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floor area and not involving a previously undeveloped site
<br /> greater than five acres in area, or residential conversions
<br /> under Section 6.3.A.8, or for other uses specified by the General
<br /> Laws for review by the Board of Appeals, such use shall be
<br /> permitted as a special exception only if the Board of Appeals so
<br /> determines and grants a Special Permit therefor.
<br /> A Special Permit may be issued only following the procedures
<br /> specified by the General Laws and may be approved only if it is
<br /> determined that the proposed use or development is consistent
<br /> with applicable State and Town regulations, statutes, by-laws
<br /> and plans, will not adversely affect public health or safety,
<br /> will not cause excessive demand on community facilities, will
<br /> not significantly decrease surface or ground water quality or
<br /> air quality, will not have a significant adverse impact on wild-
<br /> life habitat, estuarine systems, traffic flow, traffic safety,
<br /> waterways, fisheries, public lands or neighboring properties,
<br /> will not cause excessive levels of noise, vibration, electrical
<br /> disturbances, radioactivity or glare, will not destroy or disrupt
<br /> any species listed as rare, endangered or threatened by the
<br /> Massachusetts Natural Heritage Program or any known historic or
<br /> archaeologic site, will not produce amounts of trash, refuse or
<br /> debris in excess of the Town's landfill and waste disposal capa-
<br /> cities, will properly dispose of stumps, construction debris,
<br /> hazardous materials and other waste, will provide adequate off-
<br /> street parking, will not cause excessive erosion or cause in-
<br /> creased runoff onto neighboring properties or into any natural
<br /> • river, stream, pond or water body, and will not otherwise be
<br /> detrimental to the Town or the area.
<br /> In all cases involving a Special Permit, the application shall
<br /> include a site plan showing at least the location of buildings
<br /> on the site (meaning the entire lot on which the proposed use
<br /> or development is located) and within 100 feet of the site,
<br /> existing and proposed wells and septic systems, existing
<br /> { roadways, wetlands, water courses and significant slope or other
<br /> natural features, proposed parking, drainage, utilities, and
<br /> landscaping and other proposed features. For applications to
<br /> the Planning Board, a plan showing topography at a maximum of two
<br /> j (2) foot contour intervals shall also be required. In addition,
<br /> traffic studies, water quality impact reports, environmental
<br /> impact reports, fiscal impact reports and similar items may be
<br /> required along with those other specific items required by
<br /> Sections 9.3 and 9.4.
<br /> For applications to the Board of Appeals, at least three (3)
<br /> copies of all application materials shall be submitted, of which
<br /> one (1 ) shall be transmitted to the Design Review Committee.
<br /> Where the application involves any land within 100 feet of a
<br /> wetland, water body or watercourse, a fourth copy shall be
<br /> submitted for review by the Conservation Commission. Where the
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