characteristics of the
site, and of the proposal in relation to that site. The determination
shall include consideration of each of the following:
(1)
Communications needs served by the facility;
(2)
Traffic flow and safety, including parking and loading;
(3)
Adequacy of utilities and other public services;
(4)
Impact on neighborhood character, including aesthetics;
(5)
Impacts on the natural environment, including visual impacts;
(6)
Potential fiscal impact, including impact on Town services,
tax base, and employment;
(7)
New monopoles shall be considered only upon a finding that existing
or approved monopoles or facilities cannot accommodate the equipment
planned for the proposed monopole.
F.
Conditions. All wireless communications facilities shall be subject
to the following conditions:
[Amended 10-15-2001 STM
by Art. S16]
(1)
To the extent feasible, service providers shall co-locate on
a single facility. Monopoles shall be designed to structurally accommodate
foreseeable users (within a ten-year period) where technically practicable.
(2)
New freestanding facilities shall be limited to monopoles; no
lattice towers shall be permitted. Monopole height shall not exceed
100 feet above mean finished ground elevation at the base of the mounting
structure; provided, however, that a monopole may be erected higher
than 100 feet where co-location is approved or proposed, not to exceed
a height of 130 feet above mean finished ground elevation at the base
of the mounting structure.
(3)
Wireless communications facilities may be placed upon or inside
existing buildings or structures, including water tanks and towers,
church spires, electrical transmission lines, and the like. In such
cases, the facility height shall not exceed 20 feet above the height
of the existing structure or building.
(4)
All structures associated with wireless communications facilities
shall be removed within one year of cessation of use. The Board may
require a performance guarantee to effect this result.
(5)
To the extent feasible, all network interconnections from the
communications facility shall be via land lines.
(6)
Existing on-site vegetation shall be preserved to the maximum
extent practicable.
(7)
The facility shall minimize, to the extent feasible, adverse
visual effects on the environment. The Planning Board may impose reasonable
conditions to ensure this result, including painting, lighting standards,
landscaping, and screening.
(8)
Traffic associated with the facility shall not adversely affect
public ways.
(9)
Fencing may be required to control unauthorized entry to wireless
communications facilities.
(10)
The setback of the WCF from the property line shall be determined
by the Planning Board based on the specific proposal presented. In
no case will the setback be less than 40 feet.
[Added 10-28-1997 STM
by Art. S7]
Site design, materials, and construction processes shall be
designed to avoid erosion damage, sedimentation or uncontrolled surface
water runoff by conformance with the following:
A.
Grading or construction which will result in final slopes of 15%
or greater on 50% or more of lot area, or on 30,000 square feet or
more on a single lot, even if less than half the lot area, shall be
allowed only under special permit from the Planning Board, which shall
be granted only upon demonstration that adequate provisions have been
made to protect against erosion, soil instability, uncontrolled surface
water runoff, or other environmental degradation.
B.
All such slopes exceeding 15% which result from site grading or construction
activities shall either be covered with topsoil to a depth of four
inches and planted with vegetative cover sufficient to prevent erosion
or be retained by a wall constructed of masonry, reinforced concrete
or treated pile or timber.
C.
No area or areas totaling one acre or more on any parcel or contiguous
parcels in the same ownership shall have existing vegetation clear
stripped or be filled six inches or more so as to destroy existing
vegetation unless in conjunction with agricultural activity, or unless
necessarily incidental to construction on the premises under a currently
valid building permit, or unless within streets which are either public
or designated on an approved subdivision plan, or unless a special
permit is approved by the Planning Board on condition that runoff
will be controlled, erosion avoided and either a constructed surface
or cover vegetation will be provided not later than the first full
spring season immediately following completion of the stripping operation.
No stripped area or areas which are allowed by special permit shall
remain through the winter without a temporary cover of winter rye
or similar plant material being provided for soil control, except
in the case of agricultural activity or an emergency situation, such
as storm damage, where such temporary cover would be infeasible.
D.
The Building Commissioner may require the submission of all information
from the building permit applicant or the landowner, in addition to
that otherwise specified herein, necessary to ensure compliance with
these requirements, including, if necessary, elevation of the subject
property, description of vegetative cover and the nature of impoundment
basins proposed, if any.
E.
In granting a special permit, the Planning Board shall require a
performance bond to ensure compliance with the requirements of this
section.
F.
Hillside areas, except naturally occurring ledge or bedrock outcroppings
or ledge cuts, shall be retained with vegetative cover, as follows:
|
Average Percentage Slope
|
Minimum Percentage of Land to Remain in Vegetation
|
|---|---|
|
10.0% to 14.9%
|
25%
|
|
15.0% to 19.9%
|
40%
|
|
20.0% to 24.9%
|
55%
|
|
25.0% to 29.9%
|
70%
|
|
30.0% and above
|
85%
|
[Added 4-29-2003 STM
by Art. S1; amended 11-3-2003 STM
by Art. S18; 7-20-2020 ATM by Art. 51]
A.
Purpose and intent. The purpose of this bylaw is to outline and implement
a coherent set of policies and objectives for the development of affordable
housing in compliance with MGL c. 40B, §§ 20 through
23, and ongoing Town of Marion programs to promote a reasonable percentage
of housing that is affordable to moderate-income buyers. It is intended
that the affordable housing units that result from the bylaw be considered
as Local Initiative Program (LIP) dwelling units in compliance with
the requirements for the same as specified by the Department of Community
Affairs, Division of Housing and Community Development, and that said
units count toward the Town's requirements under MGL c. 40B, §§ 20
through 23.
B.
AFFORDABLE HOUSING UNIT
QUALIFIED AFFORDABLE HOUSING UNIT PURCHASER
Definitions. As used in this section, the following terms shall have
the meanings indicated:
A dwelling unit that can be purchased at an annual cost that
is no more than 30% of the homeowner's income, which is at or below
80% of the Town of Marion's median income as reported by the U.S.
Department of Housing and Urban Development, including units under
MGL c. 40B, §§ 20 through 23 and the Commonwealth's
Local Initiative Program (LIP).
An individual or family with a household income that does
not exceed 80% of the median income, with adjustments for household
size, as reported by the most recent information from the United States
Department of Housing and Urban Development (HUD) and/or the Massachusetts
Department of Housing and Community Development (DHCD).
C.
Applicability.
(1)
Division of land. This bylaw shall apply to the division of land held in single ownership as of April 29, 2003, or any time thereafter into six or more lots, whether said six or more lots are created at one time or the cumulative of six or more lots created from said land held in single ownership as of April 29, 2003, and shall require a special permit under Article VII of the Zoning Bylaw. A special permit shall be required for land divisions under MGL c. 40A, § 9 as well as for "conventional" or grid divisions allowed by MGL c. 41, §§ 81L and 81U, including those divisions of land that do not require subdivision approval.
(2)
Multifamily dwelling units. This bylaw shall apply to the construction of six or more multifamily dwelling units, whether on one or more contiguous parcels in existence as of April 29, 2003, and shall require a special permit under Article VII of the Zoning Bylaw.
(3)
The provisions of Subsection C(2) shall not apply to the construction of six or more single-family dwelling units on individual lots, if said six or more lots were in existence as of April 29, 2003.
(4)
The Planning Board shall be the special permit granting authority
(SPGA) for all special permits under this bylaw.
D.
Mandatory provision of affordable units. The SPGA shall, as a condition of approval of any development referred to in Subsection C, require that the applicant for special permit approval comply with the obligation to provide affordable housing pursuant to this bylaw and more fully described in Subsection E.
E.
Provision of affordable units.
(1)
The SPGA shall deny any application for a special permit for
development if the applicant for special permit approval does not
comply, at a minimum, with the following requirements for affordable
units:
(a)
At least 5% of the lots in a division of land or units in a
multifamily unit development subject to this bylaw shall be established
as affordable housing units in any one or combination of methods provided
for below. Fractions of a lot or dwelling unit shall be rounded up
to the nearest whole number, such that a development proposing 11
dwelling units shall require one affordable unit, a development proposing
21 dwelling units shall require two affordable units, and so on;
F.
Provisions applicable to affordable housing units on- or off-site.
(1)
Siting of affordable units. All affordable units constructed
or rehabilitated under this bylaw shall be situated so as not to be
in less desirable locations than market-rate units in the development
and shall, on average, be no less accessible to public amenities,
such as open space, than the market-rate units.
(2)
Minimum design and construction standards for affordable units.
Affordable housing units within market-rate developments shall be
integrated with the rest of the development and shall be compatible
in design, appearance, construction and quality of materials with
other units.
(3)
Timing of construction or provision of affordable units or lots.
The SPGA may impose conditions on the special permit requiring construction
of affordable housing according to a specified timetable, so that
affordable housing units shall be provided coincident to the development
of market-rate units, but in no event shall the development of affordable
units be delayed beyond the schedule noted below:
|
Market-Rate Unit
|
Affordable Housing Unit
|
|---|---|
|
Up to 30%
|
None required
|
|
30% plus 1 unit
|
At least 10%
|
|
Up to 50%
|
At least 30%
|
|
Up to 75%
|
At least 50%
|
|
75% plus 1 unit
|
At least 70%
|
|
Up to 90%
|
100%
|
|
Any fractions of an affordable unit shall be rounded up to a
whole unit.
| |
G.
Local preference. The SPGA shall require the applicant to comply
with local preference requirements, if any, as established by the
Select Board.
[Amended 10-19-2021 STM by Art. 6]
H.
Marketing plan for affordable units. Applicants under this bylaw
shall submit a marketing plan or other method approved by the SPGA,
which describes how the affordable units will be marketed to potential
homebuyers. This plan shall include a description of the lottery or
other process to be used for selecting buyers. The plan shall be in
conformance to DHCD rules and regulations.
I.
Provision of affordable housing units off site. Subject to the approval of the SPGA, an applicant subject to this bylaw may develop, construct or otherwise provide affordable units equivalent to those required by Subsection E off site. All requirements of this bylaw that apply to on-site provision of affordable units shall apply to provision of off-site affordable units. In addition, the location of the off-site units to be provided shall be approved by the SPGA as an integral element of the special permit review and approval process.
J.
Maximum incomes and selling prices: initial sale.
(1)
To ensure that only eligible households purchase affordable
housing units, the purchaser of an affordable unit shall be required
to submit copies of the last three years' federal and state income
tax returns for the household and to certify in writing and prior
to transfer of the title to the developer of the housing units or
his/her agent, and within 30 days following transfer of title to the
Marion Select Board or to another authority as stipulated by them
that the annual household income level does not exceed the maximum
established by the Commonwealth's Division of Housing and Community
Development (DHCD) and as may be revised from time to time.
[Amended 10-19-2021 STM by Art. 6]
(2)
The maximum price of the affordable housing unit(s) created
under this bylaw is established by DHCD under the Local Initiative
Program (LIP) guidelines in effect at the time the unit(s) is built.
K.
Preservation of affordability; restrictions on resale. Each affordable
unit created in accordance with the bylaw shall have the following
limitations governing its resale. The purpose of these limitations
is to preserve the long-term affordability of the unit and to ensure
its continued availability for affordable income households. The resale
controls shall be established through a deed restriction, acceptable
to DHCD, on the property, recorded at the Plymouth County Registry
of Deeds or the Land Court, and shall be in force for a period of
99 years.
(1)
Affordable housing unit(s) resale price. Sales beyond the initial
sale to a qualified purchaser shall not exceed the maximum sales price
as determined by the DHCD for affordability within the Town of Marion
at the time of resale.
(2)
Right of first refusal of purchase. The purchaser of an affordable
housing unit developed as a result of this bylaw shall agree to execute
a deed rider prepared by the Town, granting, among other things, the
Town of Marion's right of first refusal for a period not less than
180 days to purchase the property or assignment thereof, in the event
that, despite diligent efforts to sell the property, a subsequent
qualified purchaser cannot be located.
(3)
The SPGA shall require, as a condition for special permit approval
under this bylaw, that the deeds to the affordable housing unit contain
a restriction requiring that any subsequent renting or leasing of
said affordable housing unit shall not exceed the maximum rental price
as determined by the DHCD for affordability within the Town of Marion.
(4)
The SPGA shall require, as a condition for special permit approval
under this bylaw, that the applicant comply with the mandatory set-asides
and accompanying deed restrictions of affordability. The Building
Commissioner shall not issue any building permit for any unit(s) until
the special permit and deed restriction are recorded at the Plymouth
County Registry of Deeds or the Land Court.
L.
Donation of land and/or fees in lieu of the affordable housing unit provision. As an alternative to the requirements of Subsection E, an applicant may contribute a fee or land to the Marion Housing Trust Fund in lieu of constructing and offering affordable units within the locus of the proposed development or off site.
(1)
Calculation of fees in lieu of units. The applicant for development
subject to this bylaw may pay fees in lieu of the construction or
provision of affordable units in the amount of $75,000 per unit. For
example, if the applicant is required to construct two affordable
income units, he/she may opt to pay $150,000 in lieu of constructing
or providing the units. The fee in lieu of construction of affordable
units shall be reviewed annually by the Select Board on or before
July 1 and adjusted to reflect the current cost of constructing an
affordable dwelling unit.
[Amended 10-19-2021 STM by Art. 6]
(2)
Schedule of fees in lieu of payments. Fees in lieu of payments shall be made according to the schedule set forth in Subsection F(3) above.
(3)
An applicant may offer, and the SPGA, in concert with the Select
Board, may accept, donations of land in fee simple, on or off site,
that the SPGA determines are suitable for the construction of affordable
housing units. The value of donated land shall be equal to or greater
than the value of the construction or set aside of affordable units.
The SPGA may require, prior to accepting land as satisfaction of the
requirements of this bylaw, that the applicant submit appraisals of
the land in question, as well as other data relevant to the determination
of equivalent value.
[Amended 10-19-2021 STM by Art. 6]
[Added 5-13-2013 ATM
by Art. 31]
A.
Purpose; bylaw objectives. The purpose of the Municipal Solar Overlay
District is to identify and include on the Marion Zoning Map, with
corresponding inclusion in the Zoning Bylaw, Town-owned real property
on which the installation of solar PV systems without the need for
a special permit would be compatible and consistent with the Marion
Zoning Bylaw.
B.
Definition. For the purpose of this bylaw and without intending to
limit the interpretation of the same, "ground-mounted solar PV systems"
shall include any engineered and constructed structure that converts
sunlight into electrical energy through an array of solar panels that
connect to a building's electrical system and/or the electrical grid.
C.
Overlay district locations. The Municipal Solar Overlay District
shall be defined as and include Lots 8, 9, 9C, and 9D as shown on
Marion Assessor's Map 24. The provisions of this district shall be
considered superimposed on and over the Zoning Map of the Town of
Marion and shall hereinafter be referred to as the "Municipal Solar
Overlay District." The uses and structures permitted in the Municipal
Solar Overlay District shall be considered an addition to, and not
conflicting with, the uses and structures permitted by the Zoning
Bylaw and Zoning Map.
D.
Allowable uses and structures. In addition to all other permitted and lawful uses and structures, within the Municipal Solar Overlay District the Town of Marion shall be permitted to construct, or have others construct, ground-mounted solar PV systems, provided that a building permit has been issued pursuant to the Massachusetts Building Code. No special permit shall be required for construction of ground-mounted solar PV systems within the Municipal Solar Overlay District. Submission to the Planning Board for minor site plan review and approval pursuant to § 230-9.1A of the Zoning Bylaw shall be as required by this bylaw (§ 230-8.13 et seq.), regardless of the minimum threshold requirements found in § 230-9.1A. In addition, a solar PV installation on the closed landfill within the Municipal Solar Overlay District also requires a MassDEP post-closure permit according to the MassDEP's Landfill Post-Closure Use Permitting Guidelines. All the provisions of the general or special laws relating to the use, lease and disposal of municipally owned property shall apply to any use or application of the Municipal Solar Overlay District.
