(1)
Submission Requirements for
Definitive Plans. When the Subdivision Plan is submitted with
other Unified Permit components, submission of duplicate information shall be
minimized. An Applicant for Definitive Plan endorsement shall file the
following:
(a) A completed Permit application
form.
(b) The required
administrative fee.
(c) A certified
list of abutters, including the names and addresses of all property owners
within 300' of the boundaries of the proposed subdivision as shown on the most
recent tax list.
(d) Seven sets of
plans and one digital copy of the complete application and plans in a format
acceptable to the Director.
(e) A
locus plan of the Subdivision at a scale of 500' to the inch or other
appropriate scale as determined by the Director, depicting the exterior lines
of all proposed new or substantially upgraded streets and/or roads in the
Subdivision, and clearly showing their location in relation to one or more
existing streets and/or roads or contiguous portions thereof. Where buildings
or other significant structures exist on abutting Lots, they shall be located
on the locus plan as well.
(f) A
sketch plan showing a possible or prospective street and/or road layout for any
adjacent un-subdivided land owned or controlled by the Applicant.
(g) A completed and endorsed stormwater
management form and drainage calculations in accordance with
974 CMR
4.08(2): General
Provisions.
(h) If
applicable, a Request for Determination of Applicability (RDA) or a Notice of
Intent (NOI).
(i) Copies of all
existing Easements, covenants and restrictions applying to the area that is
proposed to be subdivided, and applying to areas outside the proposed
Subdivision where such Easements will be used to provide services to the land
proposed to be subdivided.
(j) Soil
suitability tests and analysis shall be submitted, describing the locations,
elevations, and classification of the soil strata by depth, indicating clearly
the depth at which groundwater is encountered, and the date of the
tests.
(k) Location of soil
suitability test pits along the centerline of the proposed layout. Depth and
intervals shall be determined by the Director.
(l) The grading plan shall accurately show
the topography and drainage patterns needed to permit future development for
each Lot in the proposed Subdivision. It shall also show existing grades and
grades proposed to permit the construction of the street and/or road, driveways
and future buildings, and the installation and/or extension of Utilities. Any
need to add or remove material to or from the Lot, or to alter drainage
patterns in order to fully develop the Lot, in accordance with the By-laws,
shall be quantified and documented for the Definitive Plan.
(m) If new roadways are to remain private, a
proposed plan for long term maintenance that the DEC determines is
adequate.
(n) A street lighting
plan.
(o) Notation of any variance
issued as to the land or structures within the parcel giving Devens case
number, date granted, and description of the variance.
(p) A list of Waivers requested by the
Applicant, identified as Waivers of Submission and Plan Form and Contents
requirements or Design Standards, with the applicable section of 974 CMR
clearly identified or a statement that no waivers are being
requested.
(q) If applicable, a
plan for the phasing of the construction of the required Improvements,
including a description, schedule, and plan showing the location of each
phase.
(r) A Stormwater
Pollution Prevention Plan, 1995, including erosion, siltation, and
dust control measures before and during construction, and appropriate ground
cover, seeding, and street sweeping of adjacent public ways.
(2)
Plan Form and
Contents. The Definitive Plan shall be prepared, signed and sealed
by an Engineer. The Definitive Plan shall be clearly and legibly drawn in
accordance with the recording rules adopted by the Worcester County or Northern
Middlesex Registry of Deeds in Massachusetts. The Definitive Plan shall be at a
scale of 1"= 40' or such other scale as the Director agrees to accept prior to
the Definitive Plan being submitted. Sheet sizes shall be 24" by 36", with
margins of 11/2 on the left-hand margins, and all others or other margins
acceptable to the Registry of Deeds. If multiple sheets are used they shall be
accompanied by an index sheet showing the entire Subdivision. The Definitive
Plan shall be drawn in black ink on mylar. The Definitive Plan drawings shall
contain the following information:
(a)
Subdivision name, boundaries, north arrow (indicate whether true, magnetic or
grid), locus plan (at a scale not be smaller than 1"= 500'), date, scale,
legend, and the title, Level Two Plan - Definitive Subdivision.
(b) A title block containing the name and
parcel designation of the Subdivision, the name of the owner of record and the
Applicant and the name, seal and signature of the Engineer or Surveyor,
designation of drawing with reference to the matter shown thereon and number of
the drawing.
(c) Names and
addresses of the Engineer and Surveyor.
(d) Abutting properties labeled with the
assessor parcel number and names of all abutting property owners as they appear
in the most recent tax list.
(e)
Suitable space for endorsement of the plan by the DEC on the top sheet of the
Definitive Plan, and suitable space for signature of the DEC Chairperson or
designee on each successive sheet. The top sheet shall also include space for
conditions, covenants, notes, etc.
(f) Entire parcel of land being subdivided
and all contiguous property in the ownership of the Applicant or in the same
ownership as any of the land being subdivided. If the Applicant wishes to have
some portion of such land designated in the Definitive Plan as not part of the
subdivision, the Applicant must submit to the DEC a determination from the
Director that the land so excluded is a legally separate and buildable
Lot.
(g) Names, existing improved
widths, and exterior lines of existing ways that are bounding, providing Access
to, or approaching in close proximity to the Subdivision; the boundaries of
existing areas dedicated to other public uses and the location and character of
existing Easements within or adjacent to and serving the Subdivision.
(h) All boundaries of Devens Zoning and
Overlay Districts that intersect the proposed Subdivision.
(i) All deed lines within the Subdivision, if
the Subdivision includes more than one deed, and the deed references, where
available.
(j) Boundary lines,
areas in square feet, and dimensions of all proposed Lots with all Lots
designated numerically and in sequence, with the new proposed parcel number
referenced accordingly.
(k)
Proposed street addresses for each new Lot being created.
(l) Sufficient data including lengths,
bearings, radii, and central angles to determine the exact location, direction,
and length of every street and/or road and Right-of-way line, Lot line,
boundary line, and sufficient data to establish these lines on the
ground.
(m) Location and outlines
of the following:
1. All existing Improvements
within the Subdivision including buildings, fences, paving, utility lines,
walls, and so forth. Where there are existing buildings, they shall be
identified as to their proposed use, and the number of existing parking spaces
available for the buildings shall be shown.
2. 100 year flood plain and flood plain
elevations as shown on the National Flood Insurance Rate Maps issued by FEMA.
Within 100' of the edge of the proposed Right-of-way, site features such as
stone walls, rock outcroppings, fences, trees greater than 12" in diameter at a
height of 3.5' above the ground, shall be shown. In addition, other areas
deemed by the Director to be important for reasons of visual buffering or
attenuation of environmental impacts shall also be shown.
3. Wetlands, watercourses, water bodies
offsite but abutting the Subdivision within 300', and all private wells located
on or within 200' of the property, and all public and community water supply
wells on or within 1,000' of the property.
(n) Boundaries of any Resource Areas. For any
Lot that contains such wetland areas, the area in square feet of wetlands
contained within the boundaries of the Lot shall be shown.
(o) Location of all permanent monuments
properly identified as to whether existing or proposed, stone bounds to be set
at tangent points and at turning points on way lines and property
lines.
(p) Boundaries of any
existing area or areas proposed to be dedicated to public use. The DEC may, at
its discretion, allow the Applicant to dedicate land as conservation areas or
trail Easements, when conservation agreements and deed restrictions are created
in favor of a qualified and responsible entity or organization.
(q) Existing and proposed topography for the
entire subdivision at a contour interval of not greater than 2' or such other
interval as may be approved by the DEC prior to the submission of the
Definitive Plan. Existing contours must be shown extending 100' beyond the
property to be subdivided.
(r)
Layout of the proposed storm and surface drainage system showing the size and
location of existing and proposed surface and subsurface water Drains and their
appurtenances. The plan shall be designed to intercept stormwater run-off along
streets and/or roads at intervals reasonably related to the surface type,
grade, and acreage area drained. The Applicant shall also provide the
supporting data and design analysis, including plans and profiles showing the
location and size of Low Impact Development (LID) features, Drain lines,
culverts and trenches, design of catch basins and manholes, proposed
connections to the existing drainage system and such other information as may
be required to describe the drainage. All such information shall be stamped and
signed by an Engineer.
(s) Special
drainage construction features, deviating from or not covered by standard
specifications, on detail drawings. Such detail drawings may be incorporated as
part of a utility plan or profile or may be executed on a separate sheet or
sheets, and shall provide information as to dimensions, locations, inverts, rim
elevations, elevations, materials, and so forth, of the construction details
involved. The requirement for detail drawings shall be applicable, but not
limited to, bridges, culverts, permanent and interim drainage Improvements,
structurally stabilized slopes, utility piping encased in concrete, swales and
brooks shaped or constructed to a definite cross-section, dams and spillways,
steps within the exterior lines of the street and/or road and similar
construction features.
(t) Layout
of the proposed water supply and wastewater systems showing the size and
location of existing and proposed lines and their appurtenances. The Applicant
shall also provide supporting data and design analysis, including plans and
profiles, as may be required to describe the water and sewer systems.
(u) Water and sewer service laterals
reflecting tie-ins and appropriate connections to existing and proposed Lots
reflected on the subdivision. The Definitive Plan shall also show elevation of
sewer laterals for each connection to a newly proposed Lot, generally at the
property line.
(v) Lowest floor
elevation of structures on each Lot in the proposed Subdivision.
(w) Location and base elevation of existing
and proposed fire hydrants.
(x)
Names, widths, and exterior lines of proposed streets and/or roads, the
boundaries of other proposed public areas within the Definitive Plan, and the
location and type of proposed Easements within or adjacent to the Subdivision.
Street and/or road names shall be in keeping with the character and history of
Devens and be supplied by and approved by the DEC. The developer shall also
provide historic ovals. The DEC will provide the content and format of the
historic ovals to the developer.
(y) Methods to minimize the number of curb
openings into streets, including common driveways and roads (alleys). Easements
and maintenance agreements between the parties sharing the facility shall also
be provided and a traffic analysis may be required to demonstrate sufficient
capacity in the common driveway or road (alley).
(z) Location of existing or proposed
underground Utilities such as gas and electric lines, and other underground
conduits or cables, and any proposed underground connection points to existing
or future planned public services. Applicants shall consult with
MassDevelopment Utilities Department for minimum utility requirements for
existing, proposed and future utility connections.
(aa) The proposed location of street and/or
road lighting within the Subdivision. The design and specifications of such
lighting shall be submitted and included on detail sheet.
(bb) Where no site plan is being concurrently
submitted with the Definitive Plan, the information required should be depicted
on separate sheets. The following general groupings are suggested where the
information cannot readily be shown on a single plan:
1. Boundaries of the subdivision, names of
abutters, proposed Right-of-way including travelway, shoulders, sidewalks,
planting strips and any improved areas beyond, Lot lines, areas and dimensions,
Easements, adjacent streets, zoning districts, driveways, monuments, and so
forth
2. Proposed Lot lines,
topography, grading, watercourses and water bodies, wetlands, existing
Improvements, natural site features, and similar information.
3. Proposed Lot lines, utility installations
including structures, Easements, and so forth
4. Some information, such as the location of
Lot lines and the Right-of-way shall be located on each sheet in order to
permit the various sheets to be related to each other.
(3)
Form and Content
of Way and Profile Plans. For the purposes of
974 CMR
2.00, Right-of-way refers to total area of streets and
roads including travelway, shoulders, sidewalks, planting strips and any
improved areas beyond. A "way" may be either public or private. The following
must be shown on way and profile plans:
(a)
Separate layout plan for each proposed street and/or road in the Subdivision,
at a horizontal scale of 1"= 40', showing for each street and/or road the
proposed exterior lines, centerline, points of tangency, length of tangents,
length of curves, intersection angles, radii of curves, and the location of
permanent monuments and benchmarks, together with all Lot lines, buildings, and
other major features within 40' of the exterior lines of such street and/or
road. The layout plan shall also show the size and location of existing and
proposed Utilities, together with their appurtenances. All water gate boxes,
mains, and service shall be shown with the tie-ins so they may be located by
measurements. Sidewalks and planting strips shall also be shown on the layout
plan if proposed or required for the Subdivision.
(b) Cross-section or sections of each
roadway, shall be properly located and identified by station number. The
sections shall show sidewalks, Utilities, depth of Utilities, depth of gravel,
crown of road, thickness of surface and materials. Slope of the side of the
Right-of-way to the property line shall also be shown.
(c) A profile directly above or below the
layout plan of each proposed street and/or road, at a horizontal scale of 1" =
40' and a vertical scale of 1" = 4'. The profile for such street and/or road
shall show existing centerline grades in fine solid lines, existing exterior
right side line in fine long broken lines, existing exterior left side line in
fine short broken lines, and proposed finished centerline grades in heavy solid
lines. Proposed grade elevations shall be shown by figures at beginning and
end, and at 50' stations, except on vertical curves where they shall be shown
at 25' stations. Rate of gradient in percentage shall also be shown. All
elevations shall refer to National Geodetic Vertical Datum (NGVD)
of 1929, unless in the opinion of the DEC, suitable benchmarks are not
readily available, and alternative benchmarks are authorized by the Director
prior to the submission of the plans. Profiles shall also indicate the location
of any intersecting public or private ways, and the location of existing and
proposed storm drains, water mains, and sewers and their appurtenances, and
other Utilities. The profile shall show the rates of grade for sewers, storm
Dains, and water mains.
(d)
Material type for existing and proposed storm Drains, water mains, and sewers,
conforming to the material specifications of
974 CMR
2.00.
(e)
Proposed centerline profile of each way, showing the elevations of
intersections of tangents, 50' stations, rates of slope, vertical curves, and
data pertaining thereto in figures for each 25' station.
(f) High points and low points of vertical
curves, calculated and shown on said profiles.
(g) Profiles on Easements and on the exterior
lines of ways at a horizontal scale of1" = 40' and vertical scale of 1"= 4', or
such other scale as the Director deems appropriate. All Subdivision profiles
and road grade levels will be established using certified benchmarks within
Devens and tied to the Massachusetts Coordinate System or as directed by
MassDevelopment Engineering.
(5)
Conditions. The
DEC may require conditions necessary to cause the Definitive Plan to comply
with the Review Criteria. Conditions the DEC might impose include:
(a) Completion of proposed ways and extension
and/or installation of the proposed Improvements within the period specified by
the DEC or agreed to by the Applicant.
(b) Slope Easements and/or retaining walls to
provide for more gradual slopes and to support the street and/or road or
adjacent land. Construction of retaining walls in accordance with MassDOT
standards.
(c) Common portions of
the water, sewer, drainage, and roadway systems be offered for public
acceptance. The DEC may alternatively require that common portions of the
systems be privately maintained; and, if such systems are required or proposed
to be private, in perpetuity, the Applicant must provide for their long-term
maintenance in a manner that is satisfactory to the DEC.
(d) Construction of off-site Improvements
involving the extension and/or modification of streets and/or roads, utility or
drainage systems beyond the project if the DEC finds that the proposed
subdivision will create significant capacity, safety or environmental problems
within the Public Infrastructure in Devens. Any required off-site Improvements
shall be located within Devens. Specifically, the following types of off-site
Improvements might be required:
1.
Construction or modification of ways to ensure adequate capacity, efficiency,
or safety of vehicular, bicycle, and/or pedestrian flow.
2. Installation of Improvements or segments
within utility collection or distribution systems designed to increase their
capacity or enhance performance.
3.
Extension or modification of drainage collection or discharge Improvements in
order to provide sufficient capacity for Lot-related runoff.
4. Installation of protective measures to
safeguard off-site Resource Areas.