A. 
The definitive subdivision plan process has been divided into major and minor definitive subdivision review. Major and minor definitive subdivision review processes allow the Planning Board to receive the proper information for each type of definitive subdivision application.
B. 
Definitive subdivisions shall be designed in accordance with Article VIII of these regulations.
C. 
In anticipation of submission of a definitive subdivision plan the applicant shall stake the center line of pavement of the proposed subdivision road or way, using three-foot-high wooden stakes on 100-foot stations, in addition to three stakes to define a radius of a curve (PVC, PVT, and midpoint). The Planning Board may require the applicant to flag the edge of pavement.
A. 
Pre-application technical review meeting. At any point prior to the submittal of a definitive subdivision plan an applicant may submit preliminary plans for review by the Technical Review Team (TRT) to receive comments. The applicant shall contact the Planning Board Administrator to schedule a TRT meeting. During such TRT meeting, the applicant will be able to present the preliminary plans to the TRT and ask questions of the members of the TRT in order to receive comments that should be considered when preparing final subdivision plans.
B. 
Pre-application definitive subdivision plan application review. Prior to the finalization of a definitive subdivision application package, an applicant may request a meeting with the Planning Board Administrator for the review of the application and/or subdivision plan. During such meeting the Planning Board Administrator can provide review of the application and/or subdivision plan for conformance with Articles VII and VIII of these regulations, answer questions regarding the process, and/or conduct a site visit.
C. 
Delivery of a definitive subdivision application package.
(1) 
Prior to the dropoff of a Definitive Subdivision Application Package, the applicant shall schedule a meeting with the Planning Board office for the delivery and review of the application. (Such meeting will take approximately 30 to 60 minutes dependent upon a filing for minor or Major definitive subdivision plan review).
(2) 
During the scheduled Definitive Application Package dropoff to the Planning Board office, the Planning Board office will review the definitive subdivision application package, review the subdivision process with the applicant, prepare a timeline for review of the application, answer any questions that the applicant may have, and schedule the Technical Review Team (TRT) meeting and opening public hearing.
(3) 
Complete versus incomplete definitive subdivision application package.
(a) 
Complete definitive subdivision application package. If a definitive subdivision application package is complete and conforms to the requirements of Articles VII and VIII of these regulations then the Planning Board office shall sign Form 7, Definitive Subdivision Application Submittal, City Clerk Receipt, prepared by the applicant. The Planning Board office shall also provide the applicant with Form 10, Minor Definitive Subdivision Plan Checklist, and Form 11, Major Definitive Subdivision Plan Checklist, which shall be also filed with the City Clerk.
(b) 
Incomplete definitive application package. If a definitive subdivision application package is incomplete and/or does not conform to the requirements of Articles VII and VIII and no waivers are requested for submittal relief then the Planning Board office shall not sign Form 7, Definitive Subdivision Application Submittal, City Clerk Receipt, and shall provide the applicant with Form 10, Minor Definitive Subdivision Plan Checklist, and Form 11, Major Definitive Subdivision Plan Checklist, which identifies the deficiencies that need to be resolved and resubmitted for review. At such time the applicant shall be given an opportunity to make the application complete. Incomplete applications cannot be deemed filed until such deficiencies have been resolved.
(4) 
Once a definitive subdivision application package is deemed complete by the Planning Board office then the applicant shall deliver Form 7, Definitive Subdivision Application Submittal, City Clerk Receipt, one copy of an original Form 8, Minor Definitive Subdivision Application, Form 9, Major Definitive Subdivision Application, Form 10, Minor Definitive Subdivision Plan Checklist, and Form 11, Major Definitive Subdivision Plan Checklist, to the City Clerk's office, at which time the City Clerk will stamp the covers of the three documents and provide the applicant with copies of the covers bearing the City Clerk's stamps.
(5) 
The applicant shall provide a copy of the stamped Form 7, Definitive Subdivision Application Submittal, City Clerk Receipt, Form 8, Minor Definitive Subdivision Application, Form 9, Major Definitive Subdivision Application, Form 10, Minor Definitive Subdivision Plan Checklist, and Form 11, Major Definitive Subdivision Plan Checklist to the Planning Board office.
Both major and minor definitive subdivision plan review shall meet the applicable requirements set forth in Article VII, as well as other relevant sections of these regulations. Applicants may reference Article V of these regulations for procedural purposes. For the purposes of review and applicable submittal requirements, definitive subdivision plan review shall be broken down into major or minor definitive subdivision review. Determination as to whether a definitive subdivision plan is either major or minor shall be determined by the following requirements:
A. 
Minor definitive subdivision plan. The following types of land use activities shall require minor definitive subdivision plan review by the Planning Board:
(1) 
Any division of land that creates four or less lots that are determined not to meet the approval not required (ANR) process;
(2) 
The addition of land to a preexisting subdivision that was previously approved by the Planning Board where such addition of land does not create more than four new lots;
(3) 
Modification to a previously approved definitive subdivision where such modification was determined not to be a field change;
(4) 
Modification to a previously approved plan that was not constructed as a definitive subdivision where such changes are to bring the previously approved definitive subdivision plan into compliance with Zoning Ordinance § 435-27, Dimensional regulations, and/or other relevant sections of the Framingham Zoning Ordinance;
(5) 
The connection to an existing lot that was not part of an approved definitive subdivision but will require use of the subdivision roadway as access and frontage;
(6) 
The re-recording of a plat and/or definitive subdivision plan where a definitive subdivision was previously approved but failed to be constructed and/or recorded but no changes were made to the approved plan; or
(7) 
The modification to an approved definitive subdivision plan where the only modifications to the plan are associated with the approved roadway.
B. 
Major definitive subdivision plan. The following types of land use activities shall require major definitive subdivision plan review by the Planning Board:
(1) 
Any division of land that creates 10 or more lots that are determined not to meet the approval not required (ANR) process; or
(2) 
All preservation subdivisions.
C. 
Planning Board review for determination. The following types of land use activities shall require a determination from the Planning Board as to whether the definitive subdivision requires major or minor definitive subdivision plan review. An applicant shall provide a preliminary subdivision plan as required under Article VI of these regulations for review and determination by the Planning Board during a public meeting. Along with such determination for major or minor definitive subdivision plan review, the Planning Board shall provide a list of applicable items required for submittal in respect to definitive subdivision plan review.
(1) 
Any division of land that creates between five and nine new lots that are determined not to meet the approval not required (ANR) process;
(2) 
The creation of any new roadway or the addition of 500 feet or more to an existing roadway where new lots are not created; or
(3) 
Any activity requiring definitive subdivision plan review that is not listed under § 530-44A or B.
A. 
Fees. The review of a project shall not commence until the required filing fee has been received by the Planning Board.
B. 
Abutters list. A certified abutters list shall be provided by the applicant from the Assessor's Department.
C. 
Number of documents for review. All project application packages shall include the following:
(1) 
Application (Form 8, Minor Definitive Subdivision Application, or Form 9, Major Definitive Subdivision Application, Appendix A): two copies with original signatures.
(2) 
City Clerk receipt (Form 7, Definitive Subdivision Application Submittal, City Clerk Receipt, Appendix A): one paper copy.
(3) 
Designer certificate (Form 12, Designer Certificate, Appendix A): two copies with original signatures.
(4) 
Supplemental documentation: two paper copies.
(5) 
Plans sheets/sets: six half-size paper copies 11 inches by 17 inches (definitive subdivision plan only: one full-size Mylar 22 inches by 34 inches will be required upon final vote of the Planning Board).
(6) 
Electronic documents: One electronic copy of all documents.
Applicants applying for either major or minor definitive subdivision plan review shall prepare and file a complete major or minor definitive subdivision application package with the Planning Board.
A. 
The following documents are required to be deemed a properly executed major or minor definitive subdivision application package:
(1) 
Application forms (Form 8, Minor Definitive Subdivision Application, or Form 9, Major Definitive Subdivision Application, Appendix A) filled out and signed by all applicants, co-applicants, and/or authorized persons. All owners of any land included in such plan shall be co-applicants. The Planning Board may require a deed or other acceptable verification of ownership.
(2) 
Definitive Subdivision background information shall conform to the requirements of § 530-48 and/or 530-49 of these regulations.
(3) 
A definitive subdivision plan set as required in § 530-50 of these regulations.
(4) 
A complete list of waivers approved during the preliminary subdivision review (if applicable) and any new waivers being sought, along with an explanation for each waiver.
(5) 
An index of documents, reports, and/or plans that have been prepared that is included in the application package.
(6) 
Any draft deed(s) and/or easement(s) that will be placed on the land for the purposes of infrastructure. In addition, any draft of a proposed deed, easement, covenant, and/or restriction to be granted to Framingham.
(7) 
Where a preliminary subdivision plan was filed for review by the Planning Board, the applicant shall submit a copy of the plan and a narrative regarding the comments and requested amendments to the preliminary subdivision plan that were incorporated into the definitive subdivision plan. Where items identified during the preliminary subdivision plan review were not incorporated into the definitive subdivision plan, an explanation is required as to why and how the items were not addressed.
B. 
The applicant shall deliver a copy of the major or minor definitive subdivision application package to the Board of Health, in accordance with MGL c. 41, § 81U, as amended, at which time the Board of Health shall stamp the cover page of the major or minor definitive subdivision application package. A copy of the stamped cover page shall be provided to the Planning Board.
A. 
All plans submitted for review shall bear the stamp and signature of the land surveyor and/or a professional engineer registered in the Commonwealth of Massachusetts.
B. 
If applicable, architectural renderings and/or architectural plans shall bear the stamp and signature of a professional architect registered in the Commonwealth of Massachusetts.
C. 
Landscape plans shall bear the stamp and signature of a professional engineer and/or landscape architect registered in the Commonwealth of Massachusetts.
Minor definitive subdivision application packages are to be filed with the Planning Board in accordance with all directives relative to Article VII, where applicable, and any other supporting documentation that is deemed necessary by the Planning Board.
A. 
Minor definitive subdivision impact statement. An impact statement that is in a narrative and/or table format that provides the following relevant information regarding the minor definitive subdivision plan application. The applicant may provide additional information, but where applicable provide the following information:
(1) 
Permitting and land use history narrative.
(a) 
The ownership of the property;
(b) 
The permitting history (permits relevant to land use granted and/or denied for the property); and
(c) 
The past land uses of the property.
(2) 
Proposed project.
(a) 
Number, size, and buildable area of the lots;
(b) 
Statement of compliance with § 435-27, Dimensional regulations, of the Framingham Zoning Ordinance; and
(c) 
Brief narrative that outlines the proposed subdivision.
(3) 
Development impact statement.
(a) 
How the road or way will circulate and will flow with existing streets, pedestrianways, and bicycle lanes.
(b) 
Statement as to whether the road or way will remain private or is intended to be an accepted as a public way.
(c) 
Drainage calculations prepared by a professional engineer registered in the Commonwealth of Massachusetts. Storm drainage design must conform to the requirements set forth by the MassDEP Stormwater Management Standards and Department of Public Works, using best management practices. Furthermore, the report may include City, state, and federal requirements or established standards for implementing best management practices for stormwater management.
(d) 
How stormwater will be managed on-site and whether best management practices (BMPs) or low-impact development (LID) features will be provided for the project.
(e) 
Relevant information necessary to make an informed decision regarding the proposed development.
(f) 
A written report of any proposed blasting or soil compaction activities that will take place during construction activities. The report shall include methods of abutter notification, methods for testing and data collection, and a summary of how real property damage will be investigated and remedied.
(4) 
Infrastructure; public sewer and/or water only.
(a) 
A written summary of water service infrastructure detailing the anticipated impact of the project on the City's water delivery infrastructure and supply. The summary shall indicate the likely improvements to infrastructure that are necessary to accommodate the identified impacts. Where such determinations cannot be made at the time of application, the report shall indicate what investigations must be undertaken by the applicant to make such determinations; a timeline for completion of the report shall be also submitted for review by the Department of Public Works.
(b) 
A written report of the existing and/or proposed sewer service infrastructure on-site and all connection points. The report shall include a detailed description of the conditions of the pipes; a video inspection where appropriate and/or necessary; and a detailed description of the anticipated impact of the project on the City's sanitary, stormwater, and sewer infrastructure. Where such determinations cannot be made at the time of application, the report shall indicate what investigations must be undertaken by the applicant to make such determinations; also, a timeline for completion of the report shall be submitted for review by the Department of Public Works.
(5) 
Amendments and/or modifications requested, only for modifications to a previously approved definitive subdivision plan. A list of proposed amendments and/or modifications to the minor definitive subdivision plan when a modification to a previously approved definitive subdivision plan is proposed, if applicable.
(6) 
Design standards. An overview or a design standards report analysis that outlines how the minor definitive subdivision plan meets the design standards set forth in Article VIII and the Framingham Zoning Ordinance. If proposed amendments and/or modifications do not meet the design standards set forth in Article VIII and/or the Framingham Zoning Ordinance, then the applicant/developer shall provide documentation as to support a request for waivers.
Major definitive subdivision application packages are to be filed with the Planning Board in accordance with all directives relative to Article VII, where applicable, and any other supporting documentation that is deemed necessary by the Planning Board.
A. 
Major subdivision impact statement.
(1) 
Neighborhood and community impact statement.
(a) 
The neighborhood profile. Provide a profile (written summary and/or table format) of the neighborhood within a one-fourth-mile radius of the subdivision boundaries. This summary may include land uses and zoning districts and transit options that include roadways, walkability, and bicycle accommodations. On-street parking is permitted on neighboring streets, commercial centers, recreational facilities, and/or schools. Such information will be used to determine as to whether sidewalks will be required on one side or two sides of the road or way, if bicycle lanes will be required, and applicable width of the roadway.
(b) 
The site profile.
[1] 
Describe the general physical conditions of the existing site, including vegetation, topography, and geological, scenic and historical features, trails, open space links, and indigenous wildlife.
[2] 
Provide information relative to the location and significance of any historic elements or archaeological sites on or adjacent to the project.
[3] 
Provide a summary table showing the percentage of the tract of land to be occupied by building(s), lot coverage proposed for each lot, total number of off-street parking spaces provided and usable open space.
(c) 
Noise: nonresidential subdivisions only. Where a nonresidential subdivision directly abuts a residential neighborhood please provide a narrative describing any anticipated noise generated by the road or way that could potentially impact residential abutters. Please provide measures to be taken to mitigate noise.
(d) 
Construction. Provide an anticipated construction timeline for the construction of the road or way. If known, please include information relative to construction phasing, expected build-out, and impacts construction will have on abutting properties and the surrounding neighborhood.
(e) 
Population: residential subdivisions only.
[1] 
Provide a statement that details the number of residents expected to inhabit the proposed subdivision, including the number of school age children (between the ages five and 17) anticipated to reside in the development.
[2] 
Provide a statement that details the number of residents expected to inhabit the subdivision and the breakdown of the expected age populations anticipated to reside in the development.
(2) 
Infrastructure impact statement.
(a) 
Impacts to existing public infrastructure.
[1] 
Provide expected average daily and peak water volume demand required for the proposed subdivision. In locations where there is municipal water, provide information stating adequacy of water main capacity to provide the projected water volume demand to the project without detriment to other users, i.e., water pressure, fire flows from hydrants, etc. Explain necessary improvements to the water supply and distribution system that will be needed for the project and the time frame required for implementation. Please estimate the cost of such improvements.
[2] 
Provide estimated average daily and peak wastewater flow that will be generated by the proposed subdivision. For subdivisions that will use the public sewer system, evaluate the capacity of such system (pipe sizes, pumping stations, treatment works, etc.) to adequately convey the additional wastewater flow created by the subdivision. If such capacity evaluation is not provided, determine the improvements and costs for upgrades to such public sewerage system that will be required.
[3] 
Estimate the average daily and peak water demand required to serve the project for domestic consumption and fire protection. Evaluate how and to what extent the project will affect the quality and quantity of any existing or potential public or private water supply, including watersheds, reservoirs, and groundwater.
[4] 
Calculate the linear feet of street drains, culverts, sanitary sewers and water lines to be publicly maintained, applicable if the road or way will be accepted by Framingham or connect into a municipal system.
[5] 
Calculate the square footage of the road pavement and sidewalks anticipated to be publicly maintained, applicable if the road or way will be accepted by Framingham.
[6] 
Provide a closed-circuit television video of the existing sewer and stormwater drains impacted by the project in accordance with the requirements set forth by the Department of Public Works (DPW), where applicable.
(b) 
Private infrastructure.
[1] 
In locations without access to the public sewerage system, provide details of what the expected environmental effects of on-site sewage disposal will be. Provide information regarding the permeability of the underlying soil. Provide information regarding proposed individual or collective sewage disposal systems and the potential impact on existing wells for potable water of dwellings either within or outside of the proposed subdivision.
[2] 
Provide statement regarding impacts to any public or private water supply source or any swamp, bog, pond, stream or other body of water by introducing therein excessive nutrients, dangerous chemical substances or pathological organisms.
[3] 
Any private well applications associated with a property must be approved separately by the Board of Health and in compliance with the City of Framingham Board of Health Private Well Regulations, as amended.[1] For projects that will be serviced by private wells, please provide the well testing report.
[1]
Editor's Note: See Ch. 516, Wells, Private.
[4] 
Any private septic system applications associated with the property must be approved separately by the Board of Health, in compliance with 310 CMR 15, The State Environmental Code, Title 5: Standard Requirements for the Siting, Construction, Inspection, Upgrade, and Expansion of On-site Sewage Treatment and Disposal Systems and for the Transport and Disposal of Septage.
[5] 
For all private infrastructure, describe the property rights (e.g., easements) and mechanisms (e.g., homeowners' association) to allow for the long-term operation and maintenance of the infrastructure.
(c) 
New service requirements.
[1] 
Provide the estimated additional new service requirements, in time and cost that the proposed subdivision may place upon municipal solid waste disposal and snow removal.
[2] 
State possible additional impacts that the project may produce on other municipal and governmental services.
(3) 
Environmental and stormwater impact statement.
(a) 
Describe the groundwater resource in terms of quantity and quality. Include a description of the density of the proposed subdivision, if it will significantly lower the water table in the area because of the expected increased use, and any possible detrimental effect to the existing homes sharing the system.
(b) 
In locations where a proposed subdivision, or a portion thereof, lies within the watershed or zone of contribution of a freshwater pond, within the watershed or zone of contribution of a public water supply well(s) (either existing or proposed), or within a 400-foot radius of a private well, a determinant of nutrient loading shall be required and compared to the carrying capacity of receiving waters, setting forth the probable impact or effect of the proposed subdivision on the receiving waters (ground or surface) over time assuming completion of the subdivision.
(c) 
Describe the extent and type of existing surface drainage, water and wetland resource areas and the proposed stormwater drainage system and control of quantity and quality of stormwater runoff from the site. Provide explanation of expected drainage runoff from the systems of roads within the proposed subdivision specifically if it will be directed toward adjoining property. Provide information regarding possible overload of silt up or contaminate to any wetland or water body anticipated. Describe any possible endangerment of any public or private potable water supply. Describe the earthwork required to develop the subdivision with details on the extent of earthmoving, cuts and fill. Detail erosion and sedimentation control measures that will be employed during construction. Will any proposed filling, cutting or other alteration of the topography or any devegetating operations within the subdivision tend to alter existing natural drainage patterns to create drainage problems within or outside of the subdivision?
(d) 
Analysis, reports, and/or surveys for soils, test pits, and/or test boring. This information should include test pits and test borings that were prepared by a professional engineer registered in the Commonwealth of Massachusetts, taken at 100-foot intervals at the proposed station points as described in the street layout and profile plans and at the proposed locations of any infiltration structures/systems, or at such other points as the Department of Public Works may request.
(e) 
Describe the existing use, general topography, any unusual geologic formations and soils, and how the project will affect these features.
(f) 
Indicate whether the subdivision is within any mapped natural heritage and endangered species habitat. If yes, describe what measures will be taken to protect said habitat and what approvals, if any, have been received from the Natural Heritage and Endangered Species Program (NHESP).
(g) 
Any map submitted as part of the statement shall be provided by a professional engineer registered in the Commonwealth of Massachusetts and may be at a scale of up to one inch equals 500 feet. The environmental impact statement may refer to the stormwater report or other documents submitted as part of the definitive subdivision application package. The Planning Board requires that the statement be prepared by a professional engineer registered in the Commonwealth of Massachusetts.
(h) 
An environmental impact report, including a stormwater report and a stormwater management system maintenance report, shall be submitted in accordance with § 435-47D(1)(l) of the Framingham Zoning Ordinance for projects with 10 or more residential lots or for all nonresidential subdivisions.
(i) 
A statement, if applicable, as to the proposed mitigation to offset stormwater runoff in addition to the maintenance and improvement of the flow and quality of surface water.
(j) 
An operation and maintenance plan shall be provided to ensure proper maintenance of the stormwater drainage system and to ensure that systems function as designed, in accordance with DEP best management practices. All detention or retention basins shall be the responsibility of the developer and subsequently the homeowners' association, once established, as to their long-term maintenance and maintenance of the landscaping. Said detention and retention basins with appurtenances shall be guaranteed from defect in construction and operation by the posting of a performance or defect guarantee for a minimum period of three years in an amount not to exceed 20% of the value of said improvements.
(k) 
Contaminated soils, groundwater, and fill material impacts information regarding whether or not the property has ever has a reportable release of oil and/or hazardous materials under MGL c. 21E and the Massachusetts Contingency Plan (MCP) regulations at 310 CMR 40.00. If such a release has occurred, regardless of the site status (i.e., open or closed), information must be provided on whether contaminated soils, groundwater, sediment, and/or surface water are to be excavated and/or managed on-site or off-site in any manner. If an activity and use limitation (AUL) under the MCP exists on the deed for the property, information on what the AUL conditions are and how the AUL conditions will be addressed shall be included in such report. Additionally, information should be provided on whether or not fill material is present on the property and if it is to be excavated or managed during the project.
[Amended 4-4-2024]
(4) 
Traffic connection and impact statement.
(a) 
Provide information regarding the access roads, public or private, by which the proposed subdivision may be reached and if they are adequate in width, grades and type of construction to carry, without danger, vehicular congestion or confusion, emergency vehicles and the additional traffic that may be generated by the proposed subdivision.
(b) 
Provide an estimated vehicle traffic flow at peak periods on streets and intersections within 1,000 feet of the subdivision and the nearest major intersections, even if greater than 1,000 feet. Describe the likely traffic circulation patterns, traffic safety, vehicle, bicycle, and pedestrian access, and changes to level of service.
(c) 
Estimate, using Trip Generation, 8th Edition: An ITE Informal Report, or another standard source or methodology, the number of vehicle trips generated by the proposed subdivision. For nonresidential subdivisions, also discuss future vehicular circulation patterns, including number and types of vehicles, and describe the proposed bicycle and pedestrian circulation patterns.
(d) 
Provide a traffic study in accordance with § 435-47D(1)(k) of the Framingham Zoning Ordinance for projects with 10 or more residential lots or for all nonresidential subdivisions.
(e) 
Provide information as to how the applicant will mitigate the impacts on streets and services, where applicable.
(5) 
Fiscal impact statement: information for assessment purposes.
(a) 
Provide the existing taxable value of the entire parcel pre-subdivision. What is the estimated taxable value of each proposed lot, in addition to the buildings for the proposed subdivision?
(b) 
Describe the financial and technical capacity of the applicant to carry out and complete the subdivision improvements in accordance with the approved plan within two years of the Planning Board's endorsement of the definitive plan, to minimize long-term impacts to the municipality and abutters.
(c) 
Provide a brief description of the size, style, and type of improvements to the land, at an adequate level of detail for the Municipal Assessor to be able to provide an adequate level of review for assessing purposes.
(d) 
For any project that retains a homeowners' trust please provide a detailed description of the operations, monthly fees, and maintenance.
(e) 
Provide a description of any improvements on undeveloped land, conservation land, and/or preserved open space.
(6) 
Development master plan statement: for nonresidential subdivisions only. Provide a narrative of how the proposed subdivision meets and/or exceeds the expectations of the following:
(a) 
The Master Land Use Plan;
(b) 
The Open Space and Recreation Plan;
(c) 
The Municipal Stormwater Management Plan;
(d) 
The Municipal Master Wastewater Plan;
(e) 
The Municipal Master Water Plan;
(f) 
The Housing Plan; and
(g) 
The Municipal Master Transportation Plan.
The minor and major definitive subdivision plan shall be drawn at a scale of one inch equals 20 feet to one inch equals 60 feet, where practical and appropriate to the size of the proposal, unless specified herein. Plans for minor and major definitive subdivisions shall be designed in accordance with Article VIII of these regulations and plans shall show the following information, unless identified below:
A. 
All sheets shall include the following information (required for both minor and major definitive subdivision plans):
(1) 
Address(es) of the proposed project.
(2) 
Identification of the parcel by the Municipal Assessor's parcel identification number.
(3) 
Project title/subdivision title and "Definitive Subdivision."
(4) 
"Prepared by" and "Prepared for."
(5) 
Stamp and signature of a registered land surveyor and/or professional engineer registered in the Commonwealth of Massachusetts who prepared the plans.
[Amended 4-4-2024]
(6) 
Boundaries of the project with appropriate measurements.
(7) 
North arrow, date of plan, scale, and legend.
(8) 
Suitable space to inscribe the signatures of the Planning Board members and date of signature.
(9) 
All elevations shall refer to a bench mark (or bench marks) using NAVD88, or most recent datum. The location and elevation of the bench mark shall be shown on the plan, plus the location of at least one more bench mark.
(10) 
Area for revision dates and brief description of the revision.
(11) 
Name(s) of recorded owner(s).
(12) 
Sheet numbers.
(13) 
A legend denoting any signs and symbols used on the plan, if applicable.
(14) 
Suitable spaces to record the date, book, and page of the recorded decision.
B. 
Cover sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Title block in the lower right-hand corner, along with "Definitive Plan" clearly shown.
(2) 
Index for all sheets included in the definitive subdivision plan package.
(3) 
Zoning table showing the existing, required, and proposed dimensions in accordance with § 435-27, Dimensional regulations, pursuant to the Framingham Zoning Ordinance.
(4) 
Zoning district and overlay district of the area.
(5) 
A statement as to whether the street shall remain in private ownership or will seek acceptance as a public way in the future.
(6) 
Names and addresses of all owners of record, the applicant(s), developer(s), and subdivider(s).
(7) 
Any restrictive covenants given under MGL c. 41, § 81U, or any amendments thereto.
(8) 
Any conditions required by the Board of Health, if applicable.
(9) 
If the property that comprises the subdivision or any part of the boundary thereof has been examined, approved, and confirmed by the Middlesex South Registry District of the Land Court, such information shall be noted on the plat with case numbers and other pertinent references to Land Court procedure, and the same requirement shall apply to any adjoining parcels of land of the applicant.
(10) 
Indication of all easements, covenants, and restrictions applying to the land and their purposes, including any decision on appeal, or any variances or exceptions made by the Zoning Board of Appeals applicable to the subdivision of the land or any buildings thereon.
C. 
Locus sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Locus plan. To allow adequate consideration of the surrounding neighborhood, a plan of adjacent properties shall be presented at a scale of not less than one inch equals 100 to 1,000 feet or at the same scale as the proposed site plan if practical. This plan shall show the general characteristics of all lands 1/4 mile of the proposed site boundaries.
(2) 
Any significant change in topography on a street or upon a public right-of-way within 50 feet of the lot line shall be noted on the plan.
D. 
Erosion and topography sheet shall at minimum include the following information (required for major definitive subdivision plans and shown where applicable for minor definitive subdivision plans):
[Amended 4-4-2024]
(1) 
An erosion and sedimentation control plan following the Guidelines for Soil and Water Conservation in Urbanizing Areas of Massachusetts, USDA-NRCS, and Erosion and Sediment Control in Site Development, USDA-NRCS, latest edition.
(2) 
Location and the results of any soil, percolation, and water table tests.
(3) 
Existing and proposed topography for areas that will be improved by a road or way, stormwater system, public right-of-way, driveway curb cuts, and significant features that could impact access to each lot. Topography generally at a two-foot contour interval, but at a one-foot contour interval for gentle slopes and at a five-foot contour interval for moderate slopes.
(4) 
In any subdivision of land where earth removal will be done, the applicant shall show all areas of clearing and earth removal necessary for construction, roadways, easements, drainage basins, etc.
(5) 
A chart indicating lots within the wetlands or floodplain areas of the subdivision shall be provided on the first sheet or cover sheet of the definitive plan.
(6) 
Location of natural waterways and water bodies within and existing adjacent to the subdivision.
(7) 
Locations of habitats of rare and endangered species.
(8) 
Major features within the proposed road or way, within 50 feet on each side of the proposed center line of roadways or rights-of-way, within the front setback of each lot, or within the area of a driveway curb cut. Such major features may include stone walls, historical buildings, trees over 10 inches in diameter, rock ridges and outcroppings, identifiable historical sites, and swamps. Special attention shall be given to noting physical features which define the boundaries of the subdivision.
(9) 
Where applicable, a wetlands delineation, prepared by a professional wetland specialist licensed in the Commonwealth of Massachusetts, which identifies:
(a) 
The wetland boundary.
(b) 
The thirty-foot no alteration zone.
(c) 
The fifty-foot no build zone.
(d) 
The 100-foot state wetland buffer.
(e) 
The 125-foot local wetland buffer.
(f) 
The 200-foot riverfront.
(g) 
The 100-foot inner riparian.
(h) 
The 100-year floodplain.
(i) 
The 500-foot floodplain.
(j) 
The 125-foot potential and certified vernal pool buffer.
(10) 
A sheet showing all areas defined as moderate slope and delineation of all wetlands, wetland buffers, riverfront zones, and flood zones. Steep slopes shall be identified on the plan:
(a) 
Slopes greater than 15% but less than 25%.
(b) 
Slopes greater than 25% but less than 40%; and
(c) 
Slopes greater than 40%.
E. 
Construction management sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Construction details for all erosion control measures, best management practices (BMPs), and structures to be utilized during construction.
(2) 
Location of proposed soil and material storage areas on-site.
(3) 
Location of all proposed stump dumps and other locations where construction debris is to be buried.
(4) 
Plan note: construction and truck access routes and hours of operation.
(5) 
Any special construction details or other pertinent information which the Planning Board may request as being necessary to evaluate the feasibility of the proposed design of the subdivision.
F. 
Community or common facilities sheet shall include the following information (required for major definitive subdivision plans and shown where applicable for minor definitive subdivision plans):
(1) 
Locations of snow storage areas.
(2) 
Locations of common mailboxes, if applicable.
(3) 
Locations of dumpster and/or garbage areas, if applicable.
(4) 
Any other proposed common or community facilities or structures.
G. 
Landscaping sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Identification and locations of existing trees over 10 inches in diameter within the proposed road or way, within 50 feet on each side of the proposed center line of roadways or rights-of-way, within the front setback of the proposed lots, or within the side and/or rear setbacks of the property.
(2) 
Location of proposed street trees and other plantings as required in § 530-61 of these regulations. One street tree shall be planted every 20 to 30 feet dependent upon size and species, at a minimum of two street trees per lot created. The applicant shall select trees in accordance with the Department of Public Works, Tree Warden.
(3) 
Where a landscaped/vegetated buffer is required, the landscaping plan shall provide details of the buffer. Where a 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 Planning Board that existing vegetation is sufficiently dense.
(4) 
Where best management practices (BMPs) and/or low-impact development (LID) such as rain gardens or other bioengineered stormwater management techniques are proposed, detailed landscaping plans shall be included in the definitive plan set.
(5) 
If applicable, a detailed landscaping plan for the screening of dumpster and/or garbage areas, common or community facilities or structures or common mailboxes.
(6) 
Any proposed landscaping or landscaping that will be retained post construction.
H. 
Lots boundary sheet shall at minimum include the following information (required for major definitive subdivision plans and shown where applicable for minor definitive subdivision plans):
(1) 
Existing and proposed boundary lines, parcel areas in square feet, acres, and dimensions of all proposed lots, within all lots designated numerically and in sequence.
(2) 
Locations, type, and dimensions of all easements.
I. 
Roadway sheet shall at minimum include the following information (required for major definitive subdivision plans and shown where applicable for minor definitive subdivision plans):
[Amended 4-4-2024]
(1) 
Plans of existing or proposed roads or ways including horizontal geometry for the road or way center lines, curbs, sidewalks, bicycle lanes, and other roadside elements, where applicable.
(2) 
Profiles of existing street that include the exterior lines and center lines (determined by field survey) and proposed road or way profile at fifty-foot stations (twenty-five-foot stations for vertical curves) with center-line elevations tied to a stationed based line, at horizontal scale of one inch equals 40 feet and at a vertical scale of one inch equals four feet, or such other scales required by the Planning Board or Department of Public Works (DPW). All elevations shall refer to a bench mark (or bench marks) using Massachusetts Coast and Geodetic Survey vertical control for base data and the location and elevation of the bench mark, plus at least one more bench mark.
(3) 
Detail of typical cross section of roadway showing all features; details of a gas trap/oil separator catch basin, manhole, headwall, sidewalk, subdrain, and all other appurtenance, structures, and utilities.
(4) 
Plans and 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, streetlighting, and other underground utilities to be placed in the right-of-way.
(5) 
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 street and shall 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 features.
(6) 
Traffic sight distances, vertical and horizontal, for all intersections within the subdivision and the public ways adjoining the subdivision at locations of ingress or egress shall be shown.
(7) 
Lot closures traverse of the whole subdivision and of every road or way within the subdivision.
(8) 
The following note shall be inscribed on the plan and profile sheets: "Framingham Department of Public Works, Engineering Department, and Planning Board shall be notified 36 hours in advance of any roadway or municipal service construction. No portion of any utilities shall be backfilled until approval for such backfilling is obtained in writing from the Public Works and Engineering Departments. Such approval does not constitute acceptance of such utilities by Framingham."
(9) 
Profiles of proposed streets (to be made on a separate sheet). Profiles shall be drawn with:
(a) 
Sanitary sewer and storm drainage system lines are to be related accurately to center-line stationing.
(b) 
Cross sections for proposed streets, in accordance with Framingham Department of Public Works Construction Standards, showing municipal services, hydrants, and light poles.
(c) 
Bench marks not more than 500 feet apart.
(d) 
A horizontal scale of one inch to 40 feet.
(e) 
A vertical scale of one inch to four feet.
(f) 
Existing center line in fine black solid line with the elevation shown every 50 feet.
(g) 
Existing right side line in fine black dash line.
(h) 
Existing left side line in fine black dotted line.
(10) 
Proposed center-line grades and elevations, with elevations shown every fifty-foot station, except that in vertical curves elevations shall be shown at twenty-five-foot station and at the point of vertical curvature (PVC) and point of vertical tangency (PVT).
(11) 
All existing intersecting walks and driveways shown on both sides.
(12) 
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.
(13) 
Locations of all existing and proposed permanent monuments and benchmarks, identified as to whether existing or proposed.
(14) 
All benchmarks shall refer to the NGVD datum system.
(15) 
Distance between proposed monuments shall be shown on the plan.
(16) 
A sketch plan showing possible or prospective street layouts for any adjacent unsubdivided land owned or land controlled by the owner or applicant of the subdivision.
J. 
Stormwater sheet shall at minimum include the following information (required for major definitive subdivision plans and shown where applicable for minor definitive subdivision plans):
[Amended 4-4-2024]
(1) 
Storm drainage runoff calculations used for the proposed stormwater drainage system design shall be prepared by and display the seal of a professional engineer registered in the Commonwealth of Massachusetts. The calculations must contain a written summary explaining the rationale of the design so that a lay person can understand the basic design approach and its validity to the site in question. Furthermore, the calculations should be fully documented, including copies of charts or other reference sources to make review easier. The use of computer-generated reports is acceptable; however, the source of the software should be identified. These calculations shall be used to determine all drainage structures and pipe sizes.
(2) 
The applicant shall show the size and location of existing storm drain facilities that the new subdivision proposes to tie into on the definitive plan.
(3) 
If surface water drains onto adjacent streets or onto adjacent properties not owned by the applicant, in such manner as to create drainage problems, suitable provisions for handling this drainage shall be submitted to the Planning Board.
(4) 
If surface water drains will discharge onto adjacent existing streets or onto adjacent properties, including municipal property not owned by the applicant, the course of the discharge shall be clearly indicated. Written evidence shall be presented to the Board from the City Engineer and Department of Public Works (DPW) and from the owner of adjacent property thus affected that such discharge is satisfactory and permitted by the public or private owner of the adjacent street or property, as applicable.
(5) 
A storm drainage system shown on a separate sheet. The plan shall include invert and rim elevations of all catch basins and manholes together with surface elevations of all waterways within the subdivision at one-foot intervals and approximate depth of water at these points. The plan shall include the location of all test holes with groundwater elevations noted, sufficient for consideration of road and utility design and building elevations. Plan, profile and cross-section views of all open ditches shall be shown. Surface elevation and approximate depth of water shall be shown at each point where drainage pipe ends at a waterway. Drainage calculations prepared by the applicant's engineer, including design criteria used, drainage area and other information sufficient for the Board to determine the size of any proposed drain, culvert or bridge shall be shown. The pipe size, material, length, and slope of storm drainage infrastructure shall be designed in accordance with the City of Framingham Department of Public Works Construction Standards, as amended.
(6) 
Sufficient documentation and plans to show how the proposed stormwater management system will meet the Stormwater Management Standards set forth by the Massachusetts Department of Environmental Protection (DEP), as well as acceptable engineering standards in order to address water quantity and water quality through site planning, nonstructural measures and best management practices (BMPs). Such submission shall include a completed Massachusetts Wetlands Protection Act[1] Appendix C, Stormwater Management Form.
[1]
Editor's Note: See MGL c. 131, § 40.
(7) 
Framingham requires the designation of buffer strip at least 50 feet in width around the surface water, wetlands, or other natural features which may be adversely affected by erosion or stormwater runoff.
(8) 
Flood hazard areas. Lands located within a 100-year floodplain shall not be permitted to be developed. Subdivisions involving land designated as flood hazard areas outside of the 100-year floodplain shall be reviewed to determine whether such proposals will be reasonably safe from flooding and shall meet the following requirements:
(a) 
Prior to approval, the Planning Board and the Department of Public Works shall review the proposed development to ensure that all necessary permits have been received from those government agencies from which approval is required by federal and state law, including Section 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. § 1334.
(b) 
Minimization of flood damage. Sufficient evidence (construction drawing, grading and land treatment plans) shall be submitted so as to allow the Planning Board to determine that:
[1] 
All such proposals are consistent with the need to minimize flood damage;
[2] 
All public utilities and facilities, such as sewer, gas, electrical, and water systems, are located and constructed to minimize or eliminate flood damage;
[3] 
Adequate drainage is provided so as to reduce exposure to flood hazards; and
[4] 
New and replacement water and sewer systems (including on-site site systems) are located, designed, and constructed to minimize infiltration and avoid impairment.
(9) 
Stripping of vegetation, regrading or other development shall be done in such a way that will minimize soil erosion. Wherever practical, natural vegetation shall be retained, protected and supplemented.
(10) 
A plan with a suitable scale, satisfactory to the Planning Board and DPW, 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.
(11) 
The applicant shall obtain, provide and maintain records of elevation and floodproofing levels for all new areas that are substantially improved with structures, regardless as to whether or not the structure contains a basement.
K. 
Easements sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Indications of all easements, covenants, or restrictions applying to the land and their purpose, whether or not within the subdivision, including any decision, appeal, or variance issued by the Zoning Board of Appeals or any other board or authority having jurisdiction and applicable to the subdivision land or any buildings thereon.
L. 
Utilities and infrastructure sheet shall at minimum include the following information (required for both minor and major definitive subdivision plans):
(1) 
Proposed layout of the storm drainage systems, water supply system, fire hydrants, fire call/master box systems, sewer mains and all other utilities. These layouts should be checked with the appropriate boards and agencies. The final approval from the reviewing boards and agencies shall be in writing and retained on file with the Planning Board prior to the approval of the definitive plan.
(2) 
Existing fire call/master boxes should be shown on the plan that appear in or immediately adjacent to the proposed subdivision.
(3) 
The locations, inverts, slopes, grades, stations, sizes and all other dimensions, including type of pipe and materials to be used, of all utilities and appurtenances shall be clearly shown on the plan.
(4) 
Location of all proposed septic disposal areas with a minimum of one percolation test and two deep test holes per leach area.
[Amended 4-4-2024]
(5) 
The locations, logs, and results of deep observation hole tests and percolation tests for groundwater recharge facilities.
(6) 
Location of all existing and proposed aboveground and underground structures, including but not limited to buildings, foundations, wells, septic systems, and underground storage tanks, within the subdivision and within 100 feet of the perimeter of the subdivision.
(7) 
If the proposed use of a lot and/or the location of a proposed use is unknown at the time of submission of the definitive plan, the applicant shall show on the plan sufficient information with respect to existing and proposed underground structures and septic disposal areas to enable the Board of Health to evaluate whether a septic disposal system can be located on the lot to serve any permitted use of the lot. Where a lot(s) is to be served by public sewers or by a septic treatment plant, the application shall contain a certificate from the Board of Health stating that such public sewers or septic treatment plants are adequate to serve any permitted use of the lot(s).
(8) 
Standard utility construction details shall be shown on the plan.
(9) 
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.
(10) 
Size, material, type, grades (as applicable) and location of existing and proposed municipal services, including rim elevation and invert elevation of all manholes.
(11) 
Rates of gradient shown in red figures.
(12) 
All center lines, street lines and curblines (with elevations every 25 feet) of streets for 200 feet either side of each intersection on a connecting street.
(13) 
Approximate locations of septic systems and wells and reserve septic locations, in the absence of public sewer or public water connections, as applicable, including sufficient documentation showing the suitability of such locations.
(14) 
Size, materials, type, grades (as applicable) and location of all existing and proposed municipal services, their appurtenances, including fire hydrants, and all easements thereto.
(15) 
Utility wiring plan/schematic showing the location of telephone, electric and other utility and communication wires, and showing provisions for wiring to accommodate planned streetlighting.
(16) 
Location, materials and type of sidewalks, curbs, street signs, and street tree plantings and location and design of streetlighting standards.
M. 
Other required information located appropriately:
(1) 
Names and addresses of owner(s) of record, applicant(s), developer(s) and subdivider(s); the name, address, signature, and seal of the surveyor and engineer responsible for preparation of the plan; and names of all abutters, as defined under Article II, Definitions and Acronyms, herein.
(2) 
Existing and proposed lines and widths of streets, curb cuts, easements, and any public or common areas within the subdivision.
(3) 
House numbers of each house abutting the property sidewalks, 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 Planning Board.) Purpose of easement shall be indicated.
(4) 
Location, names, and present widths of street bounding, approaching, or within immediate proximity of the subdivision, showing both the roadway widths and right-of-way widths.
(5) 
Front, side, and rear setback lines for each lot, and proposed building footprint and driveway for each lot.
(6) 
House numbers on each lot as determined by the City Assessor, clearly distinguishable from the lot numbers.
(7) 
Dimensions and areas of any and all property to be dedicated or reserved for schools, parks, playgrounds, and/or other public purposes. Proposed system of drainage (including adjacent existing natural waterways) shown in a general way, and sewerage, and water distribution, including easements.
(8) 
Boundary lines of proposed lots with approximate areas and dimensions. Each lot shall be numbered.
(9) 
Streets shown on the plans that are designated by Framingham as scenic roads shall be clearly indicated as scenic roads on the plan.
(10) 
Existing and proposed topography of the land with two-foot contour intervals, with the exception that the contour delineating any wetland district boundary shall be shown accurately, based on the NAVD88, or most recent datum. The names, approximate location, and present widths of all adjacent streets, with a designation as to whether the street is public or private, and the approximate location of existing utilities to be used. Existing and proposed curbs and sidewalks shall be shown, including type, dimensions, and ADA features.
(11) 
Delineation of major site features, human-made and natural, including existing buildings and structures, stone walls and guardrails, railroads, important vegetation, soil types that impact the development, major trees (ten-inch diameter or more) in proposed excavation areas and along existing streets, rock outcrops, steep slopes, and swamps, watercourses, bodies of water, and any areas requiring a notice of intent under the Wetlands Protection Act,[2] as amended, and such other references known to the applicant to sufficiently identify the land to which the plan relates and to sufficiently identify any existing impediments to access upon the land.
[2]
Editor's Note: See MGL c. 131, § 40.
(12) 
Location of existing and proposed streets, ways, lots, easements, public and common areas, floodplain boundaries, zoning and zone lines including all overlay districts within and abutting the subdivision.
(13) 
Location of existing and proposed pedestrian areas, walkways, flow patterns and access points, and provisions for handicapped parking and access and bicycle accommodations. In the construction of the proposed pedestrian areas, walkways, flow patterns and access points, complete street applications would indicate any removal of a public shade tree to be noted on the plan. In the event that a shade tree is to be removed within the public right-of-way, the applicant shall contact the Framingham Tree Warden.
(14) 
For subdivisions involving a minimum of five acres the preliminary plat shall include a base flood hazard zone boundary.
(15) 
Location and description of low-impact development (LID) and best management practices (BMPs) techniques uses within the project.
(16) 
Sufficient data to determine readily the location, bearing and length of every street and way line, lot line and boundary and to reproduce the same on ground, all bearings to be referred to a meridian approved by the City Engineer. All boundary lines of the subdivision shall be coordinated to the Massachusetts Coordinate Survey System. Included shall be the lengths and bearings of plat and boundary lines of all subdivision lot lines, including lot frontage on the streets, of the boundary lines of all streets and easements, and the length, radii, tangents, and central angles of all curves in lot lines; all angle points or intersections of tangents along the street lines; areas of all lots; and widths of streets and ways.
(17) 
Location of all permanent monuments properly identified as to whether existing or proposed. The distance and bearing to the nearest City, county or state monument on an accepted way and monuments at all points of curvature and changes in direction of street side lines, lot lines, and boundaries, or where designated by the City Engineer.
(18) 
All lots or other division of land are to be designated numerically and in sequence. The lot area of all lots in the proposed subdivision, identified by square foot.
(19) 
Profile showing the center line of the roadway and sanitary, drain, and water systems.
N. 
Detail drawings. Any special construction features, deviating from and/or not covered, represented in the site 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, locations, elevations, cross sections, materials, etc., of the construction details involved. The requirements for detail drawing 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.
A. 
The applicant is required to respond to, address, and/or consider the requested revisions, modifications, and/or amendments made by TRT comments, and/or TRT department comment letter to the Planning Board, prior to the next public hearing when the comments are submitted 48 hours in advance of the public hearing. Otherwise, the applicant shall respond prior to the following public hearing.
[Amended 4-4-2024]
B. 
Any unresolved comments, development requirements, and/or unsatisfactory standards shall be addressed within the Planning Board decision with conditions of approval.
Final definitive subdivision plan submitted post approval for Planning Board signature only:
A. 
The applicant shall submit one full-size paper copy 22 inches by 34 inches and one full-size Mylar copy 22 inches by 34 inches for the final plan set as amended through the public hearing process for endorsement by the Planning Board.
B. 
Upon approval or endorsement of a plan, the applicant shall provide a complete electronic set of all plans that have been signed by the Planning Board. The Planning Board shall distribute an electronic copy of the approved or endorsed plans to the Technical Review Team (TRT).