Submission Procedures For Site Plan Approval
Submission Requirements for Residential Site Plan Approval in the Weston Zoning Bylaw
- Under Section II. and Section V.B.2. c. for new or replacement construction on a Scenic Road
- Under Section V.B.2.d. and Section XI for new or replacement structures under Residential Gross Floor Area (“RGFA”)
1. One completed copy of the Application Form and all required submission documents and the review ($4000),filing ($300) and advertising ($50) fees shall be submitted to the Weston Town Planner at the Weston Town Hall. An application will not be reviewed unless accompanied by the fees.
A Certificate of Good Standing shall be certified by the Treasurer and submitted to the Town Planner and a Request for a Certified Abutters List shall be filed with the Assessor's office. The Assessor's Office will return the list to the Town Planner.
An application will not be reviewed and public hearing scheduled until all required items have been received and reviewed by both the Town Planner and the consultants. Accordingly, it is highly recommended that submissions be made earlier so that they can be reviewed for completeness. All required submission items must be received by the Weston Town Planner and the Planning Board consultants before the Public Hearing will be scheduled.
The following procedure will be followed:
- Contact the Town Planner to schedule an intake meeting with the Town Planner and the Planning Board's Landscape and Civil Engineering Consultants. Intake meetings are scheduled on Tuesday Mornings starting at 9:00 am. Town Planner and Consultants will meet with Applicant at submittal to:
- Review completeness of submission and advise Applicant of any missing information;
- Recommend plan revision to ensure consistency with Standards and Criteria;
- Review presentation materials for Public Hearing
Consultants are contracted by the Town of Weston and not the Applicant to assist the Planning Board in its evaluation of a project, but do not determine whether any project or aspect thereof will be acceptable to the Planning Board. The views expressed by the Weston Consultants during any meetings and correspondence with Applicant are not binding on the Planning Board and so are in no way any indication or guarantee that the Planning Board will approve Applicant’s proposed project, or will agree with Weston Consultants’ or Applicant’s opinions.
- The initial site walk and public hearing will be scheduled at the intake meeting. If major revisions are needed or the application is incomplete a second intake meeting may be scheduled and the the site walk and public hearing scheduled at the second intake meeting.
- The application will be routed to the relevant reviewing agencies by the Town Planner via email. A hardcopy of the site plan should be provided to the Fire Department. The applicant will need initials from each Agency on form SPA-3, Proof of Transmittal
- Planning Board and abutters attend Site Walk led by Applicant’s Development Team prior to Public Hearing.
- Planning Board will hold a Public Hearing at which the public will be allowed to comment on the project
- The Planning Board will review a draft Certificate of Action to approve the project with conditions.
Required Items For Submission
One copy of the completed Application form shall be sent to the Town Planner and the Planning Board Consultant.
The filing fee of $300; the review fee of $4,000; and an Advertising Fee of $50 shall be made out in separate checks to the Town of Weston and shall be sent to the Weston Town Planner accompanied by the application. Refer to Planning Board document entitled “Adoption of Review Fees,” found in the Building Department and on the Town of Weston website. Review fees accrue interest. It is the Applicant’s responsibility to request any unused funds from the Town, at the end of the project period.
The Site Plan shall be prepared by a Surveyor or Civil Engineer. The landscape architect or designer shall add plantings and proposed exterior lighting to the Site Plan or on a separate Landscape and Exterior Lighting Plan. The plan shall generally be at a scale of 1” = 20’ and in no case shall the scale be smaller than 1”=40’ and show the entire lot, including the street frontage, and general location of abutting properties. It is highly recommended that the Planning Board consultant and /or Town Planner be contacted if there is any question in determining the appropriate scale for submission.
All plans, documents, etc. are to have the project street address in the title block and a date.
The Site Plan shall be shown on a certified perimeter plan of the lot and include the following contents:
- North arrow
- Existing and proposed grades with a contour interval of 2 feet - Sample Grading Plan
- Proposed footprint of the house and all structures
- Proposed location of the driveway
- Proposed location of the septic system
- Existing vegetation and other natural features (e.g. major trees, rock outcroppings, streams, wetlands, etc.). The wetland vegetation boundary outlined in light blue; 100 foot buffer in yellow and 25 foot buffer in green; the 200 River front buffer in purple and the 100 foot River front buffer in brown. Different line symbols may be substituted for the different colors.
- Proposed limits of clearing necessary for construction of the house, accessory structures, driveway and septic system
- Proposed “no disturbance” areas- boundary line in a black line symbol, highlighted in red
- Proposed fences, retaining walls or other accessory structures (e.g. pools, tennis courts, cabanas, etc.)
- An approximate calculation of the proposed gross cut or fill necessary on the entire lot to accommodate all changes to existing grades
- Adjacent intersecting property lines with the current owner(s) name
- All off lot structures, paths, and trails located within 100 feet of all of the lot boundaries. - Sample Locus Plan
- Each change to a submitted site plan shall include a new revision date.
Septic System Plan
The Septic System Plan shall be prepared by an individual authorized under Title V of the Massachusetts Environmental Code. Included with the plan shall be the location and results of all deep hole tests and percolation tests performed on the lot. The Applicant should be able to discuss and defend how the proposed siting of the septic system complies with the intent of the Standards and Criteria and the Scenic Road and Residential Gross Floor Area provision to the By-Law., as opposed to presenting the most efficient design.
The Applicant should understand that for Planning Board purposes, the location of the septic system should not be limited to the area of the site with “best” soils. Clearing, Grading and additional disturbance should be minimized. The location and configuration of the system should compliment the rest of the site design and once constructed, should not appear unnatural. Grading above and around the system should be naturalized.
Sample Septic System Plan
The Plans shall be prepared by a registered architect at 1/8 scale or other scale approved by the Planning Board consultant and/or Town Planner and include the following:
- Floor plans
- Elevations of the house from all sides, with a note identifying materials to be used on the facade and roof, and the color of house and trim (provide paint chips, as well). Elevations shall call out the Average Natural Grade and proposed highest ridge height.
- Elevation of the house and accessory structures as seen from the street frontage(s), showing location of abutting homes
- 2 sections through the proposed house showing property lines, structures, walls, etc. One section shall begin across the street from which the proposed driveway(s) enters the lot and show the home across the street and run through to the rear of the lot and show the adjacent home to the rear. The second section shall be roughly parallel to the street frontage and include nearby adjacent homes, where present. - Sample Site Section
Proposed landscaping, including existing trees to remain, shall be shown on the sections, to scale. The scale of the sections may be smaller than 1/8 scale.
Sample Architectural Plans
Residential Gross Floor Area (RGFA)
Residential Gross Floor Area (RGFA) square footage calculations, i.e.,
measured from outside wall to outside wall, of the following:
- 1st floor
- 2nd floor
- Finished attic
- Entire basement if it is considered a story above grade. See ZBL Definitions.
- Attached or detached garage
- Accessory structures (e.g. barn, shed, cabana, etc.)
Sample RGFA Plans
Provide calculations of house height, as defined by the Weston Zoning By-Law (Average Natural Grade and stories), to be stamped by a registered architect and/or registered engineer.
Sample Average Natural Grade Calculations
The Landscape Plan shall include:
- a. The location and species of trees greater than 6” caliper (measured 12 inches over the soil line)proposed to be removed. An “X” shall be indicated on these trees
- b. The location and species of proposed new trees and woody plants
- c. Ground covers proposed for all areas inside the limit of disturbance boundary
- d. driveways and walkways and materials used
- e. Patios and walls
- f. A table or chart on the plan showing type, size and quantity of plant material
- g. Buffers- of particular interest are proposed buffers in the areas between the house and the street frontage(s) and the areas near abutting properties.
For each exterior lighting fixture within 75 feet of any property line, a copy of the Manufacturer’s light distribution map must be submitted.
Projects should not exceed 22,000 lumens.
Note: The required contents of the lighting plan may be included on the site plan or landscape plan.
Sample Landscape Lighting Plan
Zoning Conformance Sheet
The Applicant shall determine whether the lot, existing house and proposed house are in conformance with the underlying zoning district. A zoning conformance table on a separate sheet is part of the submission. The Sheet shall show the following information:
- Zoning District
- Minimum Required Lot size
- Minimum Required Frontage
- Minimum required setback from ROW and Center Line
- Minimum required setback from lot line
- Existing Lot Size
- Existing Frontage
- Existing and Proposed Setback
- Existing and Proposed Setback
List of Consultants
A list of consultants, the name of contact persons and their telephone numbers, responsible for the following tasks associated with the project shall be provided:
- Architectural design
- Site planning and engineering
- Septic system design
- Landscape design
- Exterior lighting
Provide a copy of the Assessor’s map with the proposed building lot highlighted, as part of the submission.
Go to Maps Online to print an Assessors Map
Storm Water Plans
Stormwater Plans and calculations should be prepared by a Professional Engineer. Post- development peak rates of runoff from a site must be equal to or less than pre-development peak rates of runoff for the 2, 10 and 100 year storm events. Provide supporting plans, details and calculations . Best management practices as described in the MA DEP Stormwater Policy Handbook and general engineering practice should be followed in the design of storm water controls.
Stormwater controls should be incorporated into the site design so that they compliment and do not detract from the rest of the site. Clearing, grading and additional disturbance to the site should be minimized. Stormwater controls should, whenever possible, be constructed in previously disturbed areas. Due to their impacts on the site and lack of aesthetic quality, detention basins are discouraged. Infiltration of runoff as a means of controlling the peak rate of runoff is highly encouraged.
Sample Stormwater Plan
A site walk will also be scheduled before the hearing. The Applicant’s engineer shall be present to lead the site walk and answer questions. The Applicant’s surveyor or engineer shall stake and flag the following: proposed driveway; corners of house and/or any other proposed structure; limit of clearing for building and work; septic area; stormwater structures; 100 foot buffer from wetland; landscape buffer that will be protected, and any other items that the Board feels is relevant to its decision making.
Presentation at the Public Hearing
The following materials, in addition to the submitted site and landscape plans, architectural elevations and sections, will be required at the Public Hearing:
(A) An Assessors Map blown up to sufficient scale to show properties in the neighborhood, including parcels behind the Applicant’s parcel.
- Extending from each parcel on the map, draw a line and attach a photograph of the existing house on that parcel.
- In Block Letters next to each Photograph: (1) Address, (2) Current Owner, (3) Gross Living Area, (4) number of garage bays, (5) GFA plus garage area (computed by multiplying garage bays by 300 s.f.
- Provide photographs of the proposed house site, including a photograph of the site as seen from the street frontage.
- Application Form for Site Plan Approval for Scenic Roads and Residential Gross Floor Area (PDF)
- Submittal Checklist - with links to sample documents
- Certificate of Understanding - to be completed prior to Building Permit Application