A.
The design of the subdivision shall be such that it preserves the
scenic and environmental character of the town. Due regard shall be
made to enhance views and preserve wetlands, as well as protect large
trees, stonewalls, historic spots and similar community assets, which,
if preserved, will add attractiveness and value to the subdivision
and town.
B.
All subdivisions shall be designed to blend harmoniously into and
alongside existing neighborhoods. No change shall me made in existing
topography, as a result of the proposed subdivision, which adversely
affects any land abutting the proposed subdivision. Pervious areas
disturbed by construction of the subdivision will be loamed; hydro
seeded and re-vegetated to prevent erosion upon completion of subdivision
improvements. Reference is made to Northbridge's "Best Development
Practices Guidebook" dated December 2009.
C.
Construction review.
(1)
The ways shall be constructed and municipal services installed in
the subdivision in accordance with the following specific requirements
and shall be subject to construction review. The Planning Board may
select one of the following methods of construction review:
(a)
Inspections shall be made by appropriate local officials and/or
a professional engineer hired by the Board. An inspection is required
after the completion of each stage of construction. Written approval
by said individuals must be submitted to the Board prior to beginning
the next construction phase.
(b)
If the town has the available personnel, the Board may require
that a town employee be provided to act as an on-site inspection to
secure the construction of the infrastructure.
(c)
In detailing with large-scale projects, the Board may require
that an independent clerk-of-the-works be hired.
(2)
Regardless of which of the above-mentioned methods of review is selected
by the Planning Board, the cost shall be borne by the developer. An
agreement specifying the method chosen and the responsibility of both
parties involved shall be in place prior to the commencement of any
construction on the site.
D.
In each subdivision the ways shall be constructed and municipal services
installed in accordance with the following specific requirements:
(1)
No street or way through private property shall be accepted by the
town unless the same was previously constructed and completed in accordance
with the approved plan. Prior to the commencement of the construction
phase of development, a preconstruction conference between the Planning
Board and/or their agent and the developer and/or his agent shall
be held to be sure that all requirements herein are understood and
will be met.
(2)
Unless otherwise specified, all of the work and all of the materials
used in the work to be done shall conform to the requirements of the
Commonwealth of Massachusetts Highway Department, Standard Specifications
for Highways, Bridges and Waterways, 1995 Edition, as amended, hereinafter
referred to as the "standard specifications," as amended, and the
special provision included herein.
(3)
COMMONWEALTH
DEPARTMENT
ENGINEER
Wherever in the standard specifications or other contractual documents
the following terms or pronouns in place of them are used, the intent
and meaning shall be interpreted by substitution as follows:
The Town of Northbridge.
The Department of Public Works and Board of Selectmen of
Northbridge.
The Planning Board of the Town of Northbridge acting directly
or through an authorized representative; such representative acting
within the scope of the particular duties entrusted to him/her.
(4)
The extent of work required shall be shown upon the approved plans
and in compliance with the standard cross section plans. Stakes shall
be set which will indicate the exact amount of cut and fill.
(5)
Offset stakes shall be set under the direction of a registered land
surveyor at fifty-foot intervals and at each sewerage and drainage
structure and at each hydrant to indicate the location and the exact
amount of cut, fill or grade.
(6)
Improvements to minimize adverse environmental impact, if required,
shall be installed in accordance with all details as shown on the
approved definitive plan, and all possible measures shall be taken
during construction to minimize dust and erosion.
(7)
No earth shall be removed from the area shown on a definitive plan
except in accordance with the approved plan.
The construction of the drainage system, including methods of
construction and quality of materials used, shall be in conformity
with the definitive plan, and the details shall conform to the details
of the Massachusetts Highway Department specifications. In particular,
all catch basins shall be constructed of brick (either clay or concrete)
or of cement concrete or of cement concrete blocks laid in mortar
and plastered on the outside, with standard D-frames and grates, unless
cascade grates are called for. Granite or concrete headwalls should
be installed where required by the Director of Public Works. A granite-mouth
curb is to be furnished and set as directed by the Director of Public
Works. All catch basins shall have an inside diameter of at least
four feet and shall be constructed to a minimum depth of two feet
below the invert of the outflow pipe. Joints of all drain pipes shall
be sealed unless open joints are specifically approved by the Director
of Public Works. Where the pipes are of reinforced concrete, there
shall be a minimum cover of two feet and, where not reinforced, a
minimum cover of 3 1/2 feet to finished grade.
The water system shall be installed in accordance with the definitive
plan with the approval of the Director of Public Works.
The sewerage system shall be installed in accordance with the
approved definitive plan and shall be in conformance with the rules
and regulations of the Director of Public Works and the Sewer Superintendent.
A.
All water mains and laterals within the exterior lines of the street
shall be installed at least five feet below the finished grade.
B.
In rock, clay or peat excavation, trenches shall be excavated to
a depth of six inches or below the bottom of any water pipe, storm
drain or sewer line and filled with suitable base materials (select
gravel or 2 1/2 inch traprock, as is found to be necessary.
C.
All water pipes, storm drains and/or sewers and any gas mains or
underground light and power conduits shall be installed in the street
prior to completion of the roadway foundation. This includes the installation
of service pipes and conduits to the front lot line of each residential
lot shown in the subdivision.
D.
All storm drains, sewers, culverts, manholes, water mains and laterals,
shut-off valves and hydrants shall be inspected prior to any backfilling
of trenches or other covering of structures.
E.
Following such inspection, the fill material shall be carefully placed
around the structures and rammed and compacted to a depth of one foot
before completing the filling.
A.
The roadway shall be graded and prepared for pavement as follows:
(1)
No building permits shall be issued for any lot in a subdivision
until the roadway serving said lot has a base coat which has been
completed to the satisfaction of the Planning Board and the Director
of Public Works and the drainage system is operating at the base coat
level.
(2)
A construction schedule shall be presented to the Director of Public
Works, Planning Board and the Town Planner prior to the commencement
of any work, and adequate notification must be given prior to each
work phase.
(3)
Clearing and grubbing of the entire area of such street or way shall
be performed to remove all trees not intended for preservation, stumps,
brush, rocks, boulders and the like material which may exist on the
surface.
(4)
Roadway earth excavation shall remove all materials encountered down to the true surface of the subgrade [see Subsection A (6) below] or to suitable material in the areas where unsuitable materials exists in preparation for the foundation of roadway, sidewalks, driveways and berms. Material obtained from the excavation of the site may be used in fills as required if, in the opinion of the Board in conjunction with the Director of Public Works, it is deemed suitable.
(5)
When, in the opinion of the Board and the Director of Public Works,
suitable materials is not available within the limits of the roadway
location to form the subgrade or subbase, the contractor shall obtain
such additional material from other sources in accordance with this
section as may be approved by the Board and the Director of Public
Works.
(6)
The subgrade surface, 16 inches below the finished surface grades
in minor and secondary streets and 18 inches below the finished surface
grade in major streets in residential subdivisions and in all streets
in nonresidential subdivisions, shall be prepared true to the lines,
grades and cross sections given. All soft and spongy materials below
the subgrade surface shall be removed to a depth determined by the
Board and the Director of Public Works, and the space thus made shall
be filled with special gravel containing no stones over three inches
in diameter.
(7)
Gravel subbase or foundation containing no stones having diameters
greater than three inches shall be spread in two equal layers on the
surface of the subgrade to a minimum depth of 15 inches. Gravel borrow
shall be Type A as specified in the standard specifications. Each
layer shall be thoroughly watered, rolled with a ten-ton roller and
compacted true to line and grade. Any depressions that appear during
and after the rolling shall be filled until the surface is true.
(8)
Final grading, rolling, finishing, including the shaping and trimming
of the roadways, sidewalks and berms shall be in accordance with this
section as directed by the Board and the Director of Public Works.
(9)
The wearing surface of roadways shall be Type I bituminous concrete
pavement. The Type I-1 pavement shall be composed of mineral, aggregate,
mineral filler and bituminous material, plant-mixed and laid hot.
Materials and construction methods shall comply with the requirements
of Section 460 of the Standard Specifications, except that no construction
shall be undertaken after November 15 of any year without permission
of the Director of Public Works.
(10)
The bituminous concrete shall be installed in two lifts: a two-inch
binder coat and a two-inch finish coat.
(11)
Greater pavement thickness shall be required by the Board on
roadways subject to heavy traffic, such as in a nonresidential subdivision
or in selected major streets or subdivisions.
B.
Roadways shall be constructed for the full length of all streets
within the subdivision and shall have the same curb radius required.
The center line of all roadways shall coincide with the center line
of the street right-of-way unless a deviation is approved by the Planning
Board.
C.
The roadway shall be paved to the full width specified above, except
for any portion of such width to be occupied by shoulders, as hereinafter
provided.
D.
Shoulders.
(1)
In certain areas where it is desirable to maintain a rural character
of an area, the Board may allow stabilized grassed shoulders of having
a width not in excess of that specified below, to be constructed within
the roadway at its outer edges, and the width of the pavement may
be reduced accordingly (except near certain intersections, as hereinafter
provided). In no case, however, shall the total width of pavement
plus the two shoulders be less than the roadway width hereinbefore
specified for the type of street involved. The maximum width of shoulders
shall be as follows:
(2)
Such shoulders shall consist of a layer of select gravel mixed with
good quality loam in the ration of two parts gravel to one part loam,
placed on each side of the pavement surface (on top of the first layer
of roadway foundation), rolled and compacted to a transverse grade
meeting that of the finished pavement, as shown on the applicable
cross-section plan and seeded with grass seed applied in sufficient
quantity to assure adequate coverage. The seeding shall be done according
to accepted horticultural methods.
Embankments outside, within or adjoining the right-of-way shall
be evenly graded and pitched at a slope of not greater than two horizontal
to one vertical infill. Where cuts are made in the ledge, other slopes
may be determined with the approval of the Planning Board. Where terrain
necessitates greater slopes, retaining walls, terracing, fencing or
riprap may be used either alone or in combination to provide safety
and freedom from maintenance, but must be done in accordance with
plans filed with and approved by the Planning Board. Whenever embankments
are built in such a way to require approval by the Planning Board,
the developer must furnish to the town duly recorded access easements
free of encumbrances for maintenance of the slopes, terraces or retaining
walls. All such slopes shall be grassed in accordance with the specifications
for the area between the roadway and sidewalk or roadway and boundary
of the right-of-way.
A.
Vertical granite curbing shall be provided along each side of the
roadway throughout the subdivision and along the full perimeter of
all islands as shown on the definitive plan. Granite curbing shall
also be used around all median islands, around all turnaround islands,
and as headers for all catch basins. Granite curbing shall be Type
VA4 and conform MHD specification M9.04.0 and 9.04.1 and in accordance
with the requirements of Curb, Curb Inlets, Curb Corners, and Edging
(MHD Section 501). Curbing design is subject to approval from the
Department of Public Works.
B.
Granite curbing shall be installed at intersections of subdivision
streets and existing public ways as follows: the curbing shall extend
along the full length of the curb radius and then extend beyond that
point for a minimum of six feet.
C.
When curbed intersections involve one or more streets having grassed
shoulders, the curbing shall be placed at the edge of the roadway,
and the pavement on the street or streets with such shoulders shall
be widened to the full width of the roadway (thus meeting the curb)
within 50 feet of the intersection, tapering down to normal width
within 75 feet thereof.
D.
Sloped-granite curbing shall be installed along the roadway within
the bulb of a cul-de-sac, cape-cod berm shall be installed around
the associated landscaped islands.
Street signs which, in the opinion of the Board, are of the
type commonly used on public ways in the town and bearing the names
of the streets as indicated on the definitive plan, shall be erected
at all intersections of streets in the subdivision when the binder
course is laid down. At the intersection of a street in a subdivision,
reflective street signs shall be installed eight-feet above ground,
on a galvanized post, in accordance with the standards established
by the Department of Public Works and as may be amended. In general,
location shall be one-foot inside of the exterior street line.
A.
Standard for street name signs:
(1)
Nine-inch flat street sign - 080 gauge aluminum.
(2)
White VIP background, printed one side, two pieces.
(3)
Burgundy EC film with cut out lettering.
(4)
Six-inch, three color (black, blue, white) Northbridge Town Seal
on each side,
(5)
Mounted on 1 3/4 inch square quick punch post, painted black,
with two-inch by three-inch anchor, spacers, drive rivets, corner
bolt and rain cap.
Sidewalks shall be constructed on concrete (such as Portland
cement) conforming to MHD specification M4.02.00, and in accordance
with the requirements of Sidewalks, Wheelchair Ramps and Driveways
(MHD Section 701). The cross slope shall be 1/4 of an inch per foot
of width to provide for proper drainage. Sidewalks shall also conform
to the requirements of the Massachusetts Architectural Access Board.
A.
Planting strips of at least four feet wide shall be provided on each
side of the roadway.
B.
The finished grade of such planting strips in relation to the finished
grade of the roadway shall be shown on the applicable cross section
plan. Where unusual physical land features or topographic conditions
require, the Board may approve the construction of a planting strip,
irregular or sloped in cross section, provided that such variation
is indicated on the definitive plan and that no portion of the planting
strip will project above a plane sloped two horizontal to one vertical
upward from the edge of the roadway or be below a plane sloped two
horizontal to one vertical downward.
C.
No utility poles or trees shall be placed or retained within the
planting strip. Street light fixtures shall be installed within the
planting strip (grass strip) so as to project light onto the travel
way and required sidewalks, as shown on Figure 1 entitled Roadway
Cross-Section - Minor/Secondary Street.
The area in back of the sidewalk or, where no sidewalk is constructed,
in back of the required planting strip, shall be graded so that it
coincides with the finished grade of abutting lots in such a manner
that no portion thereof within the exterior lines of the street project
above a plane sloped two horizontal to one vertical from the edge
of the sidewalk or grass lot or be lower than a plane sloped two horizontal
to one vertical downward.
The top four inches of the soil in the planting strips and side
slopes shall consist of good quality loam, screened, raked and rolled
with a hand roller to grade. The loam shall be hydro-seeded with lawn
grass seed.
A.
Monuments shall be installed at all street intersections, at all
points of change in direction or curvature of streets, and at other
points as shown on the definitive plan and where, in the opinion of
the Board, permanent monuments are necessary.
B.
Granite or concrete monuments shall be 3 1/2 feet in length
dressed to six inches square at the top, with a three eighths inch
drill hole in the center and not less than six inches square at the
bottom. They shall be set to finish grade as shown on plan.
C.
No permanent monuments shall be installed until all construction,
which could destroy or disturb the monuments is completed.
A.
Cleanup and final inspection. All stumps, brush, roots, boulders,
rocks, surplus construction materials and trash not intended for future
use by the developer shall have been removed and disposed of in a
manner satisfactory to the Board and the Director of Public Works.
Any fire hazard shall be removed promptly to the satisfaction of the
Fire Chief. This subsection does not authorize the removal, including
severing and stripping of soil, loam, sand or gavel on such land.
B.
Maintenance of improvements.
(1)
The applicant and/his successor shall provide for the proper maintenance
and repair of improvements for a period of 24 months after the Planning
Board has deemed that the roadway has been completed and the services
installed and the Board has released the performance guaranty or until
the town votes to accept the road, whichever comes first. If the town
has to do maintenance work on said roadways, the applicant and/or
his successor shall reimburse the town for the expense.
(2)
Such maintenance shall include snow removal, sanding, repairs to
drainage systems, etc.
