WVN Newsletter #181: TC plans, environmental studies
- 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.
REVISED TOWN CENTER PLAN
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.
GOLDEN TONES FUNDING LAGGING
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
Tax deductible checks can be mailed to Golden Tones, 41
Wayland, MA 01778
Or, contact Maddie directly at 358 7091 or msifantus@...
STATE MANDATES TC ENVIRONMENTAL STUDIES
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
(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
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
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
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."
WHAT IS MEPA?
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