A. 
At least one street in the new subdivision will connect with a road which will provide access to the new subdivision, and said road shall meet the requirements of MGL c. 41 § 81M, in the opinion of the Board.
B. 
Location.
(1) 
All streets in the subdivision shall be designed so that, in the opinion of the Board, they will provide safe vehicular travel. Due consideration shall also be given by the subdivider to the attractiveness of the street layout in order to obtain the maximum livability and amenity of the subdivision. No traveled way in the subdivision may be located closer to a property line of the subdivision than 25 feet (except where a cul-de-sac is planned for future extension).
(2) 
Provision satisfactory to the Board shall be made for the proper projection of streets or for access to adjoining property which has not been subdivided. Any street in a new subdivision that abuts vacant land, if terminated, shall provide turnarounds as provided in Table 2,[1] with easements of 45 feet in length and 40 feet in width extending to the boundary of the subdivision with the vacant land, such that streets can be extended into further subdivision. Any street in a new subdivision that abuts an existing subdivision shall connect with the existing Town roads in the older subdivision, or with the existing private road (with the written permission of the owners on the private road), if proper rights-of-way are granted by the older subdivision.
(3) 
Reserve strips prohibiting access from streets or adjoining property shall not be permitted, except where, in the opinion of the Board, such strips shall be in the public interest.
(4) 
In case access to a subdivision crosses land in another municipality, the Board may require certification from appropriate authorities that such access is in accordance with requirements of such municipality and that a legally adequate performance bond has been duly posted or that such access is adequately improved to handle prospective traffic.
C. 
Alignment, grade, cul-de-sac and intersections. These shall be in accordance with the standards in Table 2.[2]
D. 
Cul-de-sac (turnarounds). These shall be completely paved. A center island, with bituminous curbing, will require written approval from the Fire Department.
E. 
Bridges. They shall be designed in accordance with the standards of the Massachusetts Highway Department.
F. 
Retaining walls. They shall be installed where deemed necessary by the Board, as advised by the Town Engineer, and shall comply with specifications set forth in Standard Specifications for Highways and Bridges, as amended.
G. 
Half streets. A half street, one that is a portion of a proposed street running astride a common boundary line, said portion being within a subdivision under consideration, shall be prohibited.
H. 
Two streets serving the same lot(s). Streets should be laid out in such a way as to avoid the situation where two parallel streets are providing frontage to the same lot or lots, except where essential to overcome separation of residential development from major streets or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 10 feet shall be provided along the rear lot lines abutting such a major street or other disadvantageous use. There shall be no right of access across such easement.
I. 
Multiple intersections. Multiple intersections involving a junction of more than two streets shall be prohibited.
J. 
Utility installation. All utilities shall be installed underground and will conform to requirements of the utility companies and the Town of Brewster. The applicant shall employ at his own expense an engineer to set all lines and grades in a manner satisfactory to the Board, as advised by the Town Engineer.
K. 
Streetlights. The applicant shall install and operate at his own expense a streetlight at the intersection of the subdivision street and the Town road. The light shall be a sodium vapor lamp with size and location to be established by the Police Chief.
L. 
Street construction. The applicant shall notify the Board in writing of the appointment of the following:
(1) 
A land surveyor, employed at the applicant's expense to set lines and grades in accordance with the definitive plan.
(2) 
A project manager (who must be a professional engineer), employed at the developer's expense, to serve as a contact person for all Town departments and boards and who shall also be able to certify as to the contractor's compliance with Planning Board rules and regulations as regards road construction. He shall also file written status reports as per § 290-10O of the Planning Board Rules and Regulations.
(3) 
The subgrade shall be classified as follows:
(a) 
Poor: subgrade soils which become quite soft and plastic when wet. Included are those soils having appreciable amounts of clay and silt and fine sand where frost penetration into the subgrade is expected.
(b) 
Medium: subgrade soils which retain a moderate degree of firmness when saturated. Included are such soils as fine sands where frost is not a problem, silty sands and sandy gravels with some silts and clays.
(c) 
Good to excellent: Subgrade soils which retain a substantial amount of their load-supporting capacity when saturated shall be classified as good. Included are clean sands and gravels free of detrimental amounts of plastic silts and clays. Subgrade soils unaffected by moisture or frost shall be classified as excellent. Included are clean and sharp sands and gravels, particularly those that are well graded.
(4) 
All unsuitable material (i.e., poor, below the subgrade) shall be removed to a minimum depth of 30 inches and shall be replaced by permeable soil (medium and coarse sands and gravels) and capped by a six-inch layer (compacted depth) of hardening topped by a four-inch layer (compacted depth) of processed stone (i.e. rock, crusher run, bluestone) or other material approved by the Massachusetts Department of Public Works Standard Specifications for Highways, Bridges and Waterways (1973, as amended), Section 170.
(5) 
Before the base course is spread, the subgrade shall be shaped to a true line and grade conformance to the proposed cross section of the road. In all instances a six-inch layer of hardening (compacted depth) shall be installed prior to placement of the required base courses. Subgrades shall be compacted to the depth as indicated in Table 3 to 95% of the maximum dry density determined by AASHTO 180, Method D. All subgrades shall be prepared in accordance with the standards in AASHO Section 150 (Embankments).
(6) 
The pavement structure shall be constructed in accordance with applicable sections of the Massachusetts Standard Specifications for Highways, Bridges and Waterways.
(a) 
Base course. The base course shall be either bituminous concrete in accordance with Section 420, Class I, Bituminous Concrete Base Course, Type I-1, or granular in accordance with Section 405, Gravel Base Course, or Section 410, Crushed Stone Base Course. It shall be laid to a depth indicated in Table 3.[3]
(b) 
Binder course. The binder course shall be bituminous concrete in accordance with Section 460, Class 1, Bituminous Concrete Pavement, Type I-2 (binder course mix). It shall be laid to a depth indicated in Table 3.
(c) 
Surface course. The surface course shall be bituminous concrete in accordance with Section 460, Class I, Bituminous Concrete Pavement, Type I-1 (top course mix). It shall be laid to a depth indicated in Table 3.
A. 
In any development, stabilized loamed and seeded shoulders shall be constructed along the roadway, at its outer edges, in accordance with Table 1.[1]
B. 
Such shoulders shall consist of a four-inch layer of good quality loam, placed at the edge of the pavement surface, on top of the subgrade, rolled and compacted to a transverse grade of 2% meeting that of the finished pavement and seeded with a good quality ground cover applied in sufficient quantity to assure adequate coverage.
A. 
Curbing shall be standard granite, precast concrete or bituminous concrete at the election of the applicant.
B. 
Machine bituminous concrete berms shall be provided, for drainage purposes, at least 1.5 feet in width, sloping toward the street at a rate of from three to five inches per foot, and laid on top of the base coat. Where the quantity of runoff cannot be accommodated by this shallow gutter and adjoining private property is affected, standard granite or precast concrete curb may be required.
A. 
Sidewalks shall have a finished grade of 2.0% sloping toward the roadway. When unusual physical land characteristics or topographic conditions require, the Board may approve the placement of a sidewalk at a greater distance from the roadway or at a higher or lower elevation in relation thereto, provided that such variation is indicated on the definitive plan.
B. 
In constructing all sidewalks, the material shall be removed for the full width of the sidewalk to a subgrade at least 10 inches below the approved finished grade, and also all soft spots and other undesirable material below such subgrade shall be replaced with good binding material and rolled with a two-ton roller or equivalent. Unless the applicant elects to install concrete sidewalks, built according to specifications of Massachusetts Executive Office of Transportation, the excavated area shall be filled with at least eight inches of select gravel containing some binding material and compressed and rolled to a surface slope of 2%. Sidewalks shall then be paved to a thickness of three inches with bituminous concrete pavement, applied in two one- to one-and-one-half-inch courses.
A. 
The finished grade of such planting strips shall be 2% sloping toward the roadway. Where unusual physical land characteristics or topographic conditions exist, the Board may approve the construction of a planting strip at a slope greater than 2%, provided that the finished slope will not project above or below a plane sloped two horizontal to one vertical, upward or downward, from the edge of the roadway.
B. 
No trees or other obstructions shall be placed or retained within the planting strip so as to be closer than four feet from the edge of the roadway.
C. 
The top four inches of planting strips shall consist of good quality loam, screened, raked and rolled with at least a one-hundred-pound roller to grade. The loam shall be planted with quality ground cover applied in sufficient quantity to assure adequate coverage, rolled when the loam is moist.
A. 
The area in back of the sidewalk, or where no sidewalk is constructed, in back of the required planting strip, shall be graded to a point where it coincides with the finished grade of abutting lots in such a manner that no projection thereof within the right-of-way lines of the street will project above a plane sloped two horizontal to one vertical from the edge of the sidewalk or grass lot, or be below a plane sloped two horizontal to one vertical downward.
B. 
The top four inches of side slopes shall consist of good quality loam, screened, raked and rolled with at least a one-hundred-pound roller to grade. The loam shall be seeded with quality ground cover applied in sufficient quantity to assure adequate coverage, rolled when the loam is moist.
Signs shall conform to standards outlined by the Department of Public Works and the Fire Department.
A. 
Granite or concrete monuments 30 inches in length dressed to five inches at the top with a three-eighths-inch drill hole in the center and not less than five inches square at the bottom shall be set to finished grade as shown on plans.
B. 
No permanent monuments shall be installed until all construction which could destroy or disturb the monuments is completed.
A. 
The construction of a drainage system, including methods of construction and quality of materials used, shall be in conformity with the definitive plan, and the details shall conform to the details of the Massachusetts Highway Department specifications and standards and typical roadway construction details unless specifically excepted by the Board.
B. 
There shall be a drainage basin every 300 feet on continuous grades.
C. 
The quantity of stormwater carried by drains normally shall be determined by the Rational Formula Method, unless an engineer shows evidence that another approach is more appropriate in a specific case. However, in no event shall the protection provided be for a lower design storm than specified below. The design storm shall be 25 years in normal cases involving developments, 10 years for industrial subdivisions and 100 years for bridge openings.
D. 
The engineer shall provide a plan for stormwater runoff based on the method outlined above, which shall be attached to the road profiles. Additionally, a topographic plan showing the areas of drainage contribution both on and abutting the development shall be furnished.
Community-type systems or the joint use of wells shall be subject to the standards of the Massachusetts Department of Public Health, the Brewster Board of Health and the Brewster Water Department.
A. 
Easements for utilities within street layout, across lots or centered on rear or side lot lines shall be provided where necessary and shall be at least 12 feet wide for electricity and telephone and 25 feet wide for drainage, sewerage and water. These easements shall be granted by the developer for present or future installation and be specifically reserved by deed restriction.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Board shall require that there be provided stormwater easements or drainage rights-of-way of adequate width to conform substantially to the lines of such watercourse, drainageway, channel or stream and to provide for construction or other necessary purpose.
All regulations set forth in the Town of Brewster Zoning, as amended, Article IX, Special Regulations, shall apply. In the absence of explicit detail of any standard or design regarding roads, utilities, water service, drainage or street signs in the aforesaid Article IX of the Brewster Zoning Bylaw, the appropriate requirements of the Brewster Planning Board rules and regulations shall apply.
Due regard shall be shown for all natural features, such as large trees, watercourses, scenic vistas, historic properties and similar community assets, which, if preserved, will add attractiveness and value to the subdivision.
A. 
Topsoil. Topsoil removed during construction shall be redistributed so as to provide at least four inches of cover to all areas of the subdivision and shall be stabilized by seeding and planting. At no time shall topsoil be removed from the site or tract without written permission from the Board.
B. 
Trees. To the fullest extent possible, existing trees shall be preserved by the developer. Special consideration shall be given in the layout of lots and the position of dwellings on the lots to ensure that existing trees shall be preserved, during the process of grading lots and roads. Where there is a question as to the desirability of removing a group of trees in order to allow for use of the land for a lot or lots, and these trees which serve to add interest and variety to the proposed subdivision, the Board may, after proper investigation, withhold approval of such lot or lots.
C. 
Floodplains. Proposed subdivisions shall comply with the state floodplain regulations and any acts in amendment thereof in addition thereto or in substitution therefor. Written notice to the Brewster Conservation Commission will be given by the developer if any portion of the proposed subdivision involves wetlands.
D. 
Removal, filling or dredging of certain areas on coastal waters. Proposed subdivisions shall comply with the Wetlands Protection Act, and any acts in amendment or in addition thereto or in substitution therefor. Filling of any lands within a proposed subdivision should be brought to the attention of the Board at the time of the preliminary plan.
The construction of the roads and the installation of municipal services required under these rules and regulations shall be completed within two years from the date of endorsement of the plan. At the discretion of the Board, an extension may be granted. Failure to so complete the construction of roads and the installation of municipal services within the specified two-year period shall be deemed by the Board to be grounds for rescission of its approval of the plan, under the provision of MGL c. 41, § 81W.