Description
The following flow chart outlines the steps in the local review process for Legacy Farms. The mechanism of the OSMUD as a zoning overlay district was suggested in the Sasaki report issued in August, 2007. The review of the OSMUD as a proposed new zoning by-law was undertaken by the Zoning Advisory Committee beginning in October, 2007, resulting in a favorable recommendation by ZAC to the Planning Board. Following its own extensive review and public hearings, the Planning Board recommended adoption of the OSMUD to Town Meeting by a unanimous vote on March 24, 2008. A 2/3 majority vote at Town Meeting is required for OSMUD approval. The last step in the approval process is a review and approval of the OSMUD zoning by the Massachusetts Attorney General, whose review is limited to a municipality’s power to adopt the proposed zoning.
Following adoption of the OSMUD Zoning By-Law, Legacy Farms will apply for a Master Plan Special Permit from the Planning Board, which will be the subject of public hearings by the Planning Board. Thereafter, each individual “Development Project” area (or separate neighborhood) will undergo separate Site Plan Approval by the Planning Board and the Board’s peer review consultants, as appropriate. Some uses, which are considered the more intense uses, also will require additional special permits for use from the Planning Board.
Components of Legacy Farms also will require review by other local boards, such as the Conservation Commission and Department of Public Works. The Project also will require permits and approvals from state and/or federal agencies including the Massachusetts Environmental Policy Act (MEPA) Office and the Commonwealth of Massachusetts Department of Environmental Protection.
The flow chart on the State Review page adds a list of the state permits and review processes that the Legacy Farms project will also require. These permits generally are applied for simultaneously, and are pursued at the same time. However, all the permits for the Project, on both the state and local level, will need to be secured before the Project goes forward. The adoption of the OSMUD Zoning By-Law before the MEPA process is concluded is only one step in the permitting process. The MEPA review, as well as all the other state permits such as the Commonwealth of Massachusetts Department of Environmental Protection approval for wastewater and approvals for drinking water, will need to be finalized before the Project goes forward. There is no risk that the Project will go forward based on approval of the OSMUD Zoning By-Law if the state permits are not forthcoming.
Preliminary work has begun for all of these permit filings. Additional technical analysis will be completed in conjunction with the development of the Master Plan and the refinement of the overall design.
If you would like to learn more please attend an upcoming meeting or view our detailed timeline which includes the State review process.
Process Diagram
