Public water supply required. A public water supply system,
with fire hydrants, shall be installed at the expense of the subdivider,
or if, in the opinion of the Planning Board, a public water system
is not feasible, the Planning Board may allow individual wells. The
Planning Board shall consider the distance from the nearest water
main, topography, accessibility of on-site water, cost, and other
relevant factors. All multifamily housing units shall be served by
public water.
A.
Hydrants shall be spaced every 1,000 feet in areas with a public
water supply and have the capacity to pump 500 gallons per minute
for a two-hour span. Additional water capacity for firefighting may
be required upon the advice of the Fire Chief.
B.
The water main shall be installed at the expense of the subdivider
and shall be of a size determined adequate by the Maine Water Company
and the Fire Chief.
C.
In areas without public water, a water supply for fire protection
is needed.
(1)
Residential sprinklers shall be installed in all new subdivisions
outside of the public water supply area. Each residential sprinkler
system shall meet the requirements of NFPA 13 and be approved by the
Saco Fire Department.
(2)
The Planning Board may require additional water capacity for
firefighting purposes on the advice of the Fire Chief.
D.
Water mains, valves, hydrants and fittings. When new streets are
constructed in accordance with these standards, the minimum size of
the water main, the number of gates and the location of the hydrants
to service the proposed area shall be determined by the Maine Water
Company and the Fire Department. In general, eight-inch water mains,
or larger, shall be installed on all water main extensions in excess
of 600 feet, or when needed to complete a good distribution grid system.
All water main extensions together with all other appurtenances shall
be installed under the supervision of Maine Water Company.
(1)
Water mains and appurtenances shall be installed under a main
extension contract between the subdivider and Maine Water Company.
The contract shall comply with the rules of the Maine Public Utilities
Commission governing water main extensions.
(2)
Fire hydrant locations and fire flow requirements may be supplemented
by the Saco Fire Chief. Water main size, layout and location of appurtenances
shall be established by Maine Water Company.
(3)
Materials shall comply with Maine Water Company requirements
as summarized below:
(a)
Pipe, fittings, and accessories shall conform to the latest
edition of the following ANSI standard specifications: A21.4, A21,
10, A21.11, A21.50, and A21,51. Pipe shall be thickness class 52 with
double thickness cement mortar lining. Fittings shall be mechanical
joint of a pressure classification at least equal to that of the pipe.
(b)
Valves shall be American Darling CRS 80, open right.
(c)
Hydrants shall be American Darling B62, Biddeford specification.
(d)
Tapping sleeves shall be split cast-iron sleeve with mechanical
joint ends on the main.
(4)
Layout. Water mains shall be located off the paved surface at
least four feet from the edge of pavement and 10 feet horizontal distances
from any other buried utility. Water mains shall be "looped" with
multiple connections to the existing distribution system wherever
possible. Long dead-end mains shall be avoided. Subdivider shall provide
Maine Water Company with 30-foot-wide recorded easements to adjacent
parcels of land where required by the Planning Board to provide for
possible future water main extension.
(5)
In areas with public water, a water supply for fire protection
is required.
(a)
Residential sprinklers shall be installed in all new subdivisions.
Each residential sprinkler system shall meet the requirements of NFPA
13 and be approved by the Saco Fire Department.
(b)
The Planning Board may require additional water capacity for
firefighting purposes on the advice of the Fire Chief.
E.
A private water supply system shall be designed and installed in
accordance with requirements of the Maine Department of Health and
Human Services. In case of private water supply, the Planning Board
shall require results of tests of surrounding wells in closes to the
project vicinity.
F.
Dug wells shall not be permitted.
G.
If a central water supply system is provided by the applicant, location
and protection of the source, and design, construction, and operation
of the distribution system and appurtenances and treatment facilities
shall conform to the recommendations in the Maine rules related to
drinking water.
A.
Public system. A sanitary sewer system shall be installed at the
expense of the applicant. This requirement shall not be waived for
subdivisions within 1,500 feet of an existing sewer line, if City
agencies certify that the extension will not be a burden on the system.
B.
All lots shall be connected to the City sewer at the expense of the
applicant, or if, in the opinion of the Planning Board, sewer service
to each lot is not feasible, the Planning Board may allow septic systems
to be used.
C.
A developer shall submit plans for sewers designed by a Maine licensed
professional civil engineer, all in full compliance with the requirements
of the TDCSM, State of Maine Plumbing Code and Department of Environmental
Protection.
D.
The final plan shall provide for adequate sanitary sewer facilities
to collect and convey sewage to the nearest available manhole on the
City of Saco sanitary sewer system. The Planning Board shall require
installation of sanitary sewer facilities, including sewer connections,
to each lot if the City's sewer plan calls for sewers in the area.
E.
The sanitary sewer system shall conform with the design specifications
in the TDCSM.
F.
Private systems.
(1)
If a private subsurface waste system is proposed, the developer
shall submit evidence of soil suitability for subsurface sewage disposal
prepared by a Maine-licensed site evaluator in full compliance with
the requirements of the State of Maine subsurface wastewater disposal
rules. In addition, on lots in which the limiting factor has been
identified as groundwater being within 24 inches of the surface, a
second site with suitable soils shall be shown as a reserve area for
future replacement of the disposal area. The reserve area shall be
shown on the plan and restricted so as not to be built upon. Logs
for all test pits shall be provided.
(2)
In no instance shall a disposal area be permitted on soils on
a lot which requires a new system variance from the subsurface wastewater
disposal rules.
(3)
All septic systems shall be designed by a licensed soil evaluator
to the standards of the state plumbing code and any additional local
requirements.
A.
Adequate provision shall be made for disposal of all stormwater generated
within the subdivision through a management system of swales, culverts,
underdrains, storm drains, and detention and retention basins. This
stormwater management system shall be designed by a Maine-licensed
professional engineer. Stormwater management shall comply with Maine
State Stormwater Management Law, 38 M.R.S.A. § 420-D, and
the latest revision of the "stormwater management rules," Chapters
500, 501 and 502,[1] and provisions of the Zoning Ordinance[2] and TDCSM.
B.
No stormwater will be permitted to drain across a street or across
an intersection.
(1)
The stormwater management system shall be designed to accommodate
upstream drainage, accounting for existing conditions and approved
or planned developments not yet built, and shall include a surplus
design capacity factor of 25% for potential increases in upstream
runoff. If evidence establishes that the stormwater system serves
only the upstream area of a watershed, no more than 10% surplus design
capacity is required.
(2)
The storm drainage shall not be permitted to overload existing
or future planned storm drainage systems downstream from the subdivision.
The applicant shall be responsible for financing any improvements
to existing drainage systems required to handle the increased storm
flows.
C.
Drainage plan. A drainage plan within the perimeter of the proposed
subdivision shall be drawn to a scale of one inch equals 100 feet
(1:1,200) and shall show the incremental areas contributing runoff
to each catch basin, ditch or watercourse. The runoff plan shall also
show existing and proposed contours at two-foot intervals. The contributing
watershed areas outside the perimeter of the subdivision shall be
drawn to a scale of one inch equals 200 feet (1:2,400) and shall be
included in the calculations.
D.
Design criteria. Refer to TDCSM for design criteria.
E.
Erosion control.
(1)
Except for surplus topsoil from roads, parking areas, and building
excavations, topsoil is not to be removed from the site.
(2)
Except for normal thinning, landscaping, and cutting of trees
to provide access to direct sunlight, existing vegetation shall be
left intact to prevent soil erosion on lots.
(3)
To prevent soil erosion of shoreline areas, tree cutting in
a strip paralleling the shoreline and extending 50 feet inland from
all points along the normal high-water mark shall be limited in accordance
with the following provisions:
F.
Water quality. Any subdivision that will result in the creation or
redevelopment of more than 10,000 square feet of impervious area such
as roads, drives, walks, and roofs or one or more acres of disturbed
area shall manage the quality of the stormwater runoff to meet the
standards of Maine Department of Environmental Protection Chapter
500[3] and City of Saco Chapter 230, Zoning. Stormwater best management practices appropriate for the site and type of activity must be used to meet the standards specified in this section. Preference shall be given to use of nonstructural BMPs where feasible. The standards must be met at the property line or before the runoff enters a water body, whichever point is first reached by the runoff:
(1)
Any subdivision located in the portions of the watershed of
the Saco River that are upstream of the public water supply intake
of Maine Water Company or that are located in the watershed of the
Scarborough River, including tributaries of the Nonesuch River, Nonesuch
Brook, Ricker Brook, Boynton Brook, Merrill Brook, Mill Brook, Stewart
Brook, and Goosefare Brook, shall comply with the following additional
requirements:
(a)
Ditches, swales, and other open stormwater channels must be
designed, constructed, and stabilized using erosion and sedimentation
control best management practices that achieve long-term erosion control,
and must receive adequate routine maintenance to maintain capacity
and prevent or correct any erosion of the channel's bottom or side
slopes.
(b)
Gravel roads must be designed and constructed with crowns or
other measures, such as water bars, to ensure that stormwater is immediately
delivered to adjacent stable ditches or vegetated buffer areas. Grading
of gravel roads, or grading of the gravel shoulders of gravel or paved
roads, must be routinely performed to ensure that stormwater drains
immediately off the road surface to adjacent buffer areas or stable
ditches, and is not impeded by accumulations of graded material on
the road shoulder or by excavation of false ditches in the shoulder.
(c)
The project site must be maintained to prevent or correct erosion
problems.
(2)
Responsibility for subdivision drainage. The responsibility
for adequate drainage shall rest with the developer. This shall include
connection with existing drainage facilities, if any, provided by
the City. When private drains are connected to City drainage, the
City will not be responsible for any damage.
(3)
All open and closed drainage systems shall be designed and installed
in conformance with the TDCSM.
[3]
Editor's Note: See 06-096 CMR Ch. 500.
A.
Utilities, including house connections, shall be placed underground
at time of initial construction. Streetlighting circuit wiring shall
also be placed underground except where approved by the City to be
installed overhead on existing utility poles. Complete location plans
prepared by a master electrician or an electrical engineer of each
utility system shall be filed with the City's Electrical Inspector
prior to installation. All utility pipes and conduits and appurtenant
facilities to be located under a roadway or sidewalk shall be installed
before placement of the gravel base of such roadway or sidewalk.
B.
Electric power supply cables, telephone cables, cable TV service
and internet shall be placed in a trench centered four feet from the
edge of the roadway pavement on the side of the street where the sidewalk
is to be placed (or on the opposite side from the water main). All
service connections to be located under a roadway or sidewalk shall
be placed in conduits extending from the electric service transformers
and telephone distribution boxes to the pavement edge on the opposite
side of the street. Any other required crossing of the roadway shall
also be placed in conduit. All service transformers shall be pad-mounted
unless specified by the Planning Board. All conduit to be located
under the roadway or sidewalk shall be installed prior to placing
of the gravel base and bituminous concrete pavement.
C.
Utilities shall be installed in a timely manner during street construction
to prevent reexcavation of the finished street. City ordinances prohibit
street openings for five years after a street is built.
Adequate outdoor lighting shall be provided to illuminate streets
and sidewalks. Lights shall be sized and directed to avoid glare on
adjacent properties and roads. Streetlighting shall be provided at
arterial street intersections, at secondary street intersections,
at the apex of any curve in the roadway, dead ends, and culs-de-sac.
Additional streetlighting shall be provided for subdivision arterial
streets and secondary streets where the City deems appropriate.
A.
Trees shall be planted, or retained, along all new streets at intervals
of no greater than 50 feet at the edge of the right-of-way. The Parks
and Recreation Department shall review and approve any existing trees
to be retained in the right-of-way. Applicant is required to guarantee
the survival of these trees for one year from the date of acceptance
of the ways by the City. Coniferous trees are not acceptable as street
trees. Trees should be no less than 30 feet from street intersections,
and 15 feet from driveways.
B.
Planting of trees. Trees shall have a caliper of not less than 2 1/2
inches and be planted in such a manner as to ensure their survival.
Tree pits shall be dug a minimum of 12 inches larger than the diameter
of the root ball. Trees should be planted 1/8 of the ball depth above
existing grade. No large rocks or debris or other such unsuitable
materials may be used in filling the hole. Trees dead or in poor condition
after one year shall be replaced by the applicant.
C.
Trees shall be selected from a list provided by the Saco Parks and
Recreation Department or approved by that department.
D.
Planting details shall be provided.
A.
Granite monuments shall be set at all street intersections and points
of curvature, but no farther than 750 feet apart along street lines
without curves or intersections.
B.
Granite monuments shall be placed at all corners and angle points
of the subdivision boundaries where the interior angle of the subdivision
boundaries is 135°.
C.
Monuments shall be a minimum of four inches square at the top, and
four feet in length and made of granite. Where conditions warrant,
other suitable permanent markers may be used if approved by the City.
Monuments shall be located in the ground at final grade level.
D.
Monuments shall be indicated on the final plan. After they are set,
a surveyor's cap inserted in the granite shall locate the point or
points described.
E.
All other subdivision corners and boundary points and all other lot
corners and angle points shall be marked with an iron pin.
