A.
The following inspections of the required improvements will be made
by the Town Engineer, who will be accompanied by a member of the Board.
(Subdivision Road Construction Inspection Form shall be used during
each inspection.) These inspections may be in addition to any other
inspection the Board may make or cause to be made. All sampling and
testing of materials shall be performed by qualified personnel acceptable
to the Town and shall be at the applicant's expense. At the discretion
of the Town Engineer or the applicant's engineer, additional
sampling may be required.
(1)
Inspection No. 1. An inspection will be made of the work upon completion of all clearing, grubbing, and excavation and all work incidental thereto as may be required in Article V. No fill shall have been placed at the time of this inspection.
(2)
Inspection No. 2.
(a)
An inspection will be made of the completed drainage system
(without backfill) as required herein or on the definitive plan.
(b)
At the same time, or such other time as the work may be available,
an inspection will be made of the completed utilities (without backfill)
as required on the definitive plan. The inspection of the required
utilities will be made by the agency responsible for the particular
service as well as by the applicant's engineer. The Town Engineer
shall also be notified so that he or she may inspect the utilities
prior to backfill. Each agency so involved will notify the Town Engineer
of the approval of such work.
(c)
Backfill of any portion of the drainage system or utilities
shall not be made until after receipt of notification of approval
or acceptance by the Town Engineer or agency responsible.
(d)
The inspection of the construction of the ways shall include
the inspection of the backfilling and compaction of all utility trenches
as may be installed by utility companies and such work shall be performed
in the manner as required by these rules and regulations. It shall
be the applicant's responsibility to insure compliance with these
requirements. If, in the opinion of the Board, the backfilling and
compaction of utility trenches and the patching of the pavement, if
required, has not been performed in accordance with these rules and
regulations, the Board may not release the bond or covenant applicable
until such work has been performed to the satisfaction of the Board.
(3)
Inspection No. 3. An inspection will be made of the compacted fill as specified in Article V, and as may be required to bring the roadways to their proposed grades. The applicant shall notify the Town and the Town Engineer as to the source of gravel for fill as soon as such information is known, so that samples may be taken and analyzed by the Town and the Town Engineer. The applicant is hereby advised not to proceed with the filling operation until the Town and the Town Engineer notify the applicant that the gravel proposed for the fill is acceptable. If the applicant proceeds with the fill prior to such notice, this act shall be at the applicant's own risk. The applicant shall not use a gravel source other than the one designated without prior notice to the Board and the Town Engineer. The applicant's engineer or the Town Engineer may also require compaction tests.
(4)
Inspection No. 4. An inspection will be made of the first layer of
compacted roadway foundation (stone dust, gravel, processed stone,
or reclaimed asphalt). A gravel sample or samples may be taken at
the option of the Town Engineer, in the same manner as prescribed
for Inspection No. 3. Compaction tests may also be required by the
applicant's engineer or the Town Engineer.
(5)
Inspection No. 5. An inspection will be made of the final layer of
compacted roadway foundation (processed stone) prior to the application
of the concrete penetration and gravel sample may be taken by the
Town Engineer. Compaction tests may also be required by the applicant's
Engineer or the Town Engineer.
(6)
Inspection No. 6. An inspection of the binder course (bituminous
concrete) will be made during placement and following completion.
If required, samples of the mix shall be taken by the applicant's
engineer or the Town Engineer for the purposes of performing extraction
tests, compaction tests, or pavement thickness tests. Core drill samples
may be required at the applicant's expense. Certified paving
slips indicating bituminous concrete quantities shall be submitted
to the applicant's engineer who will tabulate the quantities,
check the correlation with the anticipated qualities, and then forward
the slips and a report to the Town Engineer.
(7)
Inspection No. 7. An inspection of the finish course (bituminous concrete) before, during, and following the placement of the mix shall be performed. A tack coat shall be applied to the binder course of mix prior to placement of the top coat where required by the applicant's Engineer or the Town Engineer. The requirements regarding sampling, testing, and quantity slips indicated in Subsection A(6) above for binder course shall also apply to the top course.
(8)
Inspection No. 8. An inspection will be made of all work as required
on sidewalks, berms, topsoil, hydroseeding, open space, side slopes,
monuments, bounds, and roadway signs.
(9)
Inspection No. 9. A final inspection will be made of all subsequent
work as required herein or on the definitive plan, which shall include
the final cleanup. An as-built plan shall be filed following this
inspection. The Town Engineer may choose to conduct an additional
inspection to check site improvements against the as-built plan.
B.
Unless the approval of the work completed, including approval of
materials used, to each of the above points has been given in writing,
no further work shall be done.
C.
All inspection shall be requested by the applicant at least 48 hours in advance by notice to the respective individual listed above in Subsection A.
D.
No inspections shall be made during the period between December 15
and the following April 1, except at the discretion of the Superintendent
of Public Works.
E.
For performance of the aforementioned inspection by the Superintendent
of Public Works, the developer shall reimburse the Town by the payment
of an inspection fee as shown in the fee schedule.
F.
The Town Engineer will submit a completed certified report to the
Board for each way in a subdivision. If the applicant submits a request
for full or partial release from the covenant or guarantee, the Board
may request a report from the Town Engineer prior to completion of
the subdivision road(s).
Prior to approval and acceptance of a subdivision and/or development,
as-built plans showing the location, bounds, street signs, grades
and other significant information regarding utilities shall be prepared
by the applicant and turned over to the Department of Public Works
and the Water Department following the final approval of the improvements
as hereinbefore provided.
Minor variations may be permitted when, in the judgment of the
Board, such action is in the public interest and not inconsistent
with the Subdivision Control Law.
The following forms and procedures are available from the Planning
Board Clerk:
A.
Form A: application for endorsement of plan believed not to require
approval.
B.
Form B: application for approval of a preliminary plan.
C.
Form C: application for approval of a definitive plan.
D.
Form D: certified list of abutters with sketch of land.
E.
Special permit procedure for cluster subdivisions, planned residential
developments, subsidized elderly housing and multifamily housing.
This procedure outlines provisions for a preapplication hearing and
includes a form for a special permit hearing.
F.
Typical roadway construction detail. This applies to all new roadway
construction.
A.
Filing fees for subdivisions of land, inspections and hearings are
shown in the following schedule which supersedes any and all fees
or charges shown elsewhere in these rules and regulations. All fees
are payable with the application except as noted.
(1)
Approval not required plan: filing fee of $300.
(2)
Preliminary subdivision plan: filing fee of $1,500, plus $100 per
lot.
(3)
Definitive subdivision plan: filing fee of $3,500, plus $500 per
each buildable lot. For a multifamily residential development a filing
fee of $3,500, plus $500 per unit.
(4)
Flexible development: filing fee of $500 up to two lots, plus $200
per each additional buildable lot.
(5)
Special permit hearing.
(a)
Cluster subdivision: filing fee of $1,000, plus $100 per buildable
lot.
(b)
Dirt road access: filing fee of $500.
(c)
Planned residential development: filing fee of $1,000, plus
$100 per dwelling unit.
(d)
Major residential development: filing fee of $1,000, plus $100
per lot/dwelling.
(e)
Multifamily dwellings/subsidized elderly housing: filing fee
of $1,000 plus $100 per dwelling unit.
(g)
Wind energy turbine: filing fee for a medium-scale turbine of
$100; for a large-scale turbine: $1,000.
(h)
Sand and gravel: filing fee of $100.
(6)
Early release from covenant, per subdivision, per application: filing
fee of $250.
(7)
Covenant extension, review and/or hearing: $500.
(8)
Modification hearing for a definitive subdivision, preliminary subdivision
or multifamily residential development: filing fee of $3,000, plus
$100 per each additional buildable lot/unit.
(9)
Modification hearing for special permits: 50% of original hearing
fee.
(10)
Inspections: The road construction inspection charge for grid
subdivisions, planned residential and cluster developments, multifamily
dwellings and subsidized elderly housing is based on the length of
the roadways, measured along the center line of the profile. This
charge is $0.75 per foot of roadway and is payable in full when the
first inspection is requested (inspection required at each application
for lot release request, along with the engineer's report). If
the project does not pass inspection, a charge of $0.75 per foot of
roadway is payable for each additional inspection. There is a minimum
fee of $50 for any inspection.
(11)
Road maintenance bond formula: $1.50 x 2 x the length.
B.
Other fees charged:
(1)
Town of Brewster Zoning Bylaw books: $25.
(2)
Subdivision Rules and Regulations book: $10.
(3)
Betterments/road repairs: $200 per application.
(4)
Road name change: $200 per application.
(5)
Informal review: $50 per application.
(6)
Abutter notification fee: $1.50 for each abutter. The full cost of
noticing abutters will not be assigned until certified abutters list
is received.
C.
Before a hearing can be scheduled for a regular Wednesday meeting
of the Board, all plans, applications and the appropriate filing fees
must be filed with the Board Clerk by Thursday of the previous week.
If an advertised public hearing is required, additional time must
be allowed.
A.
Applicability. These guidelines are intended as guidance for all
development approval decisions made by Brewster agencies or officials
to the extent that traffic impacts are within legitimate public jurisdiction.
Examples include recommendation for rezoning to commercial or village
business, special permit decisions, comprehensive permits under Chapter
774 of the Acts of 1969, subdivision plan approvals and development
plan review.
B.
Submittals.
(1)
Proposals should have full traffic impact analyses submitted for
them if they meet any one of the following:
(2)
All other proposals shall submit a short traffic impact analysis,
unless the deciding agency requires a full analysis because of special
circumstances.
(3)
The following describes the contents of full and short analyses:
(a)
Analytic methods and sources used in all studies shall be as
outlined in Guidelines for EIR/EIS Traffic Impact Assessment, EOEA
and EOTC, July, 1989, unless an alternative is specifically authorized
by the deciding agency or is required by the following.
(b)
Study horizon shall normally be five years in the future, with
background traffic growth of 4% per year. In addition to the build
analysis, studies shall include both an alternative of expectable
site development as currently allowed by right and a baseline assuming
no site development. The study area shall include all substantially
impacted street segments and intersections, generally those where
project traffic adds 5% or more to projected baseline daily volumes.
(c)
For projects required to prepare a traffic analysis under MEPA,
an analysis shall be submitted meeting the full scope required in
Guidelines for EIR/EIS Traffic Impact Assessment, EOEA and EOTC, July,
1989, unless a reduced scope has been authorized by MEPA.
(d)
Sufficient information shall be provided to demonstrate whether
or not a full traffic impact analysis will be required.
(e)
Graphic presentation shall be provided showing study area average
daily and peak-hour traffic volume under the baseline, alternative
and build conditions.
(f)
Sight distance measurements shall be provided for each point
of egress.
(g)
Any mitigating measures proposed shall be described.
(h)
For full analyses, capacity and peak-hour level of service analysis
shall be submitted for all street segments and intersections in the
study area and gap acceptance analysis for each point of egress from
the development.
(i)
For full analyses, narrative discussion of the following shall
be provided:
[1]
Travel safety characteristics of any streets substantially impacted
by allowing the build alternative, considering such things as sight
distance limitations, width limitations, horizontal or vertical alignment
deficiencies and surface conditions.
[2]
Streetside safety of any streets substantially impacted, considering
such things as the amount and type of development along such streets,
presence of sidewalks, vehicle speeds and any outstanding limitations
in sight distance or road configuration.
[3]
Impact on pedestrian safety and convenience.
[4]
Noise impacts on residential premises.
C.
Standards. The following are the standards which proposals should
normally meet, unless there are peculiar circumstances justifying
departure.
(1)
The peak-hour level of service under build conditions should not
be reduced by more than one level relative to baseline conditions
at any location or by as much as a half level at more than a quarter
of the locations analyzed, unless the alternative conditions would
be worse, after considering mitigations likely to be employed. In
no event should level of service on any study area street segment
or intersection approach fall below level of service "D."
(2)
Average daily traffic volumes should not be increased by more than
1/3 above the no-build level on any street.
(3)
Stopping sight distances at points of egress should meet American
Association of State Highway and Transportation Officials standards,
assuming wet pavement and vehicle speeds as observed, not as posted.
These are representative values.
|
Observed Speed
(miles per hour)
|
Sight Distance
(feet)
| |
|---|---|---|
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
|
D.
Procedure.
(1)
Applicants for projects to which this policy is applicable are encouraged
to contact the Board early in project design regarding the scoping
of any traffic studies, including consideration of the study area
boundary, the definition of the alternative where involved and the
type of mitigation measures, if any, which are likely to prove appropriate.
(2)
Impact studies should be submitted at the time of application for
a special permit, subdivision plan approval or development plan review
to allow review prior to the public hearing or meeting at which the
proposal will be presented.
(3)
Decisions by agencies and officials will continue to be based upon
bylaws, regulations and statutes, as adopted, and based upon the criteria
and standards which those laws establish, with these policies providing
guidance regarding implementation of those adopted criteria and standards.
