1. The subdivision shall be designed in a manner consistent with the
guidelines set forth in Appendix C, relating to development by landscape types, which may
be amended in the same manner that the Board may amend its Rules and
Regulations.
2. All standards under this section shall be considered minimum standards
and may be varied from or waived where the Board considers that alternative
conditions will serve substantially the same objective. All waivers
requested and granted by the Board shall be made in writing, with
an explanation for the reasons therefor.
3. Design and construction shall minimize, to the extent possible, the
following:
b. Soil loss or instability during and after construction;
[Amended 5-10-2021]
c. Materials leaving the site;
d. Areas where existing vegetation will be disturbed, especially if
such vegetation is located within 200 feet of a river, wetland, or
water body, or in areas having a slope of more than 15%;
e. Number of significant trees removed having a diameter of 12 inches
or more, when measured at four feet above finished ground level;
f. Removal of existing stone walls;
[Amended 5-10-2021]
g. Disturbance of important wildlife habitats, outstanding botanical
features or scenic or historic environs;
[Amended 5-10-2021]
h. Extent of waterways altered or relocated;
i. Dimensions of paved surfaces and areas (including streets), especially
in aquifer recharge areas, except as necessary for safety and convenience,
or to comply with the requirements of the Massachusetts Architectural
Access Board;
j. Direct access from any lot to a collector or arterial street.
4. Design shall emphasize the following:
a. Use of collector streets to avoid traffic on streets providing house
frontages;
b. Visual prominence of natural, scenic and historic features of the
landscape;
[Amended 5-10-2021]
c. Maintenance within the subdivision of stormwater runoff and vegetative
cover equivalent to conditions before development;
d. East-west orientation of streets, so as to allow maximum solar access.
5. Lots, buildings and structures involved in subdivisions shall comply
with the Millbury Zoning Bylaw in effect at the time of submission
of a preliminary plan, if the definitive plan is approved within seven
months of submission of the preliminary plan, except as varied hereunder.
6. All streets, sidewalks, bikeways, walkways, water mains, pipes, hydrants,
fire protection facilities, street lights, drains, basins, culverts,
and other related facilities and services shall be installed and completed
without expense to the Town in accordance with these Rules and Regulations,
and the specifications and requirements of any appropriate board.
To the greatest extent possible, easements shall be located
on property lines. Where utilities cross lots or are centered on rear
or side lot lines, easements shall be provided of a width of not less
than 20 feet.
Where a subdivision is traversed by a watercourse, drainageway,
channel or stream, the Board shall require a stormwater easement or
drainage right-of-way of adequate width and proper side slope to conform
substantially to the lines of such watercourse, drainageway, channel,
or stream, and to provide for construction, maintenance or other necessary
purposes. In no case shall the width of the easement be less than
20 feet the boundaries of the stormwater easement be closer than five
feet horizontally to the annual high water line, or the side slope
be steeper than two feet horizontal to one foot vertical. No building
shall be constructed and no paving shall be permitted within such
easement except as permitted under the Zoning Bylaw. Watercourses
shall remain open except at street crossings.
The Board shall require access easements to adjacent properties
when such property is undeveloped or underdeveloped, in order to facilitate
future development. Such access easement shall be of sufficient width
to construct a public way.
The Board may require the plan to show a park or parks, suitably
located for playground or recreation purposes or for providing light
and air. The park or parks shall not be unreasonable in area in relation
to the land being subdivided and to the prospective uses of such land
and shall be at least equal to one acre of land for each 20 dwelling
units or fraction thereof shown on the plan. For all nonresidential
subdivisions, the park shall be equal to three times the floor area
of all structures, and 10% of the land area. The Board may, by appropriate
endorsement on the plan, require that no building be erected upon
such park or parks without its approval for a period of three years.
Each area reserved for such purpose shall, in the opinion of the Board,
be of suitable area, dimensions, topography and natural character
for the purpose of a park and/or playground. The area or areas shall
be so located as to serve adequately all parts of the subdivision
as approved by the Board.
Any open space or playground land shall be provided with appropriate
frontage on a street, and pedestrian ways will normally be required
to provide access from each of the surrounding streets, if any, on
which the open space, park or playground has no frontage. Further,
such parks and/or playgrounds may be required to have maintenance
provided for by agreements acceptable to the Board, unless the Town
purchases the park and/or playground.
The Board may require that the area or areas reserved shall
be located and laid out so as to be used in conjunction with similar
areas of adjoining subdivisions or of probable subdivisions.
All natural features, such as stone walls, trees, wooded areas,
watercourses, scenic points, and historic spots, shall be preserved
as much as possible. Any clearance, backfilling, cutting, thinning
or other disturbance to trees 12 inches or greater in diameter measured
four feet above finished ground level, located within the minimum
front setback distance, shall be prohibited unless deemed both proper
by the Board and not in conflict or contradiction with the intent
of this section. Any such proposed clearance shall be shown on the
plan and written reasons therefor may be requested by the Board.
In order to preserve natural vegetation which provides high
runoff absorption on the site, site preparation, tree cutting, filling,
grading, and other work done in anticipation of subdivision approval
shall not be performed within three calendar years prior to submission
and approval of a preliminary or definitive plan. The Board reserves
the right to disapprove any such work, and to order restoration of
the site, upon filing of a definitive plan application. If, in the
opinion of the Board, excessive vegetation is removed prior to the
filing of a definitive plan, a restoration plan showing proposed replacement
vegetation shall be submitted as part of the definitive plan application
and shall require approval by the Board.
1. Existing trees. To the greatest extent possible, trees within 20
feet of the proposed roadway and building footprints, especially those
over 12 inches in diameter four feet above finished ground level,
shall be preserved. The following is a list of recommended measures
for the protection of trees:
a. Wherever possible, there shall be no operation of heavy equipment
or storage of any materials under said tree within its natural drip
line.
b. Wherever possible, no grading or filling should be done within the
drip line.
c. No bituminous concrete paving or vehicle parking should be located
under conifers. No more than 20% of the area under any deciduous tree's
natural drip line may be so paved.
d. All drainage from paved areas should be directed away from root zones.
2. Street trees. Existing trees, which in the opinion of the Board are
suitable for street trees, shall be preserved, and where such are
inadequate, new trees shall be provided on both sides of all streets.
a. The applicant is required to plant suitable broadleaved deciduous
trees along roadways within the right-of-way, unless specifically
exempted by the Board. All trees shall be the equivalent of well-rooted
nursery-grown stock free of injury, harmful insects, and diseases.
They shall be well-branched, and of sound structure.
b. Large-growing trees shall be spaced at intervals of 45 feet to 55
feet, medium-growing trees at intervals of 30 feet to 40 feet, and
small-growing trees at intervals of 20 feet to 30 feet. Trees on one
side of the street may be set either opposite or diagonally to trees
on the opposite side.
c. Minimum acceptable sizes of trees to be planted shall be as follows:
Large-growing:
|
2 1/2" trunk diameter, caliper l' above ground
|
Medium-growing:
|
2 1/2" trunk diameter, caliper l' above ground
|
Small-growing:
|
9' crown height, 5' spread
|
d. Planting operations shall be carried out as required by the Tree
Warden.
e. Requirements for support stakes, guy wire and cable, ground anchors,
hose, and wrapping material shall be those contained in Section 6
of the Recommended Standard Specifications for Planting Trees, Shrubs
and Vines, compiled and issued by the Associated Landscape Contractors
of Massachusetts, Inc.
f. To limit the spread of pests and disease, no more than 20 trees of
the same species may be planted contiguously and may not be planted
again unless separated by a minimum distance of 500 feet.
g. The applicant shall be responsible for maintenance of planted trees
and replacement of those that have died or become diseased from the
time of planting through one full year or until street acceptance,
whichever is longer. Supplemental irrigation shall be provided to
new trees as needed during the summer months to aid growth.
3. Bank plantings.
a. All cut or fill bankings with slopes greater than 3:1 must be planted
with suitable, well-rooted, low-growing plantings. All plants shall
be the equivalent of nursery-grown stock in good health, free from
injury, harmful insects, and diseases.
b. Deep-rooted perennial grass turf installed as sod is an acceptable
alternative for the planting of banks.
c. If bank plantings are of a type that is properly spaced at close
intervals, eight inches to 12 inches of loam shall be spread over
the entire bank. If the plantings are to be widely spaced they may
be planted in loam pits.
d. Mulch (wood chips or equivalent) shall be spread to a minimum depth
of six inches among plants for weed and erosion control.
e. The applicant shall be responsible for maintenance of bank plantings
and replacement of those that have died or become diseased from the
time of planting through one full year.
4. Corner plantings. Requirements for plantings adjacent to street intersections
shall be the same as those for bank plantings with the following exceptions:
a. Turf may be provided by seeding as well as by planting sod.
b. Bushy shrubs and herbaceous plantings that would tend to obscure
visibility are not permitted within 20 feet of the street.
5. Cul-de-sac plantings. The central radius of a permanent loop turnaround
dead-end street should be landscaped. The following options are permitted:
a. Planting with ground cover using six inches to eight inches base
of loam and spreading mulch between plants for weed control.
b. Planting perennial grass by either sod or seed.
c. Planting ornamental shrubs of a type acceptable to the Board.
d. Retaining existing vegetation, with approval of the Board.
e. The standards of the American Nurserymen Association and the specifications
of the Associated Landscape Contractors of Massachusetts shall apply
to landscaping subject to these regulations.
All cleared areas of a right-of-way, not to be planted with
groundcover plantings, including all disturbed areas over all culverts
in drainage easements, shall be loamed with not less than six inches
compacted depth of good-quality loam, seeded with lawn grass seed.
Seeding shall be done at appropriate times of the year and in a manner
to insure growth of grass. Utility poles, signs or similar items shall
be placed within the center of the grass strip.
1. General.
All streets in the subdivision shall be designed so that, in
the opinion of the Board, they will provide safe vehicular travel
and natural drainage with no drainage pockets, and so that they are
adjusted to the topography and provide the minimum number of intersections
with existing and collector streets. Due consideration shall also
be given by the applicant to the attractiveness of the street layout
in order to obtain the maximum livability and amenity of the subdivision.
The Board may disapprove a plan where it determines that dangerous
traffic conditions may result from inadequacy of the proposed access
or of the proposed ways within the subdivision, or of any of the ways
adjacent to or providing access to the subdivision.
2. Residential street classification.
The following classification of residential streets is intended
to assist in the evaluation of the design of each street in a subdivision's
system, and not intended to be used to set arbitrary standards without
assessing the complete plan for a subdivision and the intended use
of each street.
Residential streets in each category shall be classified, according
to their design, use (actual or intended), their relationship to other
streets in the hierarchy and their residential character, in the following
categories, defined in Section 2 (Definitions): access street, subcollector,
collector, arterial.
3. Dwelling unit access.
Dwelling units shall not be given direct driveway access to
arterial streets, except:
a. Where existing lots of record abut arterial streets;
b. In subdivisions that front on an existing arterial street where site
conditions prevent other access; or
c. In special instances where the configuration of the tract prevents
the construction of an access road or an interior roadway, after review
and approval by the Planning Board and the Director of Public Works.
Where practical and compatible with the zoning and internal
layout of the subdivision, dwelling unit driveway access to collector
streets shall be avoided.
|
4. Location and alignment.
a. Design of all roadways shall be in accordance with the applicable
requirements of the current edition of the American Association of
State Highway and Transportation Officials (AASHTO) "A Policy on Geometric
Design of Highways and Streets" and the "Massachusetts Highway Department's
Project Development and Design Guide." Provision shall be required
for the proper projection of streets, or for access to adjoining land
not yet subdivided.
[Amended 5-10-2021]
b. Reserve strips prohibiting access to streets or adjoining property
shall not be permitted except where, in the opinion of the Board,
such strips shall be in the public interest.
c. Horizontal and vertical alignment of all roadways shall provide a
desirable stopping sight distance of 200 feet. The Board may permit
a minimum sight distance of 150 feet, if it finds that safe driving
conditions may be maintained. Stopping sight distance requirements
may be increased if the Planning Board finds that the intersecting
roadway has a design speed of greater than 30 miles per hour, or if
existing conditions indicate that prevailing speeds are greater than
30 miles per hour.
d. Street jogs with center-line offsets of less than 125 feet shall
be avoided.
e. Property lines at street intersections shall be rounded or cut back
to provide for a radius of not less than 30 feet.
f. The minimum center-line radii of curved streets shall be 100 feet
for an access street, 150 feet for a subcollector, and 300 feet for
a collector street. All horizontal curves shall be designed as to
provide a minimum 200 feet of clear sight distance within the roadway
right-of-way to drivers.
[Amended 5-10-2021]
g. No streets shall intersect at less than a 90° angle, except that
the Board may permit an intersection of not less than 60° if it
finds that no safety concerns exist. Property lines at intersections
shall be cut back to provide a curb radius of not less than 20 feet.
Intersections shall be spaced a minimum of 125 feet apart.
h. The center line of roadways shall coincide with the center line of
the street right-of-way unless the Board specifically approves a minor
variance.
i. Subdivisions containing more than 20 dwelling units shall require not less than two separate means of access with an existing street or streets deemed sufficient per Section
4.2 or shown on an approved subdivision plan for which a performance guarantee has been filed. The Board may require more than two means of access based on the proposed number of dwelling units, proposed commercial/industrial building square footage or anticipated development impacts.
j. Streets shall not be built within 25 feet of any watercourse, except
where a stream crossing has been approved by the Conservation Commission.
A street may cross land which is floodprone, provided that lots served
may be reached by another means of access which is not subject to
periodic flooding.
k. In order to enhance safety and improve the appearance of the street,
the Board may require devices and design features such as additional
curves or other features that reduce vehicular speed or increase pedestrian
or vehicular safety.
l. Grades of streets shall not exceed 6% for collector streets and 8%
for subcollector and access streets. Grades shall not be less than
0.5% for any street. No street shall contain an 8% grade for more
than 200 feet. On any street where the grade exceeds 6% on the approach
to an intersection or cul-de-sac, a leveling area with a slope of
not more than 4% shall be provided for a distance of not less than
100 feet measured from the nearest exterior line of intersecting street
or cul-de-sac.
m. The center-line slope of a cul-de-sac turnaround shall not exceed
4%.
n. Street grades shall be designed in relation to existing grades such
that the volume of cuts and fills made within the right-of-way approximately
balance, except to offset peat, boulders, or other unusable material
to be removed.
5. Dead-end streets.
The length of a dead-end street shall never exceed 1,500 feet.
For the purposes of this section, any proposed street that intersects
solely with a dead-end street shall be deemed to be an extension of
the dead-end street. The length of a dead-end street shall be measured
from its intersection with the nearest through street along the road
center line for its entire length.
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Dead-end streets shall be provided at the closed end with a
T-shaped turnaround or a loop turnaround having an outside roadway
diameter of 100 feet and a property line diameter of 120 feet unless
otherwise specified by the Planning Board. Looped turnaround dead-end
streets shall have a circular landscaped island at the center of the
turnaround. The width of the paved traveled way within the loop turnaround
shall match that of the way approaching the turnaround or 22 feet,
whichever is greater. Natural vegetation shall be maintained within
the landscaped island where possible; in areas that cannot retain
the natural vegetation, a landscaping plan shall be provided for the
cul-de-sac island. Responsibility for maintenance of such a landscaped
island shall lie with the owners of all lots within the subdivision. [Amended 5-10-2021]
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A T-shaped turnaround may be used for cul-de-sacs of up to 500
feet and serving up to four dwelling units and shall be constructed
as follow [Amended 5-10-2021]
|
a. One leg of the turnaround shall be located to the left of the street
and positioned perpendicular to the other leg and to the street approaching
the turnaround.
b. Pavement of the turnaround legs shall be of the same width as in
the remainder of the cul-de-sac.
c. The turnaround legs shall be straight and shall be 74 feet long measured
along the intersection of the right-of-way of the legs to the end
of legs right-of-way and shall have a traveled way width of 20 feet.
[Amended 5-10-2021]
d. The street approaching the turnaround shall be straight for a minimum
distance of 60 feet.
e. There shall be no driveways off the ends of the turnaround legs,
within 20 feet from the end of pavement, or in the intersection roundings.
These driveway-restricted areas shall extend for a depth of 10 feet
off the pavement edge.
f. A "No Parking" restriction shall be posted within the T-shaped or
looped turnaround.
[Amended 5-10-2021]
Temporary dead-end streets shall similarly provide for a turnaround,
which may be located in part on easements over lots so long as contractual
assurance is provided that upon extension of the street the terminated
turnaround will be removed and replaced with loam and appropriate
planting, curb, sidewalks, and trees shall be installed in accordance
with the requirements stated herein.
|
6. Width.
The width of street rights-of-way and traveled ways shall not
be less than the following:
Right-of-Way Type
|
Number of Dwelling Units Potentially Served
|
Right-of-Way Width
(feet)
|
Traveled Way Width
(feet)
|
---|
Access
|
0 to 20
|
40
|
22
|
Subcollector
|
21 to 149
|
50
|
26
|
Collector
|
Over 150
|
60
|
32
|
Greater width shall be required by the Board when deemed necessary
for present and future vehicular travel.
|
Reductions of width which are a part of an overall drainage
plan to reduce the impervious surfaces in the subdivision, and runoff
from the parcel may be permitted if the Planning Board deems plans
for safety, parking, pedestrian circulation and other factors adequate
to accommodate the requested reductions.
|
Rights-of-way for pedestrian access adjacent to paved streets
shall be obtained where sidewalks, bikeways, or other structures are
necessary.
|
Slopes adjacent to roadways, natural or man-made, may be placed
within easements on individual properties rather than acquired as
rights-of-way.
|
Street names should be in keeping with the character of the
Town and should reflect existing natural features and historical events
related to the specific location of the subdivision in the Town of
Millbury or veterans who gave their lives fighting on behalf of the
United States. Street names shall be acceptable to the Planning Board
after consultation with the Police Department and the Fire Chief.
Street names that may result in confusion with existing names within
the Town shall not be permitte
|
Street name signs shall be furnished and installed at each street
intersection at diagonally opposite corners and shall bear the names
of both intersecting streets. Street signs shall be of a design conforming
to street signs used by the Town. Street signs shall not be placed
on telephone poles, or on any pole containing any other sign. Street
signs shall be installed as specified in the latest edition of the
Manual on Uniform Traffic Control Devices by the U.S. Department of
Transportation and Massachusetts Amendments. No occupancy permits
shall be issued on a street until the street sign has been properly
installed. [Amended 5-10-2021]
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From the time of rough grading until such time as a street is
accepted by the Town as a public street, the signposts at the intersection
of such street with any other street shall have affixed thereto a
sign designating such street as a private street.
|
Safety and traffic control signage, including "STOP" signs and
any other signs deemed to be required by the Board, in consultation
with Town public safety personnel, shall be provided and installed
by the applicant.
|
Granite monuments not less than six inches square and four feet
long with a three-eighth-inch drill hole in the center are to be furnished
and set on both sidelines of all points of curvature of streets where
the sideline changes direction and points of tangency. Concrete bounds
not less than five inches square and three feet long with a steel
reinforced rebar shall be set at the intersections of lot lines and
street rights-of-way, intersections of lot lines and permanent easements
and at all points of change of direction of boundary lines of each
lot in the subdivision. In instances where a retaining wall, stone
wall or ledge interferes with an applicant's ability to install a
granite monument or reinforced concrete bound, a drill hole may be
substituted. In no case shall monuments be spaced more than 500 feet
apart. [Amended 2-23-2007]
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No permanent monument shall be installed until all construction
which could destroy or disturb the monument is completed. Monument
locations shall be staked prior to roadway construction and maintained.
Concrete bounds shall be installed prior to the issuance of an occupancy
permit. Granite monuments and concrete bounds shall be accurately
set in the ground with the top flush with the finish grade of the
surface of the ground adjacent to the location in which they are to
be placed, unless otherwise specified by the Board. The developer
shall excavate a hole sufficiently large to properly place the monuments
or bounds and thoroughly tamp around them sufficient material to hold
them securely in position. If the material is not satisfactory for
backfill, in the opinion of the Town Planner or the Planning Board's
agent, then said holes shall be filled with gravel.
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The applicant's surveyor shall furnish the Board with a letter
certifying that monuments and bounds have been placed precisely as
indicated on the definitive plan. The location of all bounds set shall
be shown on the as-built plan. [Amended 5-10-2021]
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Curbing shall be installed on all streets in all districts as
follows:
|
1.
|
Along the entire perimeter of all cul-de-sacs.
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2.
|
Along all curves of street intersections.
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3.
|
All sections of a street having a grade of 3% or more shall
have curbing. This curbing shall be continued from the end of the
3% grade to the location of the next set of catch basins on the downhill
side of such grade.
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4.
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Along any other street where, in the opinion of the Board, curbs
are necessary to handle run-off for that section of roadway or curbs
are necessary for the maintenance of the pavement and the prevention
of pavement edge raveling.
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Curbing shall be constructed of granite, unless, in the opinion
of the Board, other material will be satisfactory. In most locations,
the Planning Board requires the use of Type VA4, or equivalent, vertical
granite curbing as defined in Section M9.04.1 of the Massachusetts
Department of Transportation Standard Specifications for Highways
and Bridges: [Amended 5-10-2021]
|
Minimum length: 6 feet
|
Width at top: 6 inches
|
Width at bottom: 4 inches (for 2/3 length)
|
Depth: 17 inch to 19 inch minimum
|
At curb cuts, vertical granite curbing shall have a bull-nose
piece (two-foot radius, one-quarter curve), and the sloped granite
curbing shall consist of a straight piece with the top tapered to
be flush with the ground.
|
Sloped granite curbs shall be Type SA as defined in Section
M9.04.2 of the Massachusetts Department of Transportation Standard
Specifications for Highways and Bridges, or equivalent, and shall
be required as follows: at intersections with existing streets and
at intersections within the subdivision for the distance of the arcs
of the intersection radii; along lanes; surrounding any islands or
chokers within the street, including landscaped islands in loop turnarounds
of cul-de- sac streets; throughout the T-shape turnaround of a cul-de-sac
street except for the straight curbline on the right side. [Amended 5-10-2021]
|
Curbing that connects to an existing street that has no curb
or berm, has a different type or shape of curb or berm, or has curb
with a lesser reveal, shall have a tapered end piece providing a smooth
transition.
|
Curbing shall be sealed to the road pavement.
|
The need for curbing may be eliminated along certain roadways,
when drainage is provided in swales, which are designed to reduce
the rate of runoff, and restore or supply needed water to vegetation
in the street right-of-way.
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[Amended 2-22-2010]
Whenever a sidewalk or bicycle path intersects a roadway, handicapped-accessible
curb cut ramps shall be provided. Ramps shall be located close to
the intersection to keep the width of the crosswalk to a minimum and
shall conform with the design standards of the Massachusetts Architectural
Access Board, as may be amended. The Board shall require that curb
cut ramps contain detectable warnings, such as raised truncated domes
with a diameter of nominal 0.9 inch, a height of nominal 0.2 inch
and a center-to-center spacing of nominal 2.35 inches and contrast
visually with adjoining surfaces, either light-on-dark or dark-on-light.
The Board may require that crosswalks are constructed of textured
or stamped concrete/pavement or brick pavers with granite edging.
[Amended 5-10-2021]
Driveway cuts shall not be allowed within 60 feet of the intersection
of the center line of intersecting streets. In no instances shall
catch basins be located along a driveway curb opening. Driveway openings,
including a detail and cross section, shall be shown on the definitive
plan.
Driveways shall be paved. That portion of all driveways within
the street right-of-way limits shall contain eight-inch gravel subbase,
binder at 2 1/2 inches after compaction and top coat at 1 1/2
inches after compaction. Sidewalk grades shall be continuous across
driveway openings, with a maximum cross-slope of 2%. Transition in
grade of no more than two inches will be allowed.
Driveways shall be at least 12 feet wide and shall have an opening
of at least 16 feet in the curb at the gutter line.
At all driveways the grade at the back of the sidewalk shall
be at least six inches higher than the grade at the gutter line.
The junction of sidewalks, driveways and roadways shall be constructed
in such a manner as to prevent recessed areas where puddling may form.
Driveways serving the premises shall provide access through
the required frontage of the serviced lot, except in the case of a
common driveway.
Sidewalks shall be placed generally parallel to roadways as
follows:
|
1.
|
On both sides of streets providing direct access to commercial
and retail facilities.
|
2.
|
On both sides of streets providing direct access to schools.
|
3.
|
On both sides of streets providing direct access to public recreational
facilities.
|
4.
|
On both sides of streets in a Business District.
|
5.
|
On both sides of streets on a collector or subcollector.
|
6.
|
On one side of the street on an access street.
|
Where sidewalks are required on both sides of a street, one
of the sidewalks may be eliminated where, in the opinion of the Planning
Board, one sidewalk will provide adequate pedestrian circulation.
|
Sidewalks shall be installed in accordance with the requirements
of the Massachusetts Architectural Access Board (521 CMR) in effect
at the time of application, including minimum clear path, curb openings
and ramps at intersections, detectible warning panels, catch basin
locations and tree clearance over sidewalks. [Amended 5-10-2021]
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Sidewalk design, including, but not limited to, cross-slope,
thickness, joints and material composition, shall be approved by the
Planning Board.
|
Sidewalk design shall be varied in horizontal layout and location
to minimize disturbance of vegetation and to achieve maximum aesthetic
value.
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When located within the street right-of-way, sidewalks shall
be located no closer than six inches to the outside of the layout,
with a maximum of pedestrian-vehicular separation. Where sidewalks
are located outside of the right-of-way, the applicant shall reserve
suitable easements therefor.
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Walkways connecting existing trails should be created whenever
reasonable and developed in new locations when possible.
|
Sidewalks shall be at least five feet wide and provide an unobstructed
accessible width of at least three feet. [Amended 5-10-2021]
|
Public bicycle paths may be required by the Board to provide
circulation or access to schools, recreational areas, retail facilities,
transportation and community facilities, or where, in the opinion
of the Planning Board, bicycle travel in the streets would be dangerous.
These paths may, or may not, be part of the normal sidewalk provisions.
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Bicycle paths shall be designed in accordance with the current
edition of AASHTO's Guide for the Development of Bicycle Facilities.
The minimum right-of-way of a bicycle path shall accommodate an eight-foot
to ten-foot paved width with two-foot graded shoulders on each side.
Bicycle paths are to be designed with a minimum center-line radius
of 50 feet. Grades shall not exceed 5% except in those instances where,
because of the characteristics of existing terrain, the Planning Board
authorizes grades of up to 8% for distances of less than 100 feet.
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Provisions to ensure the safe and convenient use of bicycles
may include, but may not be limited to, the following: warning or
information signs along the bike route, bikeway pavement stencils,
a special line on a roadway marked off by a painted line.
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All required utilities, exclusive of transformers, shall be
placed underground at the time of initial construction. Required utilities
may include water, sanitary sewer, storm drainage, telephone, cable
television, electricity, gas, and wiring for streetlights, unless
otherwise specified by the Board. There shall be a minimum of three
feet of cover over all utility lines. Except for lot connections,
cross-country connections, lift or pump stations, all main water,
sewer and drainage utilities shall be located within the paved roadway
area.
Where adjacent property is not subdivided or where all the property
of the applicant is not being subdivided at the same time, provision
shall be made for the extension of the utility system(s) by continuing
the mains the full length of streets, and to the exterior limits of
the subdivision at such grade and size that will, in the opinion of
the Board, permit their proper extension at a later date. Reasonable
provision shall be made for extension of utilities to adjoining properties,
including installation of water gates and manholes if necessary. The
applicant shall not deny others connection to the utilities, except
that the applicant shall not be required to pay the cost of such connection.
Connections for water, sanitary sewer, storm drain, gas, electric
and telephone service from the main structure in the way to the exterior
line of the way shall be constructed for each lot, whether or not
there is a building thereon, except that the Board may waive such
requirement, in whole or in part, in the case of a lot to be used
for a park, playground or for any other purpose for which, in the
opinion of the Board, such connections shall not be required.
All utilities shall be installed and completed without expense
to the Town in accordance with these Rules and Regulations and the
specifications of the appropriate boards and departments.
When any portion of a subdivision lying outside of the Aquifer
and Watershed Protection Overlay District is within 1,000 feet of
a public water supply that is accessible by the borders of the property,
or if the Fire Chief and/or Board of Health determines that available
water is inadequate to provide safe potable water or fire protection,
then the subdivision shall be required to extend public water to the
development. Any such extension shall be accomplished in accordance
with the requirements of the purveyor of public water and shall include
any appurtenances necessary to ensure adequate water pressure.
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Water pipes shall be placed in a trench with a cover of not
less than six feet. The piping shall be of cement-lined ductile iron,
or other suitable material approved by the Aquarion Water Company
or its successor in interest. Gates shall be placed along mains and
in accordance with the requirements of the Water Company, but, in
any case, spaced not more than 1,000 feet apart. The size of the mains
shall conform to the requirements of the Water Company and approved
by the Board, but, in any event, not less than eight inches in diameter. [Amended 5-10-2021]
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Pursuant to Section 6.14, where property is not subdivided or where all the property of the applicant is not being subdivided at the same time, provision shall be made for the extension of the water system by continuing the mains the full length of the streets and to the exterior limits of the subdivision at such grade and size that will, in the opinion of the Board, permit their proper extension at a later date.
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All costs associated with the installation and inspection of
water lines and appurtenances, including the resurfacing of the entire
width of the affected roadway, shall be borne by the applicant.
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Where public water is not available, the applicant shall provide
evidence that available groundwater can adequately serve the subdivision.
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When any portion of a subdivision lying outside of the Aquifer
and Watershed Protection Overlay District is within 1,000 feet of
a public sanitary sewer line that is accessible by the borders of
the property, the subdivision shall be required to extend public sewer
to the development unless the applicant can prove that the cost of
sewer installation exceeds two times the cost of septic system installation.
An operating sewage collection system, including pipes, connecting
wyes, laterals to the edge of the street right-of-way, manholes, lift
station (if necessary), and other related equipment shall be installed
to serve all lots in the subdivision. Dry sewer lines shall not be
deemed an operating sewage collection system. All sewage collection
systems shall conform to the Town of Millbury Sewerage Commission's
Rules and Regulations, as may be amended, and shall be installed under
the supervision of the Sewerage Commission or its designee.
Where an operating sewer main is to be extended by the applicant from existing sewer service to the subdivision, the main shall serve each existing building and buildable lot, as determined by the Board, along the proposed line by the installation of wyes and laterals in the main at each building and buildable lot location. All laterals shall extend to the edge of the street right-of-way. Pursuant to Section
6.14, where property is not subdivided or where all the property of the applicant is not being subdivided at the same time, provision shall be made for the extension of the sewer system by continuing the mains the full length of the streets and to the exterior limits of the subdivision at such grade and size that will, in the opinion of the Board, permit their proper extension at a later date.
All costs associated with the installation and inspection of
sewer lines and appurtenances, including the resurfacing of the entire
width of the affected roadway, shall be borne by the applicant.
Where public sewers are not available, on-site (septic) systems
or private sewer treatment facilities shall be provided. The applicant
shall provide evidence that soils are suitable for such on-site system.
All on-site septic systems that are intended to remain under private
ownership and control shall be installed under the supervision of
the Board of Health and in strict compliance with Title V of the State
Environmental Code. All private sewer treatment facilities shall be
installed under the supervision of the Massachusetts Department of
Environmental Protection.
1. General approach.
Lots shall be prepared and graded consistent with drainage into
the subdivision, and in such a manner that development of one lot
shall not cause detrimental drainage on another lot, or on areas outside
the subdivision, to the extent permitted by law.
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Any man-made stormwater management system constructed for mitigation
of post-development peak discharge rates, to provide water quality
treatment and/or groundwater recharge shall be located on a separate
lot, to be owned in common by the owners of all lots within the subdivision.
Written provision shall be made to ensure that any such facility is
properly maintained at no cost to the Town. [Amended 5-10-2021]
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Storm drains, culverts, and related facilities shall be designed
to permit the unimpeded flow of all natural watercourses, to ensure
adequate drainage at all low points along streets, to control erosion,
and to intercept stormwater run-off along streets at intervals reasonably
related to the extent and grade of the area being drained.
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To the maximum extent feasible, groundwater recharge shall be
maximized and groundwater quality shall be protected. Various techniques
shall be used to maximize recharge and create a hydrologically functional
lot or site, including the following: vegetated open channel systems
along roads, rain gardens, buffer strips, use of amended soils that
will store, filter and infiltrate runoff, and/or bioretention areas.
In addition, reduction of impervious surfaces where possible, reduction
of heat island effects, and use of water quality units such as grease
traps or gas/oil separators will be encouraged.
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Low-impact development best management practices preserve the
site's natural features and environmentally sensitive areas, such
as wetlands, native vegetation, mature trees, slopes, natural drainagecourses,
permeable soils, floodplains, woodlands, and soils. Low-impact development
principles that provide filtration, treatment and infiltration such
as vegetated areas that slow down runoff, minimize disturbed areas,
maximize infiltration and reduce contact with paved surfaces shall
be used unless infeasible. Applications not incorporating low-impact development
principles shall indicate why these practices are infeasible at the
site [Amended 5-10-2021]
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Peak stream flows and run-off at the boundaries of the development
in a two-, ten-, twenty-five- and 100-year frequency storm shall be
no higher following development than prior to development. [Amended 1-22-2007]
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2. Design basis.
[Amended 5-10-2021]
All subdivision applications, regardless of whether the project
is subject to the state's Wetlands Protection Act, shall design the
stormwater management system in compliance with the goals and objectives
of the Massachusetts Department of Environmental Protection (DEP)
Stormwater Management Standards and accompanying Stormwater Management
Handbook and any applicable local and federal regulations, with the
Stormwater Handbook's 10 Stormwater Standards as most recently amended.
These apply to industrial, commercial, institutional, and residential
subdivision and roadway projects, including site preparation, construction,
redevelopment, and ongoing operation. The applicant shall also provide
calculations indicating compliance with each standard. Refer to the
Massachusetts DEP Stormwater Handbook and its referenced sources for
specific application of these stormwater management categories.
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The design shall include the size, quality, and type of pipe;
inlets, manholes, water quality treatment and stormwater basin areas;
and the percent of grade. The applicable design criterion shall be
a 0% increase in the peak rate for the two-, ten-, twenty-five-, and
100-year storm event.
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Storm sewer pipe and swales shall be designed to convey peak
discharge of the twenty-five-year frequency storm, and culverts shall
be designed to convey the peak discharge of the 100-year frequency
storm.
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Drainage computations shall be based on full development of
all tributary areas upgradient of each system. Runoff analyses shall
be calculated by using the Rational Method. All drains shall be sloped
to provide for a minimum velocity of two feet per second and a maximum
design velocity of 10 feet per second.
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Computations shall be submitted in a suitable form along with
amplifying plans outlining drainage areas within and affecting the
subdivision. A plan shall also be submitted showing the route followed
by all drainage discharging from the subdivision to the primary receiving
watercourse, other large body of water or on-site disposal.
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Stormwater basins shall be designed to provide no increase in
peak discharge to any off-site area in the two-, ten-, twenty-five-
and 100-year storm event.
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The rainfall amounts used in stormwater basin calculations shall
be based on the 1998 Cornell University Study, NOAA Atlas 14, Volume
10, Point Precipitation Frequency Estimates for Millbury, or other
studies approved by the Massachusetts Department of Environmental
Protection:
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Values to be Used for 24-Hour Rainfall Calculations (Cornell,
1998)
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---|
Storm Frequency
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24-Hour Rainfall
(inches)
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---|
2 yr. storm
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3.2
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10 yr. storm
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4.9
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25 yr. storm
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6.1
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50 yr. storm
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7.3
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100 yr. storm
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8.5
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3. Design method.
Stormwater basin drainage calculations shall be based upon the
modified soil cover complex method with storm drainage design based
upon the objectives, principles and design considerations set forth
in the Massachusetts Stormwater Management Handbook and the Massachusetts
Erosion and Sediment Control Guidelines for Urban and Suburban Area:
A Guide for Planners, Designers, and Municipal Officials, both maintained
by MassDEP. These publications are hereby incorporated as a part of
these Rules and Regulations.
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The sediment forebay at the inlet of a stormwater basin shall
be sized for a minimum of one year sediment volume and shall be at
least 10 feet long. The sediment forebay shall have a maintenance
access of 10 feet or wider, with a maximum slope of 15% and a maximum
cross-slope of 3%. A stormwater basin shall be sized to store one
inch of rainfall times the impervious area below the primary spillway.
The basin shall have a long flow path rather than a low flow channel,
with a length twice as long as it is wide. The stormwater basin shall
have maximum side slopes of 4:1, and a minimum of six inches topsoil
and 6% organic content. [Amended 1-22-2007]
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The outermost edge of stormwater basins shall be located a minimum
of 25 feet from any house, roadway or property line, and shall be
screened from adjacent lots and streets by a greenbelt of trees and
shrubs not more than 15 feet apart planted in two staggered rows.
Such trees or shrubs shall be not less than eight feet in height at
the time of planting. No basins shall be located at street intersections.
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Emergency spillways will be sized and designed to cause detention
of and passage of the design inflow without causing the water level
to rise above a preselected elevation. A freeboard of one foot will
be required between the detained water level and the top of the embankment
during peak design conditions.
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The plans shall include a design detail and cross-section of
the proposed stormwater basin, infiltration basin or rain garden,
which shall include details of any invert construction at both the
inlet and discharge.
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Stormwater management basin(s) shall be designed for aesthetics,
as well as function.
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Stormwater management systems for projects on new development
sites shall be designed to meet an average annual pollutant removal
equivalent to 90% of the average annual load of total suspended solids
(TSS) related to the total post-construction impervious area on the
site and 60% of the average annual load of total phosphorus (TP) related
to the total post-construction impervious surface area on the site.
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a.
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Average annual pollutant removal requirements are achieved through
one of the following methods:
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|
|
1.
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Installing Best Management Practices (BMPs) that meet the pollutant
removal percentages based on calculations developed consistent with
EPA Region 1's BMP Accounting and Tracking Tool (2016) or other BMP
performance evaluation tool provided by EPA Region 1, where available. If EPA Region 1 tools do not address the planned or installed
BMP performance, then any federally or state-approved BMP design guidance
or performance standards [e.g., the MA Stormwater Management Handbook may be used to calculate BMP performance; or
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|
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2.
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Retaining the volume of runoff equivalent to, or greater than,
one inch multiplied by the total post-construction impervious surface
area on the new development site; or
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|
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3.
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Meeting a combination of retention and treatment that achieves
the above standards; or
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|
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4.
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Utilizing off-site mitigation that meets the above standards
within the same USGS HUC12 as the new development site.
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Stormwater management systems for projects on redevelopment
sites shall be designed to meet an average annual pollutant removal
equivalent to 80% of the average annual post-construction load of
total suspended solids (TSS) related to the total post-construction
impervious area on the site and 50% of the average annual load of
total phosphorus (TP) related to the total post-construction impervious
surface area on the site.
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a.
|
Average annual pollutant removal requirements are achieved through
one of the following methods:
|
|
|
1.
|
Installing BMPs that meet the pollutant removal percentages
based on calculations developed consistent with EPA Region 1's BMP
Accounting and Tracking Tool (2016) or other BMP performance evaluation tool provided by EPA
Region 1, where available. If EPA Region 1 tools do not address the
planned or installed BMP performance, then any federally or state-approved
BMP design guidance or performance standards [e.g., the MA Stormwater
Management Handbook may be used to calculate BMP performance; or
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|
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2.
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Retaining the volume of runoff equivalent to, or greater than,
0.80 inch multiplied by the total post-construction impervious surface
area on the new development site; or
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|
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3.
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Meeting a combination of retention and treatment that achieves
the above standards; or
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|
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4.
|
Utilizing off-site mitigation that meets the above standards
within the same USGS HUC12 as the redevelopment site.
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All stormwater management best management practices employed
within a watershed for a water body impaired for phosphorus shall
be shown to be optimized for phosphorus removal by the standards set
forth by the MA Stormwater Management Handbook or the approved TMDL,
if it exists, whichever is more strict. Infiltration BMPs, bioretention
areas, constructed stormwater wetlands, and filter systems are recommended
tools for reducing the concentration of nutrients in stormwater discharges.
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To support compliance with the Town's MS4 permit, all new development
and redevelopment stormwater management BMPs located on commercial
or industrial land must incorporate designs that allow for shutdown
and containment to isolate the drainage system in the event of an
emergency spill or other unexpected event.
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For determination of the extent of development, all undeveloped
tributary areas shall be assumed to be fully developed in accordance
with the Millbury Zoning Bylaw.
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4.
Storm drainage structures.
a. Piping.
All drain pipes shall be at least 12 inches inside diameter,
made of high-density corrugated polyethylene (HDPE) smooth-lined pipe
conforming to Massachusetts Department of Transportation (MassDOT)
requirements as identified in the Standard Specifications for Highways
and Bridges, as last updated. Castings shall be manufactured in the
United States or Canada, and conform to MassDOT specifications.
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Unless otherwise specified herein, thermoplastic pipe and joint
fittings shall conform to the following:
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1.
High-density polyethylene (HDPE) corrugated and smooth-lined
pipe and fittings shall be manufactured in accordance with requirements
of ASTM F2306, latest editions.
2.
High-density polyethylene (HDPE) corrugated and smooth-lined
pipe shall be manufactured from virgin PE compounds which conform
with the requirements of cell class 335400C as defined and described
in ASTMD3350.
Installation shall be in accordance with ASTM D2321, "Standard
Practice for Underground Installation of Thermoplastic Pipe for Sewers
and Other Gravity Flow Applications."
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Thermoplastic pipe shall be unloaded and handled with reasonable
care. Pipe shall be placed in the bed starting at the downstream end.
Trenches must be excavated in such a manner as to insure that the
sides will be stable under all working conditions. Trench walls shall
be sloped or supported in conformance with all standards of safety.
Only as much trench as can be safely maintained shall be opened. All
trenches shall be backfilled as soon as practicable, but no later
than the end of each working day.
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Trench width shall be sufficient to ensure working room to properly
and safely place and compact haunching and other backfill materials.
Minimum trench width shall not be less than 1.25 times the pipe outside
diameter plus 12 inches (1.25 x O.D. + 12"). Note: On multiple pipe
barrel runs the clear distance between pipes is as follows:
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12" to 24" Diameters: Clear span = 12"
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24" and Greater Diameter: Clear span = 1/2 x Diameter
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Foundation and bedding shall meet the requirements of AASHTO
M145, A-1, A-2-4, A-2-5, or A-3. A stable and uniform bedding shall
be provided for the pipe and any protruding features of its joint
and/or fittings. The middle of the bedding equal to 1/3 of the pipe
O.D. may be loosely placed, while the remainder shall be compacted
to a minimum 90% of maximum density per AASHTO T99. A minimum of four
inches of bedding shall be provided prior to placement of the pipe,
unless an unyielding material (rock cuts) is present in the trench
bottom, then a six-inch cushion of bedding is recommended. Bedding
material size shall be one-and-one-half inch maximum granular material.
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Structural backfill shall also meet the requirements of AASHTO
M145, A-1, A-2-4, A-2-5, or A-3. Structural backfill shall be placed
and compacted in layers eight-inch loose lift thickness and brought
up evenly and simultaneously on both sides of the pipe to an elevation
not less than one foot above the top of the pipe. Structural backfill
must be worked into the haunch area and compacted by hand. Structural
backfill shall be one-and-one-half-inch maximum granular size, and
a minimum compaction level of 90% Standard Proctor Density per AASHTO
T99 shall be achieved.
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The minimum cover is one foot or HS-25 live loads (12"-48" diameters)
and two feet for larger diameter structures (60" diameters). However,
care should be taken when heavy construction equipment loads cross
the pipe trench during construction. If the passage of construction
equipment over an installed pipeline is necessary during project construction,
compacted fill in the form of a ramp shall be constructed to a minimum
elevation of three feet over the top of the pipe. Any damaged pipe
shall be replaced at the contractor's expense.
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b. Catch basins and manholes. A catch basin to manhole drain configuration
shall be used. Generally, catch basins will be required on both sides
of roadway on continuous grade at intervals of not more than 250 feet.
Any catch basins and manholes used shall be at least six feet deep
and four feet diameter (inside measurements), with a four-foot or
greater sump below pipe invert and shall be constructed of concrete
blocks or precast concrete units. Manhole covers and grates shall
be in conformance with Massachusetts Department of Transportation
(MassDOT) specifications, designed and placed so as to cause no hazard
to bicycles. All materials used shall be of a type and manufacture
approved by the Director of Public Works.
[Amended 5-10-2021]
c. Security bars. Security bars shall be provided at the entrance to
all culverts, or open pipe drains over 18 inches diameter. The grate
shall be constructed of steel bars not less than one-half-inch diameter
welded together to provide a grate not smaller than the pipe opening.
The vertical bars shall be placed with two-inch clear openings between
them, and the horizontal bars shall be placed 12 inches on center.
The grate shall be installed not closer than one pipe diameter upstream
from the entrance in a manner approved by the Planning Board or its
agent. A suitable sketch of the grate and method of installation shall
be submitted for approval with the plans for the drains and appurtenances.
d. Headwalls. Concrete or field stone masonry headwalls shall be provided
at both ends of culverts and the discharge ends of storm drains, and
be placed a distance of not less than 65 feet from the way line.
5. Scour protection. The discharge ends of all drains with flowing full
velocities of four feet per second or more shall be protected with
a rip-rap apron of a width not less than three times the nominal diameter
of the pipe. The rip-rap apron shall extend for a distance of not
less than 10 times the nominal pipe diameter from the end of the discharge
pipe. The rip-rap for exit velocities of 10 feet per second or less
shall be composed of a layer of stones 12 inches in thickness or more,
placed upon a bed of sand and gravel six inches in thickness. The
stones shall be sized so that not less than 60% shall have one dimension
12 inches or more. The stones after being laid shall be carefully
chinked by hand to make a reasonably smooth and shaped surface. Where
exit velocities are greater than 10 feet per second, the thickness
of stones and the dimensions of the individual pieces shall be sized
to prevent displacement by the flow. In this case, details shall be
prepared by an engineer and submitted to the Board for approval.
6. Connections. Proper connections adequate to accommodate the drainage
flow from the subdivision shall be made with any existing drains in
adjacent streets, or easements on abutting properties. In the absence
of such facilities, or inadequacy of the same, it shall be the responsibility
of the developer to extend drains from the subdivision as necessary
to properly dispose of all drainage from said subdivision in a manner
determined to be proper by the Board.
Pursuant to Section
6.14, where property is not subdivided or where all the property of the applicant is not being subdivided at the same time, provision shall be made for the extension of the drainage system by continuing the mains the full length of the streets and to the exterior limits of the subdivision at such grade and size that will, in the opinion of the Board, permit their proper extension at a later date.
Any subdivision located in any part within the Flood Plain District
established under the Zoning Bylaw shall comply with the following:
1. Subdivision design shall be consistent with the need to minimize
flood damage within the flood-prone area, through use of clustering,
open space reservation, street profile design, and drainage.
2. All public utilities and facilities, such as sewer, gas, electrical,
and water systems shall be located and constructed to minimize or
eliminate flood damage.
3. Drainage systems shall be designed in consideration of possible flooding
to the base flood elevation.
[Amended 5-10-2021]
At a minimum, lighting fixtures shall be placed at all street
intersections and in the area of fire hydrants when applicable. Additional
lighting fixtures shall be placed at a maximum of 300 feet apart,
on curves or other hazardous locations as determined by the Planning
Board, and in the vicinity of fire hydrants. Lighting fixtures shall
have a maximum height of 20 feet.
All lighting fixtures must be energy-efficient (i.e., LED) and
compatible with Town-owned equipment. Lighting shall be arranged to
ensure safety, security and utility; prevent, to the extent possible,
glare onto abutting properties, public ways, pedestrians, drivers,
and the sky. Lighting fixtures shall be International Dark Sky Association
approved for the purposes of reducing light pollution by directing
light towards the ground and away from abutting properties, public
ways, pedestrians, drivers, and the sky.
The applicant shall purchase and install all streetlights in
accordance with the approved street lighting plan. The applicant shall
dedicate the streetlights to a homeowners' association, or to the
Town of Millbury at the time of conveyance of ownership of the roadways.
The applicant shall provide electrical power to streetlights and shall
be responsible for their operation and maintenance until such time
as ownership of the streets and ways within the subdivision are conveyed
to a homeowner's association or the Town.
[Amended 5-10-2021]
Where a public water supply will be installed within the subdivision,
no hydrant shall be placed more than 500 feet from a dwelling. Hydrant
location shall be subject to the approval of the Fire Chief, and a
flow test shall be conducted on all hydrants to determine water availability
for fire protection before any building permits are issued. All gates,
valves and hydrants shall conform to the requirements of the Fire
Chief and the Water Company.
Where no public water supply is available, an adequate water
supply shall be provided in accordance with the Fire Chief's and Planning
Board's recommendations. If required, fire cisterns shall have a capacity
of 30,000 gallons, minimum, and conform to the Millbury Fire Department's
Cistern Requirements, as most recently updated. Fire cisterns shall
be operational and inspected by the Fire Chief prior to issuance of
any building permits.
Industrial subdivisions shall comply with all requirements of
the Rules and Regulations except as noted in this section.
All streets shall be constructed as collector streets and all
appropriate design standards shall apply.
Curb radii shall not be less than 50 feet.
A dead-end street shall contain no more than 250,000 square
feet of floor area. To construct more than 250,000 square feet of
floor space, a secondary means of access, adequate in the opinion
of the Board, shall be provided.
Existing streets and sidewalks providing access to streets and
sidewalks within a proposed subdivision shall be considered to provide
adequate access where, prior to construction on any lots, the applicant
ensures that such access will be in compliance with the Rules and
Regulations for right-of-way width, pavement width, maximum grade
and sight distance requirements applicable to ways within a subdivision.
When existing streets, sidewalks and utilities to service a proposed
subdivision are deemed inadequate to handle the impact of the development,
the applicant may be required to complete, at the applicant's expense,
improvements outside the boundaries of the subdivision to insure adequate
access that is safe and convenient to travel and for securing adequate
provisions for drainage and other requirements as may be necessary.
Said street, sidewalk and utility improvements outside the boundaries
of the subdivision shall not exceed 50% of the total cost of the street,
sidewalk and utility costs within the subdivision.