The design of proposed roads and lots should be developed so as to protect the natural landscape, control erosion, and encourage an attractive appearance for the subdivision.
The size, shape, width, frontage and use of all lots shown on a subdivision plan, and the buildings constructed thereon, shall comply with applicable zoning requirements.
Proposed roads and lot configuration shall be designed with the goals of reducing, to the extent reasonably possible, the volume of cut and fill; reducing flood damage; reducing the area over which existing vegetation will be disturbed; reducing the number of mature trees removed; and reducing the extent of waterways altered or relocated.
A. 
Buffer to wetlands. To provide for the policies of the Orleans Conservation Commission and give notice to individuals who may be prospective purchasers of lots, on Definitive Plans, a line 25 feet from all wetlands shall be shown on any Definitive Plan.
B. 
Treatment of natural features. Due regard shall be shown for all natural features, such as large trees, watercourse, wetlands, scenic points, historic spots and similar community assets, which, if preserved, will add attractiveness and value to the subdivision.
C. 
Views. Legal and physical protection of views visible from public ways and waterways should be provided wherever possible.
D. 
Street design. To provide a more attractive appearance than straight street layouts, curvilinear street patterns will be used wherever feasible.
The number of driveways exiting onto existing streets should be minimized. Road design should discourage through traffic on residential streets wherever possible.
A. 
Intersections. Right-of-ways for proposed roads shall be laid out so as to intersect as nearly as possible at right angles. No right-of-way shall intersect any other right-of-way at less than sixty (60) degrees. Property lines at right-of-way intersections shall be cut back to provide for a curb radius on the roadway of not less than twenty (20) feet, except where the angle of the intersection varies more than ten (10) degrees from a right angle, in which case the radii of the curve connecting the acute angle may be less and the opposite radius must be correspondingly greater.
B. 
Drainage. Before any roadway improvements shall be undertaken, due consideration shall be given to, and adequate provision made for, the disposal of surface or standing water from or in the subdivision. Runoff shall not be permitted to drain onto existing town roads, or on private roads leading to town roads unless suitable drainage is installed in said private roads and the applicant can provide evidence of legal rights to use the drainage systems therein.
C. 
Dead-end streets. In cases wherever dead-end streets are used, the length of such dead-end street should not exceed six hundred (600) feet, and the dead-end street shall be provided with a turnaround having a property line diameter of at least eighty (80) feet. Length will be measured along the center line where it intersects the access way to the center of the cul-de-sac.
D. 
Easements for turnarounds on dead-end streets. Any easement obtained for turnaround purposes at the end of a temporary dead-end street shall terminate upon construction of an extension. A twelve-foot easement may be required at the end of a cul-de-sac to provide for continuation of pedestrian traffic and/or utilities to the next street.
E. 
Reserve strips. Reserve strips prohibiting access to streets or adjoining property shall be permitted, except where, in the opinion of the Board, such strips shall not be in the public interest. Half streets shall be prohibited.
F. 
Standards of adequacy.
(1) 
Streets within a subdivision shall be considered to provide adequate access if and only if complying with the standards below. Proposed access to a subdivision will be considered adequate if there is assurance that such access will also be in compliance with the standards below. The basis for the different standards provided is the different volume of traffic that will be produced by the total number of existing dwellings plus the proposed lots in the submitted plan. In the tradition of the town's many unpaved roads with their rustic quality that adds to the town's character, a rural road alternative for roads that serve no more than four dwellings is available.
(2) 
Although unpaved roads may be accepted as access under these regulations, this does not indicate that they will be considered for acceptance as town roads, which will normally be required to meet the standard of construction required for eleven or more homes.
Total Number of Dwellings Existing & Proposed
Right- of- Way Width
Surface Type
Radius Curve*
Surface Width
Sight Distance
Maximum Grade
1 – 4
33'
Hardening or gravel with hardening base
160'
14'
100'
8%
5 – 10
40'
Bitum- inous concrete
220'
18'**
150'
8%
More than 10
40'
Bitum- inous concrete
290'
20'**
200'
6%
*Measured at center line of pavement
**Measurement does not include berms
G. 
Obligations. The Board may require, as a condition of its approval of a subdivision plan, that the developer dedicate or acquire and dedicate land for the purpose of widening access ways leading to the subdivision to provide adequate access and that the developer provide physical improvements of such ways in order to meet the standards specified herein.
To protect the quality of drinking water by ensuring a uniform standard of water quality, and reduce the opportunities for contamination posed by private wells, town water must be extended to subdivisions where it is deemed available.
A. 
Extension of town water to subdivisions. Town water shall be deemed available if any portion of a subdivision falls within seven hundred fifty (750) feet of an existing water main. This availability will require the installation of water mains and appurtenances, in accordance with the current specifications and requirements of the Orleans Water Department, to service the subdivision.
B. 
Protection of public water quality.
(1) 
For all Definitive Plans subdividing land in whole or in part in Groundwater Protection Zoning District 2, there shall be a note placed on the plan indicating a limitation of the number of bedrooms to one for each 10,000 square feet of land in Groundwater Protection Zoning District 2.
(2) 
For properties located in Groundwater Protection Zoning District 2 or Groundwater Protection Zoning District 3, the area of land proposed to be left in its natural state shall be shown on the plan.
For any Definitive Plan showing property which could potentially be developed with two or more new dwellings, all electrical, telephone, cable television and other utility lines shall be placed underground.
The Planning Board may require that areas for open space, parks and/or playgrounds be set aside in accordance with the intents of the Official Town Plan for Conservation, Recreation and Open Space Plans, if any, and MGL Ch. 41, Sections 81-Q and 81-U, as amended. Such areas shall be of reasonable size, but generally not less than five percent (5%) depending upon the location and quality of the land being set aside. No building may be erected or placed on such an area for a period of three (3) years without the approval of the Board.