[Amended 7-26-2005]
Development shall be designed and constructed for as little disturbance as possible to the natural landform. Development shall demonstrate appropriate terrain-adaptive design and construction techniques. Extensive grading shall be avoided. An inability to design a particular development without significant disturbance to the natural landform indicates that the site should not accommodate the full amount of proposed development. Alternate site design and construction measures are encouraged to mitigate the effects of development on steep slopes.
A.
Materials and construction methods. All materials and construction methods used for roadway excavation and embankments shall conform to Section 100 of the Standard Specifications.
B.
Natural and cultural features. All natural and cultural features, such as large trees, watercourses, stone walls, scenic points, historic spots, and similar community assets, shall be preserved. This protection and preservation will add to the attractiveness and value of the subdivision.
C.
Setting lines and grades. The applicant shall employ a professional engineer or registered land surveyor to set all lines and grades in a manner satisfactory to the Planning Board, Director of Public Works and the Town Engineer.
D.
Clearing the right-of-way. The area for 10 feet from the pavement edge shall be cleared and grubbed of all stumps, brush, roots, and like material. The Planning Board may require a greater cleared area to accommodate drainage, to improve sight distances, and to accomplish other public purposes, The Planning Board will determine this upon advice from the Director of Public Works, the Police Department, or other consulting authority.
E.
Erosion control and bank stabilization during construction. All cleared and excavated land must be secured to prevent erosion. An explanation of proposed erosion controls must be submitted as part of the definitive plan and must satisfy the Planning Board, the Director of Public Works, the Town Engineer, and the Conservation Commission.
F.
Unsuitable material. All unsuitable material for road construction, such as peat, topsoil, and highly organic silt or clay, or any other material that, in the opinion of the Director of Public Works, is considered to be detrimental to the subgrade, shall be removed and replaced with ordinary borrow conforming to M1.03.0 of the Standard Specifications. Type A shall be used within 12 inches of the top of subgrade and Type B above, placed in twelve-inch loose lifts and compacted to 95% of maximum density as determined by ASTM designation 1557-70 Method D. Written certification of material used and compaction must be submitted to the Planning Board and approved by the Town Engineer, the Director of Public Works and the Planning Board. It is the developer's responsibility to provide laboratory test results to certify that the construction materials conform to the required specifications.
G.
Subgrade. The subgrade shall be shaped to a true surface conforming to the lines and grades indicated in the approved definitive plan (cross section and profile) and, where original ground, shall be compacted to 90%, as defined in Subsection F above, to a depth of six inches. A tolerance of 1/2 inch above or below finished subgrade will be permitted, provided that this difference is not maintained over 50 feet and the required crown (cross slope) is maintained.
H.
Cutting and filling; limitations on cut and fill. The depth of any cut area or the height of any fill, as measured from natural grade, shall not be greater than seven feet. The total combined depth of' any cut area or height of any fill as a result of subdivision grading or any subsequent grading shall not total more than seven feet, as measured from natural grade. Any cuts and fills for the subdivision development must be quantified in the definitive plan.
I.
Fill areas. In fill areas, the embankment shall be ordinary borrow specified and placed as in Subsection E above.
J.
Removal of earth from the site. The removal of earth from the subdivision site is regulated by the Town of Belchertown Zoning Bylaw, Chapter 145, Zoning, of the Code of the Town of Belchertown, § 145-29. Site construction is to conform closely to the natural features. As a result, there should be a minimal amount of earth to be removed. If the developer seeks to remove gravel, sand, or other earth beyond the amount necessary to construct the improvements according to the endorsed definitive plan, the developer must apply for a special permit for earth removal.
A.
The priority of a subdivision's drainage system is to prevent property damage from storm runoff. This includes erosion, flooding, surface water pollution, groundwater pollution, and excessive alteration of the natural water flow. The Planning Board requires that natural waters, both surface water and groundwater, be recharged. Drainage structures and artificial wetlands shall be designed to remove pollutants, such as road salt, sand, oil, gasoline, and other automotive residues, from runoff.
(1)
The Planning Board may disapprove a definitive plan if drainage is not shown to meet the requirements in these regulations.
(2)
The Board of Health has authority to review soil logs and make recommendations regarding drainage conditions. When the Board of Health rejects or conditions the plan, the Planning Board cannot override the decision.
B.
Construction. The construction of the drainage system, including method of construction and quality of materials used, shall conform with the definitive plan and Section 200 of the Standard Specifications. If, in the opinion of the Town Engineer, the subdivision cannot have an adequate drainage system, the definitive plan shall be disapproved.
C.
Design capacity.
(1)
Runoff calculations for the design of a storm drain system shall be performed according to Technical Release No. 55 (TR-55), latest edition, or, when appropriate, Technical Release No. 20 (TR-20), latest edition, by the Natural Resources Conservation Services, United States Department of Agriculture. The Engineer shall design the drainage system in accordance with natural drainage boundaries of the total contributing drainage area, using the minimum of a ten-year-design-frequency storm per § 270-29D.
(2)
Where, in the opinion of the Town Engineer, flooding would produce property damage or a safety hazard, the design-frequency storm shall be increased to 25 years. A one-hundred-year-design-frequency storm shall be used for all bridge openings or major culverts or detention and retention basin areas.
D.
Catch basins. Where feasible, stormwater should be directed away from the roadway. Stormwater shall not be permitted to cross any roadway upon the surface but must be piped underground. Stormwater runoff shall not be permitted to flow upon the road surface for a longer distance than 400 feet before it enters the underground system or is diverted off the roadway to ditches or swales. Where used, catch basins shall be located on both sides of the roadway or on continuous grades at intervals of no more than 400 feet, at all sags in the roadway at intersecting streets, to prevent surface water from crossing the intersection.
E.
Connections to town drainage. Proper connections shall be made with any existing town-owned drainage system within 400 feet of the subdivision if, in the opinion of the Director of Public Works, that system has the capacity to absorb the flows from the project area.
F.
Drainage pipe. Drainage pipe within the roadway shall be reinforced concrete pipe or ACCM galvanized or aluminum pipe or corrugated polyethylene pipe (N-12 or equivalent). These pipes shall be joined with positive connection joints, or as approved by the Town Engineer or the Director of Public Works, and have a minimum diameter of 12 inches.
G.
Pipe bedding. Drainage pipe shall be bedded and backfilled with free-draining granular material with an elevation of 12 inches above the pipe.
H.
Materials. Manholes and catch basins shall be either precast or cast-in-place concrete. A typical detail noting materials, and dimension and construction details shall be included on the definitive plan.
I.
Drain manholes. Drain manholes shall be located at every change in grade or direction of drainage line and at catch basin connections and shall not exceed 400 feet apart in a continuous system.
J.
Frames, grates and covers. Iron casting for manhole frames and covers and catch basin frames and grates shall be in accordance with the standard specifications.
K.
Subdrainage. If subdrainage is required, perforated concrete, PVC or ACCM galvanized or aluminum pipes shall be used in bedding of stone 3/4 inch to 1 1/4 inches brought to the top of the pipe. The remaining trench shall be backfilled with coarse bank-run gravel or coarse sand.
L.
Compacting and paving around manholes. Compacting and paving around manholes shall be subject to the standard specifications.
M.
Sheet flow. When sheet flow is approved as a method to control stormwater runoff, language should be required on each property deed to allow for water to follow its natural course without the possibility of liability to the town, and deed restrictions should be included to prohibit the property owners from stopping the flow of water or diverting it to another property.
A.
Construction. The pavement structure shall comply with applicable sections of Section 400 of the Standard Specifications and shall comply with the typical street cross section in Appendix B.[1]
[1]
Editor's Note: Appendix B is included at the end of this chapter.
B.
Gravel base course. The gravel base course shall be gravel borrow (M1.03.0 Type B) in accordance with Section 405 of the Standard Specifications. A tolerance of 1/2 inch above or below finished subgrade in critical areas may be permitted, provided that this difference is not maintained over 50 feet and the required crown (cross slope) is maintained and a written certificate of compliance is submitted to the Planning Board.
C.
Binder course. The binder course shall be asphalt concrete in accordance with Section 460, Class I Bituminous Concrete Pavement Type I-1 (Binder Course Mix) of the Standard Specifications.
D.
Surface course. The surface course shall be asphalt concrete in accordance with Section 460, Class I Bituminous Concrete Pavement Type I-1 (Top Course Mix) of the Standard Specifications.
A.
Materials and construction methods. Bituminous concrete berm shall conform to the material and construction methods as specified in Section 470 of the Standard Specifications.
B.
Grade restrictions. Bituminous concrete curbs of the type and dimensions as shown on the typical street cross section (see Appendix B)[1] shall be required along both sides of a road where the grade is greater than 1.5%.
[1]
Editor's Note: Appendix B is included at the end of this chapter.
C.
Construction. The berms shall be constructed of Type I-1, Class I Bituminous Concrete (Dense Mix) of the Standard Specifications and laid with a berm-forming machine.
D.
Standards. The curbs shall butt against all curb inlets and be constructed so as to be true to line and grade after compaction. Any mixture which becomes defective in any way shall be replaced with a fresh mixture.
E.
Application. Bituminous concrete berms shall be applied onto the binder course of roadway paving and the top course of pavement laid against the face of the berm.
F.
Type A berm. Modified Type A Belchertown Berm is required unless otherwise authorized by the Planning Board (see detail drawing in Appendix B)[2]; berms shall be represented on the road plan and in the legend on the road layout.
[2]
Editor's Note: Appendix B is included at the end of this chapter.
A.
General. Bituminous concrete sidewalks shall conform to the material and construction methods as specified in Section 701 of the Standard Specifications.
B.
Requirements. Bituminous concrete sidewalks shall be constructed on one side of the roadway when contiguous with other town sidewalks or if required by the Planning Board. The Planning Board may require sidewalks to encourage pedestrian activity and provide more security for pedestrians.
C.
Construction bituminous concrete sidewalks shall:
(1)
Be laid on two courses of 1.5 inches each to a depth, after rolling, of three inches;
(2)
Conform to the material requirements of M3.11.00 of the Standard Specifications for Class I Bituminous Concrete Pavement;
(3)
Be placed on an eight-inch gravel base, except at driveways, where it shall be 12 inches, compacted to 90% (ASTM Designation 1557-7 Method D) conforming to M1.03.0 Type C of the Standard Specifications; and
(4)
Be a minimum of four feet in width.
A.
Provision. Grass areas shall be provided on each side of the roadway as indicated in Appendix B[1] and between the curb and the sidewalks, where sidewalks are required.
[1]
Editor's Note: Appendix B is included at the end of this chapter.
B.
Finish grade. The finished grade of such grass areas shall have a slope of 1/2 inch per one foot toward the roadway. Where unusual physical land characteristics or topographic conditions exist, the Planning Board may approve the construction of a grass area of greater slope. The finished slope should not project above a plane sloped four horizontal to one vertical upward from the back of the curb, or below a plane sloped four horizontal to one vertical downward from the back of the curb.
C.
Consistency. The top four inches of grass areas shall consist of good quality loam extending to the edge of the berm and shall be screened, raked and rolled with at least a one-hundred-pound roller to grade. The loam shall have lawn grass seed applied in sufficient quantity to assure adequate coverage and rolled when the loam is moist.
A.
Dimensions. Reinforced concrete monuments three feet long and at least four inches square at the top, with a pin or a three-eighths-inch drill hole in the center, and not less than six inches square at the bottom, should be set six inches above finish grade as shown on the plans. When the monument will be in what is effectively a residential yard, the monument may be placed flush with the finish grade as long as it remains visible.
B.
Permanent installation. No permanent monuments shall be installed until all construction which could destroy or disturb the monuments is complete.
C.
Location. Monuments shall be installed at all points along the subdivision road right-of-way where property lines intersect and at critical points as shown in the definitive plan where, as determined by the Planning Board upon recommendation from the Director of Public Works or the Town Engineer, permanent monuments are necessary for certain location of the right-of-way boundary. Monuments shall be installed under the direction of a Massachusetts registered land surveyor.
D.
Timing and inspection. All monuments shall be installed prior to any release of the performance guarantee and will be inspected by the Town Engineer or Director of Public Works. The applicant's surveyor shall certify to the Planning Board that all monuments are set as shown on the definitive plan.
Bridges shall be designed in accordance with the standards of the Massachusetts Highway Department by a professional engineer registered in Massachusetts, and subject to any order of conditions issued by the Belchertown Conservation Commission.
A.
Provisions. Where, in the opinion of the Planning Board, the existing trees to remain are not adequate, provisions for two street trees per lot may be required for each lot. Species, size and planting procedures shall be approved, in writing, by the Planning Board. Street trees shall be planted at an interval of 50 feet separating individual trees or at an interval required by the Planning Board. (See Appendix C, Street and Lawn Trees.)[1] The Planning Board may also require shrubs or other vegetation for aesthetic benefits, and to stabilize slopes and absorb excess water.
[1]
Editor's Note: Appendix C is included at the end of this chapter.
B.
Planting operations and requirements. Planting operations for trees and plantings contained herein shall be in accordance with the standards and specifications of the American Nurseryman Association and the Associated Landscape Contractors of Massachusetts and shall have a one-year growth warranty.
No small trees, shrubs, or herbaceous plants that may obstruct visibility at street intersections shall be permitted within 90 feet of the point of intersection of the curb or exterior roadway lines along both sides of the corner lot at the intersection.
Fire ponds may be installed in a subdivision at the discretion of the Fire Chief and subject to any order of conditions issued by the Belchertown Conservation Commission. Specifications and final approval by the Fire Chief must be filed with the Planning Board.
All proposed utilities must be under ground. This improves the attractiveness of the subdivision, and prevents storm damage to the utilities. The installation of underground utilities shall conform to the standards of the following subsections:
A.
Setting lines and grades. The applicant shall employ a Massachusetts registered engineer or professional land surveyor to set all lines and grades in a manner satisfactory to the Planning Board.
B.
Installation. All utility lines shall be installed in the location indicated and with the minimum cover.
C.
Trenches. The extent of the trench being open at any one time shall be subject to the requirements of the Director of Public Works.
D.
Width. The width of trench shall be kept as narrow as is practical; this is generally the conduit diameter plus two feet.
E.
Sheeting. Sheeting, if used and left in place, shall be cut off 12 inches above the top of the pipe or conduit.
F.
Embankments. For installation in embankments, the embankment shall be constructed in accordance with § 270-42G to at least one foot above the top of the pipe or conduit installed as in undisturbed material.
G.
Unsuitable material. Unsuitable material shall be removed and replaced in accordance with § 270-41F.
H.
Underground utilities. All underground utilities shall be tested and approved prior to installation of base course(s) and pavement.
I.
Lot connections. All lot connections shall be installed to the right-of-way line, marked or surveyed so as to be easily located in the future.
J.
Backfill. Backfill shall be placed in twelve-inch loose lifts and compacted to 90% in accordance with ASTM Designation 1557-70 Method D.
Water mains and appurtenances, including service connections, shall be installed in accordance with the specifications of the Belchertown Water District.
Installation of sewer mains and appurtenances, including connections, shall conform with the specifications of the Belchertown Department of Public Works.
Materials and construction methods shall be in accordance with the requirements of the involved utility company and the appropriate town departments.
A.
Width requirements. Easements for utilities shall be at least 20 feet wide. The Planning Board may increase or reduce the width requirements as appropriate.
B.
Conformance with watercourse lines. Where a subdivision is traversed by a watercourse, drainage channel or stream, the Planning Board shall require stormwater easements or drainage rights-of-way wide enough to accommodate the lines of such watercourse, drainage channel or stream, and to provide for maintenance or other necessary purpose and in accordance with 310 CMR 10.00, et seq.
Retaining walls shall be designed to resist the pressure of retained materials, including both dead and live load surcharges to which walls are subjected, and to ensure stability against sliding, excessive foundation pressure, seismic forces, and water uplift. A professional engineer registered in the Commonwealth of Massachusetts shall design retaining walls.
Fences may be required along other roads or in other areas where physical features require such safety. Fences shall be approved by the Director of Public Works or the Building Commissioner.
Guard rails, as approved by the Director of Public Works, shall be installed along all portions of any roadway having a 2:1 side slope distance of 10 feet measured horizontally.
A.
The Planning Board encourages that a portion of land being subdivided be set aside as open space pursuant to MGL c. 41, § 81U.
B.
Open space may be designated as playground, park, recreation area, access corridor, scenic corridor, scenic buffer, or wildlife area. Open space is not restricted to these specific uses, but these should be used as guides as to what is acceptable.
C.
The Planning Board may, by appropriate endorsement of the plan, require that no building be erected on such open space for a period of three years without its approval.
A.
Preparation. Record plans showing the locations, grades, easements, property lines, monumentation, wetland delineation, and other significant information regarding utilities and roads shall be prepared by the applicant, following the final approval of the improvements hereinafter provided, however, prior to acceptance as a town way. This shall be done by submitting revised recordable Mylars of the original submittal showing the actual existing as-built conditions, one recordable Mylar and five prints.
B.
Legal description. The record as-built plans shall be accompanied by a legal lay-out description of the actual subdivision way which describes the layout and the bound locations of the way and all associated easements.
C.
The developer is responsible for recording record plans and legal lay-out descriptions of the right-of-way and all easements, verified by receipts from the Registry of Deeds, prior to the Planning Board issuing a Form H, Certificate of Completion.[1]
[1]
Editor's Note: See Appendix A at the end of this chapter.
The entire area must be cleaned up within 30 days of completed construction so as to leave a neat and orderly appearance free from debris and other objectionable materials. All catch basins should be properly cleaned out. This will be inspected by the Director of Public Works and Planning Board prior to the issuance of a Certificate of Completion, Form H, from the Planning Board.[1]
[1]
Editor's Note: See Appendix A at the end of this chapter.
After consultation with the Director of Public Works, the Planning Board may allow the central radius of a cul-de-sac to be planted with perennial grass (sod or seed) or ornamental shrubs or retain the existing vegetation. Suitable mulch shall be used between plants for weed control.
A.
Erosion control. All cut and filled banks, or portions thereof, that are susceptible to erosion shall be planted with low or very low growing plantings or mulch, six inches minimum, herbaceous plants or sod grass. (See Appendix C.)[1]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
B.
All plantings shall be of native, noninvasive species.
C.
Mulch. Suitable mulch shall be spread liberally for weed and erosion control.
D.
Completion of bank. All work must be completed prior to the release of the performance guarantee.
Signs showing the entrance to the subdivision are not allowed. This is to maintain integration of the new streets with the surrounding community, and to prevent a sense of separation and exclusion. Standard street-name signs are required and must be consistent with Department of Public Works standards. These signs are to be purchased and installed by the developer. A replacement set must be delivered to the Department of Public Works.
