A.
Location.
(1)
All streets in the subdivision shall be designed in conformance with Subsection B below. Their layout shall be designed so that, in the opinion of the Board, they will provide safe vehicular and pedestrian travel and an attractive street pattern through curvilinear street layout with minimum environmental intrusion, they will obtain the maximum safety and amenity for future residents of a residential subdivision and of future employees or visitors to a nonresidential subdivision, and they shall be in accord with the rules and regulations of the Board.
(2)
The proposed streets shall conform in location, so
far as practicable, to any existing and proposed plans of the Board,
to the Master Plan or parts thereof adopted by the Board and, where
required by the Board, to the existing and proposed street system.
(3)
Provision satisfactory to the Board shall be made
for the proper projection of streets, or for access to adjoining property,
whether or not subdivided.
(4)
Reserve strips 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 or if the applicant conveys a dedicated right-of-way which connects to the adjacent public way in conformance with Subsections C(1) and B(5) of this § 300-12.
(5)
Each lot proposed for development shall have its entire required frontage in Boxford, the entire contiguous legally buildable area, as defined in the Boxford Zoning bylaw § 196-24B(3)(b), in Boxford, and accessed only from a public way in Boxford, with town services (municipal services as well as police, fire, and school transportation) provided only through roads located within Boxford.
[Added 11-17-2004]
(6)
No cul-de-sac shall be laid out for the purpose of
serving less than three houses.
[Added 11-17-2004]
B.
Alignment.
(1)
Street jogs with center-line offsets of less than
150 feet shall not be permitted.
(3)
A tangent at least 150 feet in length shall separate all reverse curves on major and minor streets, except where at least one radius is 1,000 feet or more or where the radius of both the curves is in excess of two times the minimum specified in Subsection B(2) above.
(4)
Streets shall be laid out so as to intersect as nearly
as possible at right angles. No street shall intersect any other street
at less than 60°.
(5)
Property lines at street intersections shall be rounded
or cut back to provide for a radius in conformance with Figure 1.
Property lines at the intersection of a street with a turnaround shall
be rounded or cut back to provide for a radius of not less than 25
feet as shown on Figures 4 through 7.[1]
[1]
Editor's Note: Figures 1 and 4 through 7 are
included at the end of these regulations.
(6)
Streets shall be laid out so as to intersect with
adjacent streets or adjacent unsubdivided land at intervals as determined
suitable by the Board.
C.
Width.
(2)
When a minor street will provide the only access for
lots fronting on a length in excess of 1,000 feet or where traffic
volumes on a secondary street warrant, the Board may require a greater
right-of-way than that specified above.
(3)
Under certain circumstances, the Board may require
an increase in the right-of-way widths by up to 10 feet to accommodate
walkway construction and preserve natural features.
D.
Grade.
(1)
The minimum center line grade for any street shall
not be less than 1%, except that short sections may be reduced to
6/10 of 1% with the approval of the Board.
(2)
The maximum center line grade for streets shall be
as follows:
|
Low-Density Area*
|
High-Density and Nonresidential Area*
| ||
|---|---|---|---|
|
Minor streets
|
7%
|
5%
| |
|
Major streets
|
5%
|
3%
|
|
* As determined by the Planning Board
|
(3)
Grades exceeding 0.8%.
(a)
Where changes in grade exceed 8/10 of 1%, a
vertical curve shall be provided. The minimum length of vertical curves
shall be designed in accordance with the following:
|
L = K(G1% - G2%)
| |
|
G = Grade
| |
|
L = Length
| |
|
The values for K are listed below:
|
|
Crests
|
Sags
| ||
|---|---|---|---|
|
Minor streets
(30 miles per hour)
|
28
|
35
| |
|
Major streets and streets in a high-density
or high-intensity area, as determined by the Board (40 miles per hour)
|
55
|
55
|
(4)
Where horizontal and vertical curves combine to create
potentially dangerous driving conditions, the Board may require a
suitable amount of superelevation of the curves or other projections.
(6)
The grade of any street, except in special instances,
shall be so designed that the surface runoff of water shall be from
the center line of the street to the edge of the street.
(7)
No cut or fill in excess of 10 feet of the natural
topography shall be allowed within the limits of the roadway cross
section.
E.
Dead-end streets.
(1)
For the purposes of this section, a dead-end street
is a street, extension of a street or system of streets connected
to a through way at a single point. Any proposed street which intersects
only with a dead-end street shall be deemed to be an extension of
the dead-end street.
(2)
Dead-end streets and their extensions, if any, shall
not be longer than 1,500 feet from their origin to the furthest point
and serve no more than 15 lots.
(3)
Dead-end streets shall be provided with a turnaround
at the closed end, conforming to Figure 6 or 7 at the end of these
rules and regulations. The radius of the inside of the paved circle
shall be a minimum of 90 feet, and the radius of the outside line
of the roadway dedication shall be a minimum of 125 feet. The turnaround
shall have a center island at least 90 feet in radius with the natural
vegetation left in place, unless the Planning Board deems it advisable
to establish a new landscape. In that case the Planning Board must
approve the landscape design and the applicant shall be responsible
for its maintenance for one year following the completion of the island.
The Planning Board may require a smaller turnaround, conforming to
Figure 4 or 5, if it deems to be in the public interest.[5]
[Amended 11-17-2004]
[5]
Editor's Note: Figures 4 through 7 are included
at the end of these regulations.
(4)
The Board may require a roadway easement from the
end of the dead-end street to adjacent property. If a dead-end street
is subsequently extended beyond the required turnaround, any easement
other than land required for the extension of the roadway may be relinquished
to the adjacent properties. See Figures 4 and 5.[6]
[6]
Editor's Note: Figures 4 and 5 are included
at the end of these regulations.
(5)
If a dead-end street is later extended, the turnaround
pavement shall be removed and a uniform pavement width provided to
match the extension pavement width.
F.
Street names. The applicant shall provide names in keeping with the character of the town, and the applicant shall have the proposed street names approved in writing from the Director of Communications prior to approval by the Board. Proposed street names shall not duplicate nor bear phonetic resemblance to the name of existing public ways, paper streets or any other way qualified to afford frontage under MGL c. 41, § 81-L. A proposed street which is in alignment with an existing street shall bear the same name as the existing street. See § 300-11B(6).
G.
Roadway drainage.
(1)
The majority of the Town of Boxford roadways can be
described as rural, country lanes. Typically, berms and/or curbs are
nonexistent, allowing roadways to drain naturally. Rainfall runoff
flows off the pavement to a gravel/wooded shoulder area and follows
a natural course as dictated by the topography.
(2)
Proposed subdivision roadways, in general, must be
designed and constructed in a manner that maintains the rural, aesthetic
character of the town.
(3)
For the majority of proposed subdivision roadways,
the Board will require an open drainage system. The main feature of
this design is an unpaved shoulder with a shallow six-inch ditch in
cut conditions and flat slope in fill conditions. The open drainage
system allows the roadway runoff to drain as a sheet flow without
accumulation into erosive volumes or velocities. Bituminous concrete
waterways which direct roadway runoff from the pavement or ditch down
an embankment slope may be required to prevent erosion where a sufficient
runoff is accumulated through the use of a berm or ditch.
(4)
Closed drainage system.
(a)
An open drainage system cannot be used for all
conditions. A closed drainage system, including drainage collection
structures, subsurface piping and bituminous concrete berm, will be
required under the following conditions and as required by the Board:
(b)
Location of catch basins shall be in conformance with Figure No. 9. Bituminous concrete berm shall be in conformance with Figure No. 11 and § 300-29B. Construction of ditches shall be in conformance with Figure No. 10. Paved waterways shall be in conformance with Figure No. 16.[7]
[7]
Editor's Note: Figures 9, 10, 11 and 16 are
included at the end of these regulations.
(5)
Where closed drainage systems are needed, adequate
disposal of surface and subsurface water shall be provided on both
sides of the roadway at intervals not to exceed 350 feet unless otherwise
approved by the Board and at such other places as deemed necessary
by the Board to assure adequate drainage of all low points and to
provide proper runoff of stormwater. In no case shall less than twelve-inch
pipe be used for surface water drainage. Catch basins shall be provided
with grates installed and designed according to the Standard Specifications
and the Commonwealth of Massachusetts Department of Highways 1977
Construction Standards, as amended. Frames and grates shall conform
to Town of Boxford standards as shown in Figure 9.[8]
[8]
Editor's Note: Figure 9 is included at the
end of these regulations.
A.
Where utilities cross lots or are centered on rear
or side lot lines, easements shall be provided of a width of at least
20 feet.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, the Board shall require a stormwater
easement or drainage right-of-way of adequate width and proper side
slope to conform substantially to the lines of such watercourse, drainageway,
channel or stream and to provide for the face flow of water in its
natural course or for construction or other necessary purposes. In
no case shall the width be less than 20 feet or the side slope be
steeper than two horizontal to one vertical.
C.
Access easements or parcels to adjacent property shall
be provided, if required by the Board, for use by emergency vehicles
and for the benefit of the town. These may include pedestrianways
and easements for trails, walkways, bridle paths or ways to connect
open spaces or park areas. They shall be a minimum width of 20 feet.
Where trails exist on the property, every effort shall be made to
maintain them in their original position. Where this is deemed unfeasible
by the Board, the developer shall provide alternate trails of similar
character making connections to trails at the property boundaries.
D.
Wherever possible, easements along the rear lot lines
shall be continuous to the street at the end of the block to connect
with the adjoining blocks in the shortest direct line.
E.
Access shall be provided to adjacent parcels or landlocked property as required by the Board. Public access shall be provided via rights-of-way transferred in fee to the town. Rights-of-way shall conform to the requirements of § 300-12C for minor streets and § 300-12B(5).
F.
In all cases, rights-of-way or fee ownership of parcels
may be required by the Board in lieu of easements if this is deemed
by the Board to be in the best interest of the town.
G.
Wherever embankments are built in such a way as to
require approval by the Board, the developer must furnish to the town
duly recorded access easements free of encumbrances for maintenance
of the slopes, terraces or retaining walls.
H.
When easements are required by the Planning Board
pursuant to this section, the applicant shall provide a written instrument
in a form suitable to the Board.
Before approval of a plan, the Board may also,
in proper cases, require the plan to show a park or parks, suitably
located for playground or recreation purposes or for providing light
and air. 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
and shall be at least equal to two acres of land for each 20 single-family
dwelling units or fraction thereof shown on the plan. The area shall
be equal to three times the floor area of all other dwelling units
and 10% of the land area for all nonresidential subdivisions. The
Board may, by appropriate endorsement on the plan, require that no
building be erected upon such park or parks without its approval for
a period of three years. Each area reserved for such purpose shall
be of suitable area, dimensions, topography and natural character
for the purposes of a park and/or playground. The area or areas shall
be so located as to serve adequately all parts of the subdivision
as approved by the Board. The Board may require that the area or areas
reserved shall be located and laid out so as to be used in conjunction
with similar areas of adjoining subdivisions or of probable subdivision.
Land acquired in this manner shall be compensated as provided in MGL
c. 41, § 81-Q.
Due regard shall be shown for all natural features, such as trees, wooded areas, watercourses, water sources, wetlands, recharge areas, scenic points, historic spots and similar community assets, which if preserved will add attractiveness and value to the community. Any cutting, backfilling, clearing, thinning or other disturbance to trees 12 inches or over in diameter measured four feet above finished ground level or to other natural vegetation, located within the road dedication, shall be prohibited unless deemed both proper by the Board and not in conflict or contradiction to the intent of § 300-16. Any such proposed clearing shall be shown on the plan and written reasons therefor may be requested by the Board. Tree wells or retaining walls should be installed when and as requested by the Board for suitable grading around trees. Tree wells or retaining walls shall be of such design to meet the standards as set forth in the Tree Experts Manual or some similar publication. The Board may specify plantings in order to revegetate areas disturbed by grading or to create screening where inadequate natural vegetation exists.
Lots shall be prepared and graded in such a
manner that development of one shall not cause detrimental drainage
on another; if provision is necessary to carry drainage to or across
a lot, an easement or drainage right-of-way of a minimum width of
20 feet and proper side slope shall be provided. Storm drainage shall
be designed in accord with the specifications of the Board. Where
required by the Board or the Board of Health, the applicant shall
furnish evidence as to any lot or lots to either Board as necessary
that adequate provision has been made for the proper drainage or surface
and underground waters for such lot or lots.
A.
All required utilities exclusive of transformers and
telecommunications terminals shall be placed underground at the side
of the roadway before the base course of bituminous concrete is laid.
Required utilities may include water, sewer, storm drainage, telephone,
electricity, gas, wiring for streetlights, fire alarm systems and
cable television unless otherwise specified by the Board.
B.
Where adjacent property is not subdivided at the same
time, provision shall be made for the extension of the utility system
by continuing the mains the full length of streets and to the exterior
limits of the subdivision at such grade and size which will, in the
opinion of the Board, permit their proper extension at a later date.
C.
Connections for drain, water, gas, electric and telephone
service from the main structure in the way to the exterior line of
the way shall be constructed for each lot whether or not there is
a building thereon, except that the Board may waive such requirement,
in whole or in part, in the case of a lot to be used for a park, playground
or for any other purpose for which, in the opinion of the Board, such
connections shall not be required.
D.
On-site sewerage disposal facilities shall be installed
and constructed in conformity with the rules and regulations of the
Board of Health and Title 5, Environmental Code.
E.
Gas mains shall be installed if gas connection is
available.
F.
Closed drainage system shall be designed in accordance with § 300-12G, and all structures, pipes, detention ponds and appurtenances shall be shown on the plan.
G.
The Board may permit transformers, switches and other
such equipment to be placed on the ground in approved locations, screened
from view with evergreen shrubbery.
H.
Streetlighting shall be supplied at the request of
the Board by the developer to provide sufficient light for pedestrian
safety and guidance and guidance for vehicles traveling on the street,
with due consideration given for costs of maintenance and electric
power.
I.
The Board may permit telecommunications terminals
and other such equipment to be placed on the ground in approved locations,
provided that they are screened from view with natural vegetation.
A.
Dry hydrants or water sources for fire fighting shall be provided in all subdivisions, and they shall meet the specifications of the Boxford Fire Department Water Resource Guidelines for subdivisions to assure protection to residents of the town. The Planning Board may require the installation of one or more subsurface water tank(s) for fire protection in accordance with Fire Department requirements, unless another source satisfactory to the Planning Board is available. Design details and installation of tanks will be subject to review by the Planning Board's engineer. All dry hydrants and access to water sources shall be made available to the town through easements or other means to provide permanent access for fire-fighting use and maintenance. Provision of a dry hydrant is required in all cases where extensions are granted under § 300-12E(2). No lot shall be released until such time as the dry hydrant or water source serving such lots has been installed and has performed to the satisfaction of the Fire Chief.
B.
Town dry hydrant/water source maintenance account.
When dry hydrants or water sources for fire fighting are required,
the applicant shall pay into a town dry hydrant/water source maintenance
account a one-time for each dry hydrant/water source required. Such
fees will be kept on file at the Planning Board office. This account
shall be used to maintain the town's fire protection structures.
Where deemed appropriate by the Board, one fire
alarm box shall be provided for each 1,000 linear feet or fraction
thereof of street within the subdivision. Exact location of boxes
shall be recommended by the Fire Department and indicated on the plan.
The circuit shall be installed to connect with the town fire alarm
system.
A.
Where the Board deems appropriate, it may require
sidewalks, grass plots, ground cover and trees be provided as determined
appropriate and necessary. Where sidewalks are proposed or deemed
necessary, their design shall be in conformance with the latest Massachusetts
Architectural Access Board standards.
B.
Where appropriate, the Board may require ramps and/or
stairs be provided.
A.
Requirements for bikeways, walkways and trails. Public
bikeways or pedestrian walkways may be required by the Board to provide
circulation or access to schools, playgrounds, parks, shopping, transportation,
open space and/or community facilities or for such other reason as
the Board may determine. These may or may not be part of normal sidewalk
provisions, but they shall not be a part of any lot in the subdivision.
All public bikeways shall conform to Federal Highway Administration
guidelines. Where trails need to be relocated, the developer shall
make every effort to locate them as far as possible from the area
where homes are likely to be built and preferably outside the two-hundred-foot
circles. Where this is impractical the developer shall provide screening
to protect the homeowner's privacy. The developer shall also attempt
to keep trails as far as possible from roadways and, where this is
impossible, shall minimize the safety hazards through careful attention
to sight distances and other design characteristics.
B.
Design standards.
(1)
The minimum right-of-way width for bikeways, trails
and pedestrian walkways shall be 20 feet unless sufficient planting,
fencing or other buffering between the way and adjacent property is
provided so that, in the opinion of the Board, the right-of-way may
be reduced to a minimum of 15 feet.
(2)
The minimum pavement width shall be six feet.
(3)
The maximum gradient shall be 8% for segments less
than 100 feet in length; 5% elsewhere or otherwise approved by the
Board.
Where a common driveway is used to serve more
than one dwelling, a granite bollard shall be placed in the public
way at the entrance to the common drive indicating the street addresses
and the distance to each dwelling. Granite markers shall be eight
inches by eight inches by 72 inches long and shall have 40 inches
exposed and 32 inches buried. Lettering and numbers shall be four
inches in height and shall be clearly engraved in the granite on all
four sides. Design of bollard shall be subject to the approval of
the Planning Board.
