A.
Granite or precast reinforced concrete bounds, four
feet long by six inches square at the top, shall be set at points
as indicated on the approved plan. Such bounds shall be set in gravel
with their tops at the proposed sidewalk surface grades, unless otherwise
directed. A hole 1/2 inch in diameter and one inch deep shall be drilled
in the bound at the exact point of survey reference.
B.
All underground utilities, including surface water
drains, shall be installed and all ways shall be constructed by the
subdivider at his own expense, in accordance with the grades approved
by the Planning Board. Subdividers shall comply with the details and
specifications shown on Figures 2 through 8[1] and to any other specification as indicated on the approved
plan.
[1]
Editor's Note: Figures 2 through 8 are included
at the end of this chapter.
C.
Residential roads shall consist of at least 18 inches
of gravel after compaction in accordance with the Massachusetts Department
of Public Works, 1967 Standard Specifications, Sections 401 and 405,
or as amended, and treated with a prime coat of MC-1, applied at a
rate of 0.3 gallon per square yard, the binder course shall be 2 1/2
inches thick and the top course shall be 1 1/2 inches thick after
rolling so as to form a compacted final pavement depth of four inches
as shown on in Figure 2. Commercial roads shall be designed to the
same specifications as residential roads except for a two-inch base,
after compaction, should be applied before the binder course and final
course so as to form a compacted final pavement width of six inches
as shown in Figure 2A.
D.
Granite curb inlets conforming to Figure 4 will be
required at every catch basin.
E.
All sewers, surface water drains, water pipes and
any other underground facilities, together with their appurtenances,
shall be installed only after the subgrade of the way has been established.
F.
The excavating of trenches, the methods and material
of backfilling and all other matters relating to the installation
of water pipes, sewer lines, storm drains and subsurface drains shall
be consistent with good construction practices and shall at all times
be subject to the inspection of the applicable Town departments (Figure
8).
G.
Connections for all utilities from the main structure
to the exterior line of the way shall be constructed for each lot,
whether or not there is a building thereon.
H.
The subdivider shall protect improvements required
under the subdivision rules and regulations, including utilities,
streets, curbings, sidewalks, etc., from any and all damage, until
the entire subdivision is completed and approved as a whole by the
Planning Board. Any damage to these utilities, etc., prior to the
approval by the Planning Board, shall be repaired in a manner satisfactory
to the Planning Board, the full cost of which shall be borne by the
subdivider. Any material used which does not meet the standards as
set forth in these regulations shall be replaced by the subdivider
at his own expense. Underground utilities and appurtenances not installed
in accordance with the final grade approved by the Planning Board
shall be removed and reset to proper grade at the expense of the subdivider.
I.
Where the grade of the way is above or below the grade
of the adjacent land, walls or slopes shall be constructed by the
subdivider in conformance with the recommendations of the Planning
Board.
J.
Curbing shall be sloped granite edging on all intersections,
culs-de-sac and all other radii. Cape Cod berm Type I dense mix shall
be allowed in all remaining sections (Figure 5).
A.
Bituminous concrete pavement shall conform to Massachusetts
Department of Public Works, 1967 Standard Specifications, Section
460, and designated as Class I binder course, top course and dense
mix (for curbings).
B.
Residential subdivisions shall have a two-and-one-half-inch
binder course and a one-and-one-half-inch top course. Industrial and
commercial subdivisions shall have two-inch binder courses and a two-inch
top course. The Planning Board may require a greater width of way
where deemed necessary to handle either the traffic generated from
within or outside of the subdivision. All drainage structures shall
be coated with 3,000 psi air-entrained concrete and coated with asphalt
cement, in accordance with the Westminster DPW requirements, before
final paving.
C.
Before application of the finish coat, the bituminous
concrete base shall have been in place for a minimum of 12 months
or for a lesser period as may be determined by the Board. A machine-applied
tack coat shall be applied over a cleaned bituminous binder course
prior to installation of final paving course.
All sidewalks shall be designed meeting all
applicable accessibility requirements; constructed as shown on Figures
2 and 2A,[1] and shall be of bituminous concrete. Sidewalks shall
be five feet wide with a base of eight inches of suitable gravel in
accordance with the Massachusetts Department of Public Works, 1967
Standard Specifications, Sections 401 and 405, or as amended, and
a surface of Type I-1 bituminous concrete, 2 1/2 inches in depth laid
in two courses, one-and-one-half-inch binder and one-inch top.
[1]
Editor's Note: Figures 2 and 2A are included
at the end of this chapter.
There shall he constructed for each lot a driveway
ramp not less than 14 feet in width at the gutter line as shown on
the plan entitled "Typical Driveway Cross Section” (Figure 3).[1] All driveways shall be designed to meet the specifications
of the Westminster DPW. In addition, driveway cuts into streets shall
be prohibited until the Planning Board finds that the location, width,
length, line of sight, grades, proximity to other driveways and streets,
grade and elevation will provide adequate provisions for the public
safety. Driveway cuts shall not be permitted within 100 feet of the
sideline of intersecting streets or railroad crossings. No more than
one driveway cut shall be permitted per lot.
[1]
Editor’s Note: Figure 3 is included at the end of this chapter.
All signage, street signs, stop signs, stop
bars, and crosswalks, in accordance with the US Department of Transportation
Manual of Uniform Traffic Control Devices, shall be installed within
the subdivision.
A.
Trees shall be Sugar maple (or other species approved
by the Planning Board) with a diameter of two to three inches measured
four feet from the ground level and shall be eight to 10 feet tall.
The trees shall be nursery grown and planted in a hole at least one
foot in diameter larger than the root system, and the developers must
apply good grade of loam, mixed with bog peat and bovung or a good
grade of organic fertilizer.
All subdivisions shall be provided with adequate
fire protection installation and maintenance in accordance with the
requirements of the Westminster Fire Department entitled "Fire Protection
Water Supply Regulations."
During construction, a sightly appearance shall
be maintained. Upon completion of all work on the ground, the applicant
shall remove all temporary structures and all surplus material and
rubbish and shall leave the work in a neat and orderly condition.
Waste materials, debris, and discards shall be removed to and disposed
of at a place and in a manner approved by the Board of Health and
the Planning Board.
The applicant shall maintain the roads for vehicular
travel in a manner satisfactory to the Board. Further, the applicant
shall maintain the road and all other improvements within the subdivision,
in a condition which meets all the above requirements to the satisfaction
of the Board until acceptance of such roads by vote of the Town.
A.
The applicant shall control erosion and sedimentation
during construction according to the objectives, principles and design
considerations set forth in the following publications: "Residential
Erosion and Sediment Control," published by the Urban Land Institute,
the American Society of Civil Engineers, and the National Association
of Home Builders, 1978; and "Soil and Water Conservation in Urbanized
Areas of Massachusetts," published by the USDA Soil Conservation Service,
Amherst, 1975. These publications are hereby incorporated as part
of these regulations. If it is determined by the Conservation Commission
or the DPW that the erosion control plan is not working, then the
plan shall be revised. Failure to respond shall result in cease-and-desist
of all site activity until the revised plan is approved.
B.
When directed by the Town, the applicant shall clean
up, in a timely manner, any sand, dirt, or debris which erodes from
the subdivision onto any public street or private property, and to
remove any silt or debris that enters any existing drainage system
including catch basins, sumps, pipelines, manholes, and ditches.
[Amended 11-16-2021 STM by Art. 4]
All earth removal incidental to the subdivision
of land shall receive an earth removal permit from the Select Board
before the commencement of any earth removal activity.
A.
Any submission of a subdivision requiring substantial
cuts, earth removal in excess of 3,000 cubic yards, creating 1,000
feet or more of roadway/street, or creating more than 10 lots, and
all nonresidential subdivisions shall be accompanied by four copies
of an environmental and community impact analysis, as determined during
the preliminary plan process. The environmental and community impact
analysis shall assess the relationship of the proposed development
to the natural and man-made environment of Westminster. This report
shall be prepared by an interdisciplinary team of professionals qualified
and experienced and, where applicable, licensed in their field. Such
teams shall typically consist of registered professional engineers,
traffic engineers, architects, landscape architects, land use planners,
hydrogeologists, hydrologists, and other environmental professionals.
B.
It is intended that the report be a guide to the Planning
Board in its deliberations and will build into the Board's decision-making
process an appropriate and careful consideration of the environmental
and community impacts of the proposed development.
C.
For each of the components of the environmental and
community impact analysis listed under this section, each of the following
concerns must be separately addressed.
(1)
The environmental and community impacts of the proposed
development. All primary and secondary environmental and community
impacts, both beneficial and adverse, as a result of the proposed
development. This section shall include all impacts resulting from
the construction phase as well those resulting from project completion.
(2)
Adverse impacts which cannot be avoided should the
proposed development be implemented. The report shall describe the
kinds and magnitudes of adverse impacts which cannot be reduced in
severity or which can be reduced in severity but not eliminated.
(4)
Measures to be used to minimize adverse environmental
and community impacts. Corrective and protective measures which will
be taken, as part of the project, to minimize adverse impacts shall
be described in detail.
D.
The Planning Board as part of a review for a preliminary subdivision plan, submitted in accordance with the requirements of § 231-11, shall specify which of the following topics shall be evaluated and the level of detail required for each topic in the environmental and community impact analysis and submitted with the definitive plan. If no preliminary plan is submitted, the environmental and community impact analysis shall evaluate all of the following topics.
(1)
Traffic analysis. A complete analysis of the traffic
flow of the proposed development and impacts of traffic on levels
of service on affected intersections.
(2)
Community impact analysis. Describe the effect of
the project on community services including public safety (police
and fire protection), public water and sewer, drainage and stormwater
management, roadways, waste disposal, and educational services.
(3)
Natural environment.
(a)
Air and noise pollution. The impact of local
air quality and noise from the proposed development, including traffic
generated from the development both during construction and after
completion, shall be evaluated. The Planning Board may require detailed
technical reports of such impacts.
(b)
Water pollution. The impact of stormwater runoff
on adjacent and downstream surface watercourses and subsurface groundwater
shall be evaluated. Dangers of flooding as a result of increased downstream
runoff, especially peak runoff and the impact of the proposed project
on existing water table elevations, shall be analyzed. The location
and type of wells located on abutting property within 100 feet of
the property line of the proposed project shall be identified. The
analysis shall include a report prepared and endorsed by a qualified
Massachusetts hydrological engineer setting forth the location and
elevation of the high groundwater table on the entire portion of the
land to be excavated and the location of monitoring wells which have
been used to establish high groundwater table. The highest elevation
of the groundwater shall be determined by observation wells monitored
during the months of April and May. The report shall include a soil
log profile.
(c)
Land. Compatibility of the proposed development
with existing soils; the impact of any soils or other materials to
be removed from the site; and the potential danger and impacts of
erosion and sedimentation caused by the proposed development. The
analysis shall include an erosion and sediment control plan. The Planning
Board may require detailed soil borings.
(d)
Water supply. The average and peak daily demand
and the impact of such demands on groundwater aquifers, supplies and
adjacent watercourses.
(e)
Sewage disposal. The average and peak daily
disposal and the impact of such disposal on groundwater aquifers,
supplies and adjacent watercourses.
(4)
Man-made environment.
(a)
Existing neighborhood land use. Compatibility
with adjacent or nearby land uses or approved private development
plans, if known, or land use changes to occur during the life of the
proposed development. If not compatible, reason therefor shall be
detailed. Consultation with the Planning Board is strongly recommended.
