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WVN Newsletter #181: TC plans, environmental studies

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  • waylandvoters1
    Dear Wayland Voter, The town center developers are scheduled to discuss their plan Wednesday night. Molly Upton reports below on opportunities for citizens to
    Message 1 of 1 , Sep 5, 2006
      Dear Wayland Voter,

      The town center developers are scheduled to discuss their plan
      Wednesday night. Molly Upton reports below on opportunities for
      citizens to comment.

      Meanwhile, the state has issued a detailed report calling for
      extensive environmental studies of the Route 20 site for the
      $100-million housing/shopping/office project.

      Also, we call attention to financial problems facing a well-known
      Wayland institution, the Golden Ones.


      The Planning Board's Wednesday meeting at 7:30 p.m. will
      include discussion by Twenty Wayland LLC on its revised
      concept plan for the mixed use overlay district. The Planning
      Board will hold a public hearing on the concept plan at a later
      date. In the meantime, residents may submit written comments
      on the plan to the Planning Board. For example, where do you
      think the green should be? Do you want more, smaller stores?
      Do you prefer to walk along a main street with many small
      storefronts or a few large stores? Should there be several
      streets (as in the case of Concord, Hingham and Wellesley)?
      Should there be some/no/ access onto Route 27?

      The developer's concept plan may be viewed at

      For more information contact the Planning Department office at
      508-358-3615 or visit www.wayland.ma.us/planning.


      A busy and well-known Wayland singing group, The Golden
      Tones, is in need of money for its operational budget. The
      group, which takes its lively singing to many gatherings of
      elders, has fallen behind in raising money because its director,
      Maddie Sifantus, has been sidelined since March by a
      severe car accident. See

      Donation information:
      Tax deductible checks can be mailed to Golden Tones, 41
      Cochituate Road,
      Wayland, MA 01778
      Or, contact Maddie directly at 358 7091 or msifantus@...


      The state Office of Environmental Affairs is requiring a detailed
      Environmental Impact Report (EIR) from Twenty Wayland LLC
      concerning its plans for the mixed use overlay district at the
      former Raytheon site. In this case, the Massachusetts
      Environmental Policy Act (MEPA) "jurisdiction exists over traffic/air
      quality, wetlands, wastewater, rare species and storm water." By
      comparison, the EIR for the Danforth Farms development in
      2002 took a much broader brush to many of the same areas.

      The state is requiring a draft and final EIR, and each stage will
      provide opportunity for public comment.

      In addition, the Environmental Notification Certificate (ENF)
      issued Aug. 25, 2006 from Robert W. Golledge, Jr. also requests
      information on the project's impact on the town's water
      resources. Themes in the letter are how the proposed project
      will relate to adjacent areas in town as well as use of low impact
      development plans, including a description of efforts to obtain "a
      Leadership in Energy and Environmental Design (LEED)
      Certification for the buildings.…"

      The Environmental Notification Certificate (EOEA #13844) is
      available at the Wayland Library and
      WVN found it interesting reading.

      For starters, the ENF requires the EIR to analyze the following
      alternatives and their environmental impacts:

      -- "No-Build Alternative."

      -- "Preferred Alternative (maximum build out under zoning) as
      proposed by the proponent."

      -- "A Low-Impact Design (LID) Alternative, incorporating the use
      of low- impact design development techniques to reduce
      stormwater runoff and wetland impacts."

      The EIR should also discuss "its consistency with local land use
      plans, including the updated Master Plan and Open Space and
      Recreation Plan, and applicable regional plans."


      The ENF certificate carefully examined the developer's ENF
      submission citing 7,834 expected new vehicle trips to be
      generated on an average weekday, with a total of 11,792 trips.
      The ENF noted, "The proponent has taken a vehicle trip
      generation credit of approximately 4,000 trips for existing land
      uses on the site. The EIR should include documentation to
      demonstrate that the site activity has not exceeded the three-year
      time limitation allowed for trip credit. If this timeline has been
      exceeded, the Traffic Impact Assessment must include revised
      trip generation estimates."

      The EIR submission should provide scenarios such as access
      only by Route 20, or Routes 20/27 and various locations for the
      Rte 20 access. The Massachusetts Highway Department has
      requested that the proponent study the feasibility of constructing
      a modern roundabout at the intersection of Route 20 and the
      proposed site drive, according to the letter.

      In addition, "the EIR should provide an update on discussions
      with adjacent property owners regarding the realignment or
      elimination of curb cuts along Route 20 to accommodate the
      Route 20 site drive." One possible interpretation of this
      statement is that the businesses on Route 20 west
      would be accessible via the roads within the zoning district, not
      directly from Route 20.

      On road intersections, the EIR "must demonstrate that the
      proposed mitigation measures are feasible and will effectively
      mitigate the impacts of each alternative." The state is asking for
      a close look at the Routes 20/27/126 intersection.

      For those worried about extra exhaust stemming from the
      heavier traffic, the EIR "should include an air quality mesoscale
      analysis of Build and No Build condition...Emission increases
      due to the project must be mitigated and the EIR should include
      the proponent's commitment to implement these mitigation

      The EIR should also present "potential locations for pedestrian
      and bicycle connections to the surrounding area," including
      existing business, historic and, residential areas.

      The ENF states: "The proponent should work with the Town of
      Wayland to provide local transportation services for elderly
      residents." The requested Transportation Demand Management
      plan should include proposals for encouraging ride sharing
      among site employees, and plans for proposed improvements
      to encourage increased use of public transportation, walking
      and bicycling.

      (Wellesley's Linden Square development agreement requires
      the developer to contribute significantly to elderly ride sharing
      transit and this element was always missing from the Wayland
      proposal. Now, the question is, will the state require the
      developer to assist Wayland with elderly transit, or can the
      developer simply tell the state the funds should come from its
      "gift" to the town.)


      "I strongly urge that the delineation of these wetland resource
      areas be approved by the Wayland Conservation Commission
      prior to the submission of the EIR so that impacts can
      adequately be assessed during the MEPA process," the
      certificate states.

      The EIR should examine options that avoid impacts to wetland
      resources and buffers, riverfront protection areas and 100-year
      flood plain areas. After demonstrating that impacts are
      "unavoidable, the EIR should demonstrate that the impacts have
      been minimized" and that the project is consistent with
      Wetlands Regulations. The state is asking for a detailed
      analysis of all wetland areas that may be "impacted as a result
      of potential roadway improvements associated with the project."

      In addition, the state wants to see data on the "floodplain areas,
      the frequency of flooding events, and development impacts on
      flood storage."


      The "EIR should discuss the visual impact of the proposed
      buildings and parking structures (if proposed) on the
      recreational and aesthetic values of the Sudbury River" as well
      as outline consistency with any performance standards for a
      designated Wild and Scenic River.


      The EIR "should investigate the feasibility of reducing impervious
      surfaces and implementing Low Impact Development (LID)
      techniques within the project site." According to the letter, the
      proposed impervious area will increase by 1.8 acres to 23.4
      acres. The state is asking for detailed stormwater drainage
      design information, including a total maximum daily load
      required for "this class of impaired waterbodies" and for the
      developer to demonstrate "that stormwater discharges are
      consistent with standards set for Zone II aquifer recharge


      In addition to providing a history and summary of Wayland's
      municipal wastewater management treatment plant, the EIR
      should include a discussion of the possible of expansion of this
      facility. Concerning a possible subsurface septic system onsite,
      the EIR should contain results of subsurface soil testing as well
      as the average and peak wastewater flows from the project,
      among other details. In addition, the EIR should contain
      information on the feasibility for groundwater discharge given
      anticipated Activity and Use Limitations (AULs) and deed
      restrictions on the project site.


      Because the "project site is located within a Zone II wellhead
      protection area and adjacent to the Sudbury River, I strongly
      encourage the proponent to address certain elements of the
      project as they relate to water resources." Issues include: storm
      water runoff and construction compliance with Zone II
      requirements; confirmation of use of no more than 45,000
      gallons per day; confirmation of "sufficient water capacity to serve
      the estimated demands generated by the project from the
      Wayland municipal water system. The EIR should outline any
      anticipated impacts to the distribution system, including the
      potential need for any upgrades."

      Hazardous waste information should also be included in the
      EIR, as well as a demonstration that "the infrastructure,
      stormwater system, and construction work for the proposed
      development are compatible with the remedial activities planned
      under the Massachusetts Contingency Plan (MCP)."

      The developer needs to file directly with the Natural Heritage and
      Endangered Species Program concerning activities within what
      is called "priority habitat." Four species of rare birds have been
      identified as occurring on the site. The Program is responsible
      for the conservation and protection of hundreds of species that
      are not hunted, fished, trapped or commercially harvested in the
      state. Highest priority is given to protecting the approximately 178
      species of vertebrate animals and 264 species of native plants
      officially listed as endangered, threatened or of special concern.

      The EIR should "conceptually identify" the location of the 10
      acres of conservation restriction, and draft language outlining
      reserved rights, prohibited uses, and opportunities for public
      access to the area.

      The EIR should also include impacts from the construction
      period, such as noise, dust, traffic flow disruptions and efforts to
      minimize them.

      Last, the EIR should include a "separate chapter summarizing
      proposed mitigation measures" along with resources, estimated
      costs, parties responsible for implementation, and a schedule
      for implementation. "The mitigation summary should compare
      anticipated mitigation costs to the funds promised by the
      proponent within the Development Agreement."


      According to the Web site, "MEPA review is intended to facilitate
      environmental planning for Projects requiring Agency Action,
      including an Agency's programs, regulations, or policies. It
      enables the Proponent and each Participating Agency to
      consider the positive and negative, short-term and long-term
      potential environmental impacts for all phases of a Project,
      and the cumulative impacts of the Project and any other Project
      or other work or activity in the immediate surroundings and
      region. It also enables an Agency to consider the cumulative
      impacts of Projects requiring individual Agency Actions taken in
      accordance with each of its programs,
      regulations and policies that may not otherwise be subject to
      adequate MEPA review or that may have similar environmental
      impacts such that a common assessment may be necessary or
      appropriate. MEPA review can influence the planning and design
      of a program, regulations, policy, or other Project to enable an
      Agency so to achieve these goals, provided that MEPA review is
      initiated sufficiently early and in any event prior to the Proponent
      finalizing or otherwise irreversibly committing to the program,
      regulations, policy, or other Project."

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      Wayland Voters Network
      Michael Short, Editor
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