A.
It is the intent that no street or way through private property shall
be accepted by the Town unless the same be previously constructed
and completed in accordance with the approved definitive subdivision
plan and the following specifications. All work done under this section
shall be done under the direction of the Planning Board. No aforementioned
bond or covenant shall be released until full approval in writing
of all work done under this section is received by the Planning Board
from the Planning Board agent. The following minimum specifications
shall govern the installation of all roadways, utilities and other
improvements in all subdivisions as noted on typical cross section,
designated on the definitive plan and otherwise determined and approved
by the Planning Board. Prior to the commencement of the construction
phase of development, a pre-construction conference shall be held
between the Planning Board and/or its agent and the developer and/or
his agent to be sure that all of the requirements herein are understood
and will be met.
B.
Unless otherwise specified, all the work and the materials used in
the work to be done shall conform to the requirements of the Commonwealth
of Massachusetts, Department of Transportation, Standard Specifications
for Highway and Bridges, 1988 Edition, as amended, hereinafter referred
to as the "Standard Specifications," and the special provisions included
hereinafter. Appropriate illustrations are found in the Commonwealth
of Massachusetts, Department of Transportation, 1977 Construction
Standards, as amended.
C.
Supplementing the aforesaid standard specifications, certain specifications
or special provisions shall apply particularly to the work to be done
hereunder. References in the following specifications, unless otherwise
stated, are to the aforesaid standard specifications, amendments or
addenda. These specifications and special provisions shall take precedence
and shall govern when they are stricter.
D.
To facilitate reference, each paragraph in these specifications is
noted with the paragraph number of the particular section as contained
in the Standard Specifications.
E.
COMMONWEALTH
DEPARTMENT
ENGINEER
Wherever in the Standard Specifications or other contractual documents
the following terms, or pronouns in place of them, are used, the intent
and meaning shall be interpreted by substitution as follows:
Town of Lunenburg.
Lunenburg Department of Public Works.
The Planning Board of the Town of Lunenburg acting directly
or through an authorized representative; such representative acting
within the scope of the particular duties entrusted to him.
F.
The extent of work required shall be as shown upon approved plans,
and in compliance with the standard cross section plans. Stakes shall
be set which will indicate the exact amount of cut or fill.
(1)
Offset stakes shall be set under the direction of a registered
land surveyor at fifty-foot intervals and at each sewerage and drainage
structure and at each hydrant to indicate the location and the exact
amount of cut, fill or grade.
(2)
Improvements to minimize adverse environmental impact, if required,
shall be installed in accordance with all details as shown on the
approved definitive plan, and all possible measures shall be taken
during construction to minimize dust and erosion.
(3)
No earth shall be removed from the area shown on a definitive
plan except in accordance with the approved plan.
G.
As each construction operation is completed, it shall be inspected
and approved by the proper Town authority prior to starting working
on the succeeding operation.
A.
The roadway shall be graded and prepared for pavement as follows:
(1)
(101) Clearing and grubbing of the entire area of such street
or way shall be performed to remove all trees not intended for preservation,
stumps, brush, roots, rocks or boulders and like material which may
exist upon the surface.
(2)
(120) Roadway earth excavation shall remove all materials encountered
down to the true surface of the subgrade, or to suitable material
in areas where unsuitable material exists, in preparation for foundation
of roadway, sidewalks, driveways and berms. Materials obtained from
the excavation may be used in fills as needed if they are sampled
and tested by an independent testing laboratory acceptable to the
Board or its agent and, in the opinion of the Board or its agent,
the material satisfies the requirements of Section 150 of the Standard
Specifications. Necessary laboratory testing to determine the suitability
of the excavated soil shall be arranged for and paid for by the applicant.
(3)
(150) When, in the opinion of the Planning Board, suitable material
is not available within the limits of the highway location to form
the subgrade or subbase, the contractor shall obtain such additional
material from other sources in accordance with this section and as
may be approved by the Planning Board or its agent. A certificate
of compliance, along with information on the source of the material
being used, shall be submitted to the Board or its agent for approval
prior to use.
(4)
(170) The subgrade surface, 16 1/2 inches below the finished
surface grade in minor, intermediate, and secondary streets, and 18
inches below the finished surface grade in major streets in residential
subdivisions and in all streets in nonresidential subdivisions, shall
be prepared true to the lines, grades and cross sections given and
properly rolled. All soft or spongy material below the subgrade surface
shall be removed to a depth determined by the Planning Board and the
space thus made shall be filled with special gravel borrow containing
no stones over six inches in their largest diameter.
(5)
(401) Gravel subbase or foundation containing no stones having
any dimensions greater than six inches shall be spread in two equal
layers on the surface of the subgrade to a minimum depth of 12 inches
in conformity with requirements of Section M 1.02.0. The first six
inches of gravel borrow shall be Type A as specified in the Standard
Specifications and the top six inches shall be Type B as specified
in the Standard Specifications. To assure compliance with the Standard
Specifications, the Planning Board may authorize, at the applicant's
expense, a testing of the gravel by an independent testing company.
Each layer shall be thoroughly watered, rolled and compacted true
to line and grade. Any depressions that appear during and after the
rolling shall be filled with additional gravel and re-rolled until
the surface is true.
(6)
(401.60) Final grading, rolling and finishing, including the
shaping, trimming, rolling and finishing of the surface of the subbase
prior to application of bituminous concrete for surfacing of the roadway
and base courses for walks or loam for berms, shall be in accordance
with this section as directed by the Planning Board.
(a)
If the Planning Board determines that enough time has elapsed
to make it desirable, a tack coat meeting its specifications shall
be applied prior to the application of the second layer of bituminous
concrete.
B.
Roadway width.
(1)
Roadways shall be constructed for the full length of all streets
within the subdivision. The center line of all roadways shall coincide
with the center line of the street right-of-way unless a deviation
is approved by the Planning Board. The minimum and maximum widths
of roadways shall be as follows:
|
Right-of-Way Width as Required in§ 325-4.2C(1)
(feet)
|
Pavement Width
(feet)
| ||
|---|---|---|---|
|
Major street
|
60
|
30
| |
|
Secondary street
|
50
|
24
| |
|
Intermediate street
|
50
|
24
| |
|
Minor street
|
50
|
22
|
(2)
All pavement widths shall be as defined above but are subject
to alteration by the Planning Board at its option. Pavement width
shall be measured from within the inside edge of the curb or berm.
C.
(460) The wearing surfaces of roadways shall be of Class I bituminous
concrete pavement, Type I-1, unless otherwise approved or required
by the Planning Board. The pavement shall be constructed in conformity
with lines, grades and typical cross-section shown on plans. Material
and construction methods shall conform to all other requirements of
Section 460 of the Standard Specifications, except that no such construction
shall be undertaken before March 30 of any year nor after November
1 of any year without written permission of the Planning Board, and
shall be applied only in dry weather.
(1)
(2)
Surface courses damaged by the developer or his contractors,
following its acceptance by the Planning Board and its agent, shall
be restored or resurfaced by the developer at his expense.
D.
(685) Embankments outside, within or adjoining the right-of-way shall
be evenly graded and pitched at a slope of not greater than 4:1. Where
steeper slopes are required, the slope may be increased to a maximum
of 2:1 with the approval of the Planning Board. Where cuts are made
in ledge, other slopes may be determined with the approval of the
Planning Board. Where terrain necessitates greater slopes, retaining
walls, terracing, fencing, or rip-rap may be used either alone or
in combination to provide safety and freedom from maintenance, but
must be done in accordance with plans filed with and approved by the
Planning Board. Guard rails shall be furnished wherever the slope
is greater than two horizontal to one vertical downhill with a vertical
drop in grade of four feet or greater, or wherever the slope is three
horizontal to one vertical downhill with a vertical drop in grade
of 15 feet or greater. Whenever embankments are built in such a way
as to require approval by the Planning Board, the developer must furnish
to the Town duly recorded access easements free of encumbrances for
maintenance of the slopes, terraces or retaining walls. All such slopes
shall be grassed in accordance with the specifications for the area
between the roadway and sidewalk or roadway and boundary of the right-of-way.
E.
Loam shall be placed on all shoulders, embankments and other areas
disturbed by the construction to a depth of four inches. Grass conforming
to Section M 6.03.0 of the Standard Specifications shall be placed
at the rate of four pounds per 1,000 square feet, or such other ground
cover as the Planning Board may approve.
A.
Utility installation and materials, unless otherwise specified, shall
conform to the standards of the Town of Lunenburg.
(1)
(140) Excavation for structures, including foundations for drains,
sewers and water pipes, wells and other structures, shall be made
to the depth as indicated on the definitive plan or established by
the Planning Board as appropriate. Rock excavation designated as Class
B, encountered in trench excavation, shall be removed as directed
by the Planning Board.
(2)
(200, 230, 301) All drain, sewer, gas and water pipes, underground
utilities, and other structures shall be installed upon the completion
of roadway subgrade and before the placing of the subbase, gravel
base course, sidewalks or pavement. If the pavement is removed, excavated
or damaged, the trench shall be covered with a poured reinforced concrete
slab to the lines, grades and dimensions approved by the Planning
Board.
(3)
Where adjacent property is not subdivided or where all the property
of the applicant is not being subdivided at the same time, provision
shall be made for the extension of the utility system by continuing
the mains the full length of streets and to the exterior limits of
the subdivision, at such grade and size which will, in the opinion
of the Planning Board, permit their proper extension at a later date.
B.
Water.
(1)
Public water mains and related facilities shall be installed to the standards of the Lunenburg Water District. Hydrants shall be located as specified in § 325-4.8 and in conformance with specifications of the American Water Works Association.
(2)
Each hydrant shall be served directly from the water main through
a minimum six-inch lateral connection. It shall be gated with a six-inch-diameter
gate valve and valve box located at the tee connection. It shall be
furnished with a 5 1/4 inch main bottom valve opening and shall
have 2 1/2 inch hose outlets and 4 1/2 inch pump outlet.
Hydrant flange shall be level with the finished sidewalk or ground
surface. Water main valves shall be located in such number and locations
that lines by individual blocks may be isolated for maintenance purposes.
(3)
If the subdivision is not within the limits of the Lunenburg
Water District, the subdivider may install a private on-lot water
system.
(4)
Private on-lot water systems shall be Installed in strict accord
with Board of Health standards and requirements, Massachusetts Department
of Environmental Protection regulations, and applicable federal statutes.
(5)
Community-type systems or the joint use of wells shall be subject
to the standards of Massachusetts Department of Environmental Protection
regulations, and applicable federal statutes, and acceptance by the
Lunenburg Board of Health.
C.
Sewerage.
(2)
Private on-lot or communal sewerage systems, as approved by
the Lunenburg Board of Health, shall be installed in conformity with
the rules and regulations of the Board of Health and Title 5, Environmental
Code (310 CMR 15.000). The on-lot facility shall be located in the
front yard wherever practicable to facilitate connections to an eventual
public sewer.
D.
Drainage.
(1)
(200, 220, 230) Adequate disposal of surface and subsurface
water shall be provided and pipes, manholes and catch basins shall
be provided according to the sizes and depths as indicated on the
plans and in conformity with the requirements of Sections 200, 220,
230 of the Standard Specifications and shall be built on both sides
of the roadway at intervals not to exceed 300 feet unless otherwise
approved by the Planning Board, and at such other places as deemed
necessary by the Planning Board to assure an unimpeded flow of all
natural watercourses, to assure adequate drainage of all low points
and to provide proper runoff of stormwater. In no instances shall
catch basins be located along a driveway cut. The standard depth of
catch basins shall be four feet below the invert of the lowest drain.
Manholes shall be constructed to the required depth at each junction
point and as shown on the plan. Pipe culvert and pipe drains shall
be in conformity with the requirements of Section 230 for installation
of pipes.
(2)
Cement concrete pipe and reinforced concrete pipe (used on all
cross drains under pavements) or other pipe acceptable to current
Massachusetts Department of Transportation standards shall be installed
according to the size as shown on the plans. No backfilling of pipes
shall be done until the installation has been inspected by the Planning
Board agent. All drainage trenches except cross drains shall be filled
with clean gravel borrow in accordance with specification 760. All
cross-drain trenches shall be backfilled with selected material satisfactory
to the Planning Board agent.
(3)
(260) Where subdrains are required, they shall be constructed
in conformance with Section 260 of the Standard Specifications. The
size of pipe shall be in accordance with the approved definitive plan
and in any case shall not be less than 12 inches in diameter. Pipe
for the construction of culverts and drains shall be reinforced concrete
except where such culverts or drains pass under a roadway or driveway,
in which case they shall be reinforced concrete (extra strength).
All pipes shall be laid true to line and grade as shown on the plan.
Each section of pipe shall have a full, firm bearing throughout its
length. All joints shall be made of Portland cement mortar unless
otherwise directed. Minimum covering of all pipe shall be no less
than 36 inches.
E.
Gas.
(1)
Gas mains shall be installed if gas connection is available
unless said installation is specifically waived by the Planning Board.
(2)
The gas company shall be notified by the developer upon approval
of the definitive plan so that installation of gas mains may be completed
without undue delay.
(3)
If excavation is made after the roadway subgrade is completed
and inspected, the mains shall be put in a trench covered with a poured
reinforced concrete slab to the lines, grades and dimensions approved
by the Planning Board.
F.
Telephone and electricity. Telephone lines shall be installed in
underground conduits in conformity with Section 801 of the Standard
Specifications. Electric lines shall be installed underground in accord
with the regulations of the Massachusetts Electric Company. The Planning
Board may permit transformers, switches and other such equipment to
be placed on the ground in approved locations.
G.
Other utilities.
(1)
Any and all wiring shall be installed underground and may be
in the same trench with vertical and/or horizontal separation as approved
by the Planning Board. Service shall be provided to each lot and each
streetlight before the subgrade is prepared.
(2)
Other utilities shall be installed in underground conduits in
accord with Section 800 of the Standard Specifications or as required
by the utility company or department.
A.
Sidewalks shall be constructed within the subdivision, separated from the pavement area by a seeded grass plot. See § 325-5.7. When unusual topographic conditions require, the Board may approve the placement of a sidewalk at a greater distance from the roadway or at a higher or lower elevation in relation thereto, provided such variation is indicated on the definitive plan and accompanying cross-sections.
B.
Sidewalks shall have a finished grade in relation to the finished
grade of the roadway as shown on the applicable cross-section plan
and shall extend the full length of each side of the street.
C.
All materials shall be removed for the full width of the sidewalk
to subgrade 12 inches below the finished grade as shown on the cross
sections, Schedules B and C.[1]
[1]
Editor's Note: Schedules B and C are included as attachments to this chapter.
D.
(701) Bituminous concrete sidewalks laid in two courses, each of
1 1/4 inches, shall have a thickness of 2 1/2 inches after
compression, and shall be constructed on a 9 1/2 inch gravel
foundation to the required lines and grades in accordance with the
Standard Specifications.
E.
(701) If the applicant prefers to install cement concrete sidewalks,
they shall be constructed in conformity with this section of the Standard
Specifications.
A.
(701) Except as specified herein, where bikeways and walkways are
required, they shall be constructed in conformance with Section 701
of the Standard Specifications.
C.
For the length of each bikeway and walkway there shall be a cross
slope equivalent to 3/8 inch per foot of width to provide for proper
drainage. Leveling areas at intersections with sidewalks shall be
shown in details.
A.
Bituminous concrete berms and curbs of six inches in height and one
foot in width (right triangular cross section) shall be provided along
each side of the roadway, except that granite curbs of the same height
and Type VA4 (Subsection M 9.04.) shall be provided:
B.
In the event that the Planning Board waives curbs and berms, paved
gutters shall be provided along each edge of the roadway where the
grade exceeds 3%.
C.
The profile of the berm is subject to Planning Board approval.
D.
(600) Guard rails shall be installed for safety at curves or filled
areas as required by the Planning Board, in accordance with the Standard
Specifications for steel beam guard rails.
A.
(751, 765) A minimum four-foot grass plot shall be provided on each
side of each roadway between the inside edge of curb and sidewalk
areas, where sidewalks are required, and shall occupy all the remaining
area not paved up to the right-of-way lines. The top four inches of
all required grass plots shall consist of good-quality loam, rolled
and planted.
B.
Grass shall be used unless other ground cover is approved by the
Planning Board. Seed shall conform to Section M 6.03.0 of the Standard
Specifications.
C.
The slope of the grass plot shall be a maximum of two feet horizontal
to one foot vertical.
D.
Streetlight stanchions and streetlights shall be located at least 10 feet from the edge of the roadway in the grass plot or in the median, if there is one, but shall not be nearer than 25 feet to the intersection of two streets, measured from the intersection of the tangents of the intersecting street curblines. If streetlights are located in the median, the Board may require pedestrian lighting to be placed in the grass plot. See also § 325-5.11.
A.
Street trees of a species approved by the Planning Board shall be
planted on each side of each street in a subdivision, except where
the definitive plan shows trees to be retained which are healthy and
adequate. Such trees shall be located outside of the right-of-way
as shown in the profile and standard cross sections, Schedules B and
C,[1] approximately at forty-foot intervals, and shall be at
least 12 feet in height, two inches in caliper measured four feet
above the approved grade, and shall not be closer than five feet to
nor more than 10 feet from said right-of-way line. Trees shall be
planted in accordance with Section M 6.06.0 and M 6.09.0 of the Standard
Specifications.
[1]
Editor's Note: Schedules B and C are included as attachments to this chapter.
B.
The developer shall plant other trees as needed to provide at least
one area of shade to each lot.
C.
All deciduous street trees shall be clear of any branches from the
approved grade level to a point seven feet above ground level.
D.
The developer will be liable for all trees so planted as to their
erectness and good health for one year after planting.
E.
No evergreen trees such as pine, fir, spruce or hemlock are to be
planted on an easterly or southerly side of a road, street or way.
F.
Except as otherwise provided, all cut banks shall be planted with a low-growing shrub or vine and wood chipped to a minimum depth of six inches or seeded with a deep-rooted, perennial grass to prevent erosion. See also § 325-5.2D.
G.
All reasonable care shall be exercised to preserve the trees in the
subdivision.
A.
Monuments shall be installed on street lines at all points of intersections
of streets with each other and at all points of curvature, at all
points of change in direction, at each point where the lot line intersects
the street right-of-way and at all other points where, in the opinion
of the Planning Board, permanent monuments are necessary.
B.
Monuments shall be a standard permanent granite or reinforced concrete
marker of not less than three feet in length and not less than five
inches in width and breadth and shall have a 3/8 inch drill hole in
the center of the top surface. Said monuments shall be installed at
the time of final grading, with the top flush with the top final graded
surface. Steel pins and drilled holes in existing stone walls may
be acceptable but must be presented to the Planning Board for approval.
C.
The placement and accurate location of these markers shall be certified
by a registered land surveyor and properly located on the as-built
plans.
A.
Street signs shall be installed at each intersection to conform to
the standards established by the Town of Lunenburg Planning Board
and the Department of Public Works.
B.
Street names shall be subject to the approval of the Planning Board
and Fire Department to provide names in keeping with the character
of the Town. Proposed street names shall not duplicate nor bear phonetic
resemblance to the name of existing public ways, paper streets, or
any other way qualified to afford frontage under MGL c. 41, § 81L.
A proposed street which is in alignment with an existing street shall
bear the same name as the existing street.
C.
From the time of rough grading until such time as each street is
accepted by the Town as a public way, the sign posts at the intersection
of such street with any other street shall have affixed thereto a
sign designating such street as a private way.
A.
Street and pedestrian pole and light types shall be approved by the
Planning Board.
The driveway shall be graded in accordance with § 325-5.1 and a wearing surface applied in accordance with § 325-5.2C(1), unless a lesser thickness is approved by the Planning Board, to a width of at least 15 feet and to the edge of the roadway right-of-way.
A.
Before approval of a subdivision, the developer shall prepare and
submit for approval of the Board or its agent an erosion control plan
covering all phases of construction for the area in which he intends
to perform work. This area shall be specified and may include the
portion of work within the right-of-way or may include all or part
of the lots, depending on the extent of work and location of wetlands.
B.
Loam and grass seed shall be placed on all shoulders, embankments,
and other areas disturbed by construction in accordance with the erosion/sedimentation
control program, and the following factors shall be considered during
all phases of construction:
(1)
No larger area shall be developed than that on which construction
can be completed rapidly so that large areas are not left bare and
exposed for long periods.
(2)
Grading shall be kept to a minimum. Where possible, existing
trees and vegetation shall be protected and retained. Only undesirable
trees shall be removed.
(3)
Drainage shall be maintained by the contractor during construction.
Runoff shall be controlled and conveyed into storm sewers or other
outlets so it will not erode the land or cause off-site damage.
(4)
Critical areas, including embankments and slopes, exposed for
periods in excess of one month, shall be protected during construction
with mulch or temporary crop covers and with mechanical measures such
as diversions and prepared outlets.
(5)
Sediment basins, temporary and permanent, shall be constructed
where necessary to detain runoff and to trap sediment during construction.
(6)
Safe off-site disposal of runoff shall be provided, including
the increased runoff resulting from construction.
(7)
Permanent vegetation and erosion control structures, where necessary,
shall be installed as soon as possible.
(8)
In all cases where rip-rap is utilized, rip-rap shall be of
a size specified by the Board or its agent and placed, rather than
damped.
For the purpose of protecting the safety, convenience and welfare of the Town's inhabitants; for the provision of adequate access to all of the lots in a subdivision by ways that will be safe and convenient for travel; for reducing the danger to life and limb in the operation of motor vehicles; for securing safety in the case of fire, flood, panic and other emergencies; under the authority of MGL c. 41, § 81M, as amended, the applicant or his successor shall provide for the proper maintenance and repair of improvements under this section or the rules and regulations during the construction and for the period of 18 months after the completion of the construction of said improvements and the release of security or until the Town votes to accept such improvements, whichever comes first [see § 325-3.4N(2)]. Such maintenance shall include snow removal beginning at the time of occupancy of an individual owner or tenant other than the developer.
A.
The applicant shall provide competent supervision during the development
of his subdivision. If, at any time, it becomes apparent to the Planning
Board that the supervision is not satisfactory, the Board may order
the discontinuance of the development until competent supervision
is provided.
B.
This shall include the necessary supervision to make sure that all
temporary drainage controls, erosion and sedimentation controls, stockpile
controls and other such measures as contained in the approved definitive
plan are adequately and properly provided and maintained.
A.
Any area disturbed by the construction and all rights-of-way shall
be cleaned up so as to leave the area shown on the plan in a neat
and orderly appearance free from debris, tree stumps, loose rocks,
mounds of dirt or other objectionable material. Seeding of these areas
may be required by the Planning Board.
B.
Any stumps remaining from destroyed trees shall be removed off site
or ground on site.
