All of the information included in this section shall be included
in the Definitive Plan set. The Board may additionally required additional
information to be shown on the plan, including any information related
to conditions of approval or necessary for the determination of compliance
with these Regulations.
A. General Information.
(1) Scale. Plans, except reduced plans, should be drawn to scale, one
inch equals 40 feet., unless an alternate scale is approved by the
Board.
(2) Standard Details. Every sheet of the plan shall have:
(f)
Any revision dates and a brief description of the revision;
(g)
Engineer and surveyor stamp, signature, name, and address;
(i)
Page number (if applicable).
(3) Locus Map. The locus map shall show the limits of the subdivision,
the location of the proposed ways, and shall generally follow the
orientation of the plan. The scale of the locus map shall be 1" =
2,083' (1:25,000).
(4) Additional Identifying Information.
(a)
Names and address of record owner and applicant, the book and
page number of the recording of the deed.
(b)
Names of all abutters as determined from the most recent local
tax list unless the applicant shall have more recent knowledge of
such abutters, including owners of land separated from the subdivision
only by a street; and zoning district boundaries, if any.
(c)
House numbers of each house abutting the property sidewalk,
lots, rights-of-way, easements, and any public or common areas within
the subdivision. (The proposed names of proposed streets shall be
shown in pencil until they have been approved by the Board). Purpose
of easement shall be indicated.
(d)
Location, names, and present widths of streets bounding, approaching,
or within immediate proximity of the subdivision, showing both the
roadway widths and right-of-way widths.
(e)
Suitable space to record the action of the Board and the signatures
of the members of the Board on each sheet of the Definitive Plan.
Where the applicant elects to secure completion of required improvements
by covenant (rather than bonds or surety), there shall be a notation
above such space as follows:
Approved__________, subject to a covenant conditions set forth
in a covenant executed by____________________ dated__________, and
to be (recorded-registered) herewith.
B. Physical Features & Topography.
(1) Location of natural waterways and water bodies within and existing
adjacent to the subdivision.
(2) Major existing site features, such as stone walls, fences, buildings,
trees 10" or larger within 50' on each side of the proposed center
line of roadways or rights-of-way, rock ridges and outcroppings, identifiable
historical sites, and swamps. Special attention should be given to
noting physical features which define the boundaries of the subdivision.
(3) Existing and proposed topography, with two-foot contour intervals,
unless a smaller contour interval is required to properly define the
existing or proposed topography. The surface and bottom elevation
of all water bodies within the subdivision shall be given and ground
surfaces identified as to type, such as woodland, swamp, ledge outcrops,
wetland and flood plain as defined under the zoning regulations. The
location of all watercourses exiting the subdivision shall be tied
into the nearest perimeter monument.
(a)
In the event that there are no wetlands and/or flood plains
on any land within 100 feet of the perimeter of the subdivision a
statement to this effect shall be so noted on the plans as applicable.
(4) All work done outside the limits of the proposed subdivision shall
be shown on a separate sheet.
(5) In any subdivision of land where earth removal will be done the applicant
must show all areas of clearing and earth removal necessary for construction,
roadways, easements, drainage basins, etc.
(6) A chart indicating lots within the wetlands or flood plain areas
of the subdivision shall be provided on the first sheet or cover sheet
of the definitive plan.
C. Layout of Lots and Roadway.
(1) Sufficient data including lengths, bearings, radii, and central angles
to determine the exact location, direction, and length of every street
and way line, lot line, boundary line, and easement, and to establish
these lines on the ground.
(2) Location of all existing and proposed permanent monuments and benchmarks, identified as to whether existing or proposed (see monument requirements in §
501-23H).
(a)
All benchmarks shall refer to the NGVD datum system.
(b)
Permanent benchmarks shall be on a recordable survey plan in
conformance with the procedural and technical standards of the practice
of land surveying, and shall show the subdivided property tied into
the Massachusetts State Plane Coordinates (1983) system.
(c)
Distances between proposed monuments shall be shown on the plan.
(3) Existing and proposed boundary lines, parcel areas in square feet,
and dimensions of all proposed lots, with all lots designated numerically
and in sequence.
(4) The exterior lines of existing streets entering the subdivision and
existing utility lines and appurtenances or easements shall be shown
on the plan to clearly indicate location of proposed connections.
(5) Traffic sight distances, vertical and horizontal, for all intersections
within the subdivision and for the public ways adjoining the subdivision
at location of ingress or egress shall be shown.
D. Utilities & Construction Details.
(1) Standard utility construction details shall be shown on the plan.
(2) Where any utilities or stormwater management devices are proposed
outside of the roadway layout, they shall be clearly marked on the
plan as a separate sheet. The purpose of this will be to provide future
homeowners a clear understanding of the location and purpose of any
utilities for which they may be responsible.
(3) Profiles on the lines of proposed streets and 100 feet beyond at
a horizontal scale of 1" = 40' and a vertical scale of 1" = 4',
or such other scales acceptable to the Board. All elevations shall
refer to NGVD datum. Profiles shall also indicate the location of
any intersecting public or private ways, and the location, material
and size of existing and proposed storm drains, water mains, and sewers
and their appurtenances, fire alarm, street lighting, and other underground
utilities to be placed in the right-of-way.
(a)
On the same sheet, there shall be drawn typical cross sections
of the proposed street, properly located and identified by station
number, at such intervals along the streets as will adequately indicate
any variations in its section, supplemented, where necessary, by lines
on the layout plan showing the width and location of proposed roadways,
planting strip, gutters, sidewalks, and similar physical features.
(4) Any special construction details or other pertinent information which
the Board may request as being necessary to evaluate the feasibility
of the proposed design of the subdivision.
(5) Detail drawings. Any special construction features, deviating from
or not covered by Standard Specifications shall be shown on detail
drawings. Such detail drawings may be incorporated as part of a utility
plan or profile or may be executed on a separate sheet or sheets and
shall provide information as to dimensions, location, elevations,
cross sections, materials, etc., of the construction details involved.
The requirement for detail drawings shall be applicable, but not limited
to, bridges, culverts, structurally stabilized slopes, utility piping
encased in concrete, ditches and brooks shaped or constructed to a
definite cross section, dams and spillways, steps within the exterior
lines of the street and similar construction features indicating surface
water flows to the subdivision, within the subdivision, and impact
after exiting the subdivision. The plan shall cross-reference the
drainage calculations included in the Stormwater Report.
E. Landscaping.
(1) Any proposed landscaping, required or otherwise. Required trees (see §
501-31 for tree planning requirements) shall be clearly marked and numbered, and should be shown in color.
(2) Where a vegetated buffer is required, the landscaping plan shall
include a detailed planting plan. Where the vegetated buffer is proposed
to be provided by natural, existing vegetation, an approximate mix
and location of existing species shall be shown on the plan sufficient
to demonstrate to the Board that the existing vegetation is sufficiently
dense.
(3) Where any rain gardens or other bioengineered stormwater management
techniques are proposed, detailed landscaping plans shall be included
in the Definitive Plan set.
F. Community or Common Facilities.
(2) Common mail box (if applicable)
(3) Dumpsters or garbage areas (if applicable)
(4) Any other proposed common or community facilities or structures
This information required in this section may be submitted either
as separate plans as part of the applicant package or as part of the
Definitive Plan set.
A. Sketch Plan (seven copies). A sketch plan showing a possible or prospective
street layout for any adjacent unsubdivided land owned or controlled
by the owner or applicant of the subdivision. This plan may be submitted
on 11" X 17" sheets of paper.
B. Watershed plan (two copies). A plan with a suitable scale, satisfactory
to the Board, outlining the entire watershed which includes the subject
subdivision therein shall be submitted indicating surface water flows
to the subdivision, within the subdivision and impact after exiting
the subdivision. The plan shall cross-reference the drainage calculations.
At the time of plan approval, the Applicant shall provide:
A. Two copies of the approved plan printed on mylar, or other stable
base material approved by the Board
(1) This plan should include, as notes, every condition for approval
B. A digital submission of the plan (by email or on CD) conforming to
the MassGIS Standard for Digital Submission to Municipalities, Level
1 (see definitions)