Popular in Course
verified elite notetaker
Popular in Real Estate
This 20 page Document was uploaded by an elite notetaker on Tuesday December 22, 2015. The Document belongs to a course at a university taught by a professor in Fall. Since its upload, it has received 11 views.
Reviews for Littleton-MA-Real-Estate-Subdivision-Rules-and-Regulations
Report this Material
What is Karma?
Karma is the currency of StudySoup.
You can buy or earn more Karma at anytime and redeem it for class notes, study guides, flashcards, and more!
Date Created: 12/22/15
CODE OF THE TOWN OF LITTLETON, MASSACHUSETTS CHAPTER 249 SUBDIVISION OF LAND REGULATIONS OFFICIALS OF THE TOWN OF LITTLETON Town Offices 37 Shattuck Street Littleton, Massachusetts 01460 Telephone: (978) 486-9733 2008 Planning Board JANET LAVIGNE STEVEN WHEATON GREGG CHAMPNEY MARK MONTANARI RICHARD CROWLEY Planning Administrator/Permit Coordinator MAREN TOOHILL Town Administrator KEITH BERGMAN Chapter 249 – Subdivision of Land Regulations Town of Littleton TABLE OF CONTENTS E G A P E L C I T R A I. Introduction ………...…………………………… …………………………… II. Definitions ………....…………………………… …………………………… III. Plan Procedures ………….………………………… ………………………… IV. Design Standards ……………………..………………… V. Required Improvements ….…………………………………………… ……… VI. Administration ……..……………………………… …………………………. FIGURE 1 Typical Street Cross-Section FORMS A. Application for Endorsement of Plan Believed Not to Require Approval (ANR) B. Application for Approval of Preliminary Plan of a Subdivision C. Definitive Subdivision Application H. Inspection Schedule Subdivisions – Procecures & Time-Line Subdivision Checklist Subdivision Requirements Road Acceptance Policy and Procedure ANR and Subdivision Fee Schedule i ARTICLE I, INTRODUCTION [HISTORY: Adopted by the Planning Board of the Town of Littleton effective 1-21-1993. Amendments noted where applicable.] § 249-1. Adoption of regulations. Under the authority vested in the Planning Board of the Town of Littleton by the Subdivision Control Law (MGL C. 41, §§ 81-K through 81-GG), said Board hereby adopts these regulations governing the subdivision of land in order to guide its orderly development consistent with the purposes of the Subdivision Control Law. § 249-2. Applicability. No person shall make a subdivision within the meaning of the Subdivision Control Law of any land within the Town or proceed with the improvement or sale of lots in a subdivision or the construction of ways or the installation of municipal services therein unless and until a definitive plan of such subdivision has been submitted to and approved by the Planning Board as hereinafter provided. Sec §§ 249-3 through 249-5. (Reserved) ARTICLE II, DEFINITIONS § 249-6. Terms defined. As used in these regulations, the following terms shall have the meanings indicated: BOARD -- The Planning Board of the Town of Littleton. STREETS: LANE -- A street that can be expected to carry traffic equivalent to that generated by ten or fewer dwelling units. MINOR STREET -- A street that can be expected to carry traffic equivalent to that generated by more than ten and fewer than fifty dwelling units. COLLECTOR STREET -- A street which can be expected to carry traffic equivalent to that generated by fifty or more dwelling units or to serve property either used or zoned for business or industry. SUBDIVISION -- "Subdivision" shall mean the division of a tract of land into two (2) or more lots as defined by MGL C. 41, § 81L. SUBDIVISION CONTROL LAW -- The statutory enabling provisions so designated by the General Court, being MGL C. 41, §§ 81-K through 81-GG, at the time of adoption of these regulations or as subsequently amended. §§ 249-7 through 249-9. (Reserved) 1 ARTICLE III, PLAN PROCEDURES § 249-10. General provisions. A. Only those plans which constitute "subdivisions", as that term is defined in the Subdivision Control Law, require the approval of the Planning Board. However, all plans, whether subdivisions within the meaning of the law or not, must have either approval as a subdivision or endorsement that they do not require approval before they will be accepted for recording at the Registry of Deeds or registration at the Land Court. B. Plans intended for review at any meeting of the Planning Board should be forwarded to the office of the Town Clerk not later than 4:00 p.m. two working days prior to the Planning Board meeting. The day of the next regular Board meeting shall be considered to be the date of submission for all plans, except that the date of mailing shall be the date of submission for definitive plans sent by registered or certified mail to the Planning Board care of the Town Clerk. §§ 249-11 through 149-13. (Reserved) § 249-14. Plan believed not to require subdivision approval. A. General. Anyone may submit a plan seeking endorsement that the plan does not require approval under the Subdivision Control Law. (Approval Not Required, ANR) B. Submission Requirements. Submittals shall include the following: (1) The original plan plus three (3) copies in dark line on white background. (2) Properly completed Form A. Blank forms are available at the Town Offices. (3) Copy of Form A filed by delivery or registered or certified mail with the Town Clerk. (4) Fee for Approval Not Required (ANR) plan as specified in current Planning Board fee schedule. C. Required information. Such plans shall show the following: (1) All existing and proposed property lines and lot boundaries. (2) Adjacent ways in existence. (3) Remaining frontage and area of any adjoining land in the same ownership. (4) Frontage of land adjacent to any reduced frontage lot created. (5) Any existing structures and dimensions of setbacks. (6) Any existing structures on any remaining adjoining land owned by the applicant and dimensions of setbacks. (7) The present owner of the land shown on the plan and all abutting owners, and assessor's map numbers. (8) The location of any easement or way, public or private, across the land, with a designation as to the use of the same. 2 (9) Seal and signature of a registered professional engineer or surveyor, North point, legend, scale, date and drawing number. (10) Suitable space to record the action of the Board and the Town Clerk's certification, as defined in the Subdivision Control Law. (11) The lot must be able to be accessed from the frontage road. [Added 9-20-1994] D. Ways in existence. Existing ways will normally be determined by the Board to provide adequate access to qualify a plan as not constituting a subdivision only when the layout, design and construction meet the standards of this regulation as applicable to ways within a subdivision. E. Time limit. If the Planning Board takes no action within the time period specified by the Subdivision Control Law, the plan is automatically deemed not to require approval under the subdivision control law and the Town Clerk may so certify. F. Board Action. If the Board determines that the plan does not require approval under the subdivision control law, it shall endorse the plan "Approval under the Subdivision Control Law Not Required." The Board will return the original of the plan to the applicant, notifying both him and the Town Clerk of its action. §§ 249-15 through 249-20. (Reserved) § 249-21. Presubmission review of a subdivision. Prior to investing in extensive professional design efforts for subdivision plans, a review of the proposed development with the Planning Board is strongly recommended in order that general approaches and potential problems can be freely explored. Pencil sketches, which need not be professionally prepared, will assist the discussion and might show some but not all of the information shown on a preliminary plan. §§ 249-22 through 249-24. (Reserved) § 249-25. Preliminary plan of a subdivision. A. General. It is strongly recommended that a preliminary plan be filed. In accordance with MGL Chapter 41, Section 81S, submission of a preliminary plan for a residential subdivision is optional but submission of a preliminary plan is mandatory for a nonresidential plan. The submission of such a preliminary plan will enable the subdivider, the Planning Board, the Board of Health, other municipal agencies and owners of property abutting the subdivision to discuss and clarify the problems of such subdivision before costly engineering drawings for a definitive plan are prepared. During the discussion of the preliminary plan, the complete information required for the definitive plan and the performance guaranty will be developed. B. Applicationprocedure. (1) An applicant submitting a preliminary plan shall file a copy of Form B, Application For Approval Of Preliminary Plan Of A Subdivision, six (6) prints of the plan with the Planning Board accompanied by the appropriate fee according to the fee schedule; (2) One (1) print with the Board of Health; and 3 (3) Written notice of submission to the Town Clerk by delivery or registered mail. The Planning Board will forward copies of the plan to the Board of Health, Highway Department, Water Department, and Fire Department. C. Contents. The preliminary plan shall be drawn at a scale of forty (40) feet equals one (1) inch for plans of (10) ten lots or fewer and eighty (80) feet equals one (1) inch for plans of more than ten (10) lots, or other scale approved by the Planning Board, and shall be identified as a preliminary plan. A preliminary plan shall have contents as defined in the Subdivision Control Law. In addition, it is requested that the following be submitted: (1) A locus plan of the subdivision, showing its relation to the surrounding area, at a scale of one (1) inch equals six hundred (600) feet, extending at least one thousand (1000) feet from the boundaries of the subdivision or to the next way intersecting the way on which the subdivision is located, whichever is greater; (2) Adjacent and proposed ways; (3) Preliminarydrainageplan; (4) Existing and proposed watercourses, ponds and wetlands; (5) Preliminary findings of an environmental analysis required by § 249-8E; and (6) In the case of a subdivision site where all the land owned in the parcel is not to be subdivided, a plan showing (in a general manner) the proposed future development of the balance of the land. §§ 249-26 through 249-31. (Reserved) § 249-32. Definitive plan. A. Applicationprocedure. (1) Any person who submits a definitive plan of a subdivision to the Planning Board for approval shall file with the Board the following: (a) Original drawings of the definitive plan and other required drawings, plus twelve (12) contact prints thereof, dark line on white background. The original drawings will be returned after approval or disapproval; (b) Three (3) copies of properly completed application Form C. (Application for Approval of Subdivision Plan;) (c) Fee for Application for Approval of Subdivision Plan as specified in current Planning Board fee schedule; (d) A statement of deed restrictions, if any; and (e) List of name and address of abutters certified by Board of Assessors. (2) The applicant shall file, by delivery or by registered or certified mail, a notice with the Town Clerk stating the date of submission for such approval, plus a copy of the completed application Form C. (Application for Approval of Subdivision Plan) 4 (3) If the developer has the subdivision plans on a CAD system, he shall submit a copy of the diskette at the time of the definitive plan submittal, of the definitive plan as approved, and of the final as-built Plan. B. Standard definitive plan contents. The plan shall be drawn in ink using standards and media acceptable in the application and to the Registry of Deeds requirements. The plan shall be at the scale of one (1) inch equals forty (40) feet or such scale as the Board may accept to show details clearly and adequately. If multiple sheets are used, they shall be accompanied by an index sheet showing the entire subdivision, and all sheets shall be the same size. C. Required information. Such plans shall show the following: (1) The subdivision name, date, boundaries, North point, legend, scale, and drawing number; (2) The name and address of the owner of record, subdivider, engineer and other professionals engaged in the design; (3) Seal and signature of a registered professional engineer; (4) The location, names and present widths of ways bounding within two hundred (200) feet of the subdivision; (5) A locus plan of the subdivision, showing its relation to the surrounding area, at a scale of one (1) inch equals six hundred (600) feet, extending at least one thousand (1000) feet of the boundaries of the subdivision or to the next way intersecting the way of which the subdivision is located, whichever is greater; (6) The location and names of all abutters as they appear in the most recent local tax list; (7) Assessor's map numbers; (8) Designation of zoning districts; (9) Existing and proposed lines of streets, ways, paths, lots, easements and public or common areas within the subdivision; (10) Sufficient data to determine readily the location, direction and length of every street or way, easement, lot line and boundary line and to establish those lines on the ground. If any part of the subdivision is within five hundred (500) feet of any Massachusetts coordinate survey monument, the subdivision shall be tied to said monument or monuments; (11) Road center line stationing, to which the street plans and profiles shall be referenced; (12) Proposed street names and lot numbers; (13) The location of all permanent monuments, properly identified as to whether existing or proposed; (14) Existing and proposed watercourses, ponds and wetlands; (15) The location and types of major trees and tree groupings, existing and proposed, within fifty (50) feet of proposed center line of the right-of-way; (16) Suitable space to record the action of the Board and for the date and five signatures, and the Town Clerk's certification, as defined in the Subdivision Control Law. 5 D. Street plans and profiles. For every street, there shall be a separate plan at one (1) inch equals forty (40) feet and profile at one (1) inch equals four (4) feet vertical, showing the following data: (1) Exterior lines of the way, with sufficient data to determine their location, direction and length. (2) Existing center line profile, shown as a fine black solid line. Existing center line profile for intersecting streets shall be shown for at least one hundred (100) feet each side of the intersection of street center lines, except for those streets for which a separate profile is included in the plan submittal. Wherever the finished pavement side line differs from the original side line by two (2) feet or more, or if requested by the Planning Board, the existing right side line shall be shown as a fine long dashed black line, left side line as fine short dashed black line. If the existing right of way sidelines differ from the pavement sidelines by two (2) feet or more, the right sideline shall be shown as a long dash-dot-dash line and the left sideline shall be shown as a short dash-dot- dash line. Elevations shall be based on United States Geological Survey bench marks. (3) Finished, designed profile, shown in bold solid line, with the elevations of the end point and the slope shown for all constant slopes, and with sufficient data shown to completely define all vertical curves. (4) Existing and proposed watercourses, ponds and wetlands. (5) All drainage facilities on plan and on profiles showing sizes, invert elevations and slopes. (6) The location and size of all water mains, along with hydrants and main gate valves. Water line locations shall be shown on profile sheets where they cross drainage facilities. (7) The location of gas and cable utilities and their appurtenances. (8) The location of the following, unless waived by the Board: street paving, sidewalks, street lighting standards, curbs, gutters and fire-alarm boxes. E. Environmental analysis. Any subdivision creating frontage potentially allowing ten (10) or more lots shall be based on an environmental analysis, which shall be prepared by an interdisciplinary team to include a land surveyor, civil engineer and architect or landscape architect, unless otherwise agreed to by the Planning board, and shall consist of the following graphic and narrative items. In addition, the Board may require, for subdivisions of fewer than ten (10) lots, that certain of the following be submitted where such information is necessary to evaluate the plan because of special circumstances of the location or proposal. The following documentation is required for each analysis: (1) Site analysis and proposal drawings, at uniform scale on sheets not larger than forty-two by sixty (42x60) inches, showing the following; (a) All information required under Section 4.2 of the regulations of the Massachusetts D.N.R. adopted under MGL C. 131, § 40, unless certain requirements are waived by the Board as not being germane or feasible. (b) Vegetative cover analysis, including identification of general cover type (wooded, thicket, fresh wetland, etc.), location of all major tree groupings, plus other outstanding trees or other botanical features and important wildlife habitats. (c) Visual analysis of scenic vistas and locations of visual prominence. (2) A narrative statement, documenting the following, with references to the above maps as germane: 6 (a) Impact upon surface water quality and level. (b) Impact upon groundwater quality and level. (c) Material effects upon important wildlife habitats, outstanding botanical features and scenic or historic environs. (d) Capability of soils, vegetative cover and proposed erosion-control efforts to support proposed development without danger of erosion, silting or other instability. (e) Relationship to the requirements of the Wetlands Protection Act (MGL C. 131, §§ 40 and 40A). F. Other submittals. The following shall also accompany submission of a definitive plan: (1) Typical street cross section for each class of street within the subdivision, drawn at one (1) inch equals four (4) feet, showing the location of all elements within the street right-of-way, and typical cross sections of any altered drainage courses or off-street paths. (2) A locus plan of the subdivision, showing its relation to the surrounding area, at a scale of (1) inch equals six hundred (600) feet, extending at least one thousand (1000) feet of the boundaries of the subdivision or to the next way intersecting the way on which the subdivision is located, whichever is greater. (3) Evidence of ownership, language of any easements, covenants or restrictions applying or proposed to apply to the area being subdivided, rights and easements obtained for utilities or drainage outside of the subdivision and a description of erosion-control methods to be employed. G. PlanProcessing. (1) Board of Health review. At the time of filing of the definitive plan, the applicant shall also file a copy with the Board of Health for its review and action as provided by the Subdivision Control Law. (2) Public hearing. Before approval, modification and approval, or disapproval of the definitive plan is given, a public hearing shall be held by the Planning Board, as required by the Subdivision Control Law. (3) The Planning Board may determine that independent review of the plans and/or construction is required. The Board will obtain a quotation for the work required from an engineer of its choice, and the developer shall deposit funds equal to the amount of the quotation with the Treasurer of the Town of Littleton to pay for this work, in accordance with applicable General Laws, prior to the start of the review. (4) Performance guaranty. Before the Planning Board endorses its approval of a definitive plan, the developer shall agree to complete, within two (2) years and without cost to the Town, all improvements required by this regulation or shall provide security that he will do so, in accordance with provisions of the Subdivision Control Law. The Board may grant partial release from such security for partial completion of improvements, provided that the completed portion provides a reasonable system for circulation and utilities. Construction of the road shall not be deemed complete until: (a) All work has been inspected, 7 (b) The integrity of road pavement and definitive plan (see MGL C. 41, § 81-U.) drainage has been verified following a full winter and spring of use, (c) Trees and other vegetation have been established, (d) Fee to the streets has been conveyed to the Town (§ 249-20F) or other provisions for their continued maintenance have been accepted by the Board, and (e) The record plans have been received. (5) Approval, modification or disapproval. (a) Within the time period specified by the Subdivision Control Law, the Planning Board or its agent, shall approve, modify and approve, or disapprove such plan. (b) Criteria for action by the Board in approving or disapproving plans shall be the following:  Completeness and technical adequacy of all submissions.  Determination that development at this location does not entail unwarranted hazard to safety or health of future residents of the development or to others because of potential natural disasters, traffic hazard, environmental degradation or other causes.  Conformity with the design standards of Article IV of this chapter.  Determination, based upon the environmental analysis, when submitted, that the subdivision, as designed, will not cause unacceptable or substantial damage to the environment, which damage could be avoided or ameliorated through an alternative development plan.  Consideration whether the possible benefits of open space development as provided for in the Zoning Chapter of this code have been adequately considered. (c) Following endorsement of the plan by the Board, the applicant shall provide the Board with the reproducible copy on Mylar and three (3) contact prints of the plan and a copy of final covenants and restrictions for its files, and the Board shall supply the applicant with a completed Form D (Certificate of Approval of a Definitive Subdivision Plan). (d) Approval of the definitive plan or release of security does not constitute the laying out or acceptance by the Town of streets within a subdivision. H. Rescission. Failure of the developer to record the plan within six (6) months of its endorsement or to comply with the construction schedule of the performance agreement shall constitute sufficient reason for the rescission of such approval, in accordance with the requirements of the Subdivision Control Law. §§ 249-33 through 249-38. (Reserved) ARTICLE IV, DESIGN STANDARDS § 249-39. General provisions. The subdivision shall be designed in accordance with these standards. The subdivision shall conform to any elements in a Town development policy which the Planning Board may adopt, provided that such 8 elements are given public hearing in the same manner as prescribed for amendments to Subdivision Regulations and made available along with copies of the Subdivision Regulations. §§ 249-40 through 249-42. (Reserved) § 249-43. Streets and paths. A. Cross section. Grading, location of pavements, utilities and other improvements shall be designed and located as indicated on the Typical Street Cross Section (see Figure 1 ). 1 B. Location and alignment. (1) All streets and paths in the subdivision shall be designed so that, in the opinion of the Board, they will provide safe pedestrian and vehicular travel. Due consideration shall also be given to the consequences of the street layout upon the livability, amenity and environmental impact of the subdivision. (2) Provision satisfactory to the Board shall be made for the proper projection of streets or paths or for access to adjoining property which is not yet subdivided. (3) Reserve strips prohibiting access to streets or adjoining property shall not be permitted, except where, in the opinion of the Board, such strips are in the public interest. (4) Street intersections shall be at least three hundred (300) feet apart. (5) Street configuration shall be designed, together with reserved open space, to minimize the number of lots having frontage exclusively on collector streets. (6) The minimum center line radii of curved streets shall be not less than the following: (a) Lane, one hundred (100) feet. (b) Minor street, one hundred fifty (150) feet. (c) Collector street, three hundred (300) feet. (7) Streets shall be laid out so as to intersect as nearly as possible at right angles. No street shall intersect any other street at less than sixty (60°) degrees. (8) Any group of twenty (20) or more lots shall be provided with two (2) means of egress. (9) Property lines at street intersections shall be rounded or cut back to provide for a radius at the edge of the traveled way of not less than thirty (30) feet at intersections with a collector street and twenty (20) feet for intersections involving only minor streets or lanes. (10) Street intersections on all collector streets, including but not limited to Great Road, King Street, Newtown Road, Shaker Lane, Goldsmith Street, Tahattawan Road, Harvard Road, Harwood Avenue, Foster Street, Taylor, and Whitcomb Avenue, shall be spaced not less than four hundred (400) feet apart. 1 Figure 1 is on file at Town Hall. 9 (11) Pathways connecting existing trails and paths should be preserved or created wherever reasonable, not necessarily following the streets, and should be developed in other locations where indicated by traffic, access to public or recreational facilities or other reasons. C. Width. (1) The minimum width of street rights-of-way shall equal the width of the traveled way, plus eighteen (18) feet. Greater width shall be required by the Board when deemed necessary for present and future utilities or their appurtenances. (2) The minimum width of rights-of-way for off-street paths or easements shall be eight (8) feet. Greater width shall be required by the Board when deemed necessary for access or maintenance. D. Grade. (1) Grades of streets shall be not less than one percent (1%). Grades shall be not more than five percent (5%) for collector streets, eight percent (8%) for minor streets and ten percent (10%) for lanes. (2) On any street where the grade exceeds six percent (6%) on the approach to an intersection, a leveling area with a slope of less than four percent (4%) shall be provided for a distance of not less than one hundred (100) feet, measured from the nearest exterior line of the intersecting street. (3) Vertical curves are required at all grade changes. Curve length shall be not less than twenty (20) feet per degree change in grade on lanes and minor streets and not less than forty (40) feet per degree change in grade on collector streets. E. Sight distances. Forward sight distances shall be not less than one hundred (100) feet on lanes, one hundred fifty (150) feet on minor streets or three hundred (300) feet on collector streets. F. Dead-end streets. [Amended 9-20-1994] (1) Dead-end streets (a street, extension of a street or system of streets connected to other streets only at a single point) shall not be allowed, except for lanes, unless, in the opinion of the Board, they are necessitated by topography or other local conditions and in no event shall be more than seven hundred fifty (750) feet, measured from the end of the turnaround to the side line of the first intersecting street not a part of the dead-end street system. (2) Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least one hundred fifty (150) feet and a property line diameter of at least one hundred seventy (170) feet. An alternative configuration accommodating the turning of a vehicle with a thirty-foot wheelbase may be permitted by the Board in unusual circumstances. §§ 249-44 through 249-46. (Reserved) § 249-47. Easements. A. Easements for utilities across lots or centered on rear or side lot lines shall be provided where necessary and shall be at least twenty (20) feet wide. B. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Board may require that there be provided a stormwater or drainage easement with a width of twenty (20) feet or the width of the watercourse plus ten (10) feet whichever is greater, to conform substantially to the 10 lines of such watercourse, drainageway, channel or stream and provisions for construction or other necessary purposes. C. Drainage easements outside of the area of the subdivision, will be required of the subdivider whenever the subdivision increases drainage flows to adjacent property. D. Slope easements shall be provided where cut or fill slopes cannot be contained within the street right-of-way. §§ 249-48 through 249-50. (Reserved) § 249-51. Stormwater management. A. Storm drainage, culverts and related facilities shall be designed to permit the unimpeded flow of all natural watercourses, to ensure adequate drainage of all low points along streets, to control erosion and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained. The calculated total runoff at the boundaries of the site in a twenty-five year storm as defined by Soil Conservation Service TR55 shall not be increased. [Amended 9-20- 1994] B. It is the intent of these regulations that stormwater shall be recharged wherever recharge is environmentally preferable to discharging to surface water and feasible from an engineering standpoint. If discharge to surface water is used, the developer will be required to demonstrate that one of these conditions is not met. It is recommended that the developer consult with the Planning Board and with the Water Quality Engineer of the Littleton Water Department before designing a surface discharge system. C. Storm sewers and retention basins shall be based on a twenty-five year-frequency storm, and culverts shall be based on a fifty-year-frequency storm as defined by SCS TR55. Designs shall be such that significant damage shall not result from the performance of the system during a one- hundred-year storm. D. A catch-basin-to-manhole system of drainage is required, with no storm sewers of less than a twelve- inch inside diameter and with catch basins at all low points and sags, near the corners of the roadway at intersecting streets and at intervals of not more than three hundred fifty (350) feet on continuous grades. E. Grading and drainage system design shall protect adjacent properties, drainage facilities and public ways from adverse effects, or, where that is infeasible, the subdivider shall obtain necessary easements and rights, prior to submittal of the definitive plan, and the plan shall show necessary off- site improvements. F. Runoff calculations shall be performed in accordance with SCSTR55 or TR20, using SCS Type III rainfall distribution, unless prior approval for deviations from these procedures has been obtained from the Planning Board. Such approval will be granted if the engineer satisfies the Board that the nature of the subdivision makes the SCS methods impractical and that the alternate method is of equal or greater reliability. [Amended 9-20-1994] G. Drainage calculations shall be performed using the Manning formula, using a friction coefficient based on pipe or channel in fair condition. 11 Velocities in concrete pipe shall be between two (2) and nine (9) feet per second. Velocities for other materials shall be selected to prevent scouring and shall be referenced to recognized engineering standards. Water surface elevations at any open discharge and in each manhole shall be calculated and compared with the surface elevations in the pipes. The calculation of surface levels in manholes or catch basins shall assume an entrance loss of one velocity head in the outlet pipe. If these levels are high enough to affect the flow in any inlet pipe, this effect shall be accounted for in the design. §§ 249-52 through 249-54. (Reserved) § 249-55. Water supply and sewage disposal. A. Provisions shall be made for water supply for domestic use and sewage disposal for each lot and for fire protection. Whenever feasible, the water supply shall be from a public water system, in which event the system design shall be satisfactory to the Manager of the Electric Light and Water Department, evidenced by certification from him that he approves the design and will permit connection. B. Where connection to the public system is not feasible, a subdivision plan shall be approved only upon presentation of evidence satisfactory to the Board, that adequate and suitable groundwater is available and that satisfactory provisions for fire fighting acceptable to the Fire Chief have been made. §§ 249-56 through 249-58. (Reserved) § 249-59. Other requirements. A. Underground wiring. All wiring, cables, t.v. and other appurtenances of electric power, telephone, cable and fire alarm systems, and other utilities shall be placed underground within the limits of the street right-of-way, except where such underground installation would, in the judgment of the Planning Board, cause undue hardship by reason of topography, subsoil conditions or other site peculiarities or by reason of the existing development pattern. Electric power cables shall be not less than thirty (30) inches below finished grade. B. Other provisions. The developer shall make provisions for the installation of their cables or pipes, during the construction of the roadway by all public utilities (including but not limited to gas and cable television) serving the Town, unless he has received from the utility a signed statement that it does not wish to serve the subdivision and furnished a copy of same to the Board. Notwithstanding such a statement, the developer shall install conduit for future use for cable television. C. Open spaces. Before approval of a plan, the Planning Board may require that an area be reserved for a possible park or parks and, by appropriate endorsement on the plan, require that no building be erected upon such reserved area for a period of three (3) years without the Board's approval. Such reservation shall be made where particular natural features, abutting public land or the potential neighborhood need for recreation space make later public acquisition appear desirable. D. Protection of natural features. Due regard shall be shown for all natural features, such as large trees, watercourses, scenic points, historic spots, existing trails, and similar community assets, which, if preserved, will add attractiveness and value to the subdivision. 12 E. Written approvals. No definitive plan will be approved unless the developer submits written certification of approval of the design by all utilities which are to provide services within the subdivision. §§ 249-60 through 249-65. (Reserved) ARTICLE V, REQUIRED IMPROVEMENTS Improvements listed in Article V shall be constructed in accordance with these regulations and consistent with good building practice, shall be made by the developer without cost to the Town. § 249-66. Preparation and surfacing of roadway. A. Stumps, brush, roots, boulders, trees and like material shall be removed as necessary to provide for paving and utilities, but, wherever feasible, existing vegetation shall be protected. B. All materials shall be removed from an area ten (10) feet wider than the paved width, for shoulders, and to a depth of at least fifteen (15) inches below finished grade. Peat, silt, loam or similar yielding materials shall be removed to a firm foundation for the full width of the right-of-way and replaced with suitable gravel borrow. No loam suitable for reuse shall be removed from the subdivision unless adequate loam will remain or is otherwise assured to provide all disturbed areas within the subdivision with a loam depth of at least six (6) inches and unless there is also assurance that all streets from which loam is being removed will be brought to subgrade with approved foundation materials within six (6) months. C. Traveled ways and shoulders shall be provided with a foundation consisting of at least twelve (12) inches compacted thickness of good binding gravel satisfactory to the Planning Board, clean, free of organic matter and containing no stones over three (3) inches in diameter. The material shall be thoroughly watered and rolled true to line and grade to conform to the Typical Street Cross Section and the street profiles. Any depressions that occur, either during or after rolling, must be filled with additional gravel and rolled until the surface is true and even. D. No slopes resulting from grading of streets shall exceed one (1) foot vertical to three (3) feet horizontal in fill, one (1) foot vertical to two (2) feet horizontal in cut, or one (1) foot to three-fourths (3/4) foot in ledge. Slope easements or retaining walls shall be employed where slopes cannot be contained within street side lines. Land between the outside of the layout and the street pavement, and driveway entrances, shall be so graded as to prevent surface water on the street from draining onto private land, except at designated locations in accordance with the approved drainage system. E. The wearing surface of roadways and driveways within the right-of-way shall be a two-course I-1 bituminous concrete pavement, applied with a one-and-one-half-inch base course, and a one-and- one-half-inch finish course, both measured after compaction, applied after the roadway has been subjected to traffic for a time specified by the Planning Board. The Board may waive the requirement for pavement on lanes where fee to the street is to remain private (see § 249-20F) and an alternative all-weather surface is provided (layered oil surface or selected graded gravel aggregate) and provided the developer executes a covenant stating that the Town will not be petitioned to accept the road as a Town way until it has first been constructed in accordance with the approved plan and these regulations. 13 F. The traveled way. (1) The traveled way width, exclusive of curbing, shall be as follows: (a) Lane, twenty-two (22) feet. (b) Minor street, twenty-four (24) feet. (c) Collector street, twenty-eight feet. Widths may be reduced up to six (6) feet for minor or collector streets, and four (4) feet in the case of a lane, if approved or required by the Planning Board. (2) The traveled way shall be located as shown on the approved cross section. §§ 249-67 through 249-72. (Reserved) § 249-73. Curbs. Curbing shall be installed on both sides of collector streets and on other streets for the full radius, plus at least three (3) feet on each end at all street intersections and wherever grade exceeds six percent (6%) and at catch basins, or as required by the Board. All curbing shall be slope cape cod berm except, with materials, workmanship and method of setting consistent with Massachusetts Highway Department Specification F-7 for Type SFA granite edging. §§ 249-74 through 249-76. (Reserved) § 249-77. Paths. A. Where provided, footpaths outside street rights-of-way shall be four (4) feet in width; bicycle trails and bridle paths, six (6) feet in width. B. Surfacing shall continue the material of connecting paths or, where such do not exist or are unsatisfactory to the Board, shall be either a two-course, two-inch Type I-1 bituminous concrete pavement, a one-inch peastone or washed stone surface or other material specifically approved by the Board. §§ 249-78 through 249-80. (Reserved) § 249-81. Sidewalks. A. There shall be sidewalks four (4) feet in width on both sides of all collector and one (1) side of all minor streets. B. Preparation of the base shall be accompanied by removing material to a depth of eight (8) inches below finished, designed grade. Any soft spots of undesirable material shall be removed and replaced by gravel or other good binding material. The excavated area shall be filled with six (6) inches of gravel, which shall be rolled. The sidewalk shall slope toward the street with a slope of not less than one-fourth (1/4) inch nor greater than three-eighths (3/8) inch per foot. 14 C. Surfacing shall continue the material of connecting sidewalks or, where they do not exist, shall be either a two-inch (three-inch at driveway entrances) Type I-1 bituminous concrete or other material specifically approved by the Board. §§ 249-82 through 249-84. (Reserved) § 249-85. Utilities. A. Watersystem. (1) A complete water system shall be installed, including mains, gates, valves and hydrants, consistent with the specifications and pipe size requirements of the Littleton Water Department, ash shown on the street plans and as approved by the Planning Board. (2) Before making connection to the municipal water system, the developer shall agree to comply with all appropriate regulations of the Water Department. B. Storm drainage system. A complete storm drainage system shall be installed as shown on the street plans and profiles and as follows: (1) Piping shall be concrete, unless protected corrugated aluminum is approved by the Board. Piping with less than thirty-six (36) inches cover shall be of reinforced concrete. (2) Catch basins and manholes shall be at least six (6) feet deep and four (4) feet diameter (inside measurements). They shall be constructed of concrete units. All catch basins shall have twenty- four (24) inches of minimum sump. (3) Open brooks or tributary ditches which are to be altered shall be shaped to a cross section and gradient and provided with stream bottom hardening, all acceptable to the Board. C. Cable utilities. All cable utilities shall be installed underground. D. Installation of streetlights may be required by the Planning Board as necessary for the safety of the inhabitants of the neighborhood. Installation of streetlights is required by the Planning Board if required by the Board of Selectmen. §§ 249-86 through § 249-88. (Reserved) § 249-89. Other requirements. A. Monuments. (1) Monuments shall be installed at all street intersections, at all points of change in direction or curvature of streets and at other points where, in the opinion of the Board, permanent monuments are necessary, but in any event not spaced further than five hundred (500) feet apart. Such monuments shall be of either granite or concrete, not less than thirty-six (36) inches long and six (6) inches square, with dressed top and a one-half-inch drill hole in the center and shall be set to finished grade. (2) No permanent monuments shall be installed until all construction which would destroy or disturb their location is completed. 15 B. Street signs. Street signs of a design and material acceptable to the Board shall be installed for each street at each intersection. C. Fire alarm system. A fire alarm system, including underground cables and boxes, shall be installed within the limits of the subdivision and into the notification system of the Littleton Fire Department. Construction shall conform to the requirements and specifications of the Littleton Fire Department, subject to approval by the Planning Board. D. Planting. (1) The subdivider may be required to plan trees just outside the right-of-way where necessary, in view of existing vegetation. Before the trees are planted, a plan showing their proposed location and species shall be submitted to the Planning Board for approval. Up to one (1) tree of two-inch caliper for each forty (40) feet of street side line may be required. Trees to be retained shall not have grade changed over their root areas more than six (6) inches. (2) All unpaved areas within the street layout shall be stabilized with retained vegetation, topsoil and grass, well-rooted low-growing plantings or other organic materials acceptable to the Board. E. Cleaning up. Before sale of a lot the subdivider shall clean up any debris thereon caused by street construction and installation of utilities. F. Fee to streets. The following shall be observed, unless waived by the Planning Board, for subdivisions where the public interest is served by retention of private ways and means of assuring such retention have been agreed upon: the subdivider shall retain title to the fee of each street or path in the subdivision until conveyed to the Town, or for not more than three (3) years, whichever is the lesser; the subdivider shall convey to the Town said fee without encumbrance and for a nominal consideration upon layout of the street by the Selectmen; the developer shall also convey to the Town any easement right within or appurtenant to the subdivision for a nominal consideration upon request by the Selectmen. Notation that this is to be done shall be placed upon the definitive plan. G. Recordplans. (1) Upon completion of construction and before release of the performance guaranty, the subdivider shall have prepared and submit record plans at one (1) inch equals forty (40) feet, which shall indicate the actual location of the following: (a) Streetlines. (b) The edge of the traveled way and path locations. (c) All permanent monuments. (d) The location and inverts of utilities and drainage installed by the developer. (2) The accuracy of such record plan shall be certified by a registered professional land surveyor, who shall also certify that all construction was executed in conformance with the Subdivision Regulations and with all requirements agreed upon as a condition to plan approval. H. The Planning Board may determine that independent review of the plans and/or construction is required. The Board will obtain a quotation for the work required from an engineer of its choice, and the developer shall deposit funds equal to the amount of the quotation with the Treasurer of the Town of Littleton to pay for this work, in accordance with applicable General Laws, prior to the start of the review. 16 §§ 249-90 through 249-95. (Reserved) ARTICLE VI, ADMINISTRATION § 249-96. Schedule of work. A. The work connected with the items mentioned in Article V shall proceed in the following order, each item to be accomplished so as not to interfere with previous work: (1) The roadway shall be brought to subgrade. (2) Water, gas lines, cable utilities and drains shall be placed with related equipment. All service connections shall be installed to the lot lines, unless jacking across the street is feasible without breaking or weakening road pavement. (3) Base gravel shall be placed. (4) Surfacing shall be placed with sidewalks and curbs. (5) Monuments and street signs shall be placed. B. The work shall proceed as above, with exceptions only by order of the Planning Board. C. Inspection2 shall be arranged for as required by the Planning Board (see Form H, Inspection Schedule ). Relevant local officials shall be given at least forty-eight (48) hours' notice before such inspection is required. Inspection reports shall be submitted to the Planning Board on approved forms, and no inspection shall be considered complete until such report has been received and approved by the Planning Board. §§ 249-97 through 249-99. (Reserved) § 249-100. Variances. Strict compliance with the requirements of these rules and regulations may be waived when, in the judgment of the Board, such action is in the public interest and not inconsistent with the Subdivision Control Law. §§ 249-101 through 249-103. (Reserved) §249-104. One dwelling per lot. Not more than one (1) building designed or available for dwelling purposes shall be erected or placed or converted to use as such on any lot in a subdivision or elsewhere within the Town without the consent of the Planning Board, which shall be granted only for structures in compliance with zoning restrictions and only upon the Board's finding that adequate ways and utilities servicing such site for such building have been provided in the same manner as otherwise required for lots within a subdivision. §§ 249-105 through 249-1072. (Reserved) 2 Form H is on file in Town Hall. 17 § 249-108. Matters covered by statute. For matters not covered by these rules and regulations, reference is made to the Subdivision Control Law. 18
Are you sure you want to buy this material for
You're already Subscribed!
Looks like you've already subscribed to StudySoup, you won't need to purchase another subscription to get this material. To access this material simply click 'View Full Document'