The applicant shall install all of the improvements required under the Rules and Regulations except those which may be specifically waived in writing by the Board. No bond or covenant given as surety for such work under § 380-2.10O shall be fully released until the Board has received:
B.
A copy
of such as-built plan in electronic format. Such copy shall be capable
of conversion to a .DXF file and/or shall be submitted in a format
approved by the Planning Board. The plan shall be referenced to Massachusetts
State Plane NAD83 format, at a minimum of two points on the plan;
and
C.
A report
in writing from its construction inspector, giving full approval of
the work.
A.
Standard Specifications. Except as otherwise provided in these rules
and regulations, all work and materials used in the installation of
the required improvements shall conform to the requirements of the
"Commonwealth of Massachusetts, Standard Specifications for Highways
and Bridges," as amended, hereinafter referred to as the "Standard
Specifications."
B.
Survey of improvements as installed.
(1)
After all street construction is completed and before the release
of any bond or covenant, the developer shall file with the Board one
reproduction copy and two contact prints of the definitive plan corrected,
including one one-inch-equals-200-feet scale copy of the plan of land,
and certified by a registered professional engineer and registered
land surveyor to show the following:
(2)
A certificate, signed by the engineer and surveyor preparing
such as-built plan, shall be endorsed on the plan in the following
form:
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"Date: __________, 20_____
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I hereby certify that the within plan shows the actual as-built
locations, profiles and elevations of the streets, drainage facilities
and utilities based upon a field survey made during the period from
__________ to __________.
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Registered Land Surveyor
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Registered Engineer"
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C.
Acceptance of streets by the Town.
(1)
No street or way through private property shall be accepted
unless it has been constructed and completed in accordance with the
Typical Section of a Subdivision Street (Schedule A)[1] and the specifications set forth or incorporated in these
Rules and Regulations.
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
(2)
Where a street or way or portion thereof is ready for acceptance by the Town, the applicant, in order to facilitate such acceptance, shall cause a proposed layout plan to be prepared by a registered land surveyor and filed with the Select Board. Such plan shall be the same as required in § 380-2.10C (size 18 inches × 24 inches or 24 inches × 36 inches) to an appropriate scale and show the following:
(a)
Name of street or way to be accepted by the Town, or, if only a portion
is to be accepted, a description of such portion.
(b)
Widths, lengths, bearings of all boundary lines of streets and
easements and radii, tangents and central angles of all curves in
street lines.
(c)
All required monuments with indication that the same have been
correctly set.
(d)
Name and Assessors' list and lot number of each abutting owner
appearing on the most recent Assessors' list.
(e)
Certificate signed by the surveyor preparing the plan shall
be endorsed on the plan in the following form:
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"Date: __________, 20__________
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I hereby certify that __________ has been laid out and the bounds
have been set as shown on the within plan.
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Registered Land Surveyor"
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(f)
The original of such plan shall be filed with the Select Board
and three copies thereof filed with the Planning Board.
A.
General.
(1)
Each street or portion thereof necessary to serve each lot in
a subdivision shall be constructed and brought to finish grade as
indicated on the approved definitive plan and in accordance with the
requirements of this section.
(2)
The applicant or his contractor shall furnish and maintain all
stakes and such temporary structures as may be necessary or required
by the Planning Board or its agent for marking and maintaining points
and lines for the installation of the street related utilities throughout
the construction of the subdivision.
(3)
Streets and ways shall be constructed in accordance with the
Typical Section, Subdivision Street attached to these Rules and Regulations
and marked "Schedule A."[1]
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
B.
Clearing and grubbing of streets. Clearing and grubbing of the roadway
and sidewalk locations shall be done according to the requirements
of Schedule A and shall include the removal from the subdivision of
all stumps, brush, roots, boulders and similar materials from the
subdivision property, as well as all trees which have not been marked
for preservation in compliance with §§ 380-2.13E(1),
380-2.35B(1)(a) and (c).
C.
Excavation and subgrade preparation.
(1)
The street locations shall be excavated to a depth of at least
18 1/2 inches below the established finished grade and shall
be graded and compacted to conform to Schedule A, Typical Section.
(2)
The conditions of the subgrade surface at the bottom of the
excavation shall be inspected by the Planning Board agent, and, if
in his opinion, such conditions are wet or spongy or otherwise unsatisfactory
due to the presence of clay, sand pockets or organic materials, the
bottom shall be excavated below the subgrade to a depth determined
by the agent to be sufficient to ensure removal of all such materials.
Suitability of subgrade should also depend upon compacted field density.
(3)
If any portion of the street location is required to be excavated
below the designed surface of the subgrade, the space so excavated
shall be filled with clean, bank gravel or such other suitable material
containing no stones over six inches in diameter, as approved by the
Planning Board agent. The street location shall then be graded and
compacted so as to conform to the Typical Section.
(4)
All ledge, boulders and large stones located within the full
cross section of the street shall be cleared to a minimum depth of
18.5 inches below the established finish grade.
(5)
All drainage pipes, culverts, catch basins and manholes and
all utility pipes, conduits and appurtenances thereto to be placed
under the roadway and sidewalk locations shall be installed and properly
backfilled prior to construction of the street and sidewalk gravel
base course.
D.
Gravel base.
(1)
The gravel base of the street shall consist of hard, durable
stone and coarse sand, free from loam and clay, uniformly graded,
containing no stone having a diameter of more than three inches and
conforming to the requirements of the Standard Specifications for
processed gravel for subbase.
(2)
After the street subgrade has been graded and properly compacted
to an elevation of 18.5 inches below the designed finish grade, gravel
for the base shall be spread in two layers of equal thickness, each
thoroughly watered and compacted true to lines and grades with a vibrating
roller weighing not less than 12 tons so as to yield a total depth
of 14 inches after thorough compaction. Each layer shall be compacted
to not less than 95% of the maximum dry density of the material as
provided in the Standard Specifications. The gravel base shall be
formed as shown on the Typical Section, Subdivision Street.[2] Any depression that appears during or after rolling shall
be filled with gravel and the area rerolled until the surface is true
and even.
[2]
Editor's Note: See Schedules A and B, included as an attachment to this chapter.
(3)
When required by the Board or by the Board's agent, samples
of the gravel to be used shall be tested for graduation by sieve analysis
and the rolled gravel tested for compaction. Such tests shall be made
at the expense of the applicant.
E.
Pavement.
(1)
The pavement of the street in a subdivision shall consist of
Class 1 bituminous concrete Type I-1 constructed in two courses, binder
course and the top course. The binder course shall be three inches
thick, and the top course shall be 1.5 inches thick after rolling
so as to form a compacted final pavement depth of 4.5 inches over
the gravel base in conformity with the lines, grades and typical cross
section shown on the approved definitive plan.
(2)
Material and construction methods shall conform to the Standard
Specifications.
(3)
No street pavement shall be constructed before March 30 of any
year nor after November 1 of any year without written permission of
the Board.
F.
Street embankments and retaining walls.
(1)
Embankments outside of the street right-of-way shall be evenly
graded and pitched at a slope of not greater than two horizontal to
one vertical in fill as shown on Schedule A.
(2)
Where cuts are made in ledge, other slopes may be permitted
upon written approval of the Board. Where terrain is such that greater
slopes are essential, retaining walls made of stone or natural stone
facing or other material as may be approved by the Planning Board.
Terracing or riprap may be used either alone or in combination, provided
that plans of such proposed grading methods are filed with and approved
by the Board prior to the commencement of road construction.
(3)
The Board may require that defined slope easements be shown
on the definitive plan and that such easements be reserved by the
applicant for future conveyance to the Town for maintenance purposes.
(4)
All major changes in the gradients of the land and streets as
shown on the approved definitive plan shall be completed prior to
the installation of the drainage system, utilities and streets.
G.
Curbs and berms.
(1)
Sloped granite edging shall be installed at all street intersections
on the curve and extending at least eight feet beyond the tangent
point. The method at installing the edging shall conform to the Standard
Specifications.
(2)
Sloped granite edging segments at least eight feet in length
shall be installed at all catch basins so as to extend not less than
four feet in either direction from the catch basin center line.
(3)
Unless otherwise specified by the Board, the Cape Cod-type berm
as shown on the Typical Section, Subdivision Street (Schedule A) shall
be installed along all streets where sloped granite edging is not
required.
H.
Fire protection.
(1)
No lot within the subdivision shall be further than 1,000 feet
from an adequate source of water, as defined below, measured along
an existing public way and/or proposed subdivision road shown on the
definitive subdivision plan and the accessway to the source of water.
(2)
A source of water shall be adequate if it is no farther (vertically
or horizontally) than 10 feet from the nearest access point which
can be reached by the Fire Department and is (in order of desirability):
(a)
A water hole having a minimum recharge rate of 500 gallons per
minute, for a minimum period of two hours; or
(b)
A water hole containing a minimum of 40,000 gallons throughout
the year.
(c)
Distances to and from a water hole may be measured to and from a dry hydrant connection, specifications for which shall be approved by the Fire Chief, and connected to a water hole as described in Subsection H(2)(a) and (b) above.
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(In the event that an adequate source of water cannot be provided by means of a water hole as specified in Subsection H(2)(a) and (b) above, then the Board may, upon the recommendation of the Fire Chief and a showing that said water holes are not feasible as a matter of engineering, approve the installation of a dry hydrant connected to a storage tank with minimum capacity of 40,000 gallons (or such other lesser minimum capacity as may be designated by the Chief of the Town Fire Department), which tank shall be automatically maintained at full capacity by recharge from a well and pump system satisfactory, as shown to the Board in writing, to the Chief of the Town Fire Department.)
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(3)
A five-foot-high chain-link fence with locking gate shall be
provided to enclose each water hole.
(4)
An easement shall be given to the Town to provide access from
the existing public way or proposed subdivision road to the source
of water and for maintenance of the water hole or dry hydrant system.
(5)
All equipment associated with a dry hydrant system and fencing
surrounding water holes shall be given to the Town for maintenance
as Town property. However, until such time as the Town accepts such
equipment or fencing, it shall be maintained in good repair and working
order by the developer.
A.
General. A system of storm drains, culverts, ditches, retention/detention
basins, and related installations, including catch basins, gutters
and manholes, shall be designed and installed to provide adequate
disposal of surface water, including control of erosion, flooding
and standing water from or in the subdivision and adjacent lands.
B.
Pipes, culverts and drains.
(1)
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.
(2)
Pipe for the construction of all culverts and drains shall be
Class III reinforced concrete. Reinforced concrete pipe of higher
class may be required where conditions warrant.
(3)
All pipes shall be laid out true to line and grade as shown
on the approved definitive plan. Each section of pipe shall have a
full, firm bearing throughout its length and shall be installed in
compliance with the Standard Specifications. All joints shall be made
of portland cement mortar with jute filler, or rubber-type ring gaskets,
unless otherwise directed. No backfilling of pipes or culverts shall
be done until the installation has been inspected and approved by
the Board or its agent. All drainage trenches except cross drains
shall be filled with clean gravel borrow in accordance with the Standard
Specifications. All cross drains shall be backfilled with selected
bank run gravel approved by the agent. Minimum covering of all pipe
shall be not less than 36 inches.
(4)
Concrete or masonry headwall or reinforced concrete flared end
sections shall be constructed at the open ends of all drainpipes which
serve as outlets to the drainage system. Construction of headwalls
and flared end sections shall conform to the Standard Specifications
(see Appendix, Schedule B, Typical Sections[1]).
[1]
Editor's Note: Schedule B is included as an attachment to this chapter.
(5)
Stream crossings shall comply with the most recent stream crossing
regulations promulgated by the Massachusetts Department of Environmental
Protection.
C.
Catch basins and manholes.
(1)
Catch basins shall be located on both sides of the street on
continuous grades at intervals of not more than 300 feet and at all
low points and at the corners of intersecting streets. Intervals of
less than 300 feet may be required on steep grades.
(2)
Catch basins and manholes shall consist of cement brick masonry,
concrete block masonry, precast solid segments or precast concrete
structures, all conforming to the Massachusetts Department of Transportation
Standard Specifications.
(3)
Catch basins and manholes shall have an inside diameter of not
less than four feet at a point 2 1/2 feet below the bottom of
the frame.
(4)
Catch basins shall be at least three feet in depth measured
from the invert of the outlet pipe.
(5)
Walls of catch basins and manholes shall be not less than eight
inches in thickness and shall be laid in mortar composed of one part
portland cement and two parts sand and sufficient water to form a
workable mixture if made of blocks, or five inches if made of precast
concrete.
(6)
The base of a catch basin or manhole shall consist of one course
of brick or precast concrete pies laid flat with all joints thoroughly
flushed full of mortar with a twelve-inch weep hole left in the center.
(7)
Backfill shall not be applied until after inspection or within
five days of setting the mortar.
(8)
Frame castings for catch basins and manholes shall be set in
full mortar beds at the pavement binder course. Manhole castings shall
be set flush with the designed finish grade of the pavement, except
if the finish course cannot be placed before winter, then the castings
shall temporarily be set flush with the pavement binder course. When
the finish course is to be placed, the manhole castings shall be raised
to be flush with the finish course. In either case, the catch basin
grates shall be set one inch below gutter grade.
D.
Responsibility for subdivision drainage. The responsibility for adequate
drainage shall rest with the applicant. This shall include connection
with existing drainage facilities, if any, provided by the Town. When
private drains are connected to Town drainage, the Town will not be
responsible for any damage. If necessary to connect to Town drainage
systems, the applicant shall be responsible for any necessary upgrades
of the Town systems.
E.
Extension of drains to adjacent property. Where property adjacent
to the subdivision, but within the same watershed, is not subdivided,
provision shall be made for proper projection of the drainage systems
by continuing appropriate drains and easements to the exterior boundaries
of the subdivision at such size and grade as will allow for such projection.
A.
Location and width. Sidewalks four feet in width, unless otherwise specified by the Board, shall be constructed along all streets as per § 380-2.16.
B.
Sidewalk drainage. Areas included between the outside line of the
sidewalk and the outside line of the paved street shall be graded
and filled where necessary to ensure adequate drainage.
C.
Sidewalk base. The sidewalk base shall consist of not less than eight
inches of clean gravel after thorough compaction with a five-ton roller.
D.
Sidewalk pavement. The sidewalk pavement shall consist of bituminous
concrete Type I-1, laid in two courses each 1 1/2 inches thick
after rolling so as to form a final pavement depth of three inches
over the gravel base as shown on Schedule A.[1]
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
E.
Loaming and seeding. All disturbed areas between the sidewalk and the paved roadway shall be loamed and seeded in accordance with § 380-2.27.
F.
Sidewalk pavement at street intersections. At street intersections,
the sidewalk pavement shall be constructed flush with the outside
edge of the sloped granite edging at a grade even with the top of
the curbing.
All utilities shall be installed underground in compliance with § 380-2.17.
Guardrails of an approved design shall be installed as required
by the Board.
All cleared open areas included within the street right-of-way
or within slope or drainage easements shall be suitably graded and
loamed with not less than six inches of good-quality loam after compaction.
Swales or green strips shall be planted with appropriate perennial
native species to maximize retention of road runoff and groundwater
recharge. Seeding shall be done at appropriate times of the year and
in a manner to ensure the growth of grass.
Trees and shrubs shall be planted in accordance with § 380-2.13E.
Street signs approved by the DPW shall be furnished and installed
at all street intersections prior to the occupancy of any house on
the street. Street signs shall be set in concrete and the location
and height of each sign shall be as prescribed by DPW.
Markers or monuments shall be set on the right-of-way lines
of each street at all angle points, at the beginning and end of all
curves, at all intersections with other streets and ways and at subdivision
boundary lines. Markers shall also be set along the entire perimeter
of the subdivision and along the boundaries of the protected open
space(s) at intervals of not more than 500 feet pursuant to Land Court
instructions. All markers or monuments shall be of stone or reinforced
concrete, shall be not less than four feet in length and not less
than six inches in width and breadth and shall have a drill hole in
the center. All bounds shall be set flush with the surface of the
adjoining ground. Wrought iron rods may be used where the points fall
on exposed ledge. The placement and accurate location of these markers
shall be certified in writing to the Board by a registered land surveyor.
The Board may require that streetlighting with underground wiring
be installed in the subdivision concurrently with the installation
of the underground domestic electric service. Plans showing proposed
locations of poles and underground cables, conduits, transformers
and related equipment shall be filed with and approved by the Board
before installation is commenced. LED or other energy-efficient bulbs
are required. Outdoor lighting of residential walkways, entry doors
or driveways shall be designed and installed to provide sufficient
illumination for safety with a low glare factor. All outdoor lights
must be arranged and shielded to prevent direct glare from the light
source onto any street or adjacent property and to minimize light
pollution of the night sky.
Upon completion of the streets and other required improvements,
the developer shall remove from the highway and adjoining property
all temporary structures, logs, brush, rubbish, loose stumps, loose
stones and boulders, surplus earth, gravel and other materials which
may have accumulated or been placed during construction and shall
leave the subdivision in a neat and sightly condition.
