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Town of Wakefield, MA
Middlesex County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Planning Board of the Town of Wakefield, acting as the Board of Survey, 3-26-1991. Amendments noted where applicable.]
Under MGL c. 41, §§ 73 to 80, the Wakefield Planning Board, acting as the Board of Survey, adopts these rules and regulations, which shall be effective upon date of adoption.
Any person who submits a Board of Survey plan for approval shall file with the Planning Board (Board of Survey) the following:
The Board of Survey plan prepared by a registered professional engineer and registered land surveyor, as required by law, which shall be clearly and legibly drawn in black India ink upon Mylar sheets of twenty-four by thirty-six (24 x 36) inches. The plan shall be at a horizontal scale of one (1) inch to each forty (40) feet, unless the Board approves another scale as more convenient. Where necessary, the plan may be on several sheets, but in such case continuity and ease of reading shall be provided by matching lines and consecutive numbering. The Board of Survey plan shall contain the following information:
Side lines, center line, points of tangency, length of tangents, length of curves, intersection angles and radii of curves for the proposed roadway.
Directly above or below the plan of each roadway, a profile showing existing and proposed grades along the center line of the roadway, together with figures of elevation at all even stations and at twenty-five-foot intervals along all vertical curves. Stations and elevations for all high and low points shall be shown. The horizontal scale of the profiles shall be forty (40) feet to one (1) inch, and the vertical scale shall be four (4) feet to one (1) inch.
Profiles of the proposed utilities, storm drains and sanitary sewers shall be included with the roadway profile.
A typical cross section of the proposed roadway.[1]
Editor's Note: The diagram of typical cross sections is included at the end of this chapter.
Gutter profiles at all proposed intersections and at other locations as required by the Board.
The top and toe of proposed slopes adjacent to the roadways.
Sufficient data to determine the location, bearing and length of the proposed roadway. All bearings shall be true, magnetic or grid, and the North arrow as shown on the plan shall indicate this clearly.
Locations of all permanent monuments, properly identified as to whether existing or proposed.
The location and elevation of the starting bench mark shall be indicated on the plan. All elevations shall refer to the Wakefield Sewer Base.
Existing topography with two-foot contour intervals.
Proposed systems of storm drainage, including adjacent natural waterways. Profiles and typical sections of existing and proposed waterways adjacent to the proposed roadway shall be shown. Elevations of high-water marks shall also be shown.
A filing fee to defray partially the costs to the town in conjunction with processing, review and inspection. The applicant shall deposit with the Planning Board the following amount in the form of a check made out to the Town of Wakefield: two dollars ($2.) per linear foot, measured along the entire length of the proposed roadway improvements indicated on the plan. If the plan is disapproved, the amount attributable to the inspection costs [one dollar ($1.) per linear foot] shall be refunded to the applicant.
Copies of the legal notices of the public hearing which must be advertised in the Wakefield Daily Item at least fourteen (14) days, and then again seven (7) days, prior to the public hearing. The legal notices must be paid for by the applicant and submitted to the Wakefield Daily Item on the form provided.[2] Before the legal notice is submitted for publication, it must be approved by the Planning Board or its designee.
Editor's Note: A copy of the form is included at the end of this chapter.
A certified (by the Assessors) abutters list with stamped, addressed envelopes of each of the abutters.
Security sufficient to cover the cost of the proposed improvements, as determined by the Board. (This item will be required only upon the approval of the Board of Survey plan and only if construction is to take place.)
All plans must be reviewed by the Board of Public Works prior to the scheduling of the public hearing. In addition, if the Planning Board determines it appropriate, plan review will be requested of the Police, Fire and Municipal Light Departments.
The proposed street must meet the requirements of Table A and the typical cross section,[1] unless approved otherwise by the Board. In addition, the proposed street must meet the following requirements:
Street lines at all intersections shall be rounded with a curve at each corner having a radius of not less than twenty-five (25) feet. However, when the intersection of two (2) streets varies more than ten degrees (10°) from a right angle, the radius of the curve at the acute angle may be less and at the obtuse angle may be greater than twenty-five (25) feet to the extent approved or required by the Board.
Where the grade of any street at the approach to an intersection exceeds six percent (6%), a leveling area shall be provided having not greater than one-percent grades for a distance of twenty-five (25) feet, measured from the nearest exterior line of the intersecting street to the point of vertical curvature.
Dead-end streets shall be provided at the closed end with a turnaround having an outside layout line radius of at least fifty (50) feet. The traveled way shall have a radius of at least forty (40) feet, and the pavement shall extend across the full width of the traveled way.
The roadway shall be constructed across the entire frontage of the lot or lots that the proposed plan will provide access to.
The construction of the proposed roadway (if approved) shall be in accordance with § 320-18E of Chapter 320, Subdivision of Land.
During the progress of the required construction of roadways and utilities, the contractor working for the applicant will be required to keep the subdivision and all adjacent properties in a neat and orderly condition as is deemed reasonable by the Town Engineer.
If it is necessary for the connection of the proposed roadway to an existing roadway to do work within these existing roadways, the applicant must first obtain a street opening permit from the Wakefield Department of Public Works. All of this work shall be in accordance with § 320-18I of Chapter 320, Subdivision of Land.
Street signs which conform to the then-current standards of the Department of Public Works and bearing the name of the street as indicated on the plan shall be erected at the intersections of the proposed roadway. The applicant shall also be required to provide any and all traffic signage deemed necessary by the Board to serve public safety. Such signage shall include, but not be limited to, traffic signs, crosswalks and street center and boundary lines and shall comply with uniform traffic standards.
Streetlights, if required, shall conform to the type and style required by the Planning Board.
Granite or precast concrete monuments not less than four (4) feet long and five (5) inches square shall be installed at all street intersections, at all points of change in direction of curvature of streets and at all other points where, in the opinion of the Board, permanent monuments are necessary.
Editor's Note: Table A and the diagram of typical cross sections are included at the end of this chapter.
Sanitary sewers shall be constructed within the proposed roadway as necessary to provide adequate sewage disposal to all lots to which the proposed roadway will provide access. The sewers shall conform to the requirements of § 320-19 of Chapter 320, Subdivision of Land.
Water mains, with hydrants, valves and other fittings, shall be constructed within the proposed roadway as is necessary to provide to all lots to which the proposed roadway will provide access adequate water supply for domestic and fire protection use. The water mains shall conform to the requirements of § 320-20 of Chapter 320, Subdivision of Land.
Storm drains, culverts and related installations shall be constructed as necessary to provide adequate disposal of surface water from the proposed roadway and the adjacent lots to which the roadway will provide access. If the existing town drainage system is proposed to be extended, supporting documentation as to its adequacy must be provided by the applicant. The proposed drains must meet the requirements of § 320-21B of Chapter 320, Subdivision of Land.
All electric and telephone utilities are required to be placed underground in accordance with the specifications of the Wakefield Municipal Light Department.
If any easements are required for water mains, sewers, storm drains, etc., in connection to the proposed roadway, they shall be a least twenty (20) feet wide.
The proposed roadway must be provided with either existing or new street trees within and along the right-of-way at a minimum spacing of one (1) every forty (40) feet. The exact location of each new tree shall be determined by the town's Tree Warden. The street trees shall be not less than two (2) inches in diameter and not less than eight (8) feet in height. If necessary, the applicant shall supply the trees, materials and labor to plant said trees to meet this minimum. The trees shall meet the requirements of § 320-25A of Chapter 320, Subdivision of Land.
All Board of Survey proposals shall be reviewed to determine whether such proposals will be reasonably safe from flooding. If any part of the roadway proposal is located within the Floodplain District, it shall be reviewed to assure compliance with the following:
The proposal is designed consistent with the need to minimize flood damage.
All public utilities and facilities, such as sewer, gas, electrical and water systems, shall be located and constructed to minimize or eliminate flood damage.
Adequate drainage systems shall be provided to reduce exposure to flood hazards.
Base flood elevation (the level of the one-hundred-year flood) data shall be provided for all proposals for that portion within the Floodplain District.
Lowest floor elevations shall be shown on all lots that the proposed roadway will provide access to within the Floodplain District in accordance with the Zoning Bylaw of the Town of Wakefield.[1]
Editor's Note: See Ch. 190, Zoning.
Upon completion of the roadway construction and prior to the release of sureties, the applicant shall submit to the Board a plan, drawn on Mylar and certified by a registered land surveyor or registered professional engineer, showing the actual size, locations of all utilities and roadway profiles and any changes authorized by the Board.