PLANNING BOARD

                RULES AND REGULATIONS GOVERNING

                    THE SUBDIVISION OF LAND

 

 

Adopted September 19,2000 Revised November 20,2001

 

 

 

SECTION 1000.  PURPOSE AND AUTHORITY.

 

1100.  PURPOSE.

 

These subdivision rules and regulations are hereby enacted, in accordance with the provisions of G.L. c. 41, s. 81M, for the purpose of protecting the safety, convenience, and welfare of the inhabitants of the Town, by regulating the laying out and construction of ways in subdivisions providing access to the several lots therein, but which have not become public ways, and ensuring sanitary conditions in subdivisions and in proper cases parks and open areas.  The powers of the Planning Board and of the Board of Appeals under these regulations and the subdivision control law shall be exercised with due regard for the provision of adequate access to all of the lots in a subdivision by ways that will be safe and convenient for travel; for lessening congestion in such ways and in the adjacent public ways; for securing safety in the case of fire, flood, panic, and other emergencies; for insuring compliance with the Zoning By‑law, for securing adequate provision for water, sewerage, drainage, underground utility services, fire, police, and other municipal equipment, and street lighting and other requirements where necessary in a subdivision; and for coordinating the ways in a subdivision with each other and with the public ways in the town, and with the ways in neighboring subdivisions.

 

1200.  AUTHORITY.

 

These Rules have been adopted under the authority vested in the Planning Board by G.L. c. 41, s. 81Q, as amended.  The Planning Board shall be the agency responsible for the administration of the Rules and shall have all of the powers assigned to it by G.L. c. 41, ss. 81K to 81GG, inclusive.

 

 

SECTION 2000.  GENERAL REGULATIONS.

 

2100.  DEFINITIONS.

 

For the purposes of these Rules the following words and terms used herein are hereby defined or the meaning thereof explained, extended, or limited as stated in G.L. c. 41, as amended.  Other terms or words or phrases not defined herein or in the Subdivision Control Law shall be construed according to the common and approved usage of the language, but technical words and phrases and such other terms or phrases as may have acquired a particular and appropriate meaning in law shall be construed and understood according to such meaning.

 

Abutter shall mean (a) an owner of land sharing a common property line with the owner of land referred to in a subdivision application and (b) an owner of land which is directly across a way from the frontage of said subdivision land.    

 

Applicant shall mean the owner of the land referred to in an

application filed with the Planning Board, or the owner's duly

authorized representative or the applicants assigns.(includes changes

of 11/20/01) 

 

Board shall mean the Planning Board.

 

Easement shall mean a right acquired by a public authority or other person for use or control of property for utility or other designated public purpose.

 

Frontage shall have the same definition as that used in the Zoning By-law.

 

Lot shall mean an area of land in one ownership, with definite boundaries used, or set aside and available for use, as the site of one or more buildings.

 

Lot, corner shall mean a lot which has legal frontage on both a public way and on a proposed subdivision way, and which shall be shown on a subdivision application and shall be considered a part of that plan.

 

Massachusetts Department of Highways Standard Specifications for Highways, Bridges and Waterways shall refer to the latest edition with amendments.

 

Massachusetts General Laws Annotated or G.L. shall mean the General Laws of the Commonwealth of Massachusetts, Ter. Ed., with all additions thereto and amendments thereof.  In the case of a rearrangement of the General Laws, any citation of particular sections herein set forth shall be applicable to the corresponding sections in the new codification.

 

Municipal Services shall mean sewers, surface water drains, and other private or public utilities including water pipes, gas pipes, electric lines, cable television lines, telephone lines, fire alarm lines, and their respective appurtenances.

 

Owner shall mean, as applied to real estate, the person (hereinafter defined) holding the ultimate fee simple title to a parcel, tract, or lot of land, as shown by the record in the appropriate Land Registration Office, Registry of     Deeds, or Registry of Probate. Twenty days prior to any and all transfer of ownership, the owner shall supply the Planning Board with the name of the new owner and proof of transfer of deed. (includes changes of 11/20/01)

 

Permanent Benchmark shall mean a permanent reference point with the elevation accurately established by stone bounds and referenced to the United States Coast and Geodetic Survey datum.

 

Person shall mean an individual, partnership, corporation,    or two or more individuals or a group or association of individuals, having common or undivided interests in a tract of land.

 

Roadway or Street shall mean that portion of the way, right‑of‑way, or street layout which has been prepared and constructed for vehicular traffic.

 

Rules:  These Subdivision Rules and Regulations of the Planning Board.

 

Street Categories:

 

     Collector shall mean a street with anticipated traffic

     equivalent to that generated by 50 homes or more, or which

     serves abutting land zoned for business or industry.

 

     Dead‑End shall mean a street or a combination of streets which has only one means of ingress from or egress to a collector or minor street.  Only lanes shall be dead-end streets.

 

     Lane shall mean a street which cannot serve as access to more than ten (10) dwelling units.

 

     Minor shall mean a street which cannot qualify as a

     lane but which can be expected to handle less traffic than a

     collector street and which serves no abutting land zoned for

     business or industry.

 

Subdivision shall mean "the division of a tract of land into two or more lots and shall include re-subdivision, and, when appropriate to the context, shall relate to the process of subdivision or the land or territory subdivided; provided however, that the division of a tract of land into two or more lots shall not be deemed constitute a subdivision within the meaning of the subdivision control law if, at the time when it is made, every lot within the tract so divided has frontage on (a) a public way or a way which the clerk of the city or town certifies is maintained and used as a public way, or (b) a way shown on a plan theretofore approved and endorsed in accordance with the subdivision control law, or (c) a way in existence when the subdivision control law became effective in the city or town in which the land lies, having, in the opinion of the planning board, sufficient width, suitable grades, and adequate construction to provide for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon or served thereby, and for the installation of municipal services to serve such land and the buildings erected or to be erected thereon.  Such frontage shall be of at least such distance as is then required by zoning or other ordinance or by‑law, if any, of said city or town for erection of a building on such lot, and if no distance is so required, such frontage shall be at least twenty feet.  Conveyances or other instruments adding to, taking away    from, or changing the size and shape of, lots in such a manner as not to leave any lot so affected without the frontage above set forth, or the division of a tract of land on which two or more buildings were standing when the subdivision control law went into effect in the city or town in which the land lies into separate lots on each of which one of such buildings remains standing, shall not constitute a subdivision."  See G.L. c. 41, s. 81L.

 

Subdivision Control Law shall mean G.L. c. 41, ss. 81K to 81GG, inclusive, and any amendments thereof, additions thereto, or substitutions therefor.

 

Town shall mean the Town of Templeton

 

Way or Right‑of‑Way shall mean the full strip of land designated as a way, consisting of the roadway, and any planting strips or sidewalks.  A way so designated shall be available only for such uses as are customary for ways in the Town, and shall not be available for any private construction such as buildings, fuel tanks, septic systems, fences, or walls.

 

Yard, front shall mean land extending across the required width of the lot and lying between the street line of the lot and the nearest line of the building.  The depth of the front yard shall be the minimum distance between the building and the front lot line.

 

Zoning By-Law shall mean the zoning by-law of the Town.

 

2200.  PROCEDURES.

 

2210.  General.

 

     2211.  All plans, and all procedures relating thereto, shall comply in all respects with the provisions of these Rules, unless the Board authorizes a variation thereof in specified instances.

 

     2212.  Any person desiring to make a subdivision within the meaning of the subdivision control law of any land within the Town shall, before proceeding with the improvement or sale of lots in the    subdivision, or the construction of ways, or the installation of municipal services therein, submit to the Board a plan of such subdivision and secure approval by the Board of a Definitive Plan as hereinafter provided.

 

     2213.  The Board shall not approve or modify and approve any plan of a subdivision of land, unless all lots and other aspects of such plan conform with the Zoning By‑law of the Town or a variance from the terms thereof has been granted by the Board of Appeals.

 

2220.  Issuance of Building Permits.  The official in the Town authorized to issue building permits shall not issue any permit for erection of a building until first satisfied (a) that the lot on which the building is to be erected is not within a subdivision, (b) that a way furnishing the access to the lot within a subdivision as required by the subdivision control law is shown on a recorded plan and that any conditions endorsed thereon limiting the right to erect or maintain buildings on such lot have been satisfied, and (c) that all other applicable requirements have been met.

 

2230.  Professional and Technical Assistance.  The Board may assign as its agents appropriate Town officials, and may hire professionals to assist in the review of plans and the inspection of improvements, at the cost of the applicant.

 

2240.  Modification, Amendment, or Rescission.  The Board, on its own motion or on the petition of any interested person, shall have the power to modify, amend, or rescind its approval of a plan of a subdivision, or to require a change in a plan as a condition of its retaining the status of an approved plan, after due notice and opportunity to the owner to be heard in accordance with G.L. c. 41, s. 81W, as amended. 

 

2250.  Submission of Plans.  Plans shall not be considered "submitted" until all required documentation has been received by

the Board, including fees.

 

2260.  Fees.  The fees indicated in Appendix A - Planning Board Fee Schedule shall accompany the submittal of application materials of the various plans specified in the Rules, to cover costs of processing, technical review, and inspection.

 

2300.  [RESERVED]

 

2400.  PLAN BELIEVED NOT TO REQUIRE APPROVAL.

  (ANR approval does not constitute compliance with zoning requirements for building purposes)

 

2410.  Submission.  Any person who wishes to cause to be recorded in the Registry of Deeds or to be filed with the Land Court a plan of land and who believes that said plan does not require approval under the Subdivision Control Law, may submit to the Board said plan, five (5) prints thereof, and four (4) copies of a properly executed Form A ‑ Application for Endorsement of a Plan Believed Not to Require Approval, accompanied by the necessary evidence to show that the plan does not require approval.  The applicant shall also submit the fee as set forth in Appendix A - Planning Board Fee Schedule with the application form.  Said person shall file, by delivery or registered mail, a notice with the Town Clerk stating the date of submission for such determination.  The Board will review the plan to determine whether it is a subdivision and whether it conforms to the standards for endorsement.

 

2420.  Required Information.  Said plan shall be of a minimum dimension of nine and one‑half inches by fourteen inches (9 1/2" x 14") but not to exceed a dimension of twenty four inches by thirty six inches (24" x 36"), drawn at a scale of one (1) inch equals forty (40) feet, and shall contain the following information:

 

     2421.  Identification of the plan by the name of the owner

     of record and the location of the land in question;

 

     2422.  The statement "Approval Under the Subdivision Control

     Law Not Required", and sufficient space for the date, and

     all signatures of the members of the Board;

 

     2423.  Zoning classification and location of any zoning

     district boundaries that may lie within the locus of the

     plan;

 

     2424.  In the case of creation of a new lot, the remaining

     land area and frontage of the land in the ownership of

     the applicant, if any;

 

    

     2425.  Notice of any decisions by the Zoning Board of

     Appeals, including but not limited to variances and special

     permits regarding the land or any buildings thereon;

 

     2426.  Names of abutters from the latest available Assessor's

     records unless the applicant has knowledge of any changes

     subsequent to the latest available records;

 

     2427.  Distance to the nearest permanent monument; contours at the scale of available topographical maps, or where applicable, contours at a scale sufficient to demonstrate that each lot has present vehicular access from the way serving the site;

 

     2428.  Location of all existing buildings, including setback and side and rear yard designations and any existing structures on any remaining adjoining land owned by the applicant and dimensions of yards relating to such structures;

 

     2429.  Location of any easement or way, public or private, across the land, with a designation as to the use of the same.

 

2430.  Denial of Endorsement.  If the Board determines that the plan does require approval under the Subdivision Control Law, or does not conform to the standards for endorsement hereunder, it shall within twenty-one (21) days of submission of said plan, so inform the applicant and return the plan.  The Board shall also notify the Town Clerk of its determination.

 

2500.  ACCESS ADEQUACY REGULATIONS.

 

2510.  General.  Plans shall be endorsed as not requiring approval under the Subdivision Control Law and subdivision plans shall be approved only if each building lot to be created by such plan has adequate access as intended under the Subdivision Control Law, G.L. c. 41, ss. 81K ‑ 81GG.

 

2520.  Standards of Adequacy.  Streets within a subdivision shall be considered to provide adequate access if, and only if, complying with the standards established in these Rules.  Ways providing access to streets within a subdivision shall be considered to provide adequate access where, prior to construction on any lots, the applicant ensures that such access will be in compliance with the Subdivision Regulations for right of way width, pavement width, maximum grade, and sight distance requirements applicable to ways within a subdivision.

 

 

2530.  Obligations.  The Board may require, as a condition of its approval of a subdivision plan, that the developer construct access ways to a width as required in these regulations, and that applicant make physical improvements within such way or compensate the town for the cost of such improvements in order to meet the standards specified above.

 

2540.  Waivers.  The Board may waive strict compliance with these access regulations only upon its determination, following consultation with the Selectmen, Superintendent of Streets, Police Chief, and Fire Chief, that the way in fact will be otherwise sufficient to serve the needs for access to serve potential uses of land abutting on or served by the way in question.  

 

2600.  WAIVERS.

 

2610.  General.  Strict compliance with these Rules may be waived when, in the judgment of the Board, such action is in the public interest, not inconsistent with the Subdivision Control Law, and promotes public health and safety.

 

 

SECTION 3000.  SUBMISSION AND ACTION.

 

3100.  PRE‑SUBMISSION REVIEW. 

 

3110.  General.  Prior to investing in extensive professional design costs for preparation of subdivision plans, the applicant is invited to review the proposed development of the parcel of land with the Board, in order to explore general conditions involving the site and to discuss potential problems.  Pencil sketches, which need not be professionally prepared, will assist in this discussion, and should show the critical features of a Preliminary Plan.  In some cases, this pre‑submission review may eliminate the need for the formal submission of a Preliminary Plan. 

 

3200.  PRELIMINARY PLAN.

 

3210.  Submission.  A preliminary plan of a subdivision may be submitted by the sub-divider to the Board and through the Board to the Board of Health for discussion and approval, modification or disapproval by the Board.  Notice of submission shall be provided to the Town Clerk in accordance with G.L. c.41, s. 81S.  The submission of such a Preliminary Plan shall be made on Form B ‑    Application for Approval of a Preliminary Plan ‑ and will enable the sub-divider, the Board, the Board of Health, other municipal agencies, and owners of property abutting the subdivision to discuss and clarify any aspects of or problems with such subdivision before a Definitive Plan is prepared.  For this reason, the Board strongly encourages    the submission of such Preliminary Plans in every case.   Nonresidential subdivisions shall submit a preliminary plan.  Fifteen (15) copies of the Preliminary Plan shall be submitted to the Board at a regularly scheduled meeting, together with the fee set forth in Appendix A - Planning Board Fee Schedule.  Copies of the plan may be examined by the public during regular business hours of the Town Hall.

 

     3211. When the application is deemed complete and properly submitted by the Planning Board or its agent, it shall notify the Town Clerk in writing of the final submittal date.  The final submittal date shall be the date that the completed and properly submitted application is received by the Planning Board.  For applications that have been deemed incomplete, the applicant must agree in writing to any new submittal date in order for any additional information or material to be considered part of the original application.

 

3220.  Contents.  The preliminary plan may be drawn on tracing

 

paper with pencil, preferably at a scale of one (1) inch equals forty (40) feet, or other suitable scale acceptable to the Board, shall be clearly designated as "Preliminary Plan", and shall show:

 

     a.   subdivision name, boundaries, north point, date, and scale;

 

     b.   name and address of record owner, applicant, and designer, engineer, and surveyor;

 

     c.   names of all abutters as determined from the most recent Town tax list;

 

     d.   existing and proposed lines of streets, ways, easements, and public areas within the subdivision;

 

     e.   location, direction, names, and present widths of streets and public or private ways bounding, approaching, or within reasonable proximity of the subdivision;

             

     f.   location, names, and present widths of streets bounding, approaching, or near the subdivision;

 

     g.   topography of the land in a general manner, including contours at a scale required by the Board;

 

     h.   proposed system of drainage, including existing natural waterways, in a general manner, but including drainage both within and adjacent to the subdivision;

 

     i.   approximate boundary lines of proposed lots, with approximate areas and dimensions;

 

     j.   estimates of the grades of proposed streets or profiles, where required by the Board;

 

     k.   major site features such as existing stonewalls, fences, buildings, large trees and wooded areas, rock ridges and outcroppings, wetlands within 100 feet of the subdivision, perennial streams within 200 feet of the subdivision, and other water bodies;

 

     l.   identification of any land area lying within five hundred (500) feet of any property valued under the provisions of G.L. c. 61A, as amended.

 

     3221.  The preliminary plan shall be accompanied by a statement of existing zoning, any easements, covenants, and restrictions applying to the area proposed to be subdivided, and a list of any waivers from these Regulations requested by the applicant.

 

     3222.  During discussion of the requirements set forth in Section 3220, the complete information required for the definitive plan (Section 3320) and the financial obligations of the applicant (Section 3500) will be developed.

 

3230.  Site Visit.  After the regular Board meeting at which preliminary plan is first discussed, or a definitive plan is submitted without prior preliminary plan, the Board and/or its agent may schedule a site visit to the proposed subdivision, accompanied by the applicant and his agents or representatives.  In order to facilitate inspection and review of the site of the proposed subdivision, temporary staking will be required along the center line of all proposed roads in the subdivision before said site visit, or if impractical, the Board may permit a suitable alternative procedure.

 

3240.  Decision.  The Board shall, in conformance with G.L. c.41, s. 81S, approve such preliminary plan with or  without modifications, or disapprove such preliminary plan with reasons therefor. 

 

     3241.  Approval of a preliminary plan, with or without modifications, does not constitute approval of a subdivision.  Such approval normally facilitates the final approval of a subdivision through submittal of a definitive plan.

 

     3242.  The Board shall notify the Town Clerk in writing of its decision on a preliminary plan in accordance with G.L. c.41, s.81S, as amended.

    

     3243.  The submission of a preliminary plan for examination by the Board shall not be deemed the submission of a definitive plan of a subdivision of land for approval by the Board under G.L. c.41, s.81L, and the action or decision of the Board as to such preliminary plan shall not prejudice its action or decision as to the definitive plan.

 

3300.  DEFINITIVE PLAN.

 

3310.  Submission.  A Definitive Plan of a subdivision may be submitted by the sub-divider to the Board for review and approval, modification or disapproval by the Board.  Notice of submission shall be provided to the Town Clerk in accordance with G.L. c.41, s. 81S.  The submission of such a Definitive Plan shall be made on Form C ‑  Application for Approval of a Definitive Plan.  Any person submitting a Definitive Plan of a subdivision of land to the Board for approval shall file therewith the following:

 

     a.   fifteen(15) prints of the Definitive Plan, dark line on white background.  Prints will be referred to other town boards and departments for review;

 

     b.   accompanying statements as required in Sections 3330 and 3340, below;

 

     c.   one (1) properly executed Application Form and any other required forms on file with the Board (see Appendix);

 

     d.   the fee set forth in Appendix A - Planning Board Fee Schedule; 

 

     e.   a certified list of abutters signed by the Board of Assessors with business sized envelopes, stamped and addressed to each abutter.

 

     3111.  When the application is deemed complete and properly submitted by the Planning Board or its agent, it shall notify the Town Clerk in writing of the final submittal date.  The final submittal date shall be the date that the completed and properly submitted application is received by the Planning Board or its agent. 

 

     3312.  The applicant shall file by delivery or by registered mail written notice with the Town Clerk stating that a Definitive Plan has been submitted in accordance with G.L. c.41, s.81T, as amended, with the date of submission of the Definitive Plan, accompanied by a copy of the Application Form.

 

     3313.  The applicant shall file one (1) copy of the Definitive Plan and one (1) copy of the Application Form with the Board of Health.

 

3320.  Contents.  The Definitive Plan shall be prepared by a Registered Professional Engineer and/or Land Surveyor, and shall be clearly and legibly drawn in black India ink upon tracing cloth or mylar, and shall be 24" x 36" in overall dimensions, with a one inch margin left on one 24" edge of each sheet for filing purposes.  The prints shall be at a scale of not less than one (1) inch equals forty (40) feet, or such other scale as the Board may prescribe as adequate to show details clearly.  Profiles of proposed streets shall be drawn to the same horizontal scale as the Plan, and with vertical scale ten (10) times larger unless otherwise permitted by the Board, on separate tracing cloth or mylar of the same dimensions as the Plan sheets.  If multiple sheets are used to show the subdivision, they shall be accompanied by an index sheet showing the entire subdivision.  The Definitive Plan shall show the following information:

 

     a.   subdivision name, boundaries, north point, date, and

          scale;

 

     b.   a locus map at a scale of one (1) inch equals one

          thousand (1000) feet showing the proposed streets in

          relation to existing streets in the immediate vicinity;

 

     c.   name and address of record owner, applicant, and

          engineer or surveyor, with seal;

 

     d.   where the owner or sub-divider also owns or controls

          un-subdivided land adjacent to or directly across the

          street from the land shown on the Definitive Plan,

          the applicant shall submit a sketch plan showing

          possible or prospective street layout in the event that

          such un-subdivided land is developed, and shall also

          show the present drainage for such un-subdivided land,

          natural and constructed;

 

     e.   boundary lines of bordering adjacent land or of land across the street from property being subdivided and names of abutters thereon as determined from the certified list of abutters;

 

     f.   existing and proposed lines of streets, ways,

          easements, and any public or common areas within the

          subdivision;

 

     g.   location, direction, names, and present widths and

          grades of streets and public or private ways bounding,

          approaching, or within reasonable proximity of the

          subdivision;

 

     h.   sufficient data to determine the location, direction, and length of every street and way line, lot line, and boundary line so as to establish these lines on the ground.  The location of base lines and necessary data from which bearings and elevations may be determined may be furnished by the County Engineer's Office.  Should the Town establish a co-ordinate system, all street corners must be tied into the nearest triangulation station.  The relative error of closure of property line traverse shall not be less than 1 part in 12,000.  A signed statement to this effect shall appear on the engineer's tracing cloth drawing.  A copy of traverse notes shall be furnished to the Board upon request;

 

     i.   location and identification of all existing buildings and site features such as stonewalls, fences, large trees and wooded areas, rock ridges and outcroppings, flood plain areas, wetlands within 100 feet of the subdivision, perennial streams within 200 feet of the subdivision, and other water bodies, including depth of water and direction of flow within or adjacent to the proposed subdivision;

 

     j.   existing and proposed topography with two (2) foot contours based on mean sea level datum, or at a suitable interval as required by the Board.  All buildings and physical features of abutting property that are within fifty (50) feet of the boundary must be shown.

 

     k.   acreage of each lot, lot lines, bearings and length

          thereof in conformity with the Zoning By‑Law in each

          case;

 

     l.   location of existing and proposed monuments, hydrants, public utility facilities, water pipes, sewer pipes, fire ponds and     cisterns, and public water supply wells within the subdivision;

 

     m.   park or open areas suitably located for conservation,

          playground, or recreation purposes within the

          subdivision, if any;

 

     n.   proposed storm drainage of land, including existing natural waterways and the proposed disposition of water from the proposed subdivision to either adequate natural drainage channels or artificial means of disposal thereof.  Four copies of a runoff plan and calculations using the rational formula (as described in Seelye's Design Data Book for Civil Engineers, latest edition), based on a ten-year expectancy period, to determine necessary pipe sizes which can be no less than twelve (12) inches in diameter.  Roadways crossing brooks with a drainage area in excess of ten (10) acres shall be based on a twenty-five (25) year expectancy period.  Pipe size, capacity, depth of flow and velocity of flow shall be included;

 

     o.   location and purpose of all existing and proposed

          easements;

 

     p.   location and species of proposed street trees, and/or

          individual trees or wooded areas to be retained within

          forty (40) feet of the sidelines of each street;

 

     q.   street plans and profiles must show the percent of

          grade, radii and length of curves, the point of

          curvature, and the point of tangency of curves;

 

     r.   street profiles on the centerlines and sidelines of proposed streets at a horizontal scale of one inch equals forty feet and vertical scale of one inch equals four feet, or such other scale acceptable to the Board.  Profiles shall show elevation of sills of all existing structures.  Present and proposed elevations must be shown at least every 50 feet and must refer to the town base, mean sea level, if bench available within two thousand (2,000) feet of subdivision.  Profile plans of roadways and appurtenances shall be derived from "on the ground" topography.  Profile plans shall show roadway cross-sections together with locations of proposed underground utilities including sanitary and storm sewer lines, water lines and their appurtenances, along with details of all structures, headwall, and retaining walls;

 

     s.   approximate proposed location of principal building

          on each lot to comply with the provisions of the

          Zoning By‑Law, whenever uncertainty exists or upon        the request of the Board, the Board of Health, or the

          Conservation Commission;

 

     t.   location of a minimum of two (2) permanent benchmarks;

 

     u.   suitable space to record the action and signatures of the Board members on each sheet of the Definitive Plan in the lower right hand corner;

 

     v.   location of existing utilities, underground or

          overhead, indicating size, type, and location of

          easement;

 

     w.   an overlay at the same scale as the Definitive Plan showing the SCS interpretation of suitability for on-site sewage disposal, or showing USGS surficial geology, or both.  Board of Health sanctioned testing required under Title 5 (310 CMR 15.00) may be substituted for this overlay.  Test pit logs for locations selected by the Planning Board and shown on one of the above overlays, with not more than one (1) pit per four (4) proposed lots, selected to reveal general patterns of subsurface characteristics, after consultation with the Board of Health and the Conservation Commission;

 

     x.   any subdivision with a lot boundary with-in 1500’ of an existing town sewer and or town water services must tie in and extend those services to each and every lot wiyh-in the subdivision. where connection to the public water system is not proposed, information indicating why such connection is not feasible, description of provisions to be made for water for fire fighting, and information adequate to allow determination of compliance these regulations regarding potable water quality and quantity;

 

     y.   an Erosion and Dust Control Plan, indicating the erosion and dust control measures to be employed, including description of locations of temporary stockpiles, spoil areas, temporary drainage systems, slope stabilization techniques, sediment basins, etc., and narrative description of how dust is to be controlled and how erosion from individual lots onto streets and into drainage systems is proposed to be controlled and, in the case of subdivision of more than fifteen (15) lots, review comments on the Plan by the Conservation Commission and by the Soil Conservation Service or by others acceptable to the Board as expert in soil erosion;

 

     z.   where located within a flood plain, base flood elevation (the level of the one hundred [100] year flood) data for proposals greater than five (5) acres;

 

     aa.  an engineer's estimate of materials with quantities required to construct roadway, utilities and appurtenances for plan as submitted.

 

3330.  Accompanying Statements and Data.  The Definitive Plan shall be accompanied by four (4) copies of the following written statements:

 

     a.   Existing zoning and any easements, covenants, and restrictions applying to the area proposed to be subdivided.

 

     b.   Logs of results of all test pits made.

 

     c.   Data and proposed arrangements for water supply,

          sewerage, and sewage disposal, including all

          appurtenances, as required by the Board of Health.

 

     d.   Drainage calculations prepared by the applicant's

          engineer, including design criteria, drainage area and

          other information sufficient for the Board to verify

          the size of any proposed drain, swale, drainfield,