A.
Design guidelines. All subdivisions shall be designed and improvements made by the developer consistent with the requirements of Article IV. Design and construction shall do the following:
(1)
Reduce, to the extent reasonably possible:
(a)
Volume of cut and fill.
(b)
Area over which existing vegetation will be disturbed; especially
if within 200 feet of a river, pond, or stream, or having a slope
of more than 15%.
(c)
Number of mature trees removed.
(d)
Extent of waterways altered or relocated.
(e)
Visual prominence of man-made elements not necessary for safety
or orientation.
(f)
Erosion and siltation.
(g)
Flood damage.
(h)
Number of driveways exiting onto new or existing collector streets.
(i)
Disturbance of important wildlife habitats, outstanding botanical
features, and scenic or historic environs.
(2)
Increase, to the extent reasonably possible:
(a)
Use curvilinear roadway systems.
(b)
The share of future dwellings that will front onto lanes or
minor streets as opposed to collector streets or arterials.
(c)
Continuity of access, by providing connections to adjacent land
and streets.
(d)
Visual prominence of natural features of the landscape.
(e)
Legal and physical protection of views from public ways.
(f)
Measures to ensure the utilization of low impact development
(LID) strategies.
B.
Conformance with Master Plan. The street layout, impacts to natural
and cultural resources and utilities in all plans shall conform to
the proposals of the Bellingham Master Plan where applicable.
C.
Standards of construction. Standards for materials and work not otherwise
specified hereunder shall be in accordance with the latest edition
of the Massachusetts Highway Department Standard Specifications for
Highways and Bridges ("MHDS").
E.
Low-impact development. The Planning Board may waive, vary or modify any criteria in Article IV in the event that an applicant can demonstrate adherence to applicable LID standards. In order to make determinations under this section, the Planning Board may use the most current methodologies and standards.
The proposed streets shall be considered in their relation to
existing and planned streets, topographic and geologic conditions,
public convenience and safety, and for safe vehicular travel. Due
consideration shall also be given by the developer to the attractiveness
of the street layout in order to obtain the maximum amenity of the
subdivision and to avoid excessive cut and fills. Long straight roadway
sections should be avoided. The maximum length of a straight segment
on a residential or secondary street shall be 500 feet. In addition,
the proposed streets shall provide for appropriate continuation and
connection of existing primary and secondary streets, and the extension
of primary and secondary streets onto adjoining land.
A.
Location.
(1)
All streets in the subdivision shall be designed so that they will
provide safe vehicular travel. Due consideration shall also be given
to the attractiveness of the street layout in order to obtain the
maximum livability and amenity of the subdivision.
(2)
Streets shall be continuous and in alignment with existing streets
as far as is practicable.
(3)
If adjoining property is not subdivided, proper provision for extending
streets shall be made.
(4)
Reserve strips prohibiting access to streets or adjoining property
will not be permitted except where, in the opinion of the Planning
Board, such strips are in the public interest.
(5)
Street intersections shall be at least 400 feet apart on collector
streets and at least 150 feet apart on other streets.
B.
Alignment.
(1)
Streets shall intersect at 90° where possible, and at not less
than 60° in other cases.
(2)
The minimum center line radius of any curve shall be 75 feet on a
lane, 125 feet on a minor street, and 200 feet on a collector street
or where gradient exceeds 5%. The Planning Board may require a greater
radius where deemed necessary for the public safety.
(3)
All intersections and approaches to intersections shall be cleared
of any obstructions to the motorist's view and maintained clear.
Street lines at intersections shall be cut back to provide for pavement
radii of not less than 30 feet if involving a collector street, or
not less than 20 feet at other intersections.
(4)
Sight distances of at least 200 feet in each direction shall be provided
at intersections, except that 400 feet sight distance shall be provided
at intersections with state-numbered highways or collector streets
or other streets having high-speed traffic. At such intersections,
intersection designs shall allow for longer turning radii, and safe
acceleration and deceleration, potentially involving increased street
width, increased curb radii, and use of traffic islands for channelization.
At other locations, minimum sight distance shall be as follows:
(5)
Center-line offsets for intersecting streets shall not be less than
150 feet.
C.
Single-access roadways.
(1)
Dead-end streets shall provide access to no more than 12 potential
dwelling units, unless, in the opinion of the Board, serving a greater
number is necessitated by topography or other local conditions, and
shall be no shorter than 100 feet measured from the center of the
turnaround to the intersecting street side line.
(2)
Dead-end streets shall be provided at the closed end with a cul-de-sac
as determined by the Planning Board, provided that the cul-de-sac
provides adequate turnaround for fire apparatus.
(3)
Culs-de-sac.
(a)
Culs-de-sac shall not have a diameter smaller than 80 feet and
property line diameter of 100 feet, or an alternative turnaround designed
for a vehicle of thirty-foot length, eight-foot width, and having
an outside turning radius of 57 feet.
(b)
Alternate cul-de-sac designs may include one-way loop streets
with naturally vegetated islands and/or "hammerhead" turnarounds.
(c)
Culs-de-sac may have a landscaped islands to reduce impervious
surface and runoff. Landscaping should be either existing natural
materials or long-lived perennials. Small dimensional culs-de-sac
may have interior pervious materials instead of landscaped islands
as determined by the Planning Board.
D.
Width.
(1)
Minimum street widths shall be as follows:
|
Type of Street
|
Right-of-Way
(feet)
|
Pavement
(feet)
|
|---|---|---|
|
Collector street
|
60
|
30
|
|
Minor street
|
50
|
26
|
|
Lane
|
40
|
22
|
(2)
The center line of the paved surface shall normally coincide with
the right-of-way center line.
(3)
The Planning Board may require slope easements where retention cannot
be adequately handled within the required right-of-way.
(4)
The Planning Board may reduce the width of the right-of-way and pavement
if the applicant can demonstrate that the road can adequately accommodate
traffic, safety and stormwater management to the Planning Board's
satisfaction.
E.
Grades.
(1)
Grades of gutter line of all streets shall not be less than 0.5%.
Grades of center line of cul-de-sac shall not be less than 1.6% to
maintain a gutter line grade of not less than 0.5%.
(2)
The maximum grades for streets shall be as follows:
|
Type of Street
|
Maximum Grade
(percent)
|
|---|---|
|
Collector street
|
8%
|
|
Minor street
|
8%
|
|
Lane
|
8%
|
(3)
Grades shall not exceed 4% within 50 feet of an intersecting street.
(4)
All changes in grade exceeding 2% shall be connected by vertical curves of sufficient length to afford a passing sight distance as required at Subsection B(4), unless drainage considerations for sag vertical curves dictate otherwise.
(5)
The street surface shall have a cross slope of 3/8 inch per foot
on each side of the center line or such other slope as may be determined
adequate to ensure proper drainage by the Board's engineer and/or
DPW.
(6)
Center line profiles shall normally be at least three feet above
the grade of adjacent wetlands.
(7)
Street grades shall be so designed that the volume of cuts and fills
made within the right-of-way approximately balance, except to offset
peat, boulders, or other unusable materials to be removed.
(8)
Proposed center line grade shall not be more than seven feet above
or below the existing center line grade unless specifically authorized
by the Board in unusual circumstances.
(9)
No slopes resulting from grading of streets shall exceed one foot
vertical to three feet horizontal in fill, one foot vertical to two
feet horizontal in cut, or one foot horizontal to 3/4 foot vertical
in ledge. Slope easements or retaining walls shall be used where slopes
cannot be contained within street sidelines. Driveway entrances and
land between the outside of the layout and the street pavement shall
be so graded as to prevent surface water on the street from draining
onto private land except at designated ponding areas or at appropriate
drainage easements.
(a)
Low impact development projects shall have a minimum slope of
one foot vertical to three feet horizontal, which may at the discretion
of the Planning Board be adjusted to better fit existing conditions
and/or topography.
(b)
Outside the right-of-way the slope shall be maintained at three
feet vertical to one foot horizontal.
(c)
Slopes should not create runoff into a roadway.
F.
Construction.
(1)
Surface preparation. Clearing and grubbing shall be performed to
remove stumps, brush, roots, boulders and like material from the area
of the traveled way, shoulders, sidewalks and utility trenches, but
elsewhere wherever feasible existing vegetation shall be preserved.
(2)
Forming the subgrade.
(a)
All topsoil, subsoil, rocks, ledge and other unsuitable material
shall be excavated to pervious material (virgin soil). Unless a permit
is granted by the Town for the removal of loam and topsoil, said material
shall be stockpiled on the premises for final landscaping of roadway
shoulders and adjacent house lots. The depth of excavation may be
reduced by written authorization of the Planning Board or its agent
if the existing base is clean gravel suitable for roadway foundation.
(b)
A greater depth of excavation may be required in any area where
the subgrade material will not support the roadway, or drainage conditions
require more gravel to establish a firm foundation. Prior to placement
of the gravel base course, the entire subgrade surface shall be thoroughly
compacted by means of a three-wheel roller weighing not less than
10 tons or equivalent pneumatic tired or vibratory compactors. After
compacting, the surface shall show no deviation in excess of two inches
from the grades indicated on the drawings. No gravel base course shall
be placed in any subgrade area until said area has been inspected
and approved by the Planning Board or its agent. Any dust created
by crushing, grading or construction activity must be contained within
the property boundary.
(3)
Placing and compacting base course materials.
(a)
Base course gravel shall be placed in maximum lifts of eight
inches compacted depth. Each lift is to be thoroughly compacted with
a three-wheel roller weighing not less than 10 tons, or equivalent
pneumatic tired or vibrator compactors. The final lift is to be a
finer gradation with no stones larger than three inches in diameter.
The base course gravel shall be placed not less than two months prior
to surfacing. All drainage and utilities are to be installed prior
to placing base course gravel. The base course gravel, once approved,
is not to be disturbed by digging without written authorization of
the Planning Board or its agent.
(b)
Roads shall have 95% compaction and shall be tested by an outside
soils engineer or Planning Board agent at subbase and base at two-hundred-foot
intervals.
(4)
Conditioning of base course prior to surfacing.
(a)
The surface of the base course will be inspected and tested
for tolerances by the Department of Public Works or its agent. Any
deviations in excess of the required tolerances shall be corrected
by the subdivider as directed. Any ruts or soft yielding areas in
the base course shall be corrected by removing unsuitable material,
adding suitable material, reshaping and recompacting as directed.
The base course, immediately before surfacing, shall be fine-graded
to a distance below final grade equal to the total depth of hot mix
asphalt to be installed. Hot mix asphalt depths are shown on the cross
sections and the applicable cross section for each project must appear
on the definitive plan, with the grades of the street surface properly
marked on grade stakes set no further apart than 50 feet. Grading
shall be by means of a self-propelled road grader and such hand labor
as may be required. Compaction will be by an approved type roller
weighing not less than eight tons. The surface shall show no deviation
in excess of 1/4 inch from the grades indicated on the definitive
plan.
(b)
Immediately prior to application of the subsequent course of
hot mix asphalt, the prior course shall be cleaned of all loose or
foreign matter, and coated with bituminous tack coat applied in accordance
with MassDOT application rates.
(c)
Asphalt shall be inspected for thickness and temperature.
(5)
Application of permanent surface.
(a)
Pavement of Class I bituminous concrete, Type I-1, shall be
placed in strict accordance with the MassDOT Highway Division Standard
Specifications for Highways and Bridges (MHDS). Said pavement shall
be laid in three courses, as shown on the cross section contained
in these regulations.[1] If the top course is not installed within 24 hours of
the completion of the intermediate base course, an additional layer
of machine-applied tack coat shall be placed on top of the leveling
course prior to installation of the top course. Material specifications
for Class I bituminous concrete, Type I-1, appear in MHDS Material
Section M.3.11.04 Mineral Aggregate, M.3.11.05 Mineral Filler, and
M3.11.06 Bituminous Materials; construction specifications appear
in Section 460.62; tack coat material specifications for the tack
coat appear in MHDS Material Section M.3.03.3; protective seal coat
emulsion and construction specifications appear in Section 460 Class
I Bituminous Concrete, Type I-1.
[1]
Editor's Note: See Appendix B, included as an attachment to
this chapter.
(b)
No permanent surface shall be applied after November 1 unless
authorized in writing by the Planning Board or its agent, and no final
pavement shall be applied until all trenches within the proposed traveled
way have weathered one winter, and all utilities have been tested
and accepted.
(c)
If the top pavement has not been completed in a timely fashion and the base pavement has weathered, cracked or deteriorated, the base pavement shall be repaired by cutting out the unacceptable sections and installing a patch of new hot mix Type I-1 binder pavement. The hot mix pavement patch shall be installed in accordance with MHDS. All joints between patch pavement and the original base pavement shall be sealed with a material meeting MHDS Material Section M.3.03.3 Protective Seal Coat Emulsion. The joint sealing material shall be the same material that will be used as the tack coat noted in Subsection F(5)(a) above.
G.
Berms.
(1)
Bituminous concrete berms or curbs shall be installed on both sides
of all roadways in conformity with the Typical Cross Section appended
hereto,[2] except when waived by the Board where open drainage systems
are being relied upon, or where use of precast concrete or granite
is necessitated by traffic or parking conditions. The berms shall
be installed on top of the final course of pavement to ensure that
a minimum of four-inch curb reveal exists when work is completed.
Bituminous concrete curbs shall be used when sidewalks directly abut
the curb. All bituminous concrete berms and curbs must meet the MHDS
requirements and shapes.
[2]
Editor's Note: See Appendix B, included as an attachment to
this chapter.
(2)
Where applicable in low impact development projects, the bituminous
concrete berm or curb may, at the discretion of the Planning Board,
be omitted and grass shoulders or filters utilized. If curbs are necessary
to stabilize the roadway edge, invisible curbs, periodic curb cuts
or perforated curbs may be used to allow stormwater to run off the
roadway edge.
H.
Driveways. All driveways extending from the completed road surface
to the lot line must have a topping of at least two inches of bituminous
concrete. All driveway slopes must end at the street right-of-way,
then continue forward to the completed road surface in the same grade
as the sidewalk strip and/or shoulder in order to allow proper drainage
of surface water. At a minimum, driveway aprons will be constructed
so that the elevation of the driveway apron at the end of the street
right-of-way is six inches higher than the elevation of the roadway
pavement where the apron connects to the roadway surface.
I.
Permanent private ways for up to three lots. For streets to be maintained
as private ways for up to three lots/dwelling units, the following
guidelines are applicable:
J.
Mailboxes. Mailbox stations shall be separated from the road by a
pull-off that is paved and can be plowed. The mailbox station must
appear in the design for the roadway layout and be within the proposed
public right-of-way or within a proposed easement.
A.
General approach.
(1)
Storm drains, culverts, swales, detention basins and related facilities
shall be designed to permit the unimpeded flow of all natural watercourses,
to ensure adequate drainage at all low points along the streets, to
control erosion, and to intercept stormwater run-off along streets
at intervals reasonably related to the extent and grade of the areas
being drained.
(2)
Peak storm flows and run-off at the boundaries of the development
in any storm of one-hundred-year frequency or less shall be no higher
following development than prior to development, unless an increase
is authorized by the Planning Board, following consultation with the
Conservation Commission and consideration of the ability of receiving
wetlands or water bodies to absorb the increase and the consequences
of providing detention capacity. In the Floodplain District, adequate
drainage systems shall be provided to reduce exposure to flood hazards.
Drainage systems shall be designed based on a twenty-five-year frequency
storm, except that detention facilities shall be based on a one-hundred-year
storm, and in a one-hundred-year storm streets shall remain passable
and drainage shall not enter buildings.
(3)
Design calculations shall use the soil conservation service method
(modified soil cover complex) for runoff, and the rational formula
for determining pipe and culvert sizes.
(4)
Stormwater quality and recharge. All drainage systems must meet the
Massachusetts Department of Environmental Protection (MDEP) Stormwater
Management Regulations regardless of their proximity to wetlands or
other resources that come under the jurisdiction of the Conservation
Commission. Provisions necessary to satisfy those regulations shall
take precedence in any cases where they may be in conflict with these
regulations. The Planning Board shall, where appropriate, seek the
assistance of the Conservation Commission in administering the provisions
of those regulations.
(5)
Stormwater basins and treatment best management practices should
be selected based on their long-term cost effectiveness as well as
their effectiveness to comply with (MDEP) Stormwater Management Regulations.
Open sedimentation are preferred. Underground (in-line) treatment
units, although allowable in the MDEP regulations, are less desirable
due to the cost to maintain. Open recharge basins are also preferred
over underground infiltration fields or recharge galleries. Underground
recharge is less desirable due to the potential and cost and disturbance
that would be incurred should reconstruction be necessary if infiltration
performance deteriorates over time.
B.
Storm drains.
(1)
Except where drainage swales are used, catch basins will generally
be required on both sides of the roadway on continuous grades at intervals
of not more than 350 feet. Storm drains and culverts shall be no less
than 12 inches inside diameter, and shall be of concrete unless, following
consultation with the Town Engineer, the Board determines that soil
conditions and depth make galvanized steel, or plastic pipe acceptable.
All drains shall have a minimum of three-foot cover, except where
reinforced concrete pipe is used and there the minimum cover shall
be two feet. A catch basin to manhole configuration shall be used,
with catch basins at all low points and intersections.
(2)
Proper connections shall be made with any existing drains in adjacent
streets or easements where they may exist and prove adequate to accommodate
the drainage flow from the subdivision. No piped, channeled, or otherwise
altered discharge onto property of others shall be allowed unless
documentation is provided demonstrating authorization from the property
owners involved.
(3)
Sub-drains or interceptor drains are required where necessary to preclude flowage of groundwater threatening to the integrity of the road surface. See Subsection F below.
(4)
Drainage calculations shall normally assume all tributary area to
be developed as zoned. Water velocities shall be between two and 12
feet per second in pipes, and not over five feet per second in swales.
C.
Drainage structures. Except where low impact development and/or swales
are utilized and approved by the Planning Board, the following are
required.
(1)
Catch basins shall be provided with minimum two-foot square grates.
The Board will approve the location of catch basins as part of the
project drainage plans. All catch basins shall be constructed with
a minimum sump depth of four feet, minimum inside diameter of four
feet. All catch basins shall be constructed of precast concrete, cement
concrete barrel blocks, or if required due to excess depth reinforced
concrete. Catch basin outlet pipes will always connect to a drain
manhole; catch basin to catch basin connections shall be avoided.
All catch basins shall be constructed to allow unobstructed cleaning
by clam bucket type catch basin cleaning equipment.
(2)
Hoods shall be installed in all catch basins over the outlet pipes.
The hoods must be SNOUT or approved equal.
(3)
Curb inlets shall be provided at every catch basin. Curb inlets shall
be granite. No driveway will be allowed within 10 feet of a catch
basin to allow for curb transition to the granite curb inlet. If the
drainage design calls for double grate catch basin, curb inlets may
be waived.
(4)
Drain manholes shall be provided with two-foot opening covers marked
"DRAIN" minimum four-foot inside diameter, precast concrete or cement
concrete barrel blocks, or reinforced concrete if required by the
depth or number and size of connecting pipes. The Board will approve
the location of drain manholes as part of the project drainage plans
with a drain manhole placed at every change in direction, size, or
pipe type of the drainage pipe. All drain manholes shall have a one-foot
sump below the lowest outlet pipe.
(5)
Drainage pipes shall have minimum diameter of 12 inches. The Board
will approve the location of all drainage pipes as part of the project
drainage plans. Drainage pipes shall be ADS corrugated smooth interior
plastic with o-ring rubber joint or reinforced concrete mortar or
o-ring rubber joint. Depth of earth cover over ADS pipes must be two
feet. If this depth of cover cannot be achieved reinforced concrete
or ductile iron pipe must be used. The type of pipe must be the same
between structures.
D.
Detention basins.
(1)
All storm drains and swales shall discharge into a detention basin
or equivalent device prior to discharge into any natural body of water
or wetland. Detention and/or retention basin(s) or equivalent devices
shall be located on independent lots that do not contain houses or
other living/working structures. Appropriate easements shall be provided
for all lots containing detention and/or retention facilities or equivalent
devices.
(2)
Detention basin design shall comply with the following:
(a)
Basin depth shall not exceed five feet above bed elevation.
The slope of detention basin walls in a cut area shall not exceed
one vertical to three horizontal. The slopes of detention basin walls
in berm, dike or filled areas shall not exceed one vertical to four
horizontal.
(b)
The base of the detention basin shall be a minimum of two feet
above the maximum water table as defined by the Town of Bellingham
Board of Health regulations. (Deep tests shall be made between February
15 and May 15.) Groundwater level shall be certified by a registered
engineer. The detention basin must be constructed below the existing
grade, and may not be constructed on fill material.
(c)
The top of the basin shall be not less than one foot above the
highest water surface projected for the design storm.
(d)
Inflow pipe invert shall be high enough that there will not
be substantial backwater in the pipe with the detention basin at maximum
depth. The downstream end of the inflow pipe shall be suitably protected
against scour and shall protect the bed and sides of the basin.
(e)
An outflow drain with trash interceptor shall be provided, with
a design assuring that outflow will not exceed existing flows for
any event up to the design storm, and that the basin will empty in
not more than four days in the design storm. Outflow invert shall
be not less than 0.50 foot above bed elevation. An overflow weir protected
against erosion shall be provided for accumulations exceeding those
of the design storm.
(f)
The basin side slopes and bottom shall be provided with four
inches of loam, seeded at the rate of two pounds Red Top, 15 pounds
Creeping Red Fescue and 20 pounds Tall Fescue per acre. At no time
shall a seed mix consist of more than 10% annual ryes.
(g)
A six-foot chain-link fence shall be constructed around the
basin with an eight-foot-wide gate for access (may be double four-foot
leaf), with lock, and a key shall be provided to the Town of Bellingham.
However, if the detention facility has slopes not exceeding one on
five and a maximum water depth of no more than 2.5 feet, an alternative
barrier, such as a hedge, may be allowed. To expedite maintenance,
the fence shall be located approximately 10 feet off the toe of the
slope in any dike area and 10 feet from the top of any slope. If it
is not possible to locate the fence as noted above, the top of the
basin shall be constructed with a minimum flat width of 10 feet and
the fence installed at the top of the slope.
(h)
The applicant shall obtain a stormwater management permit per
Section 7.0 of the Planning Board Procedural Rules. As a component
of the tasks detailed in the operations and maintenance plan that
is part of the stormwater management permit, the applicant shall submit
sufficient funds to cover expenses associated with the maintenance
and repairs reasonably anticipated for 10 years after construction.
In order to provide equitable basis for determination of the amount
and type of funding that will be required for that, the applicant
shall submit a recommended maintenance schedule and estimated annual
cost to the Department of Public Works and Planning Board for review
and approval.
(i)
A minimum ten-foot-wide access way shall be provide from the
edge of the road right-of-way to the detention basin access gate.
This access way shall be constructed to allow vehicles to travel between
the right-of-way and detention area on a flat and firm access way
at all times of year.
E.
Water Resource Districts. Within Water Resource Districts as established
in the Zoning Bylaw,[1] provisions for contaminant removal shall be made employing
detention basins with subsurface drains or perforated risers, oil
and grit separator catch basins, or other devices where appropriate.
F.
Roadway subdrains. Soil conditions throughout the project must be
analyzed to determine depth to groundwater and soil permeability.
Groundwater depth tests shall be conducted at least every 500 feet
of roadway center line, at every change of soil condition, or at any
other location where deemed necessary by the DPW Director or his appointed
agent. Groundwater depth test must be observed by a Mass DEP certified
soil evaluator. DEP Form 11 - Soil Evaluator Form be completed for
all tests.
(1)
A buried subdrain or roadside swale shall be constructed if any of
the following conditions exists:
(a)
The spring high groundwater determined by groundwater depth
tests is within four feet of the bottom of the proposed gravel base
course (subdrain or swale on both sides of the street); or
(b)
If the adjacent land slopes to the road at a average grade of
greater than 10% (subdrain or swale on the uphill side of the street
only); or
(c)
If the applicant does not perform pre-design groundwater depth,
subdrains will be installed on both sides of the road.
(2)
Buried subdrains:
(a)
Shall be constructed in accordance with MHDS Construction Standard
Drawing Number M/E 209.1.0.
(b)
Shall be no less than three inches in diameter.
(c)
Shall be continuously sloping towards an outlet into open air
or a catch basin.
(d)
Should discharge to open air if topography allows. Open-air
discharge outlets must be constructed with a plastic pipe flared end
joint, and a minimum of nine square feet of two-inch stone rip rap.
(e)
If connected to catch basin shall be connected with mortar joints
at elevations three inches above the catch basin outlet pipe.
(f)
Shall be placed so that the top of the perforated pipe is at
least six inches below the bottom of the proposed gravel base course.
(g)
Shall be equipped with cleanout structures on the up hill end
of any run of pipe.
(h)
Shall be located approximately one foot off the edge of the
paved surface or back of curb. The gravel base course must extend
to the edge of the subdrain trench.
(i)
Can be equipped with area drains to collect surface run off
and cellar drain discharge. Area drains must include a grate and minimum
twelve-inch sump, and shall be subject to approval of the DPW. Applicants
must submit shop drawings to the DPW Director for approval of area
drains to be connected to subdrain systems.
(3)
Roadside swales:
(a)
Shall be constructed with slopes graded no steeper than three
feet horizontal to one foot vertical.
(b)
Shall constructed with a geotextile placed on shaped soil, six
inches of 1/2 inch crushed stone, another layer of geotextile, four
inches of sandy loam.
(c)
Shall be seeded with erosion resistant grasses.
(d)
Should discharge to open air.
(e)
If not able to connect to open air, a connection must be made
to a drain manhole with a minimum twelve-inch diameter pipe and headwall.
(f)
Must be constructed a distance off the edge of roadway to avoid
hazards to vehicles. The gravel base course must extend to the edge
of the roadside swale.
(g)
Finished grade must be 12 inches below the bottom of the proposed
gravel base course at roadway gutter.
A.
Installation. All sewers, water pipes, telephone, electricity and
CATV cable shall be installed, and if underground, shall be installed
before roadway base course installation. All utilities shall be placed
under the paved section of the right-of-way or immediately adjacent.
B.
Water.
(1)
Whenever feasible, the water supply shall be from a public water
supply system. In such cases, the water supply system will be considered
adequate only if it is capable of providing gravity service to each
proposed fire hydrant with a flow of 500 gallons per minute at 20
pounds per square inch residual pressure for single-family detached
residential developments, or meeting Insurance Services Office (ISO)
requirements for other developments, and only if capable of providing
gravity service to each proposed lot with static pressure of 40 pounds
per square inch at street grade.
(2)
If connection to a public water system is proposed but it is determined
by the Board that the above standards will not be met in part or all
of the subdivision for reasons beyond the reasonable responsibility
of the developer, the Board may nevertheless approve the plan subject
to a condition that any lot not adequately served shall not be built
upon until service has been made adequate.
(3)
Water system design, equipment, materials and construction shall
meet the specifications of the Department of Public Works.
(4)
Permanent dead-end water mains shall not be allowed; therefore, the
developer must execute one of the following options.
(a)
The developer:
[1]
Establish on the plans a twenty-foot-wide permanent municipal
utility easement within the subdivision from the end of the road right-of-way
to the limit of the property in the location nearest the existing
water main system; and
[2]
Acquire a twenty-foot-wide permanent municipal utility easement
across abutting properties and transfers ownership of the easement
to the Town with all other roadways and subdivision easements are
granted to the Town upon street acceptance; and
[3]
Construct a new water main that connects the end of the developer's
new main to the existing Town water main.
|
OR
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(b)
The developer:
[1]
Establish on the plans a twenty-foot-wide permanent municipal
utility easement within the subdivision from the end of the road right-of-way
to the limit of the property in the location nearest the existing
water main system; and
[2]
Install water pipe to the limit of the project property line
nearest existing water main within the easement; and
[3]
Shall deposit with the Town necessary funds as determined by
the DPW to connect the applicant's new main to the existing water
main. Payments of such funds is necessary to ensure the function and
quality of the public water supply.
(5)
Where connection to an adequate public water system is infeasible,
the Planning Board shall approve a subdivision only upon its determination,
following consultation with the Fire Department, that reserved access
to a fire pond or other provisions will adequately provide for fire
safety, and upon its determination, following consultation with the
Board of Health, that wells on each lot are likely to be able to provide
a sustained yield of five gallons per minute with water quality meeting
DEP's Drinking Water Regulations of Massachusetts, as amended
from time to time. One test well may be required of the applicant
per 10 potential lots, or the Planning Board's determination
may be based upon the written statement of a hydrogeologist following
his analysis of well records on nearby premises, subsurface conditions,
and the effects of this subdivision and other potential sources of
contamination.
(6)
Water mains must be extended to and along the frontage of a development
if the water main extension is part of the latest Water Master Plan
(on file at the DPW) and the existing end of the water system is within
250 feet of the property proposed for subdivision. All pipe sizes
must comply with the latest Water Master Plan. The DPW shall waive
water main extension fees for any water main extension that is noted
in the latest Water Master Plan.
C.
Sewerage.
(1)
Provisions shall be made for Town sewerage to serve all lots which
potentially can be so served by gravity connections. Extension of
existing sewerage will be required at the developer's expense
to meet this requirement unless that would require greater expenditures
for facilities outside the subdivision and not abutting it than for
those within or abutting the subdivision, including house connections,
or would require acquisition of easements across property of others.
(2)
Public sewers shall be at least eight inches diameter, and designed
for a minimum flow of two feet per second.
(3)
Manholes shall be located at every change in grade, pipe size, or
horizontal alignment, but not more than 300 feet apart.
(4)
Construction materials and methods shall be as required by the Department
of Public Works.
D.
Cable utilities.
(1)
Wiring. Distribution systems shall be provided for any and all utility
services, including electrical, telephone, and cable television services.
Poles and any associated overhead structures, of a design approved
by the Planning Board, shall be provided for use for police and fire
alarm boxes and any similar municipal equipment and for use for streetlighting.
(2)
Streetlighting. Streetlighting shall be installed at each intersection,
cul-de-sac, or other road hazard, with light spacing not exceeding
350 feet. The quantity, type, and location of lights within a proposed
subdivision shall be subject to Planning Board approval and shown
on the Street Plan. Normally fixtures shall be 8,000 lumen mercury
vapor, with 9,600 lumen sodium vapor at intersections involving collector
streets.
A.
Sidewalks.
(1)
General.
(a)
Sidewalks shall provide connectivity and convenient circulation
to other sidewalks and access to schools, playgrounds, shopping, places
of public assembly, transportation, parks, conservation areas and/or
other facilities. If not within a street right-of-way, such sidewalks
shall be constructed within an easement of at least 15 feet wide.
(b)
Walkways shall be required on the applicant's property
along the entire frontage (from sideline to sideline) of all existing
public ways which immediately abut the proposed subdivision as well
as all proposed public ways for the purpose of assuring safe and adequate
pedestrian access to, from and within the subdivision. To facilitate
review of the proposed plan by the appropriate authorities, the applicant
shall stake the sideline of the proposed walkways along existing roadways
at fifty-foot intervals.
(2)
Sidewalks five feet wide shall be provided on both sides of all collector
streets, and on one side of all others.
(3)
All materials shall be removed for the full width of the sidewalk
to a subgrade 10 inches below the finished grade as shown on the cross
section; and all soft spots and other undesirable material below such
subgrade shall be replaced with a good binding material and rolled.
This excavated area then shall be filled with eight inches of good
quality gravel and rolled with a pitch toward the curb of 3/16 inches
to the foot. Two inches of compacted bituminous concrete shall be
placed; provided, however, that if a granolithic surface is desired
and/or specified by the Board, specifications of the Massachusetts
Department of Public Works shall be complied with.
(4)
Wheelchair ramps shall be provided at all intersections of sidewalks
and streets, and elsewhere as appropriate, in accordance with Massachusetts
Highway Department standards for wheelchair accessibility.
(5)
Sidewalks shall be free and clear of any and all obstacles, including
lightpoles, mailboxes, etc.
(6)
Variations in sidewalk locations may be considered by the Planning
Board based upon the application of open space, LID and/or Smart Growth
standards.
B.
Shoulders. Shoulders shall be at least three feet wide, pitched towards
the curb or swale at between 3/8 inch and two inches per foot. The
shoulder shall have an eight-inch gravel foundation, and four inches
of topsoil (after rolling).
C.
Plantings.
(1)
Unpaved areas within the right-of-way which have been stripped by
the construction shall be covered with at least six inches of good
quality topsoil (after rolling) and thickly seeded with perennial
grasses or other planting materials approved by the Board.
(2)
Trees retained and planted. The applicant and/or agent shall submit
a tree and landscaping plan to the Planning Board. This plan shall
indicate all arboricultural details, including, but not limited to,
trees to be retained with species and diameter; new trees to be planted
with species; planting schedule; and maintenance schedule. The Board
shall approve said plan, with or without conditions, if said plan
conforms to the standards set forth below. Said plan, upon approval,
shall be filed with the Planning Board and shall be a condition of
approval.
(a)
Suitable existing trees, if larger than four inches caliper,
within the right-of-way and no less than 10 feet from the edge of
pavement or back of sidewalk, shall be retained and protected during
construction. Trees to be retained shall not have grade changed over
their root areas more than 12 inches.
(b)
Suitable existing trees shall be retained and protected during
site development in a twenty-foot strip of land starting at the edge
of the pavement (or sidewalk) and extending away from the road. Suitable
trees may be counted toward the tree plantings only after approval
by the Tree Warden and must be indicated on the landscaping plan as
indicated above.
(c)
Whether there are suitable existing trees, shall be analyzed
per lot to be developed. The existing retained and protected trees
shall be suitable if there is an average of one four inches caliper
or larger tree per 30 feet of individual lot frontage as determined
by the Tree Warden. Trees to be retained shall be appropriately identified,
marked and protected during the construction process.
(d)
If there are an insufficient quantity of existing suitable trees
that can be retained, new trees shall be planted. Trees shall be planted
at 40 foot or lesser intervals on both sides of all streets. The applicant
shall show the location and species of trees on the subdivision plan
at the time of submittal.
(e)
Restrictions.
[1]
New trees shall not be planted closer than 10 feet from the
edge of any sidewalk or roadway and drip line of overhead wires.
[2]
In order to achieve the quantity of tree planting and avoid
the noted restrictions above trees can be planted outside of the right-of-way.
[3]
In any subdivision where the proposed layout will minimize the
ability to plant trees within the right-of-way due to noted restrictions,
a temporary tree planting easement shall be created and shown on the
project plans extending 10 feet beyond the edge of the right-of-way.
The temporary easement will dissolve one year after the date the street
is accepted by the Town.
(f)
The Bellingham Tree Warden shall be consulted for written opinion,
if there is any disagreement regarding whether existing retained trees
are suitable.
(g)
Landscaping plans may be modified during the construction process
only on approval of the Planning Board.
(3)
Trees to be planted shall be well branched, nursery grown stock at
least 2 1/2 inches trunk diameter at four feet above ground,
and shall be free of injury, harmful insects, and diseases. The applicant
shall provide varied and long-lived species adapted to the local environment.
The Planning Board in consultation with the Tree Warden will determine
which species are appropriate for any given location based upon the
best available information at the time of the application.
(4)
At the time of initial security bond (Form J[1]) and prior to the release of any lots, the location of
each new tree to be planted shall be indicated by a clearly visible
marker located in the actual location where the tree is to be planted.
Each marker shall note the species of tree and shall remain on site
until the tree is planted. A site visit by a representative of the
Planning Board shall confirm the location of the markers prior to
any lot releases.
[1]
Editor's Note: A copy of Form J is included as an attachment
to this chapter.
(5)
Any
alterations to the locations of the trees from the approved plan shall
be presented to the Planning Board prior to the planting of any trees.
(6)
Trees that are required must be planted before a certificate of occupancy
is granted for each lot in a subdivision.
(7)
All trees shall be guaranteed for one year after the date the street
is accepted by the Town. A written copy of the guarantee shall be
provided to the Planning Board prior to the street acceptance.
D.
Street signs.
(1)
As soon as a street is paved with the base course of bituminous concrete as noted in § 245-12F(5)(a), the Town shall install a street name sign(s) and "Not Town Way" sign(s) with posts at all entrances to all streets. The "Not Town Way" sign shall contain the following text "Not A Town Way; Pass at Your Own Risk; Emergency Access; Is the Responsibility of the Roadway Owner."
(2)
The "Not Town Way" sign shall be removed by the Town if the street
is accepted by the Town.
(3)
Maintenance of the sign is the responsibility of the developer. If
the signs or posts are damaged in any way, the Town will not issue
any building or occupancy permits until such time as the signs and
posts have been properly replaced.
(4)
Signage must meet current visibility requirements.
E.
Monuments.
(1)
Monuments shall be installed at all street intersections; at all
points of change in direction of curvature of the streets; at each
lot corner along the street; as necessary to locate any easements
or open space to be deeded to the Town; and at points where, in the
opinion of the Planning Board, permanent easements are necessary.
(2)
Monuments must be granite or reinforced concrete and set to a bottom
depth of not less than four feet below finished grade and with top
flush with finished grade. Two pieces of 1/2 inch diameter steel rod
(#4 reinforcing rod) shall be taped to two opposite sides of the granite
monument before installation to allow for metal locator detection.
The steel rod shall be two inches shorter than the monument. The top
of the rod shall be set two inches below the top of the monument.
The exact reference points are to be drilled into the top of each
monument.
(3)
Monuments shall be set to finished grade and installed only after
all construction which would destroy or disturb them has been completed.
(4)
Monuments marking road layout curvature that would be installed within
driveways may be omitted. In lieu of these monuments, two monuments
must be placed on the edge of the layout outline within five feet
of the edge of the driveway.
(5)
Each lot line established with the subdivision shall be completely
defined in accordance with the corresponding plans recorded or to
be recorded at the Registry of Deeds, by placing of permanent monuments
at each point of change of direction of that line.
(6)
All monuments actually set must appear on the as-built plan.
F.
Retaining walls. The following shall apply where a retaining wall
exceeding three feet in exposed height is within or abutting a street
layout.
(1)
Requirement without a sidewalk. To prevent automobiles from traveling
over the wall, a barrier shall be provided through one or the other
of the following on any side of the layout where the street grade
is three or more feet above the grade outside the retaining wall and
there is to be no sidewalk on that side of the layout.
(a)
The retaining wall shall be constructed to at least 42 inches
above the finished grade on the street side of the retaining wall;
or
(b)
The retaining wall shall be extended a minimum of 18 inches
above the finished grade on the street side of the wall and a guard
rail shall be mounted on the top of the wall. That rail shall be Massachusetts
Highway Department Standard Steel Beam Highway Guard Type SS with
steel posts with proper terminal construction. A safety equivalent
to that rail type may be approved by the Planning Board following
consultation with the DPW.
(2)
Requirements where a sidewalk is present. The following shall apply
on any side of the layout where the street grade is three or more
feet above the grade outside the retaining wall and there is to be
a sidewalk on that side of the layout.
(a)
To safeguard against pedestrians falling over the wall, a pedestrian
guard rail shall be provided above the wall. The rail shall meet the
standards of the State Building Code, 780 CMR 1021, and have a height
of at least 42 inches above the finished grade on the street side
of the wall.
(b)
To reduce likelihood of autos intruding into the sidewalk area, a Type 2 bituminous concrete curb with six-inch vertical reveal shall be installed in place of the Cape Cod berm required at § 245-12G. Vertical precast concrete or vertical granite may be allowed if proposed by the developer and approved by the Board.
(c)
To safeguard against autos traveling across the sidewalk area
and over the wall, a guard rail shall be located between the street
and the sidewalk. That rail shall be Massachusetts Highway Department
Standard Steel Beam Highway Guard Type SS with steel posts with proper
terminal construction. A safety equivalent to that rail type may be
approved by the Planning Board following consultation with the DPW.
A.
Parks and recreational spaces. The Planning Board may require the
plan to show a potential park or parks suitably located for recreational
purposes or for providing light and air. The park or parks shall be
reasonable in area in relation to the land being subdivided and to
the prospective uses of the land.
B.
Earth removal. Any area within the subdivision used for the extraction of gravel or borrow shall be regarded at no more than a 34° slope, loamed, and surface repaired in accordance with the procedure in § 245-15C(1) of this article.
C.
Maintenance. The entire area within the right-of-way shall be properly
maintained by the developer until accepted by the Town. Immediately
prior to such acceptance, all catch basins shall be cleaned, streets
swept, and the remainder of the right-of-way and any other areas to
be deeded to the Town shall be cleared, mowed, or otherwise put in
first-class order. Snow removal and sanding of the streets shall be
the responsibility of the developer until such acceptance.
D.
Cleaning up.
(1)
All removed trees, stumps, and brush shall be disposed of properly.
Before sale of a lot, the subdivider shall clean up any debris thereon
caused by construction of public improvements.
(2)
Permeability of soils that have been compacted by construction vehicles
shall be reestablished prior to seeding.
E.
Easements.
(1)
Easements for utilities across lots or centered on rear or side lot
lines shall be provided where necessary and shall be at least 20 feet
wide.
(2)
Where a subdivision is traversed by a watercourse, drainage way,
detention area, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way of adequate width to conform substantially
to the lines of such watercourse, drainage way, detention area, channel
or stream and to provide for construction or other necessary purposes
(such as maintenance).
(3)
Drainage easements outside of the area of the subdivision, but occasioned
by it, may be required of the subdivider.
(4)
Slope easements shall be provided where cut or fill slopes cannot
be contained within the street right-of-way.
F.
Protection of natural features. Due regard shall be shown for all
natural features such as large trees, watercourses, scenic points,
historic spots and similar community assets, which if preserved, will
add attractiveness and value to the subdivision.
G.
Record plans. Upon completion of construction, and before release
of the performance guarantee, the subdivider shall have prepared and
submitted signed record Plans. Such plans shall be provided in an
acceptable electronic media as requested by the Town Planner and/or
Planning Board. Those plans shall indicate the actual location of
all of the following:
(1)
Street lines.
(2)
Traveled way edges.
(3)
Sidewalk locations.
(4)
Permanent monuments.
(6)
Water facilities, including:
(7)
Locations, slopes and inverts of the required drainage facilities.
(8)
Locations of any other underground utilities, such as electricity,
telephone lines and streetlighting.
(9)
Landscaping elements.
H.
Certification. A professional civil engineer retained by the developer
shall certify that all construction was executed in conformance with
the subdivision regulations and with all requirements agreed upon
as a condition to plan approval.
I.
Professional studies and inspection.
(1)
The Town Planner shall have authority, upon request of the Planning
Board, to authorize for services of professional consultants for plan
review, special studies necessary for sound plan decisions, and for
development inspection, where those services are not to be performed
by Town employees or Planning Board consultants, costs for both of
which are reflected in the filing fee. The fee(s) of the professional
consultant shall be provided by the applicant and deposited into a
separate review escrow account.
(2)
The account shall be closed and remaining uncommitted funds returned
to the developer upon final release of security, plan disapproval,
or rescission of approval.
A.
Design standards. Any street servicing land in an Industrial District
as defined by the Bellingham Zoning Bylaw[1] shall be designed as a collector street consistent with all of the foregoing design standards, except that § 245-14A requiring underground wiring and § 245-15A(1) requiring sidewalks shall not apply.
B.
Construction requirements. The requirements of § 245-12F shall be modified as follows. Roadway construction shall provide for 10 inches gravel foundation, base course of four inches Asphalt Institute Type IV mix, and one inch Class I-1 bituminous concrete finish course, except that this requirement may be reduced where an alternative system is demonstrated to be adequate for anticipated traffic, using the methods specified by the Asphalt Institute Manual Series No. 1 (MS-1) "Thickness Design."
Reasonable provisions shall be made for extension of streets
and utilities to adjoining properties, including installation of water
gates and manholes, if necessary. The developer shall not deny others
connection to the water system, drainage, or cable utilities, provided
that they pay all costs of such connection, and comply with all applicable
requirements of the Town of Bellingham.
A.
Request for release. Upon completion of the foregoing requirements,
security for the performance of which was given by bond, deposit,
or covenant, or upon the performance of any covenant with respect
to any lot, the applicant may request and agree on terms of release
with said Planning Board.
B.
Completion requirements. To assist in determining whether satisfactory
completion has been made, the Planning Board shall receive from the
applicant a properly completed Form J[1] and written report detailing the inspections completed
by the DPW Inspector. The required improvements will not be considered
complete until:
(2)
Grassed areas have been mown at least twice; all landscaping and
plantings have been through a winter; all other aboveground improvements
such as paving and sidewalks have been installed for at least 12 months
subsequent to their final inspection; and all underground utilities
and appurtenances such as water and sewer lines have been installed
for at least 24 months subsequent to their final inspection. Street
acceptance by Town Meeting prior to these periods having elapsed shall
not be reason for release of the portion of security being held to
assure integrity of improvements.
[1]
Editor's Note: A copy of Form J is included as an attachment
to this chapter.
