[Amended 10-12-2004]
A. 
Design standards. All subdivisions shall be designed to meet the requirements of public safety, including, but not limited to, pedestrian and vehicle traffic safety, adequate stormwater drainage and sewage disposal, and with due regard for the rights, health and welfare of the inhabitants of the Town of Wakefield, including the future residents of the proposed subdivision.
B. 
Conformance with plans and regulations. All improvements specified herein or shown on the approved definitive plan shall be installed by the applicant at no cost to the Town and in strict conformance with these rules and regulations and the approved plan.
C. 
Construction inspection. In order that the Director of Public Works and Manager of the Municipal Light Department may properly inspect the work as it progresses, the applicant or subdivider will keep them informed at all times of the progress of the work as set forth in Form K,[1] and will continuously provide safe and convenient access to all parts of the work for inspection by the Director of Public Works and Manager of the Municipal Light Department or by such persons as they may designate for that purpose. No work will be approved that has been covered before such inspection.
D. 
Initial utility as-built plans. Prior to installation of bituminous concrete binder on the roadway, the applicant must submit initial utility as-built plans to the Planning Board to verify the correct installation of utilities. The applicant is required to receive approval of the initial utility as-built plans by the Town Engineer before bituminous binder course is installed for the roadway. All discrepancies between the approved definitive plan and the initial utility as-built plans must be resolved before approval from the Planning Board may be granted.
The initial utility as-built plans shall follow the requirements listed in General Information, § 320-10C(1) and (2)(a) and include:
(1) 
A plan at a scale acceptable to the Board.
(2) 
Location and dimensions of the roadway and sidewalks.
(3) 
Location and dimensions of all stormwater system components.
(4) 
A roadway profile detailing the grade, depth, rim and invert elevations, and location of all subsurface utilities such as sewer, water, stormwater, and gas.
(5) 
Plans shall utilize the horizontal datum of the Massachusetts State Plane Coordinate System NAD83 and the NAVD88 vertical datum.
These features may be included on the same plan only if the plan is deemed readable to the Board.
E. 
As-built plans. Prior to release of sureties or covenant, the developer/contractor shall provide, within 10 days of substantial completion, as-built drawings to the Town of Wakefield Planning Board. The as-built drawings shall be drafted in a correct, readable and professional manner in a format compatible with the Town of Wakefield's DPW CAD system and digital basemap. All plans shall utilize the horizontal datum of the Massachusetts State Plane Coordinate System NAD83 and the NAVD88 vertical datum (all measurements shall be in feet).
The as-built plans shall follow the same format as described for definitive plans and meet all the requirements listed in General Information, § 320-10C(1) and (2)(a) in the current Subdivision Rules and Regulations, § 320-10, and shall include, but not be limited to:
(1) 
Property lines and recorded easement information (i.e., bearings and distances).
(2) 
The location of all planimetric features or all features visible above ground (i.e., building locations, granite street monuments, edge of pavement, curbing, gutters, painted and curbed islands, pavement markings, directional signage, retaining walls, sidewalks, ramps, fences, railroad tracks, street trees, number of parking spaces including individual rows and overall count, etc.).
(3) 
Accessways such as curb cuts, driveways, etc.
(4) 
Typical dimensions (i.e., road lanes, parking spaces, radii, etc.).
(5) 
The location of all utilities and related structures contained within the construction limits as evidenced by on-site observation or as determined by records provided by utility companies and/or other sources (with reference as to the source of information).
(6) 
Location of utility poles, junction boxes, hand holes, valves, cleanouts, curb boxes, pull boxes, streetlights, overheads wires and cables, etc.
(7) 
The location and depth of all utilities contained within the construction limits, including but not limited to, storm, sanitary, water, electric, gas, cable, telephone and fire alarm. The contractor shall show all rim and invert elevations, including size, material and class of all pipes (also including invert elevations at buildings).
(8) 
The depth of waterlines or force mains shall be shown at stations along the pipe run, and also the location of accessories including, but not limited to, post indicator valves (PIV), reduced pressure zone valves (RPZ), hydrants, bends and valves.
(9) 
Contours at one-foot intervals of the entire site, in addition to spot elevations depicted on a fifty-foot grid (maximum). Spot elevations shall be obtained along all site elements, including but not limited to, ramps, retaining walls, aprons, etc. In such cases as retaining walls and curbs, the top and bottom elevations shall both be shown.
(10) 
Finished ground floor and cellar elevations for existing and proposed buildings and pads located on the project site.
(11) 
Benchmark information used to establish datum to be clearly shown.
(12) 
If overall scale of the as-built drawing does not accommodate more detailed areas, then an enlargement of the area should be created to depict in a legible format.
The developer/contractor shall submit to the Town of Wakefield one mylar, three sets of prints and two compact disks in a format compatible with the Town of Wakefield's DPW CAD system and digital base mapping as verified by the DPW Engineering Division. The As-Built plans shall be reviewed and certified by a licensed surveyor and stamped to certify accuracy.
F. 
Street acceptance plans. Prior to release of sureties or covenant, the developer/contractor shall provide, within 10 days of substantial completion, a street acceptance plan to the Town of Wakefield Planning Board. The street acceptance plan shall be drafted in a correct, readable and professional manner in a format compatible with the Town of Wakefield's DPW CAD system and digital basemap. All plans shall utilize the horizontal datum of the Massachusetts State Plane Coordinate System NAD83 and the NAVD88 vertical datum (all measurements shall be in feet).
The street acceptance plans shall follow the same format as described for the property rights and dimensional standards plan, § 320-10C(3) of the current Subdivision Rules and Regulations, and shall include, but not limited to:
(1) 
All requirements listed in General Information, § 320-10C(1) and (2)(a).
(2) 
The length of each straight property and right-of-way line segment to the nearest one-hundredth of a foot and the bearing thereof to the nearest five seconds.
(3) 
The length, central angle, radius, length of tangent for each curved property and right-of-way line segment to the same degree of precision as the straight lines and clearly identifying each non-tangent curve.
(4) 
The location of recorded and proposed easements within or abutting the project site, and/or other property rights affecting the development showing the information listed under Subsection F(2) and (3) above.
(5) 
The location of any sections of the land to which the Town would be granted property rights, either by easement or transfer of ownership, for street, utility, conservation, recreation or other public purposes showing the information listed under Subsection F(1) and (2) above.
(6) 
All property parcels in private ownership with lot areas clearly listed with boundary lines, areas, and dimensions of all lots with all lots designated numerically and in sequence. Lots not conforming to the Zoning Bylaws shall bear the following notation: "Lot # _____ shall not be used as a separate building lot;
(7) 
The boundaries and areas of any common open space or usable open space showing the information listed under Subsection F(1) and (2) above.
(8) 
The installed bounds, markers and/or monuments for the right-of-way located and shown with metes and bounds.
(9) 
A legal text description of the metes and bounds of the right-of-way.
(10) 
If applicable, the Town boundary line.
The developer/contractor shall submit to the Town of Wakefield one mylar, three sets of prints and two compact disks in a format compatible with the Town of Wakefield's DPW CAD system and digital base mapping as verified by the DPW Engineering Division. The street acceptance plans shall be reviewed and certified by a licensed surveyor and stamped to certify accuracy.
A. 
Lot dimensions. All lots shown on the plan shall comply with the area, frontage and all other requirements of the Zoning Bylaw of the Town of Wakefield.[1]
[1]
Editor's Note: See Ch. 190, Zoning.
B. 
Lot access. Access to a lot shall be along the street used to meet the frontage requirement established by the Zoning Bylaw[2] for such lot.
[2]
Editor's Note: See Ch. 190, Zoning.
A. 
Design standards for streets and rights-of-way:
[Amended 10-12-2004]
Table A (below) Design Standards for Streets and Rights-of-way is primarily based on A Policy on Geometric Design of Highways and Streets, 1990 edition, from the American Association of State Highway and Transportation Officials (AASHTO). In the case of any conflict or needed guidance, the AASHTO policy shall be used.
Table A
Design Standards for Streets and Rights-of-Way
Requirement
Reference
Minor Street
Principal Street
Minimum right-of-way width
§ 320-18C(1)
50 feet
60 feet
Travel lanes
§ 320-18C(1)
2 @ 13 feet
2 @ 15 feet
Minimum pavement width
§ 320-18C(2)
26 feet
30 feet
Minimum grade
§ 320-18D(1)
0.8%
0.8%
Maximum grade
§ 320-18D(2)
8%
8%
Leveling area
§ 320-18D(3) and (4)
2% for 25 feet from an intersection
2% for 200 feet from an intersection
Minimum center line radius
§ 320-18B(7)
100 feet
275 feet
Minimum center line tangent length between reverse curves
50 feet
100 feet
Minimum radius of right-of-way rounding at intersections
§ 320-18B(9)
25 feet
25 feet
Minimum stopping sight distance for vertical and horizontal curves
§ 320-18D(5)
200 feet
300 feet
Minimum sight distance at intersections
AASHTO
200 feet
300 feet
Maximum length of dead-end road
§ 320-18E(2)
600 feet
600 feet
Minimum cul-de-sac ROW radius
§ 320-18E(2)
50 feet
50 feet
Minimum cul-de-sac paved radius
§ 320-18E(1)
40 feet
40 feet
Sidewalk
§ 320-18I
Both sides, 5 feet wide
Both sides, 5 feet wide
Wheelchair ramps
§ 320-18I(8)
See MA Arch Access Regulations, CMR 521
See MA Arch Access Regulations, CMR 521
Grass strips
See Appendix, Typical Cross-Section
6 feet wide
6 feet wide
Tree planting strip
§ 320-25A
6.0 feet wide from back of curb to front edge of sidewalk
6.0 feet wide from back of curb to front edge of sidewalk
Soil borings
§ 320-10C(2)(c)[3]
100-foot intervals along road
100-foot intervals along road
Drainage calculations
§ 320-10C(2)(c)[3]
As required herein
As required herein
B. 
Streets. Location and alignment.
(1) 
All streets in the subdivision shall be designed so that, in the opinion of the Board, they will provide safe vehicular travel.
(2) 
The proposed streets shall conform to any master or study plan or any part thereof adopted in whole or part by the Planning Board.
(3) 
Streets shall be laid out so as to provide, with existing or proposed streets, free circulation for vehicles, with access to lots so far as possible from heavy traffic.
(4) 
If adjoining property is not subdivided but is, in the opinion of the Board, suitable for ultimate development, provision may be required for proper projection of streets into such property by continuing appropriate streets within the subdivision to the exterior boundary thereof.
(5) 
Reserve strips prohibiting access to streets or adjoining property shall not be permitted, except where, in the opinion of the Board, such strips shall be in the public interest.
(6) 
Street jogs with center line offsets of less than 125 feet should be avoided.
(7) 
The minimum center line radii of curved streets shall be 275 feet for principal streets and 100 feet for minor streets.
(8) 
Streets shall be laid out so as to intersect as nearly as possible at right angles. No street shall intersect any other street at less than 60°.
(9) 
Street lines at all intersections shall be rounded with a curve at each corner having a radius of not less than 25 feet. However, when the intersection of two streets varies more than 10° from a right angle, the radius of the curve at the acute angle may be less and at the obtuse angle may be greater than 25 feet to the extent approved or required by the Board.
(10) 
There shall be provided at least two recognized means of access for each subdivision, except one comprising only one dead-end street.
(11) 
Temporary dead-end streets, laid out to permit future projection, shall conform to the provisions of alignment, width, and grade that would be applicable to such streets if extended.
(12) 
When access to a subdivision crosses land in another municipality, the Planning Board may require certification, from appropriate authorities, that such access is in accordance with the subdivision requirements of such municipality, and that such access, if necessary, will be adequately improved to handle prospective traffic.
C. 
Width.
(1) 
The minimum width of street right-of-way shall not be less than the following:
(a) 
Minor streets: 50 feet.
(b) 
Principal streets: 60 feet.
(2) 
The minimum width of pavements between curblines shall not be less than the following:
(a) 
Minor streets: 26 feet.
(b) 
Principal streets: 30 feet.
(3) 
Alleys with a minimum width of 20 feet may be required by the Board at the rear of any lots designated or zoned for business or industrial use.
D. 
Grades.
(1) 
Grades of all streets shall be a reasonable minimum, but shall not be less than 0.8%.
(2) 
The maximum center-line grades shall be as follows:
(a) 
Minor streets: 8%.
(b) 
Principal streets: 6%.
(3) 
Where the grade of any street at the approach to an intersection exceeds 6%, a leveling area shall be provided having not greater than 1% grades for a distance of 25 feet, measured from the nearest exterior line of the intersecting street to the point of vertical curvature.
(4) 
On any street in a nonresidential subdivision where the grade is 3% or greater on the approach to an intersection, a leveling area with a slope of not more than 2% shall be provided for a distance of not less than 200 feet measured from the nearest exterior line of the intersection street.
(5) 
Vertical curves are required where changes in grade exceed 1%. Vertical curves shall comply in all respects to most current release of "A Policy on Geometric Design of Highways and Streets" by the American Association of State Highway and Transportation Officials (AASHTO), as revised from time to time. Such vertical curves shall provide, at a minimum, a stopping sight distance of 200 feet on minor streets, and 300 feet on principal streets.
E. 
Dead-end streets.
(1) 
Dead-end streets shall not be longer than 600 feet (800 feet if all structures with human occupancy on the dead-end street are equipped with fire protection sprinkler systems) measured from the intersection with the closest through street unless, in the opinion of the Planning Board, a greater length is necessary because of topography or other local conditions. For the purpose of this section, a "dead-end street" shall be any combination of ways open to a through street at one end and closed at the other.
(2) 
Dead-end streets shall be provided at the closed end with a cul-de-sac having an outside layout line radius of a least 50 feet. The traveled way shall have a radius of at least 40 feet, and the pavement shall extend across the full width of the traveled way.
F. 
Construction.
(1) 
The entire area within the exterior lines of all streets in the subdivision shall be cleared, excavated or filled as necessary, and graded in accordance with the then-current standard specifications of the Public Works Department.
(2) 
The roadway shall be graded and prepared for pavement as follows:
(a) 
Traveled ways shall be provided with a foundation consisting of at least 12 inches' compacted thickness of gravel borrow. The gravel base shall be rolled and compacted to a center-line grade 31/2 inches below the proposed finished grade as shown on the profile, and having a transverse grade conforming to that shown on the Typical Street Half-Section.[1]
[1]
Editor's Note: The Typical Road Cross Section diagram is included at the end of this chapter.
(b) 
Material supplied under this contract shall comply in all respects to Division III, Section M1, M1.03.0 Gravel Borrow, M1.03.1 Processed Gravel for Subbase, and M1.04.0 Sand Borrow, of the Massachusetts Highway Department (MHD) "Standard Specifications for Highways and Bridges," 1995 Edition, as revised from time to time.
(c) 
The gravel shall be spread and compacted in layers not exceeding six inches in depth, compacted measurement, and all layers shall be compacted to not less that 95% of maximum dry density of the material.
(3) 
After the treated roadway base has been subjected to the action of traffic for a time period specified by the Town Engineer, but not in excess of 30 days, a binder course of Class 1 bituminous concrete shall be applied, compacted and rolled to a thickness of two inches with a true surface conforming to the half-section of the road. A second course consisting of 11/2 inches of Class 1 bituminous concrete top shall be applied, compacted and rolled to grade with a true surface conforming to the half-section of the road.
(4) 
Roadways shall be constructed for the full length of all streets in the subdivision. The center line of such roadways shall coincide with the center line of the street right-of-way unless a waiver is specifically authorized by the Planning Board.
(5) 
If the top course of pavement is not applied within 14 days of the construction of the roadway binder course, all roadway structures (gate valves, manhole covers, catch basin grates, etc.) must be set flush with the pavement binder course. It will be the responsibility of the applicant to raise all structures of the finish (top course) grade before the top course is applied.
(6) 
Where roadway slopes extend outside of the street right-of-way lines, the subdivider shall be required to provide temporary construction easements to a line five feet beyond the top or toe of the proposed slope.
(7) 
All areas between the exterior street lines and the curblines of the roadway thereon which are not occupied by sidewalks shall be graded, loamed and seeded in accordance with the then-current standard specifications of the Department of Public Works. The final grade of the exterior slopes shall be constructed sufficient, in the opinion of the Town Engineer, to support the street or the adjacent land, as the case may be.
G. 
Signage.
(1) 
Street signs, which conform to the then current standards of the Department of Public Works and bearing the name of the street as indicated on the definitive plan, shall be erected at all intersections of streets in the subdivision. At all points at which a private street within the subdivision intersects with an existing public way, there shall also be erected on the same standard and immediately below the street sign, a sign of such size as the Director of Pubic Works may deem necessary, reading, "Private Way."
(2) 
Street names shall be approved by the Planning Board, with review by the Police and Fire Departments to prevent duplication and to provide names in keeping with the character of the Town. Proposed streets which are obviously in alignment with other streets already existing and named shall bear the names of existing streets.
(3) 
The developer shall be required to provide any and all traffic signage deemed necessary by the Planning Board to serve public safety. Such signage shall include, but not be limited to, traffic signs, crosswalks, and street center and boundary lines, and shall comply with uniform traffic standards.
H. 
Lighting.
(1) 
Streetlights shall be of cut-off design and installed to conform to the type and style required by the Planning Board.
(2) 
Streetlight stanchions shall be located at such intervals as required by the Planning Board.
(3) 
The applicant shall be responsible for all trenching, backfilling, and paving for the installation of the necessary appurtenance for street lighting.
I. 
Sidewalks.
(1) 
Sidewalks will be required to be constructed on both sides of the street.
(2) 
Sidewalks shall be separated from the pavement area by a seeded strip, and shall be located as close as possible to the outside line of the right-of-way.
(3) 
Sidewalks shall extend the full length of each side of the street.
(4) 
Sidewalks shall be a minimum width of five feet.
(5) 
Sidewalks shall have transverse slopes to the roadway of 3/8 of an inch per foot.
(6) 
Bituminous concrete sidewalks having a minimum thickness of 21/2 inches after compaction shall be constructed on an eight-inch gravel foundation to the required lines and grades.
(7) 
Where a subdivision is located within 200 feet of an existing sidewalk, the applicant shall interconnect into those existing sidewalks. The applicant shall match the type of material of the existing sidewalks for this sidewalk interconnection. (e.g., if the existing sidewalk material is concrete with a granite curb, the applicant shall extent a concrete sidewalk with granite curb from the existing sidewalk to the limit of the subdivision's sidewalks.)
(8) 
Sidewalk wheelchair ramps shall be installed in accordance with the Americans with Disabilities Act (ADA) specifications, as amended from time to time.
J. 
Work in existing ways.
(1) 
If it is necessary, for the connection of a subdivision road to an existing public or private roadway, to do work within these existing roadways, the applicant must first obtain a street opening permit from the Wakefield Department of Public Works.
(2) 
If work in existing roadways is necessary, the applicant, at no cost to the Town, shall perform the following work:
(a) 
All trenches or opened areas shall be backfilled with suitable material and compacted as set forth in Subsection F(2) herein;
(b) 
All trenches or opened areas shall have a binder course of Class 1 bituminous concrete applied, compacted and rolled to a thickness of two inches with a true surface conforming to the half section of the road;
(c) 
The entire intersection of the existing roadway with the proposed road shall be coldplaned to a depth of no less than 11/2 inches and overlaid with 11/2) inches Class 1 bituminous concrete.
(d) 
The applicant must complete the work outlined in Subsection J(2)(a) through (c) (above) within seven days from the commencement of the work in any existing roadway.
K. 
Monuments.
(1) 
Granite monuments not less than four feet long and five inches square shall be installed at all street intersections, at all points of change in direction of curvature of streets, and at other points where, in the opinion of the Board, permanent monuments are necessary.
(2) 
The tops shall be set flush with the finished street-line grade, and the monuments shall be set in well-tamped binding gravel. The point at each monument shall be marked by a three-eighths-inch drill hole in the top.
(3) 
No permanent monument shall be installed until all construction which would disturb or destroy the monument is completed.
(4) 
The placement and accurate location of all monuments shall be certified by a registered land surveyor and properly located on the as-built plan submitted by the applicant in accordance with these regulations.
A. 
Public sewers.
(1) 
Sanitary sewers, with manholes and other appurtenances, shall be constructed and installed within the subdivision as necessary to provide to all lots therein adequate sewage disposal.
(2) 
Proper connections shall be made with existing public sewer systems. Where property adjacent to the subdivision is not subdivided, provision shall be made for proper projections of the system, by continuing appropriate sewer mains to the exterior boundaries of the subdivision, at such size and grade as will allow for the projections.
(3) 
Service connections for the sewer from the main structures in the street to the exterior lines thereof shall be installed for each lot shown on the plan, whether or not there is a building thereon. Any deviation of the requirement necessitated by the unusual topographic or technical difficulties must have the specific approval of the Director of Public Works.
(4) 
The installation of the sewer system, including the methods of construction and quality of materials used, shall conform to the then-current standard specifications of the Department of Public Works.
(5) 
Where a public sewer connection is required, the following design standards shall apply:
(a) 
Main sewer lines shall be minimum size of eight-inch inside diameter (ID). Flow velocities shall be between two and 10 feet per second.
(b) 
Maximum distance between manholes shall be 300 feet.
(c) 
Minimum cover over top of pipe shall be:
[1] 
Forty-eight inches under paving.
[2] 
Thirty-six inches under area of zero live load.
(d) 
Minimum horizontal distance between a sanitary sewer and a parallel water main within subdivision streets shall be 10 feet.
(e) 
Manhole covers in flood-prone areas shall be of watertight design.
(f) 
A capped watertight lateral shall be installed at an appropriate location to serve each lot of the subdivision.
(g) 
Connection of footing drains, roof drain or storm drains to a sanitary sewer is prohibited.
(h) 
At all sewer water main crossings, the water main must pass over the sewer main with a minimum of 18 inches' vertical separation.
(6) 
The applicant must obtain a sewer connection permit from the Wakefield Department of Public Works and shall pay all fees in effect established by the Wakefield Public Works.
(7) 
The applicant shall provide for tests when requested to do so by the Town agencies concerned, including pressure tests and television camera inspection, said costs to be borne by the applicant.
(8) 
The applicant will be required to remove two gallons of infiltration/inflow from the Wakefield sewer system for every one gallon of sanitary wastewater projected to be introduced into the sewer system by the proposed subdivision.
B. 
Private on-site sewage disposal.
(1) 
Where, in the opinion of the Planning Board, reasonable accessible public sewers are not available and will not become available within a reasonable time, the Board may waive the requirement of the construction of sewers and the applicant may install on-site sewage disposal systems.
(2) 
Private on-site sewage disposal systems shall be designed in accordance with the Board of Health's rules and regulations, and the Environmental Code (Title 5, Minimum Requirements for the Subsurface Disposal of Sanitary Sewage), and shall be subject to the approval of the Board of Health.
(3) 
Where private on-site sewage disposal systems are permitted, the Planning Board may require installation of so-called "dry sewers," in any street where, in its estimation, sanitary sewers may become accessible within a period of five years.
A. 
Water distribution.
(1) 
Water mains, with hydrants, valves and other fittings, shall be constructed and installed within the subdivision as necessary to provide to all lots therein adequate water supply for domestic and fire protection use.
(2) 
Proper connections shall be made with the existing public water system. Where property adjacent to the subdivision is not subdivided, provision shall be made for proper projections of the system by continuing appropriate water mains to the exterior boundaries of the subdivision, at such site as will allow for the projections.
(3) 
Service connections for water from the main structures in the street to the exterior line thereof shall be installed for each lot shown on the plan, whether or not there is a building thereon. Any deviation of the requirements necessitated by unusual topographic or technical difficulties must have the specific approval of the Director of Public Works.
(4) 
The installation of the water system, including the methods of construction and the quality of materials used, shall conform to the then-current standard specifications of the Department of Public Works.
(5) 
The following design standards shall apply for all water systems:
(a) 
Water main shall be Class 52 cement-line ductile iron pipe, of such size as approved by the Town Engineer, and shall not be less than eight inches in diameter in residential subdivisions and less than 12 inches in diameter in nonresidential subdivisions.
(b) 
Minimum cover over the top of pipe mains and laterals to buildings shall be five feet.
(c) 
Mains shall be no closer than three feet to the face of catch basins or manholes.
(d) 
Main line gate valves shall be located no more than 1,000 feet apart. Intersecting lines of the system shall be triple gated.
(e) 
Before any portion of the water system in a subdivision is charged, all pipes and all appurtenances shall be flushed, chlorinated and pressure tested to the satisfaction of the Town Engineer.
(6) 
The applicant must obtain a water connection permit from the Wakefield Department of Public Works and shall pay all fees in effect as established by the Wakefield Town Council.
[Amended 11-5-2018 RTM by Art. 17]
(7) 
The applicant shall provide for tests when requested to do so by the Town agencies concerned, including water pressure tests and disinfection tests, said costs to be borne by the applicants.
B. 
Fire hydrants.
(1) 
Fire hydrants shall be located as close as possible to street intersections and not more than 500 feet apart in residential subdivisions and 300 feet apart in nonresidential subdivisions.
(2) 
Each hydrant shall be served directly from the water main through a six-inch lateral connection. It shall be gated with a six-inch gate valve and box, and shall have two, two-and-one-half-inch hose outlets and one, four-and-one-half-inch outlet. Hydrant valve openings shall be no less than 51/4 inches in diameter. The type, specifications and location of each hydrant must be approved by the Department of Public Works prior to installation.
(3) 
Each hydrant shall be flushed after installation.
(4) 
Fire flow at the hydrants, as verified by the Department of Public Works, shall be no less than 1,000 gallons per minute at 20 pounds per square inch residual pressure for residential pressure for residential subdivisions, and no less than 2,000 gallons per minute at 20 pounds per square inch residual pressure for nonresidential subdivisions. Flow tests shall be conducted by the applicant under the supervision of the Public Works Department, and the results shall be submitted to the Department of Public Works and the Planning Board.
A. 
General.
(1) 
Storm drains, culverts and related installations, including catch basins, gutters and manholes, shall be installed as necessary to provide adequate disposal of surface water from all streets within the subdivision and adjacent land.
(2) 
Proper connections shall be made with any existing drains in adjacent streets or easements. Where property adjacent to the subdivision is not subdivided, provision shall be made for proper projection of the drainage system by continuing appropriate drains to the exterior boundaries of the subdivision at such size and grade as will allow for such projection.
(3) 
The storm drainage system shall be laid out to the satisfaction of the Town Engineer, who will require provision for such facilities and arrangement thereof as in his opinion are reasonably necessary. The installation of the storm drainage system, including the methods of construction and the quality of materials used, shall conform to the then-current standard specifications of the Public Works Department.
(4) 
The subdivision's stormwater management system shall be designed as to not increase the peak rate of runoff or volume of stormwater in the two-, ten-, and twenty-five-year storm events. In addition, the applicant shall evaluate stormwater generated from the one hundred-year storm event to ensure no net increase in the peak rate of runoff or volume of stormwater.
(5) 
A stormwater management system maintenance plan is required. This maintenance program must identify the parties responsible for the required maintenance.
(6) 
The project's stormwater management system shall comply with the Department of Environmental Protection's (DEP) Stormwater Management Policy and the requirement of these rules and regulations.
B. 
Specifications. The storm drainage system shall be installed according to the following specifications:
(1) 
Minimum size of pipe for surface runoff shall be 12 inches ID. Footing drain and subdrain connection pipe size shall be minimum of six inches ID.
(2) 
Connection of footing drain, roof drains or storm drains to a sanitary sewer is prohibited.
(3) 
A minimum of four feet of cover shall be placed over the top of drainpipes.
(4) 
Drainpipes within street rights-of-way shall be reinforced concrete, of Class IV pipe.
(5) 
Catch basins shall be built on both sides of the roadway at intervals not to exceed 300 feet. They shall be built at all street intersections and low points in the roadway.
(6) 
The drainage system shall be designed for the twenty-five-year storm event. Culverts shall be designed for the fifty-year storm event.
(7) 
Maximum distance between manholes shall be 300 feet. Maximum distance for street runoff to travel along a berm or gutter to a catch basin shall be 300 feet. Maximum distance between a catch basin and manhole shall be 300 feet.
(8) 
Storm sewer water velocities shall be between two and 10 feet per second.
(9) 
Oil and gas traps shall be installed in catch basins.
(10) 
Detention ponds shall be designed to the following parameters:
(a) 
Maximum depth of water shall be no greater than two feet.
(b) 
Maximum side slopes shall not exceed four horizontal to one vertical (4:1).
(c) 
All standing water shall completely drain from the pond within twenty-four-hours from the end of the storm event.
(d) 
Vehicle access to critical pond structures (inlet, outlet, forebays, sumps, etc.) shall be provided for ease of maintenance and inspection. "Access" is defined as the ability to drive a vehicle to within three feet of the structure.
(11) 
The Planning Board may require a fence or vegetated barrier or other safety feature, designed to the satisfaction of the Planning Board, for detention ponds and retention areas for reasons of safety or aesthetics.
A. 
All telephone, electric, and cable (TEC) utilities are required to be placed underground in accordance with the specifications of the Wakefield Municipal Light Department. The specifications are available at the office of the Municipal Light Department. All TEC manholes, hand-holes, and other access points shall be located within grassy areas with a thirty-six-inch buffer from any paved area (roadway, sidewalk, driveway etc.).
B. 
Where adjacent property is not subdivided or where all the property of the applicant is not being subdivided at the same time, provisions shall be made for the extension of the utility system. The Planning Board may require the conduits for the full length of streets and to the exterior limits of the subdivision, at such size that will, in the opinion of the Planning Board, permit their proper extension at a later date.
A. 
Open space. Before approval of a plan the Board may also, in proper cases, require the plan to show a park or parks suitably located for playground or recreation purposes or for providing light and air. The park or parks shall not be unreasonable in area in relation to the land being subdivided and to the prospective uses of such land. The Board may, by appropriate endorsement on the plan, require that no building be erected upon such park or parks without its written approval for a period of not more than three years.
B. 
Bikeways and walkways. Bikeways, pedestrian walkways or bridle paths may be required when deemed appropriate by the Planning Board.
A. 
Utilities. Easements for water mains, sanitary sewers, underground electric lines, underground telephone lines, and storm drains across lots or centered on rear or side lot lines shall be provided where necessary and shall be at least 20 feet wide.
B. 
Water courses. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Board may require that there be provided a stormwater or drainage easement of adequate width to conform substantially to the lines of such watercourse, drainageway, channel or stream, and to provide for construction or other necessary purposes.
C. 
Slopes. Where roadway slopes extend outside of the layout line, the subdivider shall be required to provide temporary construction easements to a line five feet beyond the top or toe of the proposed slope.
D. 
Public use. Access easements to park and conservation land shall be provided, if required by the Planning Board, and shall be at least 20 feet wide.
[Amended 12-11-2018]
A. 
Tree plantings.
(1) 
Street trees shall be 2.5-inch caliper and not less than eight feet in height, and shall be installed 50 feet on center along both sides of the street. The trees shall be installed within the street right-of-way (ROW), three feet from the back edge of the curb. If necessary, the applicant shall provide planting easements, if adequate space is not available within the ROW. The applicant shall supply the trees, materials, and labor to plant said trees to meet this minimum. Existing trees within the ROW may be counted towards the requirements of this section upon approval of the Planning Board.
(2) 
Costs of trees, labor, and materials shall be the responsibility of the applicant.
(3) 
The location of all trees and species to be planted shall be designated by the Planning Board with a recommendation from the Tree Warden. All trees shall be nursery-grown in this climate and conducive to this zone to ensure proper growth. The applicant may propose alternative tree species, but at a minimum street trees are to be comparable to trees listed table found in the Appendix, Table 1: Suggested Street Trees.[1]
[1]
Editor’s Note: Said appendix is included as an attachment to this chapter.
(4) 
All plantings shall be balled-and-burlap stock, pest-free and disease-free. Planting shall only occur between April 15 and November 1, or at the discretion of the Planning Board with a recommendation from the Tree Warden.
(5) 
The Tree Warden must be notified 48 hours prior to any installation of plants to inspect and verify that proper planting methods are being practiced.
(6) 
Any staking shall be determined by the Tree Warden and each tree requiring staking shall use three wooden stakes for support, six feet long by three inches by three inches square with a four-inch reveal, using rubber or plastic ties around stem of tree to stakes. See standard detail in the Appendix.
(7) 
The applicant shall be responsible for the maintenance of planted trees and replacement of those that have died, become diseased or show unhealthy characteristics as determined by the Tree Warden within 12 months of acceptance by the Board.
A. 
Sprinkler systems. All buildings that do not, in the opinion of the Wakefield Fire Department, provide adequate access for fire-fighting purposes, shall contain sprinkler systems in accordance with specifications established by the Fire Department.
B. 
Fire alarms. Whenever required by the Fire Department, fire alarm pull boxes, related pedestal stand(s), and underground wiring shall be installed in accordance with the specifications of the Wakefield Fire Department.
All subdivision proposals shall be reviewed to determine whether such proposals will be reasonably safe from flooding. If any part of the subdivision proposal is located within the Floodplain District, it shall be reviewed to assure compliance with the following:
A. 
The proposal is designed consistent with the need to minimize flood damage.
B. 
All public utilities and facilities, such as sewer, gas, electrical and water systems, shall be located and constructed to minimize or eliminate flood damage.
C. 
Adequate drainage systems shall be provided to reduce exposure to flood hazards.
D. 
Base flood elevation (the level of the one-hundred-year flood) data shall be provided for all proposals for that portion within the Floodplain District.
E. 
Lowest floor elevations shall be shown on all lots within the Floodplain District in accordance with the Zoning Bylaw of the Town of Wakefield.[1]
[1]
Editor's Note: See Ch. 190, Zoning.
A. 
During construction. During the progress of the required construction of roadways and utilities, the contractor working for the applicant will be required to keep the subdivision and all adjacent properties in a neat and orderly condition as is deemed reasonable by the Town Engineer.
B. 
Construction completion. Upon completion of all work on the ground, the subdivider shall clean up any debris caused by street construction and installation of utilities so as to leave a neat and orderly appearance. All areas within the street lines destroyed or altered in construction operations shall be restored to vegetation or other finish satisfactory to the Planning Board. No stumps or other spoil materials shall be left unburied on any property within or adjacent to the subdivision. The entire drainage system, including catch basins, manholes and pipes, shall be cleaned out properly.