A.
Submission of plan. Any person who wishes to cause to be recorded
in the Registry of Deeds or to be filed with the Land Court a plan
of land and who believes that his plan does not require approval under
the Subdivision Control Law pursuant to MGL c. 41, § 81P
may submit the plan and two contact prints thereof and two copies
of a properly executed Form A[1] and one copy of the proposed plan in electronic format [as described in Subsection B(14)] at a meeting of the Planning Board, accompanied by the necessary evidence to show that the plan does not require approval. Said person shall file, by delivery or registered mail, a notice with the Town Clerk stating the date of submission to the Board for such determination, accompanied by a copy of said application and describing the land to which the plan relates sufficient for identification. If the notice is given by delivery, the Town Clerk shall, if requested, give a written receipt therefor. Any plan determined to not completely satisfy Subsection B, Contents, shall be deemed not to have been submitted. Such plan shall be returned to the applicant, and a notice of the Planning Board's determination sent to the Town Clerk. When brought into conformity with the requirements of Subsection B, Contents, such plan may be resubmitted and will be considered without prejudice.
[1]
Editor's Note: The forms are included as an attachment to
this chapter.
B.
Contents. Said plan shall be legibly drawn in accordance with the
rules and regulations of the Registry of Deeds, MGL c. 36, § 13A,
as amended, pertaining to plan size, material, lettering and related
requirements. The plan scale shall be 40 feet to the inch or such
other scale as the Board may accept and contain the following:
(1)
Identification of the plan by name and address of owner of record
and name of surveyor and/or professional engineer who prepared the
plan, and the name and address of the person for whom the plan has
been prepared, location of the land in question, the scale, North
point and date.
(2)
The statement "Approval under Subdivision Control Law Not Required"
and sufficient space for the date and the signatures of all members
of the Board.
(3)
The zoning classification of land shown on the plan in a table
with required and provided dimensions and the location of any zoning
district boundaries, including any overlay zoning districts, flood
hazard risk zones, wetland setback lines, and any well or well development
area that is located within or within 100 feet of the locus. DEP-designated
Zone I and Zone II areas should be shown. The location and area of
lands meeting the definition of "natural vegetation area" should be
delineated on the plan. A separate worksheet shall be submitted that
is sufficient to establish compliance with all relevant requirements
of the Zoning Bylaw with respect to Section 2400, Dimensional Regulations,
including lot area, lot shape, wetland resources, etc.[2] For lots within the Water Resources Protection District,
the worksheet shall show the maximum number of bedrooms permitted
by Subsection 4532d of the Zoning Bylaw based upon lot area and wastewater
generation. The worksheet shall show the maximum percent of impervious
material coverage for each lot.
(4)
In the case of the creation of a new lot, the remaining land
area and frontage of the land in the ownership of the applicant shall
be shown. For parcels in excess of 20 acres, the remaining land may
be shown on a map of a scale not less than one inch equals 200 feet.
(5)
Notice of any decisions by the Zoning Board of Appeals, including
but not limited to variances and exceptions, regarding the land or
any building thereon. If none, so state.
(6)
Names of abutters from the most recent local tax list unless
the applicant has knowledge of any changes subsequent to the latest
available Assessor's records.
(7)
Names and status (private or public) of streets and ways shown
on the plan. Also note whether state, county or Town layout.
(8)
Bearings and distances of all lines of the lot or lots shown
on the plan.
(9)
Location of all existing buildings, including setback distances
from front, side and rear yard boundaries.
(10)
Location of all bounds, brooks, fences, and walls. A locus map
at 1,000 feet to the inch. North orientation of the locus plan to
be the same as the one inch equals 40 feet plan.
(11)
Location and area of dry land satisfying lot area requirements
(see definition) and one-hundred-foot and one-hundred-twenty-five-foot
setback lines from any wetland on or proximate to the land.
(12)
A plat of the locus on a copy of a one-square-mile portion of
the Town's Water Distribution Master Plan or submission of a map based
upon the Town of Sharon GIS.
(13)
Wetland boundaries shall be delineated within and within 150
feet of the locus shall be shown. The applicant shall submit the plan
to the Conservation Commission along with an abbreviated notice of
resource area delineation (ANRAD), a notice of intent (NOI), or such
other request for confirmation of resource area boundaries as the
Conservation Commission may accept, prior to submission to the Planning
Board. The applicant shall also revise the wetland delineations as
required for consistency with the Conservation Commission's determination
prior to submission of the approval-not-required plan to the Planning
Board. The twenty-one-day approval period will not commence until
submittal has been approved by the Conservation Commission and final
plans have been submitted to the Town Clerk and the Planning Board.
(14)
The submission shall include an engineering/GIS compatible computer
file of the approval-not-required plan. A revised computer file shall
be submitted simultaneously with each revised plan submission and
prior to endorsement. For each submission, the computer file content
shall be identical to the final plan content. For each submission,
the Town Engineer shall verify receipt of the computer file and compliance
with the rules and regulations and the Sharon Planning Board Technical
Standards for Submissions under the Rules and Regulations Governing
the Subdivision of Land. The lot layout plans shall utilize Mass State
Plane Coordinates and elevations shall be based on the North American
Vertical Datum of 1988 (NAVD 88) in feet. Full-size and half-size
copies of all plans shall be provided.
(15)
A plan purpose note must be included describing the reason for
the plan. The plan purpose should include a lotting table describing
the area of the existing lot and the area of the lots proposed. The
lotting table can be combined with the zoning table, if desired.
C.
Endorsement of plan not requiring approval.
(1)
If the Board or its authorized agent determines that the plan
does not require approval it shall, without a public hearing, endorse
the plan within 21 days of submission.
(2)
The Board may add to such endorsement a statement of the reason
approval is not required. The original plan shall be returned to the
applicant, and the Board shall also notify the Town Clerk in writing
of its action.
D.
Determination that plan requires approval. If the Board determines
that the plan does require approval under the Subdivision Control
Law, it shall, within 21 days of the submission of the plan, so inform
the applicant in writing and return the plan. The Board shall also
notify the Town Clerk in writing of its action. The twenty-one-day
period begins after approval of the plan by the Conservation Commission
and submission of a plan with an approved wetland to the Town Clerk
and the Planning Board.
E.
Failure of Board to act. If the Board fails to act upon a plan submitted
under this section or fails to notify the Town Clerk and the person
submitting the plan of its action within 21 days after its submission,
it shall be deemed to have determined that approval under the Subdivision
Control Law is not required, and it shall forthwith make such endorsement
on said plan, and on its failure to do so forthwith, the Town Clerk
shall issue a certificate to the same effect.
F.
Determination of frontage. In determining whether each and every
lot shown on the plan has adequate frontage, the Board will determine,
first, whether the lot directly abuts a public or private way; and
second, whether the lot has direct, traversable access from the abutting
way.
(1)
In determining whether an existing private way is adequate to
qualify a plan as not constituting a subdivision, the Board shall
consider the following:
(a)
Is the right-of-way at least 50 feet wide and of reasonable
horizontal alignment?
(b)
Does the existing horizontal and vertical alignment of the traveled
way provide safe visibility?
(c)
Is the traveled way constructed at least 18 feet wide, with
at least eight inches depth of gravel, and with adequate provisions
for drainage?
(d)
Is the surface of the traveled way adequate to handle the anticipated
traffic?
(e)
If the road is capable of being extended to serve more than
five dwellings, is it surfaced with hot mix asphalt pavement with
proper drainage or hot mix asphalt porous pavement at the time of
submission of the approval-not-required plan?
(f)
Are public utilities available which are adequate for the intended
use?
(g)
Can the applicant access the property through the frontage?
(2)
In determining whether a way has been used and maintained as
a public way, the Board shall require that written evidence be submitted
by the Town Clerk of public maintenance under vote of the Town and
of continued substantial use by the general public without permission
of the landowners for at least 20 years. Sporadic use, use by a few
persons, or use by agreement of the abutters shall not suffice.
(3)
Where direct access to a lot from the abutting street is not
possible due to steep grades, wetlands, watercourses or other physical
constructs, the Planning Board shall not consider the lot as having
sufficient frontage and having vital access and therefore the division
of land shall require approval under the Subdivision Control Law.
A.
Submission of a preliminary plan.
(1)
In the case of a subdivision showing lots in a residential zone,
any person, before submitting the definitive plan for approval, may
submit to the Planning Board and to the Board of Health a preliminary
plan, and shall give written notice of such submission to the Town
Clerk. In the case of a nonresidential subdivision, any person, before
submitting the definitive plan for approval, shall submit to the Planning
Board and the Board of Health a preliminary plan and shall give notice
of such submission to the Town Clerk.
(2)
The preliminary plan, 12 prints of it and the minimum filing fee (see § 340-2.5) shall be filed at a meeting of the Planning Board. The applicant shall also file by delivery or registered mail a notice with the Town Clerk stating the date of submission to the Board for such approval of a preliminary plan, accompanied by a copy of a properly executed application Form B.
(3)
The submission of such a preliminary plan will enable the subdivider,
the Planning Board, the Board of Health, the Conservation Commission,
the Town Engineer, the Police Department, the Fire Department, and
other Town agencies and owners of property abutting the subdivision
to discuss and clarify the details of such subdivision before a definitive
plan is prepared. Therefore, it is strongly recommended that a preliminary
plan be filed in each case. A properly executed Form B, Application
for Approval of a Preliminary Plan; Form D, Engineer's Certificate
and Form D-1, Land Surveyor's Certificate, shall be filed with the
preliminary plans submitted to the Planning Board.
(4)
At the time of submission of the preliminary plan, the applicant shall deliver copies of the plans to the Planning Board offices with notice to the Town Clerk and to the Planning Board at the first meeting following the filing. Within 48 hours of the filing, the plans shall be delivered to the Board of Health, Conservation Commission, Town Engineer, Fire Department, and Police Department. The applicant shall obtain a signature from each department acknowledging receipt of said plans on Form M-1, Control Form and Preliminary Plan Checklist. Acknowledged receipt of such plans does not in and of itself constitute acceptance of such plans for review and approval purposes. Such plans shall be formally accepted for review only following a decision by the Board that the submitted plans are administratively complete in accordance with the requirements of this section and Subsection B, Contents.
(5)
Any plan determined to not completely satisfy Subsection B, Contents, shall be deemed not to have been submitted and shall be returned to the applicant, and a notice of the Planning Board's determination shall be filed with the Town Clerk. When brought into conformity with the requirements of Subsection B, Contents, such plan may be resubmitted and will be considered without prejudice.
B.
Contents. The preliminary plan shall be drawn on four-mil mylar at
a suitable scale, preferably 40 feet to the inch. In addition to all
other plans, the entire subdivision shall be shown at as large a scale
as possible on a single plan sheet not exceeding 42 inches by 60 inches.
The applicant's engineer or surveyor must certify on Form M-1 that
the submission is complete. The plan shall be designated as a "Preliminary
Plan"; and to form a clear basis for discussion of the details of
the subdivision and for preparation of the definitive plan, the plan
shall contain the following:
(1)
For all subdivisions of 10 or more lots, the Board encourages
submission of two or more substantially different alternative development
plans, one of which shall utilize flexible development.
(2)
The subdivision name, if any, boundaries, North point, date,
scale, legend and title "Preliminary Plan."
(3)
The names and addresses of the record owner of the land and
the subdivider and the name, seal, and addresses of the designer,
engineer and surveyor who made the plan, which shall appear in the
lower right-hand corner.
(4)
The names of all abutters, as determined from the most recent
local tax list, unless the applicant shall have more recent knowledge
of such abutters.
(5)
The locus of the land shown on the plan with sufficient information
to accurately locate the plan.
(6)
The existing and proposed lines of streets, ways, easements
and any public or common areas within the subdivision, in a general
manner.
(7)
Major features of the land such as existing walls, fences, monuments,
buildings, wooded areas, outcroppings, ditches, swamps, water bodies
and natural waterways. The Board encourages submission of a copy of
the Town's GIS aerial view of the site and surrounding area with wetlands
and contours should be submitted with the plans. Location and area
of dry land satisfying lot area requirements (see definition).
(8)
The Board encourages submission of a general description of
the type of systems of sewage disposal; water installation and surface
drainage in a general manner, including adjacent existing natural
waterways on the plan.
(9)
The approximate boundary lines of proposed lots, with lot numbers,
approximate areas and dimensions.
(10)
The names, approximate location and widths both right-of-way
and pavement of adjacent streets, and of streets approaching or within
reasonable proximity of the subdivision.
(11)
The Board encourages submission of topography of the land with
a two-foot contour interval based on the North American Vertical Datum
of 1988 (NAVD 88). Water bodies and their maximum annual elevations
shall be shown with the date of measurement.
(12)
The Board encourages submission of soil types based on the May
1966, Sharon report of the United States Department of Agriculture,
Soil Conservation Service Soils and Their Interpretations for Various
Land Uses.
(13)
Letter designation of the proposed streets in lieu of names.
(14)
The Board encourages submission of profiles of existing grades
and approximate proposed finished grades of the traveled way, and
drain and sewer utilities, together with a cross-section of any open
channel streams. Size and location of retention/detention basins shall
be included.
(15)
Area of contiguous land and water of the applicant not presently
being subdivided, with a sketch plan showing a feasible future street
layout for such contiguous land, if any.
(16)
The zoning classification of land shown on the plan and the
location of any zoning district boundaries including any overlay zoning
districts, flood hazard risk zones, wetland setback lines, and any
well or well development area, that is located within or within 100
feet of the locus. DEP-designated Zone I and Zone II areas should
be shown. The location and area of lands meeting the definition of
"natural vegetation area" should be delineated on the plan. A separate
worksheet shall be submitted that is sufficient to establish compliance
with all relevant requirements of the Zoning Bylaw with respect to
Section 2400, Dimensional Regulations, including lot area, lot shape,
wetland resources, etc.[2] For lots within the Water Resources Protection District,
the worksheet shall show the maximum number of bedrooms permitted
by Subsection 4532d of the Zoning Bylaw based upon lot area and wastewater
generation. The worksheet shall show the maximum percent of impervious
material coverage for each lot.
(17)
Easements and rights-of-way applicable to the area shown on
the plan.
(18)
The Board encourages submission of preliminary findings from the environmental assessments as required at § 340-3.3B(22). The Board encourages the submittal of other design alternatives, which may be of value in achieving the best use of land.
C.
Approval of a preliminary plan. The Board may give such preliminary
plan approval, with or without modification or suggestion, after the
Board's review. Such approval does not constitute approval of the
subdivision but facilitates the preparation of the definitive plan
and seeking approval thereof.
D.
Disapproval of a preliminary plan. In the event of disapproval of
a preliminary plan, the Board shall state the reasons for its disapproval
in accord with MGL c. 41, § 81U.
[1]
Editor's Note: The forms cited in this section are included
as an attachment to this chapter.
A.
Submission of a definitive plan.
(1)
Any person who submits a definitive plan of subdivision to the Board for approval shall file with the Board all items required in Subsections A and B of this section and the minimum filing fee (see § 340-2.5) for a definitive plan to be "duly submitted" in accord with these rules and regulations and the General Laws of Massachusetts. Such submission shall be made at a meeting of the Planning Board. Original drawings must be submitted.
(a)
Acknowledged receipt of such plans does not in and of itself
constitute acceptance of such plans for review and approval purposes.
(b)
Such plans shall be accepted for the approval process following a decision by the Board that the submitted plans are administratively complete in accordance with the requirements of this section and Subsection B, Contents.
(c)
Any plan determined to not completely satisfy the requirements of this Subsection A shall be deemed not to have been submitted. Such plan shall be returned to the applicant, and a notice of the Planning Board's determination sent to the Town Clerk. The filing fee shall either be returned or retained to be applied to a resubmission, at the applicant's option. When completely satisfying the requirements of this Subsection A, such plan may be resubmitted and will be considered without prejudice.
(d)
The applicant shall also file by delivery or registered mail
a notice with the Town Clerk stating the date of submission to the
Board for such approval of a definitive plan accompanied by a copy
of a properly executed application Form C.
(2)
An original drawing of the definitive plan and an electronic version of the plan [as described in Subsection A(4)] and six contact prints thereof, dark line on white background. The original drawings will be returned after approval or disapproval upon request of the applicant.
(a)
The applicant shall also provide a completed copy of Form L
to the Planning Board, demonstrating that other reviewing Town officials
have received the submittal.
(b)
Where wetlands are involved on a definitive plan, the applicant
must file his definitive plan with the Sharon Conservation Commission
simultaneously with the filing of the definitive plan with the Planning
Board. A final decision by the Planning Board will be forthcoming
only after the applicant has obtained a report from the Conservation
Commission stating that the basic location of the roadway layout can
be built without being in violation of the Wetlands Protection Act
(MGL c. 131, § 40.)
(c)
The plan presented must contain wetlands delineations accepted
by the Town's Conservation Commission. Wetland boundaries shall be
clearly delineated 150 feet beyond the property line in question.
Any wetland boundaries on abutting properties within 150 feet of the
property line in question shall also be clearly delineated.
(d)
Failure to include accepted delineations shall not satisfy the
content requirements and the plan shall be deemed not to have been
submitted.
(3)
A properly executed application Form C, Application for Approval
of a Definitive Plan; Form D, Engineer's Certificate; or Form D-1,
Land Surveyor's Certificate; and Form E, Certified List of Abutters.
Approval of all plans shall be upon the condition that all ways shown
thereon and public utilities required by the Board shall be completed
and installed within the time so specified.
(4)
The definitive plan shall be prepared by a project team which
shall include a Massachusetts civil professional engineer (PE) and
a Massachusetts professional land surveyor (PLS) and professional
personnel in other disciplines as specified in applicable sections
of these rules and regulations. All professional personnel shall maintain
current registration or certification if available for that discipline
in Massachusetts or in lieu thereof shall have a bachelor's degree
from an accredited university and a minimum of five years of responsible
professional experience in the specific discipline. It shall contain
the following:
(a)
The classification and precision of surveys shall conform to Class A or better of the most recent Land Court Manual of Instructions, Commonwealth of Massachusetts. It is recommended that all other survey and definitive plan preparation, where not herein specified, be guided by the Manual of Instructions. All features of the land required by Subsection B(5) shall be established by an on-the-ground topographic survey. All field survey and mapping, including fieldwork, shall be performed within 18 months prior to submission of the definitive plan. The survey shall locate all features of the land and in addition shall include field location of proposed roadway cross-sections at fifty-foot intervals and elsewhere as special conditions warrant. Cross-section data shall include the horizontal and vertical location of points located on the center line, curblines, back of sidewalk and edge of right-of-way of all proposed roadways. Horizontal locations shall be based on the Mass State Plane Coordinates, and elevations shall be based on the North American Vertical Datum of 1988 (NAVD 88) in feet.
(b)
The plan shall be at a scale of one inch equals 40 feet or such
other scale as the Board may accept to show details clearly and adequately.
(c)
Sheet sizes shall be 24 inches by 36 inches including a 3/4-inch
border.
(d)
All plans shall be accompanied by plat of the locus and a facsimile
of a one-square-mile section of the current Zoning Map at a scale
of one inch equals 1,000 feet showing the relation of the subdivision
to the highway and major streets in the Town. All definitive submissions
must also include a four-mil mylar lot layout plan (scale of one inch
equals 100 feet) suitable for incorporation into the Town's Assessors'
Maps. In addition to all other plans, the entire subdivision shall
be shown at as large a scale as possible in a single plan view on
a sheet not exceeding 42 inches by 60 inches showing street and lot
layout, zoning compliance information, grading, and drainage.
(e)
All plans shall be accompanied by a title sheet and key map.
(f)
The title block and signature space shall be drawn as shown
on Schedule A.
(g)
The plan set shall contain a location plan at a scale of between
one inch to 100 feet and one inch to 400 feet depending on the size
of the subdivision. The location plan shall show the entire subdivision
layout, adjacent streets, if any, or streets within a reasonable distance,
sufficient to identify the location and the access to the land, and
shall be shown on the title sheet.
(h)
A plat of the locus on a facsimile copy of a one-mile-square
portion of the Town's Water Distribution Master Plan from the Sharon
GIS Coordinator.
(i)
The submission shall include an engineering/GIS compatible computer
file of the definitive subdivision plan. A revised computer file shall
be submitted simultaneously with each plan submission. Prior to endorsement,
an updated computer file shall be submitted. For each submission,
the computer file content shall be identical to the submitted plan
content. For each submission, the Town Engineer shall verify receipt
of the computer file and compliance with the rules and regulations
and the Sharon Planning Board Technical Standards for Submissions
under the Rules and Regulations Governing the Subdivision of Land.
The lot layout plans shall utilize Mass State Plane Coordinates and
elevations shall be based on the North American Vertical Datum of
1988 (NAVD 88) in feet. Full-size and half-size copies of all plans
shall be provided.
(5)
The applicant shall also file by delivery or registered mail
a notice with the Town Clerk stating the date of submission to the
Board for such approval, accompanied by a copy of the completed Form
C, Application for Approval of Definitive Plan.
B.
Contents. The applicant's engineer or surveyor must certify on Form
M-2 that the submission is complete. Plans that do not address all
checklist items will be returned to the applicant without further
review. The applicant may contact the Town Engineer in writing to
explain circumstances that prevent addressing all checklist items.
The definitive plan shall contain the following information:
(1)
For all residential subdivisions of 10 or more lots, two or more substantially different alternative development plans, one of which shall utilize flexible development. The alternative plans shall conform to the content requirements of a preliminary plan as defined in § 340-3.2B and, in addition, shall demonstrate conformance to Title 5 for the suitability of on-lot septic disposal, and shall also demonstrate conformance with the roadway and utility design requirements of Article 4.0.
(2)
A title block, appearing in the lower right-hand corner of each
sheet showing the name of the subdivision, if any; the date; scale;
North arrow; the names and seals of the designer, engineer and surveyor
who made the plan. See Schedule A.
(3)
North point on the Mass Plane Coordinate System and benchmarks
on the North American Vertical Datum of 1988 (NAVD 88) and the boundaries
of the subdivision indicated by shading.
(4)
Location and ownership of abutting property as it appears on
Form E, Certified List of Abutters, unless the applicant shall have
more recent knowledge of such abutters, so indicated, including all
abutting land owned by the applicant not presently being subdivided
and all other land within 500 feet of the boundaries of the land shown
in the subdivision. Costs incurred by the Planning Board for sending
notices to abutters by certified mail shall be borne by the applicant.
(5)
As a minimum, all features of the land on the locus and within
150 feet thereof shall be shown based on an actual on-the-ground field
survey.
(6)
Aerial photographs may also be required.
(7)
Lines of existing and proposed streets, ways, lots, lot numbers
of each lot designated numerically in sequence, easements, and public
or common areas within the subdivision.
(8)
Sufficient data to determine the location, direction and length
of every street and way line, lot line and boundary line, and to establish
these lines on the ground. This shall include the lengths and bearings
of plan and boundary lines of all subdivision lot lines, including
lot frontage on the streets, of the radii, tangents, and central angles
of all curves, in lot lines and street lines. All angle points, or
intersections of tangents along the street lines, shall be shown,
areas of lots with lot numbers and the area and frontage on public
ways as set forth in MGL c. 41, § 81L of adjoining lands
of the applicant not included in the subdivision shall be shown. The
engineer or surveyor shall have the mathematical computations available
to present to the Board (and/or Town Engineer), for a matter of record.
It is recommended that traverse computations be placed on a separate
or subsequent sheet.
(9)
Location of all permanent monuments properly identified as to
whether existing or proposed.
(10)
Location, names and present right-of-way and pavement widths
of streets or private ways bounding, approaching or within reasonable
proximity of the subdivision, showing both pavement widths and right-of-way
widths.
(11)
The zoning classification of land shown on the plan and the
location of any zoning district boundaries, including any overlay
zoning districts, flood hazard risk zones, wetland setback lines,
and any well or well development area that is located within or within
100 feet of the locus. DEP-designated Zone I and Zone II areas should
be shown. The location and area of lands meeting the definition of
"natural vegetation area" should be delineated on the plan. A separate
worksheet shall be submitted that is sufficient to establish compliance
with all relevant requirements of the Zoning Bylaw with respect to
Section 2400, Dimensional Regulations, including lot area, lot shape,
wetland resources, etc.[2] For lots within the Water Resources Protection District,
the worksheet shall show the maximum number of bedrooms permitted
by Subsection 4532d of the Zoning Bylaw based upon lot area and wastewater
generation. The worksheet shall show the maximum percent of impervious
material coverage for each lot.
(12)
Indication of all existing and proposed easements and rights-of-way
applying to the land and their purposes, whether or not within the
subdivision, and any decision on appeal or any variances or exceptions
made by the Zoning Board of Appeals applicable to the subdivision
of the land or any buildings thereon.
(13)
If the property that comprises the subdivision or any part or
boundary thereof has been examined, approved, and confirmed by the
Massachusetts Land Court, such information shall be noted on the plan
with case numbers and other pertinent reference to Land Court procedure,
and the same requirement shall apply to any adjoining parcels of land
of the applicant.
(14)
Suitable space to record the action of the Board and the signatures
of all members of the Board and all members of the Board of Health,
including, where appropriate, the words "Deeds or easements to be
recorded herewith" or the words "Covenants to be recorded herewith."
(15)
Separate plan and profile sheets, contour plan sheets, utility plan sheets, tree plan sheets, and cross-section plan sheets shall be provided with content based on the requirements of Subsection B(16) through (20) shall be submitted on separate sheets of the same scale, location, and orientation as the plan sheet. Each sheet shall bear title block and signature block as required in Subsection B(2). Subsection B(4) shall be submitted in text and tabular form.
(16)
Plan and profile. Existing profiles of the exterior lines and
center line drawn in fine black line, dot-dash for left side, dot-dot
for right side, and dash for center line, and proposed profile on
the finished center line drawn in fine black solid line of proposed
streets at a horizontal scale of one inch equals 40 feet and vertical
scale of one inch equals four feet, or such other scales acceptable
to the Board. At least two benchmarks are to be shown on plan profile
sheets and grade elevations at every fifty-foot station except in
vertical curves, which shall be at every twenty-five-foot station.
All existing and proposed intersections and sidewalks, wheelchair
ramps, bikeways and walkways shall be shown, with all proposed grade
elevations calculated. Elevations are to be referred to the North
American Vertical Datum of 1988 (NAVD 88). Gradients shall be shown
by figures expressed in percent.
(17)
Contour plan. Existing and proposed topography at two-foot contour intervals and by symbols, the highest known high water mark to the last five years. There shall also be indicated by differentiating symbols the contour line four feet above said high water mark. All benchmarks will be noted, as well as items required in Subsection D. It shall be the designer's responsibility to verify any information from the Town's Topographical Maps and to note any discrepancies on the plan.
(18)
Utility plan. Size and location of existing and proposed water
supply mains and their appurtenances, hydrants, street lighting and
its appurtenances and easements pertinent thereto, and curbs and curb
dimensions, including data on borings and soil test pits, and easements
for drainage as needed, whether or not within the subdivision.
(19)
Tree plan. For the area within the proposed street right-of-way
and 10 feet beyond and parallel thereto, show the following superimposed
on the contour plan:
(a)
Existing trees if having a trunk in excess of six inches in caliper and any additional trees of special importance because of species or distance from other trees, or if field-marked for location by the Planning Board or its agent; in each case, indicating whether such tree is to be retained or removed. Trees that are required to be removed will be replaced according to the provisions of § 340-4.6D. Replacement trees will be shown on the plan. Any trees in the public right-of-way that require removal must be indicated on the plan. Trees in the public right-of-way cannot be removed without a tree hearing on scenic ways.[3]
(20)
Cross-sections. Typical cross-sections of each street, sidewalk,
telephone, cable, electric, gas, water supply, traveled way, surface
water drainage systems and open channel streams.
(22)
Environmental assessment.
(a)
A comparative environmental assessment report (EAR) shall be submitted for any subdivision creating frontage potentially allowing 20 or more dwelling units or more than five acres of nonresidential land. The scope of the EAR, including the nature and extent of alternatives, environmental analysis, components of environmental quality, and composition of the interdisciplinary project team shall meet the requirements of Subsection A(4) and shall be approved by the Board in advance on Form P, Scope of Environmental Assessment.
(b)
Alternatives to be developed and evaluated shall include the
proposed plan (preferred alternative) and may include up to two additional
build alternatives, including a flexible plan. Environmental baseline
conditions (i.e., the "no-build alternative") shall be established
by projecting existing conditions and trends to the analysis year(s).
The primary (short-/long-term) and secondary (short-/long-term) environmental
impacts, the changes in environmental baselines caused by implementation
of a build alternative, shall be identified, measured (magnitude),
qualified (beneficial or adverse), and classified (significance) for
each component of environmental quality in the analysis year(s). The
impacts of each build alternative shall be analyzed in equal depth
and shall be presented in comparative form. The level of effort expended
in the analysis for each component shall be proportional to the significance
of the environmental impact. The analysis shall encompass the components
of the biophysical, socioeconomic and cultural environments identified
on Form P.
(c)
All measures to mitigate adverse impacts shall be identified,
whether or not the applicant intends to implement them.
(d)
The EAR shall be prepared by an experienced interdisciplinary project team. The individual responsible for performing each task shall be identified by the Board on Form P and shall meet the minimum qualifications of Subsection A(4).
(e)
The contents of the environmental assessment report (EAR) shall
include summary, description of alternatives, environmental analysis,
mitigating measures, and unavoidable adverse impacts.
(f)
The EAR shall be distributed by the applicant at the time of submittal of the definitive subdivision plan to the Board (five copies), Town officials [Subsection E(2)], Historical Commission, Sharon Advocate, Patriot Ledger, Public Library (one copy each), other parties specified on Form P and by public request without charge.
(g)
A summary (one page maximum) of the EAR as approved by the Board and information on where copies of the EAR may be obtained shall be included in the notice for the public hearing [Subsection E(3)]. The Board may require that an EAR supplement be prepared to address issues raised in comments on the EAR.
(23)
Sedimentation and erosion control plan.
(a)
A comprehensive sedimentation and erosion control plan shall
be submitted showing the staging of construction and the measures
to limit water-borne and wind-induced erosion, which shall include
quick-rooting vegetation, expeditious stabilization of disturbed areas,
hay bales, diversions, siltation fences, and sedimentation basins.
The pre-development and construction-stage sediment loadings in all
watercourses shall be calculated using the Universal Soil Loss Equation.
(b)
Also refer to Chapter 230, Article II, of the General Bylaws of the Town of Sharon. This Discharges Generated by Construction Activity Bylaw requires a comprehensive plan for control of all waste, erosion and dust generated on a construction site. The applicant will need to obtain a stormwater permit and generate a stormwater pollution prevention plan and hold a public hearing as part of the review process. The stormwater permit application is available at the Department of Public Works. The application is only required after approval of the definitive plan submitted by the applicant.
(24)
Groundwater certification. Within the Water Resources Protection
District, certification stating the maximum spring high groundwater
elevations on each lot.
(25)
Traffic control and signage plan. A traffic control and signage
plan shall be provided showing pavement markings, signs and, where
appropriate, channelization and traffic signal controls.
C.
Staking. To facilitate review of the definitive plan by the appropriate
authorities, at the time of filing of the definitive plan, the applicant
shall stake the center line of all proposed streets at a minimum of
every 100 feet with the center-line stations.
D.
Soil and groundwater tests. The Board or its agent shall require
test pits, borings, permeability tests, and groundwater monitoring
wells to establish the suitability of the land for the proposed storm
drain system, proposed street construction and proposed septic systems.
(1)
Test pits, borings or soundings shall be taken along the center
line of each street shown on the plan at intervals of at least every
100 feet and at locations such as cut sections and areas of questionable
foundation material where the subsurface conditions may be, in the
opinion of the Board or its agent, factors affecting the quality and
service life of the street. Test pits shall be made under the supervision
of an agent of the Planning Board, and shall not be backfilled until
the applicant has been notified by the Board or its agent that all
necessary inspection and sampling has been completed. Where borings
are used, samples shall be taken at five-foot intervals and at each
change in strata. Soundings shall be taken in areas of unsuitable
material for the purpose of determining the hard bottom contours.
Test pits and borings, where required, shall extend to a minimum depth
of 20 feet below existing grade or 15 feet below the street profile
grade, whichever is greater, or to bedrock (refusal). The applicant
shall indicate on the plan a proposed layout of the subsurface exploration
program, complete with location, spacing, and type of exploration
proposed.
(2)
Soil and groundwater tests shall be witnessed by the Town Engineer
and/or the Board of Health agent and shall be used to determine suitability
for septic systems shall include: a test excavation not less than
10 feet below finished grade at a frequency of two to be located at
least 50 feet apart (or within the proposed septic field area) per
every proposed building lot and three for each proposed stormwater
detention basin and infiltration area. The minimum depth to the seasonal
high water table, bedrock, and/or impermeable layer should be two
feet from the bottom of the basin, the locations of which must be
shown on the contour plan, and a report thereon; a percolation test
at a frequency of two per every proposed septic area and two permeability
tests for each proposed stormwater detention basin. Infiltration areas
will require a minimum of two test holes, one on each end of the field
and one in the middle for infiltration areas greater than 60 feet
in length, the locations of which must be shown on the contour plan,
and a report thereon. For septic systems, percolation tests and test
holes shall be dug and the test run in accordance with Title 5 of
the Commonwealth of Massachusetts State Environmental Code. For stormwater
basins and recharge facilities, permeability testing and logs of test
pits shall comply with the Massachusetts Stormwater Handbook.
(3)
All information concerning the test pits, borings or soundings
(location, depth, soil strata, depth of water table, determined from
mottling or adjusted standing water elevation if no soil mottling
is present) shall be submitted to the Board of Health and the Planning
Board in a written report to be prepared and signed and sealed by
a Massachusetts registered professional engineer (PE) and a licensed
Massachusetts soil evaluator licensee.
E.
Procedure.
(1)
Review by Board of Health as to suitability of land. At the
time of filing of the definitive plan, the applicant shall also file
with the Board of Health two contact prints of the definitive plan,
dark line on white background, together with the proposed location
of each lot's septic system and such information on the nature of
percolation tests and deep test holes as the Board of Health may require.
The Board of Health shall, within 45 days after filing of the plan,
report to the Planning Board in writing its approval or disapproval
of said plan. If the Board of Health disapproves said plan, it shall
make specific findings as to which, if any, of the lots shown on such
plan cannot be used for building sites without injury to the public
health, and include such specific findings and the reasons therefor
in such report, and, where possible, shall make recommendations for
the adjustments thereof; provided, however, if a municipal sewerage
system will service the proposed subdivision, then failure of the
Board of Health to make such a report within 45 days after the plan
is filed with its office shall be deemed approval by such Board. The
Board of Health shall send a copy of such report, if any, to the person
who submitted said plan. Every lot so located that it cannot be served
by a connection to the municipal sewer system shall be provided with
a septic tank and drain field satisfactory to the Board of Health
and the Commonwealth of Massachusetts Sanitary Code minimum standards
as the Board of Health shall determine. A note shall be added to all
plans as follows: "No dwelling will be constructed on any lot without
first securing from the Board of Health the Disposal Works Construction
Permit required by Title 5 of the State Environmental Code." The approval
of a definitive subdivision plan by the Board does not absolve the
developer of any other requirements of the Board of Health or other
Town boards.
(2)
Review by other Town officials.
(a)
The applicant will transmit copies of the definitive plan to
Town officials other than the Board of Health according to Form L
and as follows: three copies to the Conservation Commission; one copy
each to the Town Engineer, the Department of Public Works, the Board
of Selectmen, the Police Department and the Fire Department; and also,
in the case of an industrial subdivision, to the Economic Development
Committee.
(b)
Before the definitive plan is approved, the Board will request
written statements from the above officials with regard to the proposed
improvements in the following respect:
[1]
Conservation Commission as to potential involvement with MGL
c. 131, § 40, and the effects of the subdivision on streams,
wildlife and similar considerations within the scope of the Conservation
Commission.
[2]
The Town Engineer as to the design of the street system, location
of easements, monuments, drainage system, water system and, if applicable,
a sewage system and their appurtenances, and relationship to existing
water and drainage systems.
[3]
Fire Department as to location of hydrants, installation of
the alarm system if applicable and emergency access.
[4]
Police Department as to street safety, both vehicular and pedestrian,
and access for emergency vehicles.
[5]
Department of Public Works as to maintaining of streets, drainage
systems, sizing and location of the water system, and feasibility
of snow removal from sidewalks and traveled ways.
(3)
Public hearing. Before taking any action to approve, modify
and approve or disapprove a definitive plan, the Board shall hold
a hearing at which parties in interest shall have an opportunity to
be heard, in person or by agent or attorney. Notice of the time and
place of such hearing and of the subject matter, sufficient for identification,
shall be published in a newspaper of general circulation in the Town
of Sharon once in each of two successive weeks, the first publication
to be not less than 14 days before the date of the hearing, and by
mailing a copy of such advertisement to the applicant and to all owners
of land abutting the land and all owners of land within 500 feet of
a property line of the land shown on the plan as shown on the most
recent tax list. The applicant shall review the form and content of
notice and the procedures for notice to the public and shall inform
the Board of any defects at least five business days before the notice
of public hearing is submitted for publication to a newspaper of general
circulation and before the notices of public hearing are mailed.
(4)
Planning Board procedure.
(a)
The procedure that the Board will follow with regard to approval,
disapproval or modification of the definitive plan submitted by the
applicant will be that as set forth in MGL c. 41, § 81U.
In summary, the Board, after receiving the plan and profiles, will
review the same to determine whether they are in compliance with its
adopted rules and regulations.
(b)
Before approval of the plan, the Board shall establish that
the street pattern is safe and convenient, that proper provision is
made for street extension and that all other purposes of the General
Laws are met. The Board may, as a condition of granting a building
permit under MGL c. 41, § 81Y, impose reasonable requirements
designed to promote the health, convenience, safety and general welfare
of the community and to benefit the Town. In such event, the Board
shall endorse such conditions on the plan to which they relate, or
set forth a separate instrument attached thereto, to which reference
is made on such plan and which shall for the purpose of the Subdivision
Control Law be deemed to be a part of the plan.
F.
Performance guarantee. Before endorsement of its approval of a definitive plan, the Board requires that the construction of ways and the installation of municipal services shall be secured by one, or in part by one and in part by the other, of the methods set forth in Subsection F(2)(a) through (d), which may from time to time be varied by the applicant with the consent of the Board. The instruments of surety as set forth in Subsection F(2)(a) through (d) shall be subject to approval by the Town Finance Director as to the financial stability of the entity furnishing the instrument of surety.
(1)
As a condition of plan endorsement, the applicant shall agree
as follows:
(a)
That the subdivision improvements specified in Article 4.0 shall be completed within four years of the date of such approval; except in the case of any portion of the subdivision for which a surety company performance bond or a performance bond secured by a deposit of money or negotiable securities shall have been filed pursuant to Subsection F(2)(a) through (d), then the subdivision improvements specified in Article 4.0 shall be completed within two years of the date of the performance bond or within four years of the date of the Board's approval of the definitive plan, whichever date shall occur earlier.
(b)
That no lot shall be released until the subdivision improvements for the streets which serve the lot have been completed to the satisfaction of the Town Engineer and Building Inspector as follows: the base course of the hot mix asphalt for streets and sidewalks, curbing, planting strips, and all utilities, including the water distribution, street lighting, cable, electrical distribution, and gas systems, and the stormwater management systems. The streets which serve the lot shall include all streets from the subdivision entrance past the lot for which release is sought to the nearest intersection or cul-de-sac beyond the lot plus streets included in the primary access route as provided in § 340-4.2J.
(c)
That no lot shall be released until the applicant has satisfied
all financial obligations to the Town, including all outstanding taxes,
fees, fines, liens, levies, judgments, and fees and expenses of consultants.
(d)
That all of the improvements and the maintenance of said improvements
that will be guaranteed by the applicant shall be completed by said
applicant.
(e)
That the conveyance of lots from the original bond or surety
provider/owner to another party shall not alleviate said owner of
the full responsibility for completion of infrastructure improvements
secured at the time of the original subdivision approval. Furthermore,
any conveyance document for any lot must stipulate the owner's right
to access and work on property conveyed for the purposes of completing
infrastructure secured and approved by the Planning Board. The aforesaid
must be included in all definitive plan decisions of approval by the
Sharon Planning Board and must be approved in writing by the owner/applicant.
(2)
Approval with bonds or surety. The construction of ways and
the installation of municipal services shall be secured by one, or
in part by one and in part by the other, of the following:
(a)
By a proper bond, sufficient in the opinion of the Planning
Board to secure performance of the construction of ways and the installation
of municipal services required for lots in the subdivision shown on
the plan and maintenance thereof (including a fifty-percent maintenance
fee for the calculated bond requirement), and the Planning Board may
require that the applicant specify the time within which such construction
shall be completed.
(b)
By a deposit of money or negotiable securities, sufficient in
the opinion of the Planning Board to secure performance of the construction
of ways and the installation of municipal services required for lots
in the subdivision shown on the plan and maintenance thereof, and
the Planning Board may require that the applicant specify the time
within which such construction shall be completed.
(c)
By a covenant, executed and duly recorded by the owner of record,
running with the land, whereby such ways and services and maintenance
thereof shall be provided to serve any lot before such lot may be
built upon or conveyed, other than by mortgage deed; provided that
a mortgagee who acquires title to the mortgaged premises by foreclosure
or otherwise and any succeeding owner of such premises or part thereof
may sell any such lot, subject to that portion of the covenant which
provides that no lot shall be built upon until such ways and services
have been provided to serve such lot; and provided, further, that
nothing herein shall be deemed to prohibit a conveyance by a single
deed, subject to such covenant, of either the entire parcel of land
shown on the subdivision plan or of all lots not previously released
by the Planning Board. A deed of any part of the subdivision in violation
hereof shall be voidable by the grantee prior to the release of the
covenant but not later than three years from the date of such deed.
(d)
By delivery to the Planning Board of an agreement executed after
the recording of a first mortgage covering the premises shown on the
plan or a portion thereof given as security for advances to be made
to the applicant by the lender, which agreement shall be executed
by the applicant and the lender and shall provide for the retention
by the lender of funds sufficient in the opinion of the Planning Board,
and otherwise due the applicant, to secure the construction of ways
and the installation of municipal services and maintenance thereof.
Said agreement shall also provide for a schedule of disbursements
which may be made to the applicant upon completion of various stages
of the work, and shall further provide that in the event the work
is not completed within the time set forth by the applicant, any funds
remaining undisbursed shall be available for completion.
(3)
A note shall be added to all plans as follows: "Plans subject
to covenants, conditions and restrictions set forth in a covenant(s)
dated (blank) to be recorded herewith."
(4)
The Planning Board shall require as a condition for approving
a bond or surety under the foregoing subsections that the owner or
applicant reimburse the Planning Board for attorney's fees incurred
by the Planning Board in the course of its determination of whether
the bond or surety is acceptable, or any other issue that requires
legal interpretations.
G.
Approval or disapproval.
(1)
General.
(a)
The action of the Board in respect to such plan shall be by
vote, copies of which shall be filed with the Town Clerk and sent
to the applicant. If the Board modifies or disapproves such plan,
it shall state in its vote the reasons for its action. Failure of
the applicant to submit revised plans and other required submittals
within six months of approval with modifications shall automatically
rescind approval of the plan. The Board shall rescind its disapproval
if, within six months of such disapproval, the applicant submits revised
plans and other required submittals fully conforming to the rules
and regulations of the Board and resolving the specific reasons for
disapproval.
(b)
Final approval, if granted, shall be endorsed on the original
drawing of the definitive plan by the signatures of a majority of
the Planning Board but not until the statutory twenty-day appeal period
has elapsed following the filing of the Board's certificate of approval
or disapproval, as the case may be (see Forms C-1 and C-2), with the
Town Clerk and said Clerk has notified the Board that no appeal has
been filed. If appeal has been made, said endorsement shall be made
after the entry of a final decree of the court sustaining the approval
of such plan. Final approval shall be subject to the construction
specifications contained herein and to the rules and requirements
of the Town Engineer and the Board of Health. After the definitive
plan has been approved and endorsed, the Board shall return the original
to the applicant.
(c)
The Board may extend the period permitted by statute (90 days
if derived from a preliminary plan; 145 days without preliminary plan
submission) between submission of a definitive plan and action thereon
upon written request of the applicant.
(2)
Time for completion. If the ways in any subdivision are not
completed and the utilities aforesaid are not installed within the
time so agreed to by the applicant or so required by the Board, such
bond may be enforced and any such deposit may be applied by the Planning
Board for the benefit of the Town. Ways or portions thereof not completed
within the time required shall thereafter be completed in accordance
with the design and construction standards of the Board in effect
upon the expiration of such time.
(3)
Endorsement.
(a)
The endorsement of the plan approval by the Board shall be valid
for a period of four years from the date of said endorsement. Prior
to the expiration of the four-year approval period, the developer
and/or owner shall request in writing to the Board an extension of
time, if necessary. Failure to request an extension of time prior
to the expiration of the four-year approval period shall result in
the Board's notifying the Building Inspector that no additional building
permits shall be issued in said development. The request for an extension
shall state the reasons for the requested extension and also the length
of time requested. Any extension shall not exceed two years.
(b)
Additional extensions after the first may be applied for but
not until at least 10 months have expired on the extension in effect.
(c)
At least eight days prior to endorsement, all required covenants
shall be provided to the Board's agent, along with a designer's certification
that title to the premises shown on said plan and appurtenances thereto,
including any off-site easements and rights-of-way, are in the applicant's
name and are free of all encumbrances or that the encumbrances set
forth will not preclude any required subdivision improvements.
H.
Recording. The applicant shall submit the Planning Board decision,
the approved definitive plan, and the covenant, if any, to be recorded
in the Registry of Deeds or registered with the Land Court, and shall
notify the Board in writing, presenting evidence of the recording
of the plan and the covenant. The applicant shall deliver to the Board
one copy of the approved and recorded definitive plans, and a copy
of an affidavit filed by the owner stating that the title to the premises
shown on said plan and appurtenances thereto are in the applicant
and free of all encumbrances or with encumbrances as set forth.
I.
Conveyance of utilities and easements to the Town. Prior to the release
by the Board of a surety bond or deposit, or, in the case of a covenant,
the issuance of a release form, the applicant shall execute an instrument,
on a form approved by the Board (see Form K), transferring to the
Town, without cost, valid unencumbered title to all common sewers,
storm drains, stormwater retention and detention areas, stormwater
infiltrators and water mains, and appurtenances thereto, constructed
and installed in the subdivision or portion thereof to be approved,
and conveying to the Town, without cost and free of all liens and
encumbrances, perpetual right and easements to construct, inspect,
repair, renew, replace, operate and forever maintain the aforesaid
underground utilities, with any manholes, pipes, conduits and other
appurtenances, and to do all acts incidental thereto, in, through
and under the whole of all streets in the subdivision or portion thereof
to be approved, and if any such utilities have been constructed and
installed in land not within such streets, then in, through and under
an easement as shown on the definitive plan.
J.
Reduction or release of performance guarantee.
(1)
The penal sum of any such bond or the amount of any deposit held under Subsection F(1) may, from time to time, be reduced by the Board and the obligations of the parties thereto released by said Board in whole or part. If release is by reason of covenant, a new plan of the portion to be subject to the covenant may be required by the Board.
(2)
The final surety held by the Board may be released, subject
to a vote by the Planning Board, after the street has been accepted
as a public way within the Town of Sharon by Town Meeting.
(3)
If the Board determines that said construction, installation,
or filing of "as-built" plans has not been completed, it shall specify
to the Town Clerk and to the developer, in writing, by registered
mail, the details wherein said construction and installation shall
have failed to comply with the requirements contained under Article
4.0. Upon failure of the Board to act on such application within 45
days after the receipt of the application by the Town Clerk and the
Board, all obligations under the bond shall cease and terminate by
operation of law, and any deposits shall be returned and any such
covenants shall become void. In the event that said forty-five-day
period expires without such specification, or without the release
and return of the deposit or release of the covenant as aforesaid,
the Town Clerk shall issue a certificate to such effect, duly acknowledged,
which may be recorded.
(4)
Determination of completeness. If the Board determines that
said construction, installation, or filing of "as-built" plans has
been completed, it shall notify the Town Treasurer within 45 days
on a properly executed Form J, Release Form, that it releases the
interest of the Town in such bond or deposit and that it shall be
returned to the person or persons who furnished same, or, in the case
of covenant, it shall issue a written release of the covenant on a
properly executed Form J, Release Form.
K.
As-built plans. Prior to the final release, the developer shall file
with the Board an as-built acceptance plan of the completed street
or streets. The plan shall show all plans and profiles corrected and
certified by the applicant's engineer to be actual as-built locations
and profiles of all streets, ways, and utilities, including those
installed by others such as power, telephone, and gas. Said plans
shall be prepared in a manner suitable for records at the Registry
of Deeds and include, at minimum, the following utility information:
(1)
Location of traveled ways, curbs, sidewalks, cul-de-sacs, and
street trees.
(2)
Elevation of finished grade.
(3)
Location of all water mains, valves, hydrants, services and
curb stops.
(4)
Location of all gas mains and valves and curb stops.
(5)
Location of underground telephone, CATV and electrical lines.
(6)
Location of all above-ground boxes for cable TV, electricity
and telephone.
(7)
Location of all drainage structures, mains and piping. Location
of detention basins with contours and elevations of all pipe, structure
and detention/retention basin inverts and overflow elevations. All
utilities will be shown in plan view and profile, except CATV, telephone,
electricity and gas will be shown in plan view only.
(8)
Location of all lighting, lighting hand holes and lighting wiring
shall be shown in plan view.
(9)
Location of survey monuments.
(10)
If the presentation requires separation of utilities, the water
and drainage should be kept on the same sheet. Whenever possible,
all utilities should be shown on the same sheet and at a scale that
provides clarity of detail. A scale of one inch equals 40 feet horizontal
and one inch equals four feet vertical is desired whenever possible.
[1]
Editor's Note: The forms cited in this section are included
as an attachment to this chapter.
