Town of Lexington, MA SECTION 176-5.0 3SUBMISSION MATERIALS

[Amended 8-9-2023]

5.1 FORMAT AND CUSTODY OF PLAN AND DOCUMENTS.

5.1.1 General Information. Each sheet of a plan must include the following information:

1. Title block containing the name and section designation, if any, of the proposed development;

2. The name of the applicant and the property owner if not the same;

3. The name, address, and imprint of the professional registration stamp of the landscape architect, engineer, or land surveyor responsible for the preparation of each sheet;

4. A title and number for each sheet, with sheets consecutively numbered;

5. A visual scale and a North arrow, the direction of which must be the same for all sheets;

6. The date of original preparation and the date of each revision, with the revisions noted;

7. If applicable, space for endorsement by the Planning Board, with room for the signature of each member, and the date of the endorsement below the signatures;

8. If applicable, reference to the certificate of action, special permit, or covenant and the date of those actions;

9. If applicable, space for the Town Clerk's certificate of no appeal and the date of that certification below the space for the Clerk's signature; and

10. A legend denoting any signs and symbols used on the plan and not otherwise explained.

5.1.2 Document and Plan Formatting Requirements.

1. All plans and other application material intended to be recorded must meet the latest version of either the Deed Indexing Standards for the Commonwealth of Massachusetts or the Manual of Instructions for the Survey of Lands and Preparation of Plans to Be Filed in the Land Court. These documents are available on the Board's website.

2. Vertical datum. All elevations shown on profiles and topographic plans must be based on the North American Vertical Datum of 1988 (NAVD88) and identify all benchmarks used and their elevations.

3. Information in digital form. All submitted information and plans must be supplied in digital form. The digital information must be submitted in its native format (e.g., MS Word, or AutoCAD) and in Portable Document Format (PDF).

5.1.3 Graphic Conventions. Lines showing existing conditions must be shown as screened or dashed lines; proposed conditions must be clearly differentiated from existing conditions by the use of solid, heavier, or bold lines. Contour lines shown on the plan must correspond to known elevations on existing benchmarks and to the existing and proposed grades of streets shown on profile drawings.

5.1.4 Legibility of Plans. The information required on the various types of plans specified below must be presented in a legible form. More than one of the plans listed in § 176-5.2 may be placed on one sheet, provided that the information is clear. Illegible plans are grounds for denial.

5.1.5 Custody of Plans. Once submitted, the original copy of plans will be retained by the Planning Office for the Planning Board and will not be released to the applicant.

5.2 INFORMATION REQUIRED; BY TYPE OF PLAN.

5.2.1 Title Sheet. A title sheet shows all land within 500 feet of the development tract that is the subject of the application including:

1. All existing dwellings and principal buildings;

2. The land use of each lot;

3. All lot and right-of-way lines, in a general way;

4. Existing contours at two-foot intervals;

5. Principal natural features;

6. Zoning district boundaries;

7. Recorded easements abutting the tract; and

8. Public facilities or property, such as conservation or recreation land, footpaths, bicycle paths, or streets.

5.2.2 Site Analysis Map.

1. A site analysis map, prepared by a landscape architect, shows:

a. Existing contours at two-foot intervals. The Board may request one-foot intervals for sites for which it wishes to have more detail on existing grading;

b. Steep slopes, distinguished as follows:

i. Slopes greater than 15% but less than 25%;

ii. Slopes greater than 25% but less than 40%; and

iii. Slopes greater than 40%.

c. Mature trees, distinguishing deciduous from evergreen, and differentiating between them by size as follows:

i. Trees with a diameter at breast height (DBH) between six and 12 inches;

ii. Trees with DBH between 12 inches and 18 inches;

iii. Trees with a DBH between 18 inches and 30 inches; and

iv. Trees with a DBH greater than 30 inches.

d. A note containing the number and total DBH of all trees with a DBH greater than six inches;

e. Location and results of any soil, percolation, and water table tests using the Department of Environmental Protection Soil Evaluation procedures under Title V;

f. Areas in the tract subject to easements, rights-of-way, or similar deed restrictions;

g. If applicable, a wetland resource area delineation, approved by the Conservation Commission, identifying:

i. The wetland resource area boundaries, including vernal pools;

ii. The twenty-five-foot buffer boundary;

iii. The fifty-foot buffer boundary; and

iv. The 100-foot or 200-foot jurisdictional line.

h. Habitats of rare and endangered species;

i. Fences, stone walls, trails and rock outcroppings;

j. Existing vegetation, including open fields and unique specimens of vegetation;

k. Areas of visual impact, including viewscapes into and out of the site;

l. Sources of noise affecting the site and abutting sites; and

m. Potential historically or architecturally significant structures and sites on or adjacent to the site.

2. Information on topography, slopes, and trees required may be omitted in areas of the site that are not proposed to be disturbed, provided that these areas are clearly marked on the plan as areas not to be disturbed.

5.2.3 Property Rights and Dimensional Standards Plan. The information shown on the property rights plan must be shown to scale and in its true relative position and with adequate dimensions and bearings to set its exact location on the ground and on the plan with at least two existing permanent bounds in existing ways. A property rights and dimensional standards plan, prepared by a registered land surveyor, shows:

1. All lot lines and lines defining easements, including the length of the line and the bearing of each line.

2. The location of existing easements or other property rights affecting the development.

3. The location of any sections of the land to which the Town would be granted property rights, either by easement or transfer of ownership, for street, utility, conservation, recreation or other public purposes.

4. The proposed division of the property into parcels in private ownership, if any, if it affects zoning provisions.

5. The proposed yard setback in feet for buildings and, if applicable, from a zoning district boundary, a brook or a pond and, if applicable, the setback of a driveway or parking lot from lot lines.

6. The proposed boundaries of any common open space.

7. The proposed maximum height of buildings.

8. The proposed distance, in feet, between buildings.

9. Proposed bounds, markers and/or monuments.

10. If applicable, zoning district boundary lines and the Town boundary line.

5.2.4 Site Construction Plan. A site construction plan, prepared by a landscape architect and a civil engineer, shows, where applicable:

1. The location of existing and proposed new buildings;

2. Existing and proposed contours;

3. If applicable, a wetland resource area delineation approved by the Conservation Commission with the buffers described in § 176-5.2.2.1g above;

4. The proposed location and dimensions of streets, drives, parking areas, curb cuts, streetlights, and driveway aprons;

5. The location and characteristics of any proposed common open space;

6. The proposed drainage system in general;

7. Proposed landscaping in general;

8. A proposed limit-of-work line outside of which no land or natural features will be disturbed; and

9. Calculations detailing the amount of earth to be imported, exported and/or regraded on the site.

5.2.5 Construction Management Plan. A construction management plan depicting site conditions during construction, prepared by the project contractor or project manager, that includes the following:

1. Project description;

2. Responsible parties;

3. Anticipated construction duration and any phasing;

4. Operating hours;

5. Construction parking;

6. Construction staging;

7. Construction waste and removal;

8. Truck access and deliveries;

9. Any impacts to sidewalks or ways, such as temporary detours;

10. Site safety and security;

11. Anticipated phasing including detailed interim conditions;

12. Construction period erosion, sedimentation, and pollution prevention plan;

13. Stormwater controls, dust and street cleaning;

14. Noise impacts and mitigation;

15. Traffic management; and

16. Construction signage.

5.2.6 Street Layout and Profile Plan. A street layout and profile plan, prepared by a civil engineer, with each street shown on a separate sheet and consisting of a street layout plan and a street profile plan matching the street layout plan, shows:

1. Street layout plan.

a. The layout of each proposed street in the development and beyond it to the limit of the proposed construction necessary to provide adequate access and connection to municipal services;

b. The length of each straight segment to the nearest one hundredth of a foot and the bearing thereof to the nearest five seconds;

c. The length, central angle, radius and length of tangent for each curved segment to the same degree of precision as the straight lines and clearly identifying each nontangential curve;

d. All existing and proposed construction features, such as pavement, walks, curb or berm, drains, catch basins, manholes, sewers, water mains, other underground conduits where known, retaining walls, traffic islands, grass plots, and gutters;

e. Center-line stations designated at 100-foot intervals at or opposite points of tangency;

f. Angles in the street line, manholes, catch basins and culverts; and

g. Sight lines for entering and merging traffic at street intersections and driveway intersections and other necessary data pertaining to traffic safety.

2. Street profile plan. To match the street layout plan and located either above or below it for ease in locating corresponding points:

a. The existing sidelines and existing and proposed center lines and bicycle accommodation markings, with elevations every 50 feet and at all high and low points;

b. The grade of the principal segments of the proposed street, showing the location of vertical curves and corresponding data;

c. All proposed sewers, drains, catch basins, manholes, cleanouts, siphons and other appurtenances identifying the material, class or strength and size of sewers and drains and the grade for each section thereof in percent; and

d. The center-line stations and invert elevations of all catch basins, manholes, cross drains or culverts.

5.2.7 Utilities Plan. A utilities plan, prepared by a civil engineer, shows:

1. The location and size of the Town's existing water mains, fire hydrants, sanitary sewers, and storm drains;

2. Stormwater utilities, drains, post-construction stormwater management; and

3. The proposed location and size of utilities to be constructed on the site and their proposed connections to the Town's utilities, including proposed locations of service connections to the proposed dwelling units, and any special features, such as culverts or pumping stations, which might affect the ability of the Town to service the development.

5.2.8 Landscape Plan. A landscape plan, prepared by a landscape architect, shows:

1. Existing and proposed grades;

2. Existing vegetative cover to be retained, including the location, size, and type of such vegetation;

3. Existing trees with a six-inch DBH or greater within the limit of work, identification of tree species, and the total number and caliper inches for each, identified as:

a. Trees to be retained;

b. Trees to be removed; and

c. Trees to be transplanted.

4. Existing and proposed stone walls, with top and bottom of wall heights shown at both ends and, if applicable, every 50 feet in between;

5. Existing and proposed building footprints, fences, parking spaces, loading bays, driveways, walks, storage areas, public rights-of-way, stone walls, easements, and the location of structures on, and the uses of, abutting properties;

6. A plan and plant schedule giving botanical and common names of plants to be used, size at time of planting, mature size, rate of growth, quantity of each, location and method of any excavation and soil preparation, and the spacing and location of all proposed trees, shrubs and ground covers;

7. Proposed street furniture, such as regulatory and informational signs, benches, hydrants, streetlighting standards, postal boxes, bicycle infrastructure, transformer pads and the like;

8. The methods for protecting plant materials during and after construction, including a tree maintenance plan, outlining the owners' obligation to maintain and protect trees on the property on an ongoing basis;

9. If applicable, wetland resource areas, approved by the Conservation Commission with buffers described in § 176-5.2.2.1.g above.

10. Any pedestrian amenities, street furniture, common open space, patios, courtyards, recreational amenity space, seating, or play areas; and

11. The yard setbacks from lot lines.

5.2.9 Proof Plan. A proof plan shows:

1. The boundaries of the proposed development tract;

2. Existing contours at two-foot intervals;

3. Potential lots in the tract, each complying with the minimum lot frontage, minimum lot area, and minimum lot width required by the Zoning Bylaw;

4. If applicable, a street layout plan that complies with the design standards for streets and rights-of-way per Chapter 175, including grading; the plan must reflect the minimum amount of impervious surface required to comply with the design standards and Subsection 3 above, unless the frontage requirement is met by an existing street;

5. Any easements or similar property interests that benefit or restrict the project site; and

6. A table of development data appearing on the proof plan that includes:

a. The total land area of the development tract;

b. The total area of delineated wetland resource area;

c. The area in the proposed right-of-way; and

d. The area of the impervious surfaces in the proposed right-of-way.

5.2.10 Off-Street Parking, Circulation, and Loading Plan. An off-street parking, circulation, and loading plan shows:

1. The number, location, elevation, and dimensions of all driveways, maneuvering spaces or aisles, parking spaces, loading bays, trash and recycling removal areas, and any visitor and short-term parking;

2. The construction details and the location, size and type of materials for surface paving, drainage facilities, curbing or wheel stops, trees, screening, and lighting;

3. The location of all buildings, canopies, lot lines, and zoning boundary lines;

4. Where landscaping is to be provided, the species and size of plant materials;

5. Turning movements for all large vehicles, including fire apparatus, retail delivery sized vans, trash and recycling dump trucks; and

6. A summary schedule showing the amount of floor space, or other parking or loading factor to be met, the number of standard, compact, electric vehicle, and accessible parking spaces, the number of loading bays and specifications of any solar canopies.

5.2.11 Lighting Plan. A lighting plan shows:

1. The location and type of any outdoor lighting luminaires, including the height of the luminaire;

2. The luminaire manufacturer's specification data, including lumen output, color, temperature, and photometric data showing cutoff angles;

3. The type of lamp, such as LED, metal halide, compact fluorescent, or high-pressure sodium;

4. A photometric plan showing the intensity of illumination at ground level expressed in footcandles;

5. That light trespass onto any street or abutting lot will not occur. This may be demonstrated by manufacturer's data, cross-section drawings, or other means; and

6. Any lighting to remain on between the hours of 11:00 p.m. and 6:00 a.m.

5.3 REQUIREMENTS FOR OTHER INFORMATION.

[Amended 9-27-2023; 7-16-2025]

The following information, if applicable, must be included in an application:

5.3.1 A table of development data showing, if applicable:

1. Total land area;

2. Total area of delineated wetland resource areas;

3. Developable site area;

4. Length of street and area in street right-of-way;

5. Area of common open space, outdoor amenity space, and outdoor gathering space;

6. Area and percentage of site coverage of buildings;

7. Proposed and allowed gross floor area and net floor area of all buildings and dwelling units;

8. Calculation for inclusionary dwelling units pursuant to § 135-6.9 or 135-6.12;

9. The number dwelling units, or their equivalent; and

10. The number of off-street parking spaces and loading bays.

5.3.2 Stormwater Management. A drainage analysis, prepared by a civil engineer, showing:

1. For projects disturbing more than 10,000 square feet of land area, a stormwater management plan as defined in § 181-75 that includes:

a. Project narrative.

b. Drawings and specifications.

c. Erosion, sedimentation, and pollution prevention plan.

d. Operation and maintenance plan (O&M Plan).

2. For projects disturbing less than 10,000 square feet of land area, an erosion and sediment control plan as defined in § 181-75C.

5.3.3 Soil Surveys, Test Pits, and Test Borings. Soil surveys, test pits, and test borings, prepared by a civil engineer, to decide the suitability of the soil for the proposed streets, drainage and utilities, to be taken at 100-foot intervals at the proposed station points as described in the street layout and profile per § 176-5.2.5 or at such other points as the Town Engineer may request.

5.3.4 Traffic Study. A traffic study and a proposal for mitigating measures to improve capacity or for trip reduction programs, if required by the Zoning Bylaw. The traffic study must include:

1. Data collection. Data shall not be collected earlier than 12 months before the submission of a traffic study. Data shall include:

a. Automatic traffic recorder (ATR) counts(s) with full vehicle classification (i.e., trucks, buses, motorcycles, etc.) for a minimum forty-eight-hour weekday period. Location(s) must receive prior approval of the Planning Director. Full fifteen-minute segment data shall be submitted electronically to the Board.

b. Pedestrian and bicycle counts taken at ATR locations as required by the Planning Director.

c. Intersection turning movement counts (TMC) and queues of the morning and evening peak periods at the intersections likely to be affected by the proposed development, including vehicle classification; pedestrian and bicycle movement counts, whether on the roadway or sidewalk. In special circumstances where the peak traffic impacts are likely to occur at times other than the usual morning and evening peak periods, the additional counts for those peak periods are required.

d. ATR and TMC counts may not be taken during weeks with public or major religious holidays, nor school breaks. Counts are not valid in inclement weather. If counts are not taken during the months of April, May, September or October then the Board may require additional counts.

e. Traffic crashes, summarized from the Massachusetts Highway Department records for the previous three-year period, including crash type, injury, the involvement of pedestrians and/or bicycles, surface conditions, and weather.

2. Analysis.

a. An estimate of trip generation for the proposed development showing the projected inbound and outbound vehicular trips for the morning and evening peak periods and a typical twenty-four-hour period. Where there is existing development of the same type of use on the site, actual counts of trip generation must be submitted.

b. Trip generation rates must be based on the most recent edition of the Trip Generation Manual prepared by the Institute of Transportation Engineers that is on file in Lexington Town Engineer's office, and, if applicable, data about similar developments in Massachusetts; or data from professional planning or transportation publications, provided that the methodology and relevance of the data is documented.

c. The morning and evening peak period is usually the two hours between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m. respectively. The morning and evening peak hour is that consecutive sixty-minute segment in the peak period in which the highest traffic count occurs as determined by traffic counts of the peak period divided into fifteen-minute segments. For uses that have an exceptional hourly, daily or seasonal peak period, additional analysis must be conducted for that extraordinary peak period.

d. An estimate of the directional distribution of new trips by approach streets and an explanation of the basis of that estimate. Where there is existing development of the same type of use on the site, actual counts of trip directional distribution must be submitted.

e. An assignment of the new trips to be generated by the proposed development to the segments of the Town street network, including state highways, which are likely to be affected by the proposed development.

f. An inventory of roadway characteristics of the principal approach streets adjacent to the development site and of the streets in the intersections at which turning movement counts are taken showing the width of the right-of-way and of the traveled way, traffic control devices, obstructions to adequate sight distance, the location of driveways or access drives within 500 feet of the entrance to the site for uses that are substantial trip generators, and the presence or absence of sidewalks and their condition, and the manner in which bicycles are accommodated.

3. Mitigation.

a. In the case of a development in an abutting community, which will have a traffic impact on a street or intersection in Lexington, which is likely to be affected by the proposed development for which the traffic study is being prepared, the traffic impact of the development in the abutting community must be included in the traffic study, provided that:

i. The development has been approved by official action of that abutting community but has not opened for use before the date that the traffic counts required by this section were taken; and

ii. Data on the traffic impact of that development, comparable to that required by this section, is available.

b. Analysis of the effect on the capacity of those intersections in the Lexington street system likely to be affected by the development during both daily peak periods showing:

i. Existing traffic at these intersections;

ii. Additional traffic generated by the development without consideration of any mitigating measures or trip reduction programs;

iii. The additional traffic generated by the development inclusive of mitigating measures or trip reduction programs;

iv. Future traffic from other developments previously approved by the Town of Lexington for which a traffic study was required, or by an abutting community, which has not yet been opened for use before the date that the traffic counts required by this section were taken.

c. Where mitigating measures or trip reduction programs are proposed, they must be proposed by the applicant and accompany the traffic study at the time of filing of the application. Where the proposed mitigating measure is the construction of a traffic engineering improvement, evidence, such as letters of support, or commitment, or approval, or the award of a contract, may be submitted to show that construction of the traffic improvement is likely to occur.

d. An estimate of the time and amount of peak accumulation of off-street parking. The counts referred to above must have been taken in the 12 months before the filing of the application. Upon request, the traffic engineer must furnish an explanation of the methodology of the traffic study and additional data, as needed.

5.4 DOCUMENTS AND EXHIBITS.

In addition, to the plans, studies, analyses, and tests, the various types of applications cited in these Regulations require or permit that the following documents and exhibits be submitted, if applicable:

5.4.1 Deed or Easement: drafts of any deed, easement, or restriction offered to the Town.

5.4.2 Site Development Conditions: proposed conditions limiting the use of parts of the site, maintaining or enhancing existing natural features, making site improvements or landscaping, or accepting or assigning responsibility for maintenance.

5.4.3 Building Design: proposed conditions, which may include a visual representation, such as sketches or photographs, limiting the size, scale, type, style, siting and exterior appearance of buildings.

5.4.4 Off-Site Traffic Improvements: proposals for mitigating measures or the design or construction of off-site improvements (or financial contributions thereto) to deal with the traffic impacts of the proposed development, including any trip reduction commitments.

5.4.5 Off-Site Town Facilities and Services: proposals for mitigating measures or the design or construction of off-site improvements (or financial contributions thereto) to deal with the impacts, except traffic impacts, of the proposed development on Town facilities or services.

5.4.6 Use of Buildings: proposed special conditions limiting the types of establishments that may use buildings or land and their hours of operation.

5.4.7 Housing: proposed special conditions limiting the type, size, or location of dwelling units, or the income range of occupants, or dealing with the level of, or term of continued, affordability of dwelling units.

5.4.8 Historic or Architectural Preservation: proposed special conditions dealing with the maintenance or restoration of buildings or places of historic or architectural significance.

5.4.9 Other Material: any other material necessary for the Board to make the findings required by § 135-9.4.2.