[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.
A.
Any person who submits a Board of Survey plan for
approval shall file with the Planning Board (Board of Survey) the
following:
(1)
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:
(a)
Side lines, center line, points of tangency,
length of tangents, length of curves, intersection angles and radii
of curves for the proposed roadway.
(b)
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.
(c)
Profiles of the proposed utilities, storm drains
and sanitary sewers shall be included with the roadway profile.
(d)
A typical cross section of the proposed roadway.[1]
[1]
Editor's Note: The diagram of typical cross sections is included at the end of this chapter.
(e)
Gutter profiles at all proposed intersections
and at other locations as required by the Board.
(f)
The top and toe of proposed slopes adjacent
to the roadways.
(g)
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.
(h)
Locations of all permanent monuments, properly
identified as to whether existing or proposed.
(i)
The location and elevation of the starting bench
mark shall be indicated on the plan. All elevations shall refer to
the Wakefield Sewer Base.
(j)
Existing topography with two-foot contour intervals.
(k)
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.
(2)
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.
(3)
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.
[2]
Editor's Note: A copy of the form is included at the end of this chapter.
(4)
A certified (by the Assessors) abutters list with
stamped, addressed envelopes of each of the abutters.
(5)
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.)
B.
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:
A.
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.
B.
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.
C.
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.
D.
The roadway shall be constructed across the entire
frontage of the lot or lots that the proposed plan will provide access
to.
F.
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.
G.
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.
H.
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.
I.
Streetlights, if required, shall conform to the type
and style required by the Planning Board.
J.
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.
[1]
Editor's Note: Table A and the diagram of
typical cross sections are included at the end of this chapter.
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:
A.
The proposal is designed consistent with the need
to minimize flood damage.
B.
All public utilities and facilities, such as sewer,
gas, electrical and water systems, shall be located and constructed
to minimize or eliminate flood damage.
C.
Adequate drainage systems shall be provided to reduce
exposure to flood hazards.
D.
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.
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.
