Stormwater Management must be designed in accordance with Planning
& Zoning Board Rules and Regulations, Section 8.
A.
General.
(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.
(2)
The proposed streets shall conform so far as practicable to the Master
or Study Plans as adopted in whole or in part by the Board.
(3)
Provision, satisfactory to the Board, shall be made for the proper
projection of streets for access to adjoining property which is not
yet subdivided, even if that land is held under separate ownership.
(4)
A non-buildable parcel of land prohibiting access to streets or adjoining
property shall not be permitted, except where, in the opinion of the
Board, such strips shall be in the public interest.
(5)
As far as practicable, streets should be designed to minimize cutting
and filling.
(6)
The proposed roadway network shall be designed to ensure free circulation
of traffic.
(7)
Streets shall be in alignment with existing and/or proposed streets.
(8)
Pedestrian ways or bridle paths of not less than 15 feet in width
may be required where deemed desirable to provide circulation or access
to schools, playgrounds, parks, shops, churches, transportation, open
spaces and/or other facilities. Such ways shall be graded suitable
for vehicular passage.
(9)
All streets shall be so designed so that they will not require filling
or construction within the one-hundred-year flood plain as defined
in the Zoning By Law.
(10)
Proposed street names shall be subject to review and approval
by the Planning and Zoning Board.
(11)
All required licenses, permits, test, and certifications shall
be arranged for and paid for by the developer.
(12)
Lanes, roads, or easements provided for the exclusive use of
emergency access are not allowed.
B.
Dead-End Streets.
(1)
A dead end street is a street which does not allow through traffic.
(2)
Any proposed street which intersects solely with a dead end street
(existing or proposed) shall be deemed an extension of that dead end
street (existing or proposed).
(3)
Dead-end streets shall be measured from the edge of the layout line
of the street where the dead end street initiates to the end of the
right-of-way.
(4)
A turn-around or cul-de-sac shall be provided in accordance with
one of the options shown in Figure 1, below. Subject to the approval
of the Board, an un-landscaped cul-de-sac may have a minimum radius
of 28' and a maximum radius of 30'. The specific configuration
of the turn-around or cul-de-sac shall be subject to review and approval
by the Board.
(5)
A twenty-five-foot minimum easement shall be required at the end
of the turn-around or cul-de-sac to provide for continuation of pedestrian
traffic and/or utilities to the adjacent property.
(6)
At least a thirty-foot right-of-way or easement shall be required
by the Board at the end of a turn-around or cul-de-sac to provide
for the continuation of the street. The Board may require a wider
right-of-way. Separate ownership or existing development of adjacent
land shall not be a reason to waive this requirement.
Figure 1
|
C.
Required Number of Access Points.
(1)
Any network system, branching, or street greater than 1,200 feet
in length or serving more than 12 lots shall have two points of access.
In the event the second access is not deemed desirable by the Board,
the Board in its discretion may permit a median-divided strip. In
no event shall a major street with only two points of access service
more than 36 lots. The Board may require additional points of connectivity
to or rights-of-way to connect to existing or potential future development.
(2)
In no case will a network system or branching of streets with only
two means of access service more than 36 lots. A subdivision with
greater than 36 lots must have three means of accessed[1] the three means of access must be acceptable to the Board
in consideration of public safety, adequacy of the traffic patterns,
impacts on abutters, and the adequacy of the streets to which they
will connect. The Board may require additional points of connectivity
to or rights-of-way to connect to existing or potential future development.
[1]
Editor's Note: So in original; should read "access."
D.
Street Construction & Design Standards.
(1)
Street construction shall conform to design standards set forth in
Tables 1, 2 and 3 herein.
(2)
The applicant shall employ at his own expense an engineer or surveyor
to set all lines and grades in a manner satisfactory to the Board.
(3)
If unsuitable material is encountered during the subsurface exploration
by the applicant or the engineer, it shall be the responsibility of
the applicant to so notify the Board in writing of the extent of unsuitable
material (both vertical and horizontal) involved and when tests will
be performed to enable the Board inspector to be present. Sufficient
test pits must be taken and all costs borne by the applicant. Failure
to notify the Board of the extent of unsuitable material may be grounds
to halt construction. If unsuitable material is encountered during
the construction phase, the applicant must immediately stop construction
until sufficient test pits in construction areas are made in the presence
of a Board member or inspector to determine what method shall be taken
by the applicant to insure stability. Failure to notify the Board
shall be grounds to halt further construction.
(4)
Sheeting, if used, shall be removed, or with written permission of
the DPW may be cut off 12 inches above the top of the pipe or conduit.
(5)
Roadway sub-base and base courses shall be compacted to 95% of the
maximum dry density of the material as determined by the American
Association of State Highway Transportation Officials, Designation
T-180D. Compaction shall be verified by tests performed by a certified
testing laboratory at the expense of the developer at locations determined
by the Board.
|
Table 1
|
|---|
|
STREET DESIGN STANDARDS
|
 |
|
Street Type
|
Arterial
|
Collector
|
Local Street
|
Residential Compound
|
|---|---|---|---|---|
|
Average daily trips
|
750 or more
|
250-750
|
250 or fewer
|
100 or Fewer
|
|
Right-of-way
|
76'-88'
|
48'-72'
|
35'-50'
|
35'-50'
|
|
Auto travel lanes (F)
|
2 or 3 12-foot lanes
|
2 10-foot lanes
|
2 10-foot lanes
|
2 9-foot lanes
|
|
Bicycle lanes (E)
|
2 6-foot lanes
|
None, 1, or 2 four-foot to six-foot lanes
|
None
|
None
|
|
Parking (D)
|
Both sides, 8'
|
None, 1, or both sides, 8'
|
One side, 8'
|
None
|
|
Curbing
|
vertical granite
|
vertical granite
|
Cape Cod berm, vertical granite, or flush curbing
|
Cape Cod berm or flush curbing
|
|
Sidewalks (B)
|
Both sides, at least 5' wide
|
Both sides, 4'-6' wide
|
1 side, 4'-6' wide
|
1 side, 4'-6' wide
|
|
Planting strip (C)
|
At least 6'
|
At least 6'
|
At least 6'
|
At least 3'
|
|
Table 2
|
|---|
|
GEOMETRIC DESIGN STANDARDS
|
|
CHARACTERISTIC
|
NON-RESIDENTIAL
|
RESIDENTIAL
| ||
|---|---|---|---|---|
|
Horizontal alignment
|
325 based on 30 mph
|
125 based on 30 mph
| ||
|
Minimum radius at centerline
| ||||
|
Vertical alignment
|
350 feet
|
275 feet
| ||
|
Clear sight distance at 3.50 feet above pavement
| ||||
|
Grade
| ||||
|
a.
|
Maximum
|
4%
|
7%
| |
|
b.
|
Minimum
|
1%
|
1%
| |
|
Intersection
| ||||
|
a.
|
Minimum intersection angle
|
60°
|
60°
| |
|
b.
|
Minimum centerline offset
|
125 feet
|
125 feet
| |
|
c.
|
Minimum radius at edge of roadway
|
25 feet
|
10 feet
| |
|
d.
|
Sight distance
|
800 feet
|
450 feet
| |
|
NOTE:
| |
|
1.
|
Where the street grade at the approach to an intersection exceeds
4%, leveling area shall be provided having grade not to exceed 2%
for a minimum distance of 100 feet as measured from the intersection
of the centerlines of the two streets.
|
|
2.
|
Where a cul-de-sac is to be provided, the maximum grade through
the cul-de-sac shall not exceed 3%. The base line of the street shall
pass through the center of the cul-de-sac.
|
|
3.
|
Where an application for Subdivision Approval is concurrent
with an application for a Special Permit, the street construction
standards of the Zoning By Law shall apply where they conflict the
above.
|
|
Table 3
|
|---|
|
STREET PAVEMENT SECTION
|
|
CHARACTERISTIC
|
INDUSTRIAL
|
RESIDENTIAL
|
|---|---|---|
|
Bituminous concrete pavement
|
1 1/2 inches
|
1 1/2 inches
|
|
Bituminous concrete binder course
|
2 inches + 2 inches
|
2 1/2 inches
|
|
Dense graded crushed stone base course (or) Recycled Bituminous
pavement, dense graded crushed stone
|
3 inches
|
3 inches
|
|
Gravel base course
|
9 inches
|
9 inches
|
A.
Sidewalk Grade. Sidewalks shall have a finished grade of 1/4 inch
per foot sloped toward the roadway. When unusual physical land characteristics
or topographic conditions require it, 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 such variation is
indicated on the Definitive Plan or in covenant.
B.
Sidewalk Subgrade. In constructing all sidewalks, the material shall
be removed for the full width of the sidewalk to a subgrade of at
least 11 inches below the approved finished grade, and all soft spots
and other undesirable material below such subgrade shall be replaced
with a good binding material and rolled with a two-ton roller or equivalent.
Unless the applicant elects to install cement concrete sidewalks built
according to specifications of the Standard Specifications, 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 1/2 inch per foot. Sidewalks shall then be paved to a compacted
thickness of three inches with bituminous concrete pavement, applied
in one-and-one-half-inch courses.
C.
Sidewalk Widths and Locations. Public sidewalks (including informal
walkways and footpaths) shall:
(1)
Be constructed of paving brick, concrete, concrete pavers, or concrete
with brick paver borders. Asphalt shall not be used. If concrete is
used, it must be at least five inches thick.
(2)
Create a linked network of walkways connecting all uses with parks
and other greenway land areas.
(3)
Link loop streets and ends of cul-de-sacs with the street network,
trails, conservation land or other destinations behind the lots.
Construction of all streets and drainage shall conform to the
requirements of the Standard Specifications to the extent such Standards
are not in conflict with These Regulations.
A.
Grading.
(1)
The applicant shall employ at his own expense an engineer or land
surveyor to set all lines and grades in a manner satisfactory to the
Board. The applicant shall obtain all required permits from the Department
of Public Works.
(2)
The entire area within the right-of-way lines shall be cleared and
grubbed of all stumps, brush, roots, boulders, and like material.
All material shall be removed to a minimum of 15 1/2 inches depth
below the finished grade of the roadway or filled to a subgrade parallel
to the finished grade. (Refer to Table 3.)
(3)
All unsuitable material below the subgrade shall be removed and shall
be replaced by material conforming to the Standard Specifications.
(4)
If required by the Board at the design or construction phase, the
developer shall have a groundwater study performed by a Registered
Geotechnical Engineer, who shall make recommendations as to the requirement,
location and spacing of an adequate system of underdrains to remove
groundwater from the subgrade of subdivision streets. Such underdrains
shall be installed and tested at the time of construction of the streets
and all installation shall be subject to approval of the Board.
(5)
Before the gravel base course is installed, the sub-base shall be
shaped to conform to the proposed cross section of the road and shall
be compacted in layers not exceeding 12 inches in depth except the
last layer shall not exceed four inches in depth.
(6)
Where fill is required, it shall be placed in layers not deeper than
12 inches and shall be compacted as specified herein.
B.
Binder Course.
(1)
The binder course shall be Class I bituminous concrete base course,
Type I-1, in accordance with the Standard Specifications. It shall
be laid to a rolled depth as indicated in Table 3.
(2)
In lieu of feathering the pavement around castings, the structures
must be set at the same height as the binder course and reset at the
time of placement of the wearing course.
(3)
The construction of bituminous concrete pavement shall terminate
November 15 and shall not be resumed prior to April 1 except as determined
in writing by the Director of Public Works.
(4)
The temperature of the mixture, within a tolerance of plus or minus
15° Fahrenheit (F), when delivered to the site, shall be governed
by the temperature of the base upon which the mix is placed in accordance
with the Standard Specifications.
(5)
When the air temperature falls below 50° F., extra precautions
shall be taken in drying the aggregates, controlling the temperature
and compacting the mixture.
(6)
The mixture shall be placed only upon approved surfaces that are
clean from foreign materials and are dry.
(7)
No mixture shall be placed unless the breakdown and intermediate
rolling can be completed by the time the material has cooled to 170°
F. and provided that the density of the completed pavement attains
at least 95% of the laboratory compacted density.
C.
Wearing Course. The wearing course shall be Class I, bituminous concrete
pavement, Type I-1, in accordance with the Standard Specifications.
It shall be laid to a rolled depth as indicated in Table 3.
D.
Driveways. Driveway aprons shall be constructed to serve each lot,
paved in the same manner as, and in the same thickness of, the street,
and carefully graded to provide the unimpeded flow of runoff along
the gutter.
E.
Planting Strips.
(1)
Planting strips shall be provided on each side of the roadway. Where
sidewalks are required, the planting strip shall be between the travel
way and the sidewalk.
(2)
The finished grade of such planting strips shall be 1/4 inch to one
foot zero inches 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
1/2 inch to one foot zero inches, provided the finished slope will
not project above or below a plane sloped three horizontal to one
vertical upward or downward from the edge of the roadway.
(3)
The top six inches of planting strips shall consist of good quality
loam extending to the right-of-way, screened, raked, and rolled with
at least a one-hundred-pound roller to grade. The loam shall be seeded
with lawn grass seed applied in sufficient quantity to assure adequate
coverage, rolled when the loam is moist. Loaming and seeding shall
be in accordance with the Standard Specifications.
F.
Side Slopes.
(1)
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 portion thereof within the right-of-way lines of
the street will project above a plane sloped three horizontal to one
vertical from one foot beyond the edge of the sidewalk or grass lot,
or be below a plane sloped three horizontal to one vertical downward.
(2)
The top six inches of side slopes shall consist of good quality loam
extending to the right-of-way, screen, raked, and rolled with at least
a one-hundred-pound roller to grade. The loam shall be seeded with
lawn grass seed applied in sufficient quantity to assure adequate
coverage, rolled when the loam is moist. Loaming and seeding shall
be in accordance with the Standard Specifications.
(3)
Side slopes within the right-of-way are not allowed to exceed 3:1.
Side slopes adjacent to the right-of-way shall be acceptable to the
Board.
G.
Street Name Signs.
(1)
Street name signs shall be of design acceptable to the DPW Director,
shall contain the names of both intersecting streets and shall be
erected at each street intersection at the inside curb edge.
(2)
Temporary street name signs shall be erected at the time work is
started in that portion of a subdivision at all points where permanent
signs will be required. Complete visibility of street name signs shall
be maintained by the developer until they are replaced by permanent
signs.
H.
Monuments and Markers.
(1)
Granite or reinforced concrete boundary monuments 42 inches minimum
in length dressed to five inches square minimum at the top with a
three-eighths-inch drill hole, or a marked metal disk at the top in
the center and not less than five inches square at the bottom, shall
be set to finish grade as shown on plans. If granite is used, a ferrous
metal rod shall be set adjacent to the monument to facilitate future
location.
(2)
Boundary monuments shall be installed at all street intersections,
at all points of change in direction or curvature of street, at easements,
and at other points as shown on the Definitive plan, and where, in
the opinion of the Board, such boundary monuments are necessary.
(3)
Where the site conditions make the setting of bounds impractical,
alternate types of permanent monumentation shall be used to the satisfaction
of the Board.
(4)
A minimum of two permanent benchmarks shall be established within
each subdivision and shown on the plan. Permanent Reference Monuments
shall be installed along the perimeter of the lands to be subdivided
at intervals not to exceed 500 feet on long straight lines and at
all changes of directions of the perimeter except on very short or
irregular lines, where monuments shall not be required to be set at
intervals less than 100'.
I.
Curbing.
(1)
Slope-face granite edging shall be used for median strips and islands
only.
(2)
Vertical granite curbing shall be VA-4; slope-face granite edging
shall be Type VB as specified in the Standard Specifications.
(3)
As part of a Low Impact Development strategy, the Board may approve
other curbing types.
J.
Bridges.
(1)
Bridges shall be designed in accordance with the Standard Specifications.
(2)
The applicant shall submit with the preliminary plan a separate plan
indicating, in general, the engineering characteristics of said bridge,
including but not limited thereto, sketches with a plan view, cross
section, and elevation indicating approach grades, abutments, materials,
loading, clearances, elevations, and other pertinent data necessary
to clearly indicate to the Board the intent of the applicant to construct
a bridge.
(3)
The applicant shall submit with the definitive plan an outline specification
and a separate plan or plans prepared by a registered professional
engineer, drawn to a suitable scale, including but not limited thereto,
a plan view, cross section, elevation, structural plan with details,
completely dimensioned with material description, loading, abutment
design, elevations, clearances, and other pertinent data necessary
to be classified as construction drawings and specifications.
A.
Before approval of a plan, the Board may require the plan to show
a park or parks suitably located for playground or recreation purposes
or for providing light and air. If the Board requires such open space,
or if the Applicant wishes to donate a portion of land within the
Subdivision to the Town, the Applicant shall submit an Open Space
Plan as described in this section.
(1)
The park or parks shall not be unreasonable in area in relation to
the land being subdivided and to the prospective uses of such land.
(2)
The Board may, by appropriate endorsement of the plan, require that
no building be erected upon such park or parks for a period of not
more than three years after the date of completion and acceptance
of the entire subdivision by the Board.
B.
All open spaces provided within any subdivision shall have adequate
access.
C.
Donated Land.
(1)
If an applicant wishes to create an undeveloped area of open space,
whether or not for purpose of conveyance by sale or donation to any
Town authority, the applicant shall provide the Board with sufficient
information to render a proper evaluation as to the significance of
the open space, benefit to the general public and appropriate vehicle
for disposition. The Board shall conduct a careful review and render
a determination as to the highest and best use of the open space.
This determination shall also be based upon other input from other
appropriate Town bodies and agencies including the Board of Selectmen,
Conservation Commission and Recreation Commission. The determination
shall be one condition of any subsequent definitive subdivision plan.
(2)
Sufficient information shall include an open space land use plan,
as well as a proposed maintenance program. The open space land use
plan shall be prepared by a licensed professional land surveyor and
engineer. It shall be drawn to scale not less than one inch equals
forty feet (1"=40") and on a plan sheet size of 24" by 36" suitable
for recording at the Northern Bristol County Registry of Deeds. Twelve
copies of the plan shall be submitted with a legal deed accurately
describing the metes and bounds of the open space. The open space
land use plan shall be accompanied by a written report (three copies),
to include, but not be limited, to the following:
(a)
Reasons why the property is valuable open space
(b)
An inventory of key environmental factors
(c)
Proposed ownership structure
(d)
Identifying whether public access is intended
(e)
Identifying any existing or proposed improvements
(f)
Proposed maintenance/stewardship program to include any financial
resources for implementation
(g)
Description of any anticipated maintenance needs
D.
Open Space Land Use Plan Requirements.
(1)
General Requirements. The open space land use plan shall include,
but shall not be necessarily limited to:
(a)
Narrative description summarizing the intent of the plan
(b)
Magnetic North point
(c)
Date
(d)
Scale
(e)
Title
(f)
Name of record owner(s)
(g)
Name of all abutters
(h)
Signature & stamp of professional engineer or surveyor
(i)
Total acreage of the open space tract
(j)
Percentage of upland forest within the open space tract
(k)
Percentage of vegetated wetland within the open space tract
(l)
Percentage of field and pasture within the open space tract
(m)
Frontage of open space tract
(n)
Public access points (if applicable)
(o)
Locus plan in proper orientation
(p)
Zoning classification of the property
(q)
Location of any zoning boundary lines that lie within the locus
of the plan
(r)
Cross reference to page and parcel number of the assessor's
map
(s)
Location of any existing or proposed improvements
(t)
Permanent boundary markers shown at every change point
(u)
Note referring to new deed for conveyance of the open space
(v)
Identification of signature natural, scenic and cultural resources
of the property
(w)
Proposed uses of the property
(2)
Design Requirements.
(a)
The open space shall be planned as large, contiguous parcels
whenever possible. Strips or narrow parcels of open space shall be
permitted only when necessary for providing access to the open space
from a public or private way, or if the Planning & Zoning Board
finds that a vegetated buffer strip along the site's perimeter
is appropriate.
(b)
The open space land use plan and written report shall include,
to the extent feasible, the most sensitive and noteworthy natural,
scenic, and cultural resources on the property. These resources include,
but are not limited to the following:
(c)
The open space plan and written report shall indentify proposed
uses for the site. Said uses are intended predominantly to retain
said parcel in its natural, scenic and open condition, in agricultural
farming or forest use in order to protect the natural resources of
the town. Recreational uses on the upland portions of the property
are encouraged where appropriate. Potential uses include, but are
not limited to:
A.
Due regard shall be shown for the preservation and enhancement of
all natural features such as large trees, watercourses, scenic points,
historic spots, and similar community assets, which, if preserved,
will add attractiveness and value to the subdivision and the Town.
B.
Streams, ponds, and natural watercourses within the subdivision shall
be protected from damage caused by subdivision construction work.
Siltation measures and construction details to prevent damage to the
environment and natural resource management shall be indicated on
the subdivision plan.
C.
Historical spots and similar community assets known or suspected
to be within the subdivision identified through the efforts of the
Board shall be located or described in the vicinity of said item and
when located, adequate measures taken by the applicant to protect
the finding until determination of the find and proper disposition
is made.
Two special concrete bounds at least 500 feet apart with disks
are to be shown on the plans parallel with the centerline of a straight
portion of the proposed main roadway in the grass strip on the opposite
side of the utility trench and include coordinates, NGVD elevation,
and bearing and distance between these special bounds. Calculations
are to be submitted by a MA licensed land surveyor showing the mathematical
tie-in to the Massachusetts State Plane Coordinates (1983) system.
The bounds are to be installed a minimum of four inches below finished
grade and capped with an adjustable box and removable cover prior
to construction of the roadway. A typical adjustable box and cover
is shown on Plate No. 3.
Standards not addressed within this Section shall conform to
the standards and requirements of the Massachusetts Highway Department.
A.
Subdivisions shall fit and take advantage of topography and solar
orientation to the end that good building sites are provided and utilities
can be provided most economically.
B.
Streets shall be designed so that at least 80% of the building in
the subdivision can be oriented with their long axes between 20°
west and 30° east of true north or within 30° south and 20°
north of true east.
Source: AMCORD, 1995
|
C.
To maximize solar access the design of subdivisions should be based
on the following principles:
(3)
Lot layout and orientation.
(a)
Where streets are within the acceptable orientation range, use
rectangular lots
(b)
Locate as many long lot boundaries as possible within the permissible
orientation range
(c)
Where the street is not within the orientation range, consider
skewed lots, that is, lots with side boundaries that are not perpendicular
to the street.
(d)
Undertake a Solar Access for Lots (SAL) study to determine the
relevant solar access zones
(e)
Locate the narrowest lots on the north side of east-west streets
(f)
Lots on the south side of the east-west streets need to be wider
(g)
East-west lots need to be wider unless two storey construction
is to be restricted
(h)
East-west lots can be narrower if there is road or open space
to the north (e.g. a corner lot)
