A. 
Request for ANR endorsement.
(1) 
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 may submit a request for ANR endorsement containing the following:
(a) 
The original plan conforming to the requirements of the Registry of Deeds or Land Court, as appropriate, and conforming to the requirements of the Planning Board as specified in MGL c. 41 § 81P and Subsection C of this section.
(b) 
Three full-size prints of the plan and one Mylar.
(c) 
Five reduced copies of the plan (11 inches by 17 inches).
(d) 
A completed Form ANR-1 (including all required supplemental forms).[1]
[1]
Editor's Note: The forms are included as an attachment to this chapter.
(e) 
The required fee, as specified in Appendix B.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(f) 
The necessary evidence to show that the plan does not require approval under the Subdivision Control Law.
(2) 
This request shall be submitted to the Planning Board in accordance with all requirements of MGL c. 41, § 81P.
(3) 
Properties shown as "remaining land" or similar notation have no special status. They shall be included in all fee calculations and shall have all required data shown.
B. 
Fees for ANR endorsement. All ANR plans shall require an application fee as listed in Appendix B of these regulations, excluding lots and parcels that are unaffected by the endorsement.
C. 
Requirements for ANR plans.
(1) 
All plans submitted for ANR endorsement shall show the following:
(a) 
Title.
(b) 
North arrow.
(c) 
Date of survey.
(d) 
A locus map at a scale not greater than one-inch equals 2,000 feet.
(e) 
Scale.
(f) 
Existing and proposed boundary lines. The plan shall clearly distinguish between the two.
(g) 
Areas of jurisdictional wetlands, only to the extent that they might materially affect existing or proposed access to the lot frontage.
(h) 
Total frontage of each property. If any property frontage is described as a sequence of segments, then the total frontage must be shown in addition to the length of each segment.
(i) 
Zoning district of each lot and parcel, including any applicable overlay districts, and all zoning district boundaries.
(j) 
Lot numbers for existing properties, as well as house numbers, as applicable.
(k) 
Name and address of record owner.
(l) 
Name, address, seal and signature of engineer or surveyor.
(m) 
Names of all abutters as they appear in the most recent tax list, unless the applicant has knowledge of any subsequent changes.
(n) 
Existing and proposed lines of streets, ways and easements. If any easement is located to potentially affect access to the property, then a copy of the easement language shall be furnished.
(o) 
Location of all buildings or structures.
(p) 
Existing contours at a minimum of five-foot intervals and the location of any topographic features which might interfere with the use of the frontage for access.
(q) 
Location of all bounds, brooks, fences, guardrails, barriers or walls.
(r) 
Notice of any decisions by the Zoning Board of Appeals regarding variances regarding the land or any buildings thereon that might have impact upon lot frontage and access thereto.
(s) 
The statement "Approval under the Subdivision Control Law Not Required" and sufficient space for the signatures of all Planning Board members.
(2) 
All plans shall be drawn to a scale of one inch equals 40 feet. However, the Town Planner, under delegation from the Planning Board, may modify this requirement, without written request, whenever the scale is increased for the purpose of allowing the entire plan to fit on one sheet and there is no loss of information or clarity by such increase in scale.
(3) 
Label any area of land that does not meet the current frontage or acreage requirements a "parcel" and any area of land that meets both a "lot." Lots shall be assigned numbers, while parcels shall be assigned capital letters. Plans that use the term "lot" to describe areas that do not meet both the frontage and acreage requirements will be rejected.
(4) 
Any way known to be a private way shall be clearly labeled as such.
(5) 
No street may be labeled a "public way" or other such notation unless accompanied by such evidence, based on a review of the Town's records, that will demonstrate that the way is legally a public way. The use of the phrase "public way" on maps or plans, whether or not such plans have been filed at a Registry, does not by itself constitute adequate evidence.
(6) 
Ways used for frontage must qualify under the definitions used in the Ayer Zoning Bylaw.[3] The applicant shall provide such evidence as may be necessary to establish this. It is the policy of the Board to waive this requirement routinely for the large number of roads known personally to the Board as being maintained by the Town. However, this does not diminish the authority of the Board to require such explicit evidence for ways not known to the Board or for which the status or condition is in doubt.
[3]
Editor's Note: See Ch. 320, Zoning.
(7) 
Except for perimeter plans and properties that are the recipients of a conveyance, no property unaffected by a plan shall be part of the plan.
(8) 
If any property does not have sufficient frontage, then the plan shall include one or more notations completely explaining why such property does not cause the plan to show a subdivision.
(9) 
If any property lacking adequate frontage is to be labeled "not available for building" or other such similar notation, then the application must be accompanied by such deed, restrictive covenant, easement or other document that will demonstrate why the property is not available for building and cannot be made so, and the plan must clearly note such provisions.
D. 
In determining access, the Planning Board will consider both the adequacy and condition of the road providing access and the feasibility of access from the frontage to the buildable portion of any lot. If a road is not yet constructed, then the adequacy of any bond or other provisions to ensure the construction of such road will be considered. The latest edition of the Approval Not Required Handbook published by the Department of Housing and Community Development may be used for guidance, and the Planning Board may choose to consult with Town Counsel.
E. 
The Board may take the following actions on plans submitted for endorsement under this section. The Board has 21 days from the date of submission in which to make its decision to favorably endorse, not endorse, or allow the petitioner to withdraw.
(1) 
It may reject the application as incomplete or not in compliance with these requirements. The fee will not be refunded. If a new application for the same properties is submitted within six weeks (42 days), then the reapplication fee shall be as specified in Appendix B.[4] This reduction will only be applied once; subsequent reapplications shall pay the full fee.
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2) 
If the Board determines that the plan does not require approval, it shall without a public hearing endorse on the original plan the words "Planning Board Approval under Subdivision Control Law Not Required." Said original plan shall be returned to the applicant, and the Board shall notify the Town Clerk of its action.
(3) 
If the Board determines that the plan does require approval under the Subdivision Control Law, it shall so inform the applicant and return the original plan. The Board shall also notify the Town Clerk of its determination. The fee is not refundable in this case, nor will it be applied to any reapplication.
A. 
Any applicant proposing a subdivision to the Planning Board may submit a preliminary plan, for the purpose of obtaining reaction and commentary from the Planning Board in a non-binding manner. In the case of open space residential development (OSRD) subdivisions, the applicant is particularly encouraged to submit a preliminary plan.
B. 
Review by other bodies.
(1) 
After submission, the preliminary plan will be reviewed by the Planning Board, Board of Health, Fire Department, Conservation Commission, the DPW Director and any other relevant municipal agencies and departments, to determine whether it is in compliance with the design standards as set forth in these rules and regulations and with any additional requirements of the above-mentioned Boards, municipal agencies and departments.
(2) 
Within 15 days after the date of submission, the Board of Health, the Chief of the Fire Department, Conservation Commission, DPW Director and other municipal agencies and departments shall submit their written reviews of the preliminary plan to the Planning Board. Within 45 days after submission of the preliminary plan, the Planning Board shall approve, or approve with modifications, or disapprove said preliminary plan, and in the case of disapproval, the Board shall state in detail the reasons for its disapproval. The Planning Board shall file its decision with the Town Clerk and shall send a copy of said decision to the applicant.
C. 
Approval of the preliminary plan by the Planning Board does not constitute approval of a subdivision but acts to facilitate the procedure in securing approval of the definitive plan. In addition, such approval does not in any way authorize the owner to proceed with construction of roadways and/or other work in the subdivision. The preliminary plan may not be recorded by the applicant at the Registry of Deeds or Land Court.
D. 
Other provisions applicable to the preliminary plan process include the following:
(1) 
The approval of a preliminary subdivision is nonbinding upon the Planning Board and is promulgated to provide a written record of the Board's guidance to the applicant prior to submission of a definitive plan. The applicant assumes all risk for changes due to new information submitted during the process for approval of the definitive subdivision.
(2) 
Nonresidential subdivisions shall require the submission of preliminary plans in accordance with this section.
(3) 
Applicants are encouraged to meet informally with the Town Planner to discuss the content of their intended filing, prior to submitting preliminary plans, to determine the extent to which the Board feels a preliminary plan is advisable.
(4) 
Required submissions:
(a) 
An original complete application with all necessary signatures.
(b) 
Seven full-size prints of a plan prepared in accordance with Subsection F of this section (below) as well as an electronically submitted PDF version.
(c) 
Five reduced-sized (11 inches by 17 inches) plan sets.
(d) 
Thirteen photocopies of the application materials, including narrative and supporting studies and documents.
(e) 
The required fees.
(f) 
Written identification of all anticipated waiver requirements.
E. 
The application fee for a preliminary subdivision plan is found in Appendix B.[1]
(1) 
Any amount remaining in the 53G account from the consulting fee will normally be retained in anticipation of a subsequent definitive plan. It will be returned only upon written request.
(2) 
When an application is rejected as incomplete or denied based on observed flaws and a reapplication is submitted, the Board will consider, at its discretion, waiving a portion of the reapplication fee.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
F. 
Requirements for preliminary subdivision plans.
(1) 
All preliminary plans submitted for approval under this section shall show:
(a) 
The title "Preliminary Plan."
(b) 
Name of the subdivision.
(c) 
North point.
(d) 
Date of survey.
(e) 
A vicinity map at a scale of one inch equals 800 feet.
(f) 
Scale.
(g) 
Legend.
(h) 
The name(s) of the record owner(s).
(i) 
The name of the applicant, if different from the record owner.
(j) 
The name of the designer, engineer or surveyor.
(k) 
The names of all abutters, as determined from the most recent tax list.
(l) 
Existing and proposed lines of streets, ways, easements (including rights-of-way, covenants or other restrictions) and any public areas, in a general manner.
(m) 
The proposed stormwater management system, including adjacent existing natural waterways, in a general, conceptual design manner.
(n) 
Existing and proposed boundary lines.
(o) 
Approximate areas and dimensions of all lots shown. For the purpose of this item, "area" is "lot area" as defined in the Ayer Zoning Bylaw.[2] To facilitate this calculation on properties containing bodies of water or other areas excluded by the bylaw from lot area calculations, applicants are encouraged to show gross area and the area of any bodies of water, in addition to the lot area.
[2]
Editor's Note: See Ch. 320, Zoning.
(p) 
The names, approximate location and widths of adjacent streets.
(q) 
The topography of the land in a general manner, shown at a minimum of five-foot contour intervals. The plan shall further include existing walls, fences, monuments, buildings, wooded areas, outcroppings, ditches, water bodies and natural waterways.
(r) 
The zoning classification of the land, including any zoning boundaries.
(s) 
Wetland boundaries as flagged by a professional wetland scientist, or approximate wetland boundaries as shown by MassGIS or other from other sources.
(2) 
No street may be labeled a "public way" unless accompanied by such evidence, based on a review of the Town's records that will demonstrate that the way is legal by means of Town Meeting vote or other official municipal actions. The use of the phrase "public way" on maps or plans, whether or not such plans have been filed at a Registry, does not by itself constitute adequate evidence.
G. 
All plans shall be drawn to a minimum scale of one inch equals 40 feet.
H. 
Any way known to be a private way shall be clearly labeled as such.
I. 
Incomplete applications.
(1) 
Incomplete applications will be rejected. The Town Planner, under delegation from the Board, shall generally act as the determinant of completeness at the time of submission. The application fee will not be refunded. The consulting fee will be returned upon request, minus costs already incurred. If the applicant does not request the return of the consulting fee, the Board will assume the applicant intends to refile and apply the fee to the reapplication.
(2) 
For an application submitted by certified mail, the determination that an application is incomplete will be made no later than the first regularly scheduled meeting to occur seven or more days after receipt.
J. 
Approval or disapproval of preliminary plans.
(1) 
To the extent that can be determined from the data submitted, the plans must satisfy all design standards applicable to definitive subdivisions. The Board may approve the preliminary plan, with or without modifications, according to the provisions of MGL c. 41, § 81S.
(2) 
The Board may, as part of such decision, identify specific issues that must be addressed in the definitive plan, including specific questions to be answered as part of the community impact statement. In the case of a nonresidential subdivision, or a residential subdivision exceeding 20 lots, these requirements may include the scope of a traffic study.
A. 
General provisions for definitive subdivisions. When a definitive plan of a subdivision is submitted to the Planning Board, a copy shall also be filed with the Board of Health, which shall report to the Planning Board, in writing, its approval or disapproval of the plan within 45 days after the plan is filed. In the event of disapproval, the BOH shall make specific findings as to the reasons why the proposed subdivision might be injurious to public health and may make recommendations for mitigating the negative findings. When the definitive plan shows that no public sewer is to be installed to serve any lot thereon, approval by the BOH shall not be deemed to be approval of a permit for the construction and use on any lot of an individual sewage treatment system, nor shall approval by the BOH of a definitive plan for a subdivision be deemed to be an application for a permit to construct or use an individual sewage system. All plans, usages and other activities shall be in compliance with the Ayer Zoning Bylaw[1] and other applicable Town bylaws. No approval under these rules or the Subdivision Control Law shall imply the approval of or support for any variance or special permit under the Ayer Zoning Bylaw, even if such variance or special permit is necessary for overall project approval.
[1]
Editor's Note: See Ch. 320, Zoning.
B. 
General process.
(1) 
When the Board receives an application to approve a definitive plan, including fees, it will initiate the review process. (Plans received without the appropriate fees or waiver will be rejected without further review.) This process normally shall include the Town Planner, under delegation from the Board, determining application completeness, circulating the application to reviewing departments, and scheduling the public hearing and initiating necessary technical assistance from outside sources under MGL c. 44, § 53G.
(2) 
Once the hearing is scheduled, the Board shall notify abutters via required public notice. The applicant is responsible for covering the cost of such notification.
(3) 
Any missing or inaccurate information identified in the Board's technical review or as a result of the public hearing shall be handled as follows. The Board may accept additional submissions in response to such findings prior to the close of the public hearing but reserves the right to require written extension of the time for the Board's decision. Submissions of new information or changed plans after the close of the public hearing shall require a new application and public hearing.
(4) 
It is the policy of the Board not to vote on the definitive subdivision plan decision until set of proposed approval conditions is considered and adopted.
(5) 
In the case of a definitive plan subdivision showing lots in a residential zone, the Planning Board shall take final action within 135 days after submission of said plan, or such further time as may be agreed upon at the written request of the applicant. Where a preliminary plan has been acted upon, within the forty-five-day time limit, the Board shall act on the definitive plan within a period of 90 days from plan submission. Failure of a board either to take final action or to file with the Town Clerk a certificate of such action on the definitive plan shall be deemed to be an approval thereof. Notice of any mutually agreed upon extension of time shall be filed in a timely manner with the Town Clerk by the Planning Board.
(6) 
After due deliberations and revisions, the approved decision will be signed and filed with the Town Clerk, with certified copies sent to the applicant. The abutters will receive either a copy of the decision.
(7) 
The Board shall wait until the appeals period is over or appeals have been exhausted before endorsing any plans. The applicant must provide the performance guaranty and meet other conditions, described below, before the Board will endorse the plans.
C. 
Applications.
(1) 
All applications must be submitted according to the provisions of MGL c. 41, §§ 81K through 81GG.
(a) 
In the absence of an existing stormwater permit for the project, a stormwater management application and all associated documents shall be filed in conjunction with a definitive application and the decision shall be conditioned upon the issuance of a stormwater permit.
(b) 
Strict adherence to the Ayer General Bylaws, NPDES Phase II Stormwater Management, and its associated regulations shall be required.[2]
[2]
Editor's Note: See Ch. 245, Stormwater Management.
(2) 
Complete applications comprise the original signed application form, a certified list of abutters, the fees, the plans and the required submissions. All applications must be complete at the time of submission. The original of the plans shall be required at the time of endorsement.
(3) 
Applicants are required to furnish any information known to them or their agents that could reasonably be expected to influence the Planning Board's decision, whether or not such data is explicitly required by these rules and regulations.
(4) 
The application shall accurately describe the property as of the date of filing, and no activity shall be allowed on the property that would have the effect of invalidating or changing the data presented in the plans.
(5) 
When the application has been the subject of a preliminary plan and the Board's decision on the preliminary plan included suggested modifications information, then the application for the definitive plan must address those modifications, either by implementing them or by explaining why they were not implemented. If the preliminary plan decision identifies additional information to be submitted with the definitive plan, then such information must be provided.
D. 
Fees.
(1) 
The application fees for a definitive subdivision are found in Appendix B.[3]
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2) 
In the event the Planning Board requires the hiring of an engineer or other consultant, the application must include a consulting fee associated with the anticipated costs to be incurred. This amount shall be reduced by any amount remaining in any existing consulting fee account established under MGL c. 44, § 53G and § 440-8, associated with this property as of the date of submission, adjusted for any outstanding bills payable. The consulting fee will be handled according to the provisions of § 440-8. At a minimum, the fee will be used for the review of the submitted plans by a consultant with a written response to the Board, a site walk by the engineering consultant and attendance by the consultant at one or more Board meetings, including the public hearing.
(3) 
The stormwater management application fee, as outlined in the Ayer NPDES Phase II Bylaw.[4]
[4]
Editor's Note: See Ch. 245, Stormwater Management.
E. 
Required plan submissions.
(1) 
Fifteen copies of the required submissions shall be required. Each copy shall be bound as a single volume, using a standard plastic spiral-style or other suitable binding. Ten full-sized sets of plan sheets and five reduced-sized (11 inches by 17 inches) plan sets are also required.
(2) 
Except for the photo-reduced plans included with the required submissions, and covers and separator tabs, the submissions shall be 8 1/2 inches by 11 inches, with sufficient margins so that no information is lost or obscured by the bindings.
(3) 
The required 11-inch-by-17-inch photo reductions of plans shall be neatly folded and either bound into the volume or inserted into a pocket folder bound into the volume. Plans that are in color may be reproduced here in gray scale.
(4) 
A stormwater management application and associated submission requirements, or a copy of a current stormwater permit, shall be required. For compliance with NPDES Phase II Stormwater Management, see Chapter 245, Stormwater Management, of the Town Code.
F. 
Public hearing.
(1) 
A public hearing shall be held for the purpose of providing a forum for all interested parties to convey information, ask questions and exchange views regarding the proposed subdivision.
(2) 
The Board, upon receipt of a complete application, shall set a date for the required public hearing.
(3) 
At the public hearing, the applicant will be allowed sufficient time to present an overview of the subdivision. This should include a brief discussion of the current conditions, the proposed layout and all proposed utilities. The applicant is responsible for furnishing any easels, electronic displays or other aids.
(4) 
After the presentation, sufficient time will be allowed for questions and answers by the Board and other Town officials and department heads. Subsequently, the Planning Board Chairman may open the floor to public comment. The public hearing may be continued at the request of the Planning Board or the applicant with the concurrence of the applicant, provided that continuances occur within statutory time limits.
(5) 
The applicant will be given reasonable opportunity to rebut statements made at the public hearing and to respond to the comments of the Board or any consultant. However, changes to the plans or submission of new technical data will not be allowed unless accompanied by a written extension of time for the Board's decisions.
(6) 
When applicable, the report of the Board of Health may be accepted outside the bounds of the public hearing. The applicant is entitled to procedural due process before the Board of Health and may request a hearing from the Board of Health at the time of application.
G. 
Approval and endorsement.
(1) 
After closing the public hearing, the Board will vote to approve or disapprove the application or approve with modifications, in accordance with the requirements of the Subdivision Control Law.
(2) 
The Board may require as a condition of approval that infrastructure be completed within a reasonable time frame.
(3) 
Final approval, if granted, shall be endorsed on the original drawing of the definitive plan by the signatures of a majority of the Board, but not until the statutory appeal period has elapsed following the filing of such approval with the Town Clerk and the Clerk has notified the Board that no appeal has been filed or, if an appeal has been filed, after the entry of the final decree of the court sustaining the approval of such plan.
(4) 
Prior to endorsing the final approval, any fees required for inspections, any additions to the 53G account and any amounts required to guarantee maintenance shall be submitted by the applicant. Such submissions shall be by separate certified or cashier's checks.
(5) 
Prior to endorsing the final approval, the applicant shall provide an updated inspection plan. This shall be used to calculate the required supplemental and consulting fees related to inspections, subject to correction by the Board. For inspections performed under these rules by the Superintendent of Public Works or other Town official, the supplemental fee shall be in accordance with the DPW fee schedule, unless the details of such inspection justify a higher amount. Should additional inspections be required, the applicant shall pay the additional fees prior to the inspection. For inspections by an outside consultant, an appropriate sum based upon the fee charged by said consultant and the inspection schedule, multiplied by 1.2 to account for contingencies, shall be deposited in the 53G account.
(6) 
Prior to endorsing the final approval, such performance guaranties as may be required under these rules shall be established, or evidence provided that such security is in process.
(7) 
Approval of the definitive plan does not constitute the laying out or acceptance by the Town of ways within a subdivision, nor does it imply any obligation on the part of the Town to do so.
H. 
Maintenance of improvements.
(1) 
For the purpose of protecting the safety, convenience and welfare of the Town's inhabitants, and for the provision of adequate access to all of the lots in a subdivision, the applicant or successors shall provide for the proper maintenance and repair of improvements until the Town votes to accept such improvements, including snow plowing.
(2) 
Whether such services are supplied directly from the applicant or by means of contractual arrangements, the applicant shall assume full financial responsibility for maintenance. The Board may, at its discretion, require that such maintenance be guaranteed through a deposit of moneys, to be released upon acceptance of the corresponding ways as Town ways and the verification of the integrity of the pavement and stormwater system following a full winter of use.
(3) 
The project shall adhere to the submitted O&M (operation and maintenance) plan for stormwater management structures, as outlined in the Stormwater Management Rules and Regulations section entitled "Operation and Maintenance Plan."
I. 
Building permits. Prior to the issuance of any building permits by the Building Inspector for any subdivision lot created under these rules and regulations, the following conditions shall be met: the construction of roads or ways shown on the subdivision plan shall be completed at least through the binder pavement coat, including fill; completion of all stormwater management structures; and installation of all underground utilities within the street.
J. 
Filing of plans in the Registry or Land Court. Approval of all subdivisions is subject to the condition that, unless an appeal has been taken from such approval as provided by statute, the applicant will record the subdivision plan in the County Registry of Deeds or the Registry District Office of the Land Court within six months from the date of its approval and certify to the Planning Board, in writing, within six months from the date of approval that said plan has been recorded and filed with the Registry of Deeds or the Registry District of the Land Court, giving the date, plan, book and page number or certificate number.
K. 
Status reports.
(1) 
During construction, the Board will require periodic status reports. This may be in writing or in person, at the discretion of the Board. They will normally be required quarterly, but the Board may require them more frequently for particularly sensitive sites, complex construction or other reasons.
(2) 
Unexpected events that imply additional, unanticipated work to comply with the subdivision conditions are grounds for requiring an increase in the performance guaranty. This includes but is not limited to natural occurrences, erroneous work by subcontractors, unforeseen conditions, unapproved removal of topsoil or other materials, work outside the defined areas, etc.
A. 
General provisions.
(1) 
At a minimum, plans for definitive subdivisions shall contain the following items, in the following order:
(a) 
A cover sheet.
(b) 
An index plan. This may be omitted if all subsequent plans show the entire property on a single sheet.
(c) 
A locus or vicinity map.
(d) 
Existing conditions, including topography at two-foot contour intervals.
(e) 
A primary conservation area map based on the "Conservation Analysis" prepared for OSRD subdivisions, if applicable.
(f) 
A soil test map, including test pits and boring logs, when applicable.
(g) 
Layout plan.
(h) 
A landscaping plan.
(i) 
A detailed design plan.
(j) 
An erosion/sedimentation control plan in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations.[1]
[1]
Editor's Note: See Ch. 245, Stormwater Management.
(k) 
Grading plan (cut and fill).
(l) 
Street plan and profiles, including utilities, curb treatments, whether granite, asphalt, etc.
(m) 
Stormwater management improvements, curbing and other engineering details in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations.
(n) 
Standard cross sections.
(o) 
Utilities plan, including water, sewer, gas, streetlighting, electricity, telephone, telecommunications, and all infrastructural elements that are part of the subdivision.
(p) 
A signage and road striping plan.
(2) 
All plans, except for the locus, index and vicinity maps, shall be at a scale of one inch equals 40 feet or a scale acceptable to the Ayer Planning Board and Department of Public Works.
(3) 
If the scale requirement of Subsection A(2) is waived, then all such maps shall nevertheless be at an identical scale.
(4) 
Whenever a map must be divided across several sheets, all corresponding maps shall be divided identically.
(5) 
All elevations shall refer to the North American Vertical Datum of 1988. The location and elevation of a minimum of two benchmarks shall be indicated on the layout plan.
(6) 
Wherever wetlands or other areas under the jurisdiction of the Conservation Commission are shown, the plans shall clearly indicate whether such boundaries have been certified by the Conservation Commission.
(7) 
Location of estimated and priority habitats of endangered species, according to the most recent map issued by the Natural Heritage and Endangered Species Program.
(8) 
The boundaries of any areas of critical environmental concern (ACEC).
(9) 
The cover sheet shall contain a locus map in a scale of one inch equals 2,000 feet, an index of the remaining pages of the plan, deed and Assessor's references and a tabular summary. The tabular summary shall show the total area being subdivided, the total area of lots, the total area dedicated for street purposes, the total area dedicated for drainage, utility or other easements, the total area and percentage area reserved for open space or other public use, the total area and percentage area of bodies of water and the total area and percentage area of other wetlands. Percentage area shall be based on the total area of the property being subdivided.
(10) 
For an OSRD, the cover sheet shall also show in tabular format such additional data relating to area or area percentages that is required to satisfy the corresponding Zoning Bylaw requirements.[2]
[2]
Editor's Note: See Ch. 320, Zoning.
(11) 
Suitable space shall be provided to record the action of the Board and the signatures of all members of the Planning Board, including where appropriate the words "Approved subject to covenant conditions set forth in a covenant executed by _____ dated _____, and to be recorded herewith."
B. 
Index plan.
(1) 
The purpose of the index plan is to enable the Board to quickly identify appropriate sheets whenever plans must be broken across sheets.
(2) 
The index plan shall show the entire property being subdivided on a single sheet. It shall show the proposed property lines, lot numbers, parcel letters and street names. It shall show the approximate outlines of subsequent sheets and their corresponding page numbers. If the scale is such that space permits, it shall show the areas and frontages of all lots and parcels and the approximate boundaries of wetlands and other protected areas.
C. 
Locus map. A locus map shall be required, to show the relationship of the property to the surrounding streets and to nearby properties or which may otherwise be appropriate for consideration for future road connections. The locus map shall show a minimal system of currently maintained public ways that circumscribe the property being subdivided. It shall be at the largest standard scale that allows that system to be shown on a single sheet.
D. 
Existing conditions and soils plan.
(1) 
The contour plan shall show existing property boundaries and contours at two-foot intervals.
(2) 
Where necessary to determine the impact of the development on adjacent properties or opportunities for design improvements, additional contour information for adjacent properties may be required.
(3) 
The soil test plan shall show the boundaries, area and identifying number or letter of all proposed lots and parcels and the boundaries and name of all proposed roads.
(4) 
The soil test plan shall show the locations of all soil test sites, each clearly labeled corresponding to the soil test data submitted. Different types of soil tests shall be distinguished by different symbols, shown in the legend.
(5) 
The soil test plan shall identify all ledge and all areas of high groundwater.
(6) 
If applicable, the soil test plan shall identify all sites for proposed primary and secondary leach fields, clearly distinguishing those for which tests have been completed and passed from others. Furthermore, if any such site is within 100 feet of a buffer zone, the minimum distances to such buffers shall be shown.
(7) 
Test pits and boring log results shall be listed in the application narrative.
E. 
Primary conservation area plan.
(1) 
The primary conservation area map shall show, in appropriate colors, all perennial streams, bodies of water, wetlands, floodplains, aquifers and wellhead protection areas, associated buffer zones, areas of slope exceeding 20% and areas of slope between 10% and 20%. This combined area shall be designated the primary conservation area. The area outside any of the preceding areas shall be white, and the boundary between the two shall be clearly indicated by a solid, bold line.
(2) 
In addition, the primary conservation area map shall show all stone walls, areas of high groundwater (less than seven feet to groundwater in the Aquifer Protection District or Wellhead Protection District and less than four feet to groundwater outside these districts) and trees over 24 inches in diameter.
F. 
Layout plan.
(1) 
The purpose of the layout plan is to show the basic layout of the proposed development.
(2) 
The layout plan shall show the existing and proposed boundary lines, areas and frontages of all proposed lots, parcels, roads and easements, any zoning boundaries, the location of all bodies of water and wetlands, any permanent monuments, large boulders, ledge outcroppings, stone walls, trees over 12 inches in diameter within 50 feet of any construction and a general layout of the stormwater management system showing all detention basins or retention ponds, other major stormwater management structures, and the general flow of stormwater, in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations.[3]
[3]
Editor's Note: See Ch. 245, Stormwater Management.
G. 
Grading plan.
(1) 
The grading plan shall show the existing and proposed grades and elevations, clearly distinguished, throughout the subdivision sufficient to determine the approximate balance between cut and fill.
(2) 
The grading plan shall show the drainage patterns throughout the subdivision.
(3) 
The grading plan shall clearly identify all areas where it is anticipated that a septic system raised more than one foot above the existing grade will be required.
(4) 
There shall be a general note indicating the disposition of topsoil on the site, including how topsoil will be handled in areas of cut and fill, how soil will be stockpiled and the minimum amount of topsoil to be redistributed to the site, and that no earth materials will leave the site except in accordance with the earth removal provisions of the Ayer Zoning Bylaw.[4]
[4]
Editor's Note: See Ch. 320, Zoning, § 320-9.7.
(5) 
There shall be a tabular summary showing the source and quantities of earth materials to be removed, quantities proposed for removal off site and the purpose and quantities of earth materials (including materials required for construction of anticipated septic systems) to be brought on site. Alternatively, this summary may be included in the soil test section of the required submissions.
H. 
Landscaping plan.
(1) 
The landscaping plan shall be prepared by or in conjunction with a licensed landscape architect, whose name and signature shall appear on the plan.
(2) 
The landscaping plan shall identify the location and varieties of all existing trees over 12 inches in diameter.
(3) 
The landscaping plan shall show the location, varieties and initial caliper of all trees proposed for planting, and, further, show the proposed landscaping for all other areas where landscaping is required by these rules and regulations.
(4) 
The landscaping plan shall show the proposed landscaping for all detention basins, retention ponds, drainage swales, rain gardens and biovegetated swales and other pervious surface areas contributing to the stormwater management system.
(5) 
The landscaping plan shall show the procedures for planting, specifying the soil preparation, loam depth, planting method, fertilizer, watering schedule and first year's maintenance.
(6) 
The landscaping plan shall detail the layer structure of proposed new lawns and include water retention barriers to achieve maximum water conservation.
(7) 
No plant or tree species listed on the most current Massachusetts Prohibited Plant List shall be allowed.
I. 
(Reserved)
J. 
Detailed design plan.
(1) 
The purpose of the detailed design plan is to show the engineering and construction details of the proposed development.
(2) 
The detailed design plan shall show the following:
(a) 
North arrow.
(b) 
Names of proposed streets.
(c) 
Existing and proposed boundary lines and areas and dimensions of all proposed lots, including all angles on the property lines.
(d) 
All existing and proposed easements, clearly identified and distinguished.
(e) 
Zoning classification. If any zoning boundary (including overlay district boundary) occurs on the locus shown, it must be shown and clearly identified.
(f) 
Names of all abutters, as determined from the most recent local tax list. If any newer information concerning ownership is known to the applicant, that must also be indicated.
(g) 
Location, names and present widths of adjacent streets.
(h) 
The location of all permanent monuments, including natural objects and surfaces such as waterways, natural drainage courses, large boulders or ledge outcroppings, stone walls, trees over 12 inches in diameter.
(i) 
Proposed layout of stormwater management structures, in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations,[5] water distribution system, hydrants, manholes, sewer disposal systems, their appurtenances and all easements thereto.
[5]
Editor's Note: See Ch. 245, Stormwater Management.
(j) 
Proposed location of driveways and any other information concerning driveways that influence the storm drainage design.
(k) 
Information satisfactory to the Board to accurately locate proposed streets, as well as their accurate connection with other existing streets in the vicinity.
(l) 
The point or place of last approval by the Board and so shown on the plan and date so approved.
(m) 
If the subdivision adjoins or commences from an accepted public way or private way it shall so be designated on the plan with date accepted, if a public way, or other pertinent information as the Planning Board may request for proper identification to said Board.
(n) 
The location and description of all curbing and curb inlets.
(o) 
The size and locations of existing storm drain facilities into which the proposed new subdivision will tie. These shall have been verified with the Superintendent of Public Works in advance.
(p) 
The locations of all required bounds.
(q) 
The location of all existing and proposed streetlights.
(r) 
The location of all sidewalks and pedestrian ways, including trails and walking paths.
(s) 
The location of all jurisdictional wetlands, water bodies and other water resources.
(t) 
The location of proposed mailboxes, along with height and dimension, sufficient to determine whether they may interfere with traffic visibility. Mailbox locations must comply with USPS regulations.
(u) 
Any street signage and street striping.
K. 
Erosion/Sedimentation control plan. The erosion and sedimentation control plan shall conform to the current Ayer NPDES Phase II Stormwater Bylaw and associated regulations.[6]
[6]
Editor's Note: See Ch. 245, Stormwater Management.
L. 
Street plan and profiles.
(1) 
For each street there shall be a separate layout plan and profile. The plan and profile for each individual street may appear on the same sheet.
(2) 
The horizontal scale shall be one inch equals 40 feet.
(3) 
The vertical scale shall be one inch equals four feet vertical.
(4) 
The layout plan shall show the following:
(a) 
Side lines.
(b) 
Center lines, with elevations shown at every fifty-foot station.
(c) 
Bearing and distance for each straight portion of the center line.
(d) 
Widths.
(e) 
Points of tangency and points of curvature.
(f) 
Length of tangents.
(g) 
Length of curves.
(h) 
Intersection angles.
(i) 
Radii of the curve.
(j) 
Existing and proposed bounds.
(k) 
All existing buildings, walks, walls, drives and other existing features within 100 feet of the side lines of such street.
(l) 
The existing and proposed system of water supply and public sewer, if applicable, including the location and elevation of water mains and their appurtenances.
(m) 
The existing and proposed stormwater management system, including the location and elevation of all storm drains, sewers and their appurtenances, in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations.[7]
[7]
Editor's Note: See Ch. 245, Stormwater Management.
(n) 
All existing utilities and proposed underground utilities, gas, electrical, cable television and telephone.
(o) 
Existing and proposed walks and driveways.
(p) 
Existing and proposed curbing and curb inlets.
(q) 
The location and design of all fire hydrants.
(r) 
Such other data as may be necessary to determine the location, direction and length of the street.
(5) 
The profile plans shall show the following:
(a) 
The existing center-line profile as a fine black solid line.
(b) 
The existing right-side line as a fine black long-dash line.
(c) 
The existing left side line as a fine black short-dash line.
(d) 
The proposed center-line grades in heavy 0.04-inch lines, with the elevation indicated numerically every 50 feet, except that in vertical curves elevations shall be shown every 25 feet.
(e) 
The rate of gradient shown numerically in percent.
(f) 
Size and location of existing and proposed surface drains and their appurtenances, including proposed pipe sizes, slopes, rim and invert elevations.
(g) 
The plan location and size of existing and proposed water mains, hydrants and main gate valves.
(h) 
The plan location and size of existing and proposed sewer lines and associated infrastructure.
(i) 
The location and specifications of proposed streetlights.
(j) 
All intersecting or proposed streets, walks and driveways.
M. 
Drainage, curbing and other engineering details.
(1) 
The drainage, curbing and other engineering details shall show the plans of all drainage, curbing or other components in sufficient detail.
(2) 
This shall include all catch basins, culverts, detention basins, retention ponds, fire cisterns, basements, subsurface stormwater infiltration systems, rip-rap, etc., in accordance with the Ayer NPDES Phase II Stormwater Bylaw and associated regulations.[8]
[8]
Editor's Note: See Ch. 245, Stormwater Management.
N. 
Standard cross sections. A standard cross section must be shown for proposed street or streets in the development.
A. 
The required submissions shall contain the following, in this order:
(1) 
A complete copy of the application form.
(2) 
An overview statement.
(3) 
Requested waivers.
(4) 
A statement of other permits.
(5) 
The proposed construction schedule.
(6) 
The community impact statement, if required by the Planning Board.
(7) 
Legal documents.
(8) 
Soil test data, if applicable.
(9) 
A completed stormwater management permit application with all supporting documentation, utilizing best management practices as outlined in the current Ayer NPDES Phase II Stormwater Bylaw and associated regulations,[1] or a copy of an existing stormwater permit.
[1]
Editor's Note: See Ch. 245, Stormwater Management.
(10) 
A statement relating the definitive to the preliminary (omit if no preliminary was filed).
(11) 
A list of all bound markers to be installed.
(12) 
A preliminary inspection schedule.
(13) 
Photo reductions of all plans, reduced to 11 inches by 17 inches. Plans that are in color may be reproduced here in gray scale.
B. 
The first section of the required submission volume shall be a complete copy of the application, on official forms.
C. 
The overview statement shall be a narrative statement, at most two pages, and shall describe the subdivision in general terms. It shall describe the size and character of the property, the predominant land uses of the immediate neighborhood, the number of lots and average size of lot proposed, the number of roads and length and a general description of the proposed stormwater plan.
D. 
The requested waiver section shall begin with a summary list of all requested waivers, followed by the justification for and details for each waiver request, stating why that waiver is in keeping with the spirit and intent of these Subdivision Regulations.
E. 
Construction schedule.
(1) 
The construction schedule shall show the anticipated schedule for construction of all streets and other improvements. The starting date shall be described both relative to the issuance date of prerequisite permits and as a realistic anticipated start date (not a desired start date). When there are multiple streets or streets are to be constructed in phases, it shall show the sequence.
(2) 
If any site preparation or building construction is to be done on any lot prior to the completion of all streets and other required improvements, then the schedule shall also show the schedule for such construction and, where possible, the relevant lot numbers.
(3) 
Where construction is to be done in phases, the various phases and relevant construction shall be identified. Any possibilities for overlap shall be indicated.
F. 
Soil test data.
(1) 
If on-site septic disposal is needed, soil test data shall be provided for each lot shown on the plan, demonstrating that the lot meets all requirements for the installation of a septic system.
(2) 
Soil test data shall be provided for all proposed streets, along the center line at 200-foot intervals, and at cut sections and areas of questionable foundation material where the subsurface conditions may be, in the opinion of the Planning Board or its agent, factors affecting the quality and service life of the street. Test pits shall be at a minimum depth of at least five feet. Where borings are used, samples shall be taken at five-foot intervals and at each change in strata.
(3) 
Soil test data shall be provided to establish the suitability of the stormwater management structures, including but not limited to tests in all proposed detention/retention basins.
G. 
(Reserved)
H. 
(Reserved)
I. 
(Reserved)
J. 
Drainage and stormwater calculations. Drainage calculations prepared by a registered professional engineer shall be submitted in a suitable form to substantiate proposed drainpipe sizes and the effectiveness of all detention or retention basins or other drainage components and to substantiate that the plans meet the design standards of these rules. If necessary, additional plans shall be included bound with the required plans.
K. 
Statement relating to preliminary. If a preliminary subdivision was filed, then this statement shall address each condition, concern, modification, etc., made by either the Planning Board or the Board of Health in their respective decisions on the preliminary, describing and justifying the response made by the applicant.
L. 
The list of bound markers to be installed shall include all markers required by Appendix C, Subsection N(1),[2] along with any required by any applicable zoning special permit.
[2]
Editor's Note: Appendix C is included as an attachment to this chapter.
M. 
The inspection schedule shall list, in order, all required inspections, based on the submitted construction schedule.