The following improvements, to be constructed consistent with
good building practice, shall be made by the developer without cost
to the Town.
A.
Stumps, brush, roots, boulders, trees and like material shall be
removed as necessary to provide for paving, shoulders and utilities,
but wherever feasible, existing vegetation shall be protected.
B.
All materials not suitable for the foundation shall be removed from
an area three (3) feet wider than the paved width and to a depth of
at least fifteen (15) inches below finish grade. In that area, peat,
silt, loam or similar yielding materials shall be removed to a firm
foundation after the loam is removed. No loam suitable for reuse shall
be removed from the subdivision unless adequate loam will remain or
is otherwise assured to provide all disturbed areas within the subdivision
with a loam depth of at least six (6) inches, and also there is assurance
that all streets from which loam is being removed will be brought
to subgrade with approved materials within six (6) months.
C.
No slopes resulting from the grading of streets shall exceed one
(1) foot vertical to three (3) feet horizontal in fill, one (1) foot
vertical to two (2) feet horizontal in cut, or one (1) foot to three-fourths
(3/4) foot in ledge. Slope easements or retaining walls shall be employed
to contain slopes within street side lines. Land between the outside
of the layout and the street pavement and driveway entrances shall
be so graded as to prevent surface water on the street from draining
onto private land.
D.
Traveled ways shall be provided with a foundation consisting of at
least eighteen (18) inches compacted thickness of good binding gravel
satisfactory to the Highway Superintendent, clean, free of organic
matter and containing no stones over three (3) inches in diameter.
The material shall be thoroughly watered and rolled true to line and
grade to conform to the typical street cross section and the street
profiles. Any depressions that occur, either during or after rolling,
must be filled with additional gravel and rolled until the surface
is true and even.
E.
The wearing surface of roadways and driveways within the right-of-way
shall be a two-course Type I-1 bituminous concrete pavement, applied
with a two-inch (after compaction) base course and a two-inch (after
compaction) finish course, after the roadway has been subjected to
traffic for a time specified by the Highway Superintendent.
F.
The traveled way shall be located as shown on the approved cross
section.
Granite curbs or grassed swales shall be installed wherever
the longitudinal pavement grade exceeds six percent (6%) or elsewhere
where required by the Board to control drainage.
A.
Sidewalks and footpaths required under § 194-10A(10) shall be constructed five (5) feet in width; bicycle paths, ten (10) feet in width.
B.
Surfacing of paths and sidewalks shall continue the material of connecting
paths or, where such do not exist, shall be either a two-course, two-and-one-half-inch
Type I-1 bituminous concrete pavement on a six-inch gravel foundation,
or other material specifically approved by the Board.
A.
Water system.
(1)
When connection to the district system is possible, a complete water
system shall be installed, including mains, gates, valves and hydrants,
consistent with the specifications and pipe size requirement of the
Sunderland Water District and as shown on the street plans.
(2)
Before making connection to the district water system, the developer
shall agree to comply with all appropriate regulations of the water
district.
(3)
No lot which is not connected to the Town water system shall be built
upon without the provision of on-lot water facilities specifically
approved by the Board of Health in conformity with the regulations
of said Board as promulgated and amended from time to time.
B.
Stormwater management system. A complete stormwater management system shall be designed in accordance with § 194-12 by a registered professional engineer and installed as shown on the street plans and profiles.
C.
Cable utilities. All cable utilities shall be installed. Installation
of streetlights may be required by the Planning Board as necessary
for the safety of the inhabitants of the neighborhood.
D.
Sewage disposal facilities. A definitive plan may be approved with
either the provision of sanitary sewers or provision of on-site septic
systems in accordance with the current Massachusetts Title 5 regulations.
No lot shall be built upon with on-lot sewage disposal facilities
unless the septic systems are specifically approved by the Board of
Health in conformity with the regulations of said board and the state
as promulgated and amended from time to time. Perc tests shall be
conducted in accordance with current Title 5 regulations and may not
be conducted more than five years in advance of the submittal of the
definitive plan.
A.
Boundary markers.
(1)
Boundary markers shall be installed at all street intersections,
at all points of change in direction or curvature of streets and at
other points where, in the opinion of the Board, permanent bounds
are necessary, but in any event not spaced further than five hundred
(500) feet apart. Such monuments shall be of either granite or concrete,
not less than thirty (30) inches long and five (5) inches square,
with dressed top and a one-half-inch drill hole in the center, and
shall be set to finish grade, or with a drill hole and pin in ledge.
(2)
No permanent boundary markers shall be installed until all construction
which would destroy or disturb their location is completed.
B.
Street signs. Street signs of a design and material acceptable to
the Highway Superintendent shall be installed for each street at each
intersection.
C.
Planting.
(1)
Every effort shall be made to preserve and protect existing vegetation.
(2)
The subdivider may be required to plant trees where necessary, in
view of existing vegetation, to meet the development guidelines of
Appendix A.[1] Before the trees are planted, a plan showing their proposed
location and species shall be submitted to the Planning Board for
approval based on the development guidelines and based on avoidance
of problems from pests, disease or root intrusion. A minimum of one
(1) tree of two-inch caliper for each forty (40) feet of street side
line will be required. Trees to be retained shall not have grade changed
over their root areas more than six (6) inches.
[1]
Editor's Note: Appendix A is included at the end of this chapter.
(3)
All unpaved areas within the street layout shall be stabilized with
retained vegetation, topsoil and grass, well-rooted low-growing plantings,
bark or other organic materials acceptable to the Board.
D.
Cleaning up. Before the sale of a lot, the subdivider shall clean
up any debris on lots, subdivision roadways, sidewalks and easement
areas caused by construction or installation of utilities.
E.
Acceptance of ways. Approval of the definitive plan, or subsequent
release of security upon completion of construction, does not constitute
the laying out or acceptance by the Town of streets and easements
within a subdivision. Compliance with the existing laws of the commonwealth
and bylaws and procedures of the Town of Sunderland are all required
before acceptance of any street or easement. Such acceptance is at
the discretion of Town Meeting.
F.
Subdivision closeout, record plans and road layout (a/k/a street
acceptance) plans. Upon completion of construction and before release
of the performance guaranty, the subdivider shall have prepared and
shall submit record plans, road layout plans, warranty performance
guarantees, electronic files, engineering certification and subdivision
closeout fee. The Planning Board's release of final performance guarantees
is not a representation by the Town that the project has been successfully
completed but strictly represents that final releases will be issued.
(1)
Record plans (a/k/a as-built plans), drawn at same size as originals
and including the following, with the accuracy certified by both a
registered professional engineer and a registered land surveyor:
(a)
Edge of road, paths, type of curbing, all utilities, existing
driveways.
(b)
Right-of-way side lines and lot property lines at least one
hundred (100) feet back from road frontage and all permanent monuments.
(c)
Private utilities showing all gas, electric, telephone, cable
TV, fiber optic components, including all lines, gates, hand-holes,
transformers, etc.
(d)
Profile showing center line of roadway and storm and sanitary
systems.
(e)
Every plan shall have at least four points accurate within a
centimeter, as certified by a surveyor, on each sheet tied into the
Massachusetts State Plane Coordinate System (NAD 1983 datum), using
said published control points or the global positioning system. The
plan must note the metric coordinates of the four tie-in points, the
datum, and the source and location of monuments used for data. Elevations
to be NAVD 1988 datum.
(f)
Sanitary sewer (if community or public system), with all components
clearly identified and marked, including:
[1]
Stationing of manhole bases on center-to-center distances between
successive ones with lowest/beginning manholes being a 0+00 station;
[2]
Type, size and class of pipe between each manhole;
[3]
Location of sanitary wyes, pumping stations, siphons, etc.,
with distances from center of downstream manhole;
[4]
Location of end of sanitary sewer service stubs at property
lines (each location, ties to fixed and easily identifiable objects,
and elevations of end of pipe) (NAVD 1988 datum); and
[5]
Location and elevation of each component and the tie from that
component to a fixed object, shown on the plans and also on a four-inch-by-six-inch
card or such other format as specified by the Highway Superintendent
and submitted to the Planning Board prior to placement of gravel on
roadway.
(g)
Storm sewer (if applicable), with all components clearly identified
and marked, including:
[1]
Location, size and class of roadway curtain drains;
[2]
Detention ponds, including elevations of inlet and outlet structures
and pond bottom, if any;
[3]
Stationing of manholes based on center-to-center distances between
successive ones with lowest/beginning manhole having a 0+00 station;
[4]
Type, size and class of pipe between each successive manhole
and between manholes and catch basins;
[5]
Location of individual lot subdrains and connections of said
subdrains to storm system;
[6]
Location, ties to easily identifiable objects, and elevation
of end of subdrains at property line; and
[7]
Location and elevation of each component and the tie from that
component to a fixed object, shown on the plans and also on a four-inch-by-six-inch
card or such other format specified by the Highway Superintendent
and submitted to the Planning Board prior to placement of gravel on
roadway.
(h)
Water system (if public or community system), with components
clearly identifiable and marked, including:
[1]
Location and ties (distances) to fixed and easily identifiable
objects of all water gates, water service boxes, corporations, ends
reducers, tapping sleeve and valves, etc. (Each location and ties
for each of the above to be placed on a four-inch-by-six-inch card
or other method set by the Water Superintendent and submitted to the
Planning Board prior to placement of gravel on roadway.)
[2]
Location, type and class of mains, branches, services, etc.
(2)
Final road layout plans, including the following:
(a)
Final approved plans, recorded in the Registry of Deeds or Land
Court as appropriate.
(b)
A title search showing that the property is free of all liens
and encumbrances.
(c)
Two sets of twenty-four-inch-by-thirty-six-inch Mylar originals
(one for the Town and one to be recorded) and three sets of prints
at a scale of one (1) inch equals forty (40) feet prepared by a registered
land surveyor in accordance with registry of deeds requirements.
(d)
Only one proposed road to be shown per sheet, with match lines
to be used if a road is to be shown on more than one sheet.
(e)
Title block to be:
|
{Insert Name} Road Layout Plan, Sunderland, Massachusetts
| |
|
Said road is part of the {insert name} Subdivision approved
by the Planning Board
| |
|
Filed with the Clerk, {insert date} and recorded at the Registry
of Deeds
| |
|
(insert book and page)
|
(f)
Planning Board's endorsement that "Approval is not Required"
(road layout plan shall be submitted as an ANR plan, in accordance
with these regulations).
(g)
Road line to be shown in metes and bounds (standard surveying
distance and bearing descriptions). Tie courses so that road can be
mathematically closed (which is critical for electronic mapping).
Bearings and distances for all curves to be shown.
(h)
Road to be tied to Massachusetts State Plane Coordinate System
(which allows surveys to be used to update the Assessors' maps). Every
plan shall have at least four points accurate within a centimeter,
as certified by a surveyor, on each sheet tied into the Massachusetts
State Plane Coordinate System (NAD 1983 datum), using said published
control points or the global positioning system. The plan shall note
the metric coordinates of the four tie-in points, the datum, and the
source and location of monuments used for data.
(i)
All road line monuments to be shown and identified and their
exact metric coordinates shown, in accordance with the requirements
in the above subsection.
(j)
At least one hundred (100) feet of lot property lines shown
with metes and bounds.
(k)
Ownership of lots (including Registry Book and Page).
(l)
Land Court case numbers, when appropriate.
(3)
Provision for ongoing subdivision warranty period performance guarantees.
The Planning Board shall hold all lot covenants, or twenty percent
(20%) or more of the original approved cost estimate, or fifty thousand
dollars ($50,000), whichever is greater, until one year after the
completion of all pavement, drainage facilities, and landscaping to
ensure the success of those features. Only at the successful completion
of this one-year warranty shall these covenants or funds be released.
The required subdivision improvements are not considered complete,
in accordance with the state subdivision control law, until this warranty
period is complete and it has been documented that the improvements
are well enough constructed to last this warranty period.
(4)
Electronic copies of said as-built/record plans and road layout plans
which meet the requirements for Level I submission standards in the
current version of the "MassGIS Standard for Digital Plan Submission
to Municipalities." Electronic copies must be submitted on a CD-ROM
or other electronic medium acceptable to the Planning Board and must
be accompanied by the completed checklist required in the MassGIS
standard. Electronic copies of plans must include a version in PDF
and a separate version in AutoCAD drawing paper space, with a complete
data dictionary.
(5)
Certification. A professional civil engineer retained by the developer
shall certify that all construction was executed in conformance with
the Subdivision Regulations, the approved plans, and the subdivision
approval and with all requirements agreed upon as a condition to plan
approval. Said report must document exactly how the project varied
from the subdivision approval plans. Minor changes are common to reflect
the exact field placement, but all changes must be noted and approved
by the Planning Board. Said submittal shall include:
(a)
The Operation and Maintenance Plan for all community sewage,
community water, and drainage system.
(b)
Letters from all private utility companies indicating that they
have no objections to the project being considered complete or certification
from their project engineer that all utilities were installed in conformance
with all utility company comments and requirements.
(c)
Documentation that all landscaping is completed and the entire
area is cleaned up so as to leave a neat and orderly appearance, free
from debris and other objectionable materials.
(d)
Documentation that all catch basins, drainage structures, drainage
swales, and detention ponds are properly cleaned out and landscaped.
