7.00 DEFINITIVE PLAN
7.04 Additional Subdivision Submittal Requirements
In addition to the preceding plans, submission of definitive plans must include the following:
- Hydrology Study and Drainage Calculation.
The applicant shall submit drainage calculations, including rational method and TR-55 or TR-20, showing (a) that any proposed drainage system has been designed according to the standards set forth in these rules; and (b) any impact said drainage system would have on existing drainage systems downstream from the proposed point of discharge.
- Sanitary Sewer Study.
The applicant shall submit calculations showing (a) that any proposed sanitary sewer system has been designed according to the standards set forth in these rules; and (b) any impact said sanitary system would have on existing sanitary systems downstream from the proposed point of discharge.
- Water Study.
The applicant shall submit a study certified by a professional engineer with demonstrated qualifications as a water consultant, showing, where applicable, that the proposed water system would provide the development with adequate fire flows and demonstrate that each service connection shall have a minimum residual water pressure at street level of 20 psi under all design conditions of flow. The standard for fire flows will be determined by these regulations and the recommendations of the Insurance Services Office (ISO), the National Fire Protection Association (Fire Protection Handbook), and the (National Fire Code, Vol. 8, §1231, as amended ). The standards for residual water pressure and potential impact on the area within 2000 feet of the proposed subdivision are set forth in these regulations. Conclusions of the study shall demonstrate how to mitigate the impact of a fire emergency within the development on the water pressures in the surrounding area.
Where the proposed development will be served by private wells, the applicant shall submit a study certified by a professional engineer with demonstrated qualifications, showing a plan to provide sufficient water supply, under normal rainfall conditions, to provide adequate fire protection to the development, as judged by the Town’s Fire Chief, adequacy of the aquifer to provide household water to existing and proposed homes, and potential impact on the surrounding area.
- Environmental Impact Analysis.
In order to insure the protection of the general public against any possible undesirable impact of the development on natural resources, the developer shall submit analysis demonstrating potential of impact and proposing mitigation measures. Said analysis shall be conducted by a qualified professional and include a summary table detailing impacts and proposed mitigation of the following:
- Wetlands and Floodplains
- Open Space and Recreation
- Historical Archeological features
- Fisheries and Wildlife
- Surface and/or Ground Water Pollution
- Air Pollution
- Water Supply
- Development Impact Statements.
The developer shall submit an analysis of the impact of the proposed development by professionals qualified in each of the sections of said analysis (water, sewer, etc.). Each analysis shall be presented as a separate document so that it can be forwarded by the Planning Board to the appropriate Town department for review. The purpose of said analysis is to assist the Town in assessing the cumulative impact of development on the Town. Regardless of the above, the Planning Board's decision shall be based on criteria set in these regulations:
- Water and Sewer: Projected generation of sewage based on standards in 314-CMR by the Massachusetts Department of Environmental Protection. Projected consumption of water based on standards in "DESIGN", latest edition, Elwyn E. Seelye. Fire flow standards cited in these regulations. Explain impacts of project on sewerage facilities, public water facilities (including impacts on fire flow requirements), and/or on private facilities.
- Municipal services such as public works, police, fire, libraries, recreation,
- Schools: For purposes of planning likely changes in enrollment, the school impact analysis should utilize the ratio of .75 children/unit for each proposed home.
- The standards used in calculating impacts should be carefully documented and fully referenced.
- Traffic Study: Traffic Analysis and Mitigation.
The applicant shall submit a traffic study using "Trip Generation Standards" by Institute of Transportation Engineers. Explain traffic impacts in terms of types of streets and impacts on vehicle, pedestrian, and bicycle circulation, including the following:
- Estimated daily and peak hour vehicle trips generated by the proposed use, traffic patterns for vehicles and pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation within the site. If available, previously generated data may be used, if not more than two years old.
- Traffic flow patterns at the site including entrances, egresses and curb cuts on site and within two hundred (200) feet of the site.
- A plan to minimize traffic safety impacts of the proposed project through design and layout concepts.
- A detailed assessment of the traffic safety impacts of the proposed project or use on the carrying capacity of any adjacent highway or road, including the projected number of motor vehicles to enter or leave the site, to allow estimating impacts on intersections, as well as daily-hour and peak-hour traffic levels in comparison to adjacent road capacities. Analysis shall also include a plan, where necessary, to mitigate projected impacts. Mitigation measures may include construction of improvements, “payment in-lieu of” for the proportional share of improvements to Town roads to accomodate traffic generated by the proposed development, or other solutions agreed upon by the Town and the applicant.
- An interior traffic and pedestrian circulation plan designed to minimize conflicts and safety problems within the proposed development.
- Adequate pedestrian access, including, if requested by the Planning Board, provisions for sidewalks to provide access to adjacent properties within a residential development, and between individual businesses within a commercial development.
- Safe provision for school bus stops.
Prior to the final plan endorsement, any and all easements to be granted by the developer to the Town of Huntington shall be shown on the subdivision plans with bearings and distances, and their purpose shall be clearly stated. In addition, the applicant shall submit easement documents, suitable for recording, deeding said easements to the Town. The easements shall be submitted by the Planning Board to the Selectboard and the Town’s legal counsel,whose response shall be given in writing within thirty (30) days of the date of submittal.
- Restrictive Covenants.
The applicant shall submit all documents including, but not limited to, master deeds, restrictive covenants, deed restrictions, shared land, detention pond, open space, and recreation areas. A homeowner association must be established to maintain streets and infrastructure until and unless the streets are accepted by the Town. Covenants must include the requirement that the homeowners/landowners association or other entity accept all responsibility for maintenance of roads and infrastructure to the standards outlined in these rules and regulations, and any conditions attached to the Definitive Plan, as approved by the Planning Board. This requirement shall apply even if omitted from said covenant.
- On-Site Sewage Disposal System.
Where sewage disposal is to be by individual on-site sewage disposal system (septic system), the Definitive Plan shall be accompanied by a report which includes the following:
- The results of percolation and deep hole soil tests performed on each lot, in accordance with Title 5 of the State Environmental Code and Huntington Board of Health Regulations.
- A map which locates the soil test sites on each lot.
- Other data, including topographic conditions, natural drainage patterns, soil characteristics, maximum ground water elevations.
- When on-site water supplies are to be used, the location of those supplies must be shown on a map along with proposed on-site sewage disposal systems and any existing off-site sewage disposal systems within 100 feet, beyond the property line, whether within the proposed development or outside it.
- A statement by a Registered Professional Engineer or registered sanitarian as to the suitability of the area for the installation of subsurface sewage disposal systems of the general type and size as indicated in the Massachusetts Environmental Code.
- Review by Board of Health as to Suitability of the Land.
The Board of Health shall, within forty-five (45) days after filing of the plan, report to the Planning Board in writing its approval or disapproval of said plan. A copy of such report shall be sent to the applicant. If the Board of Health disapproves said plan, it shall make specific findings as to which, if any, of the lots shown on such plan cannot be used for building sites without injury to the public health, and include such specific findings and reasons therefore in such report, and, where possible, shall make recommendations for adjustment thereof. Any approval of the plan by the Planning Board shall subsequently only be given on condition that the designated lot(s) or land shall not be built upon or served with any utilities (including cesspools, septic tanks and drainage) without prior consent of the Board of Health. The Planning Board shall endorse such condition on the plan, specifying the lot(s) or land to which such condition applies. Failure of the Board of Health to report within the specified time shall be deemed approval by that board, but will not exempt the applicant from the subsequent approval of the Board of Health of the individual lots created.
- Wetlands Protection.
In accordance with Massachusetts General Laws Chapter 131, §40 and relevant Huntington Bylaw, no person shall remove, fill, dredge, or alter any bank, beach, dune, flat, marsh or swamp bordering on any existing creek, river, stream, pond, lake or any land under said waters or subject to flooding without receiving a negative determination of applicability or an order or conditions from the local Conservation Commission and/or Department of Environmental Protection.
Failure of the Conservation Commission to report to the Planning Board within thirty (30) days after receipt of a Definitive Plan shall not exempt the proposed plan from wetland regulations established pursuant to the M.G.L. Chapter 131, §40 and local bylaws.
- Special Water Protection Districts.
All subdivision proposals and other proposed new development shall be reviewed to determine whether such proposals will be reasonably safe from flooding. If any part of a subdivision proposal or other new development is located within the Town’s Aquifer Protection District, Floodplain District or River Protection District established under the Zoning Bylaw, it shall be reviewed to assure that the proposal is designed consistent with the conditions of the relevant Bylaw(s). Approval of the Definitive Plan by the Planning Board will be contingent on the approval of any special permits required by these or any other Huntington Zoning Bylaws.
- Construction Quantities.
The applicant shall submit a detailed estimate for all materials to be used for construction within the proposed roadway layout and/or public utility easements, certified by the project's Registered Professional Engineer. Said estimate shall be based on the current edition of the "Standard Specifications for Highways and Bridges" of the Commonwealth of Massachusetts, and shall include:
- Quantity, item number, unit price and total amount for each construction item
- Total amount for cost of completion of project.
- Costs adjusted to account for municipal prevailing wages rates
- Costs adjusted to add a 20% inflation/safety factor
- Engineering inspection, materials testing, legal and other soft costs.
- Lighting System.
The applicant shall, if required by the Planning Board (see §9.10), include a complete street lighting system for the proposed street(s) in the Definitive Plans. Said system shall be in conformance with existing systems in the Town. The applicant is responsible for purchasing and installing all equipment for said system. The Homeowners’ Association will be responsible for electric costs incurred and maintenance of the system unless and until the street is accepted by the Town. Said Association may petition the Planning Board for modification of this condition by a majority vote of its members, as provided in the bylaws of that Association.
- Erosion/Sedimentation Control Plan
In order to prevent and/or mitigate erosion/sedimentation of disturbed areas during and after construction activities, the developer shall submit a plan showing detailed control measures, and outlining when such measures will be implemented and whether said measures are temporary or permanent. All such plans shall be reviewed by the Conservation Commission of the Town of Huntington, and shall be subject to that Board’s findings and conditions.