A.
The subdivider shall be guided by the minimum planning
and design development standards in design of the subdivision.
B.
Where the Planning Board finds that, because of exceptional
and unique conditions of topography, location, shape, size, drainage
or other physical features of the site, or because of the special
nature and character of surrounding development, the minimum standards
specified herein would not reasonably protect or provide for public
health, safety or welfare, a higher standard shall be required.
C.
Land to be subdivided for building purposes shall
be of such character that it can be used safely without danger to
health or peril from flood or other menace.
A.
Required improvements shall be installed by the subdivider
to the satisfaction of the Planning Board's engineer prior to approval
of final subdivision plat, or alternatively, the subdivider shall
post a performance bond sufficient in amount to cover estimated full
costs of such construction, as determined by the Planning Board.
B.
The following are required improvements: monuments,
lot markers; streets graded and improved with pavement; sidewalks;
street signs; lighting standards; curbs and gutters; water mains;
sanitary sewers; storm drains; fire hydrants; and trees, except where
the Planning Board may waive, subject to appropriate conditions, such
improvements as it considers are not requisite in the interest of
the public health, safety and welfare.
A.
Streets shall be suitably located, of sufficient width
and adequately constructed to accommodate prospective traffic and
to afford satisfactory access to fire-fighting, snow removal and road
maintenance equipment.
B.
Streets shall be arranged as to cause no undue hardship
to adjoining properties and shall be coordinated so as to compose
a convenient system.
C.
The arrangement, width, grade and location of all
streets shall be considered in relation to existing and planned streets,
topographic conditions, public convenience and safety and in their
appropriate relation to the proposed uses of the land to be served
by such street.
D.
Minor streets shall be planned so their use by through
traffic will be discouraged.
E.
Grades of streets shall conform as closely as possible
to original topography and shall be arranged so that building sites
are at or above street grade. A combination of steep grades and sharp
curves shall be avoided.
F.
Where a tract is subdivided into lots much larger
than the minimum size required in the zoning district in which a subdivision
is located, the Planning Board may require that streets and lots be
laid out to permit future resubdivision.
G.
Where the subdivision borders on an existing street
and the Comprehensive Plan or Official Map indicates plans for realignment
or widening of the street that would require reservation of some land
of the subdivision, the Planning Board shall require that such areas
be shown and marked on the subdivision plat "Reserved for Street Realignment
(or Widening) Purposes."
H.
The minimum building setback on a major street shall
be 100 feet from the center line of such street. The minimum building
setback on a collector street shall be 80 feet from the center line
of such street.
I.
Other standards.
(1)
Intersections of major streets by other streets shall
be held to a minimum and shall be at least 800 feet apart, if possible.
(2)
Cross-street intersections shall be avoided, except
at important traffic intersections.
(3)
A distance of at least 250 feet shall be maintained
between offset intersections.
(4)
Within 100 feet of an intersection right-of-way, streets
shall be approximately at right angles.
J.
Half streets and privately owned reserve strips controlling
access to streets or adjacent property shall be prohibited.
K.
A circular turnaround shall be provided at the end
of a permanent cul-de-sac street.
L.
Arrangement of streets shall provide for continuation
of existing streets between adjacent properties where such continuation
is necessary for convenient movement of traffic, effective fire protection
and efficient provision of utilities.
M.
If adjacent property is undeveloped and the street
must be a dead end temporarily, rights-of-way and improvements shall
be extended to property line. A temporary circular turnaround shall
be provided on all temporary dead-end streets, with the notation on
the plat that land outside the street right-of-way shall revert to
abutting lots whenever the street is continued.
A.
Street design standards shall be as follows:
|
Major
|
Minor
|
Cul-de-sac
| ||
|---|---|---|---|---|
|
Minimum right-of-way width
|
80 ft.
|
50 ft.
|
50 ft.
| |
|
Minimum pavement width
|
48 ft.
|
24 ft.
|
24 ft.
| |
|
Maximum grade
|
5%
|
8%
|
5%
| |
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
| |
|
Minimum radius of curves, inner street line
|
800 ft.
|
150 ft.
|
150 ft.
| |
|
Minimum tangent length between reverse curves
|
200 ft.
|
100 ft.
|
100 ft.
| |
|
Minimum grades within 100 feet of center line
intersections
|
1%
|
3%
|
3%
| |
|
Minimum breaking sight distance
|
400 ft.
|
200 ft.
|
200 ft.
| |
|
Minimum distance between center line offsets
|
400 ft.
|
250 ft.
|
250 ft.
| |
|
Angle at intersections of street center lines
|
90°
|
85-95°
|
85-95°
|
A.
Street improvements shall be installed at the expense
of the subdivider.
B.
Streets must be constructed to comply with the detail
specifications of the Planning Board.
C.
Streets shall be built with:
(1)
A subgrade which shall be rough graded the full width
of the street right-of-way and compacted the full width between the
outer edges of the curbs and gutter.
(2)
A base course which shall be gravel.
(3)
A surface course which shall be bituminous asphalt.
(4)
Curbs and gutters which shall be concrete.
A.
Sidewalks shall be installed at the expense of the
subdivider, at such locations as the Planning Board may deem necessary.
B.
Sidewalks must be constructed to comply with the detail
specifications of the Planning Board.
C.
Sidewalks shall be concrete and have a minimum width
of four feet in residential areas and five feet in commercial and
industrial areas.
A.
The length, width and shape of blocks shall be determined
with due regard to:
A.
Lot size and shape shall comply with standards of Chapter 201, Zoning, and be appropriate for the type of development and use proposed, and shall be arranged so that there will be no foreseeable difficulties in securing building permits and gaining access to buildings from streets.
B.
Subdivision plans shall provide each lot with satisfactory
access to a public streets; driveway grades shall not exceed 10%.
C.
Double-frontage and reverse-frontage lots shall be
avoided where possible.
D.
Where lots are more than double the minimum required
area for the zoning district, the Planning Board may require that
such lots be arranged so as to allow further subdivision.
E.
Side lot lines shall be either at right angles or
radial to street lines, unless a variation will give a better street
or lot plan.
A.
Where conditions are such as to make impractical the
inclusion of utilities or drainage facilities within street rights-of-way,
perpetual unobstructed easements shall be provided, centered on rear
or side lot lines with satisfactory access to the street.
B.
Permanent utility easements shall be at least 10 feet
in width and shall be so indicated on the plat.
C.
The Planning Board may require perpetual unobstructed
easements to facilitate pedestrian access to schools, public open
space or streets. Pedestrian access easements shall be at least 20
feet in width, and shall be so indicated on the plat. The Planning
Board may require a paved walk to be installed within the easement.
A.
Permanent monuments shall be set at all corners and
angle points of the subdivision boundaries; and at all street intersections,
points of curve and at approximately five-hundred-foot intervals and
their location shall be shown on the subdivision plat.
B.
Monuments shall be stone or concrete with a one-inch
diameter metal pipe at least two feet long set in the center, and
located in the ground at final grade level.
C.
Lot corner markers shall be 3/4 of an inch diameter
metal pipe at least two feet long.
A.
All streets shall be named subject to the approval
of the Planning Board. A street which is a continuation of an existing
street shall bear the same name.
B.
Street name signs shall be furnished and installed
by the subdivider. The type, size and location shall be to the approval
of the Planning Board.
A.
Outstanding natural features of the site, including
groves of trees, watercourses and falls, historic spots, exceptional
views and similar irreplaceable assets, shall be preserved as far
as possible by harmonious design.
B.
Trees over 10 inches in trunk diameter shall be preserved
unless such trees are within the right-of-way of a proposed street.
C.
Topsoil removed in the process of grading the subdivision
site shall be replaced, except in proposed street, driveways and building
locations.
On a residential lot, where none exists, at
least three new trees shall be planted, located at least five feet
outside the right-of-way. New trees shall measure at least two inches
in diameter at a point six inches above finished grade level. Trees
shall be hardy, suitable to local soil and climate and shall be of
a species approved by the Planning Board.
A.
Adequate stormwater drainage systems shall be required
in all new subdivisions. An adequate drainage system shall mean one
which has been designed by a licensed engineer to perform such work,
who shall arrive at a logical conclusion based upon facts and estimates
of a given situation and approval by the Planning Board.
B.
Rights-of-way for stormwater drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed, based on a ten-year storm as defined by the USGS under
conditions of total potential development.
C.
The subdivider's engineer shall study the effect of
the subdivision on existing drainage facilities downstream outside
the subdivision. Where it is anticipated that runoff incident to the
development of the subdivision will overload existing drainage facilities
during a ten-year storm, the Planning Board shall not approve the
subdivision until provision has been made for improvement of the downstream
facility.
D.
Where a subdivision is traversed by a watercourse,
drainage way, channel or stream, there shall be provided a stormwater
drainage easement conforming substantially with the lines of such
watercourse, and of such width as to encompass the twenty-five-year
flood area of such watercourse, which easement shall be so indicated
on the plat.
E.
Storm drainage system shall be constructed by the
subdivider, in accordance with procedures and standards of the State
Department of Health, if such drainage system is to be connected to
or served by other municipally maintained drainage systems.
F.
The subdivider shall present an individual lot drainage
plan for each lot in the subdivision. Such plan shall be used in grading
of lots before final approval of structures is granted.
G.
Land subject to flooding or unsuitable for residential
occupancy due to flood hazard shall be set aside for such uses as
are not endangered by periodic inundation.
Floodland, areas bordering on major watercourses
and drainage ways which cannot be used safely for building purposes
without danger to health or peril from flood, may be offered as a
gift, to be used as public open space or for recreational purposes.
If, in the opinion of the Planning Board, service
to each lot by a public water supply system is not feasible, the Planning
Board may allow individual wells to be used, which shall be installed
at the expense of the subdivider to the approval of the Planning Board's
engineer, as follows:
If, in the opinion of the Planning Board, service
to each lot by a sanitary sewer system is not feasible, the Planning
Board may allow individual septic tanks to be used, which shall be
installed at the expense of the subdivider to the approval of the
Planning Board's engineer, as follows:
A.
The standards of the State Department of Health shall
govern the minimum distances between wells, septic tanks, sewer lines
and disposal tile field.
B.
Where possible, the well shall be located in the rear
yard.
C.
Where possible, the wellhead shall be at a higher
elevation than any disposal tile field.
The following are minimum single-family residential
lot sizes in areas without public sewage disposal and/or water supply
system:
A.
Where the average slope of lot does not exceed 10%:
|
Absorption Time for
1 Inch of Fall
(minutes)
|
Public Water and
Septic Tank
(square feet)
|
Private Well and
Septic Tank
(square feet)
| |
|---|---|---|---|
|
0 - 10
|
25,000
|
35,000
| |
|
11 - 20
|
30,000
|
40,000
| |
|
21 - 30
|
35,000
|
45,000
| |
|
31 - 40
|
40,000
|
50,000
| |
|
41 - 50
|
45,000
|
55,000
| |
|
Over 50
|
50,000
|
Not permitted
|
B.
Where the average slope of lot is between 10% and
15%:
|
Absorption Time for
1 Inch of Fall
(minutes)
|
Public Water and
Septic Tank
(square feet)
|
Private Well and
Septic Tank
(square feet)
| |
|---|---|---|---|
|
0 - 10
|
30,000
|
40,000
| |
|
11 - 20
|
35,000
|
45,000
| |
|
21 - 30
|
40,000
|
50,000
| |
|
31 - 40
|
45,000
|
55,000
| |
|
Over 40
|
50,000
|
Not permitted
|
C.
Where the average slope of lot exceeds 15%:
|
Absorption Time for
1 Inch of Fall
(minutes)
|
Public Water and
Septic Tank
(square feet)
|
Private Well and
Septic Tank
(square feet)
| |
|---|---|---|---|
|
0 - 10
|
35,000
|
45,000
| |
|
11 - 20
|
40,000
|
50,000
| |
|
21 - 30
|
45,000
|
55,000
| |
|
31 - 40
|
50,000
|
60,000
| |
|
Over 40
|
55,000
|
Not permitted
|
The following public utility improvements shall
be installed:
A.
Fire protection. Hydrants shall be of a size, type
and location specified by the National Board of Fire Underwriters,
American Insurance Association.
B.
Streetlighting. Poles, brackets and lights shall be
of a size, type and location approved by the local power company.
C.
Electricity. Poles and power lines shall be approved
by the local power company.
D.
Utility services. Said services shall be located from
six to eight feet from the front property line to the center line
of the utility service between the sidewalk and curbline.
