A.
Location.
(1)
All streets in the subdivision shall be designed so
that, in the opinion of the Community Planning Commission, they will
provide safe vehicular travel; natural drainage with no drainage pockets;
and an attractive street layout in order to obtain the maximum safety
and amenity for future residents of the subdivision; and they shall
be in accord with the rules and regulations of the Community Planning
Commission.
(2)
The proposed streets shall conform in location, so
far as practicable, to any existing plans of the Community Planning
Commission; to the Master Plan or parts thereof adopted by the Community
Planning Commission; and, where required by the Community Planning
Commission, to the existing street system. Where proposed streets
are to intersect with existing streets, due consideration shall be
paid to the location of existing hydrants and to provide additional
hydrants to avoid potential fire protection apparatus hose hookup
lengths in excess of 250 feet in emergency situations.
[Amended 3-31-1987]
(3)
Provision satisfactory to the Community Planning Commission
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
Community Planning Commission, such strips shall be in the public
interest.
B.
Alignment.
(1)
Street jogs with center-line offsets of less than
125 feet shall be avoided.
(2)
The minimum center-line radii of curved streets shall
be 150 feet for secondary streets and 500 feet for principal streets.
(3)
A tangent at least 150 feet in length shall separate
all reverse curves on principal and secondary streets.
(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 intersection shall be rounded
or cut back to provide for a radius of not less than 30 feet which
shall be tangent to both the existing and proposed street layout lines.
However, when the intersection of two streets varies more than 10°
from a right angle, the radius of the curve at the obtuse angle may
be less and the acute angle may be greater than 30 feet to the extent
approved or required by the Community Planning Commission.
[Amended 3-31-1987]
(6)
Streets shall be laid out so as to intersect at intervals
in a range of 600 feet to 1,200 feet in length, unless otherwise specified
by the Community Planning Commission. In special instances, the Community
Planning Commission may approve an easement for a future street, in
lieu of actual construction of a cross street.
D.
Grade.
(1)
The center-line grade for any street shall not be
less than 1%.
(3)
Where changes in grade exceed 1%, vertical curves
as required by the Commission will be provided; and where a grade
is 5% or greater within 150 feet of the intersection of street right-of-way
lines, there shall be provided in a residential subdivision a leveling
area of at least 75 feet, with a maximum grade of 3%, and in all other
subdivisions, a leveling area of at least 200 feet, with a maximum
grade of 2%, and at all other intersections there shall be a leveling
area of at least 50 feet.
E.
Dead-end streets.
[Amended 10-5-1982; 12-5-2000]
(1)
For the purposes of this section, a dead-end street
shall be any street with a single common ingress and egress.
(2)
Any new proposed street which intersects solely with
a dead-end street shall be deemed to be an extension of the dead-end
street.
(3)
Dead-end streets and their extensions, if any, shall
not be longer than 500 feet unless the water is looped, in which case
the maximum shall be 1,000 feet unless, in the opinion of the Commission,
a greater length is necessitated by topography or other local conditions.
An extension of a water line to the boundary of the land within a
subdivision for the purpose of providing a physical loop at a later
date shall not be considered "water looping" for the purpose of this
section.
(4)
Dead-end streets shall be classified as one of two
types. They shall be either a cul-de-sac or a looped road.
(a)
Culs-de-sac shall be provided at the closed
end with a vehicular turnaround having an outside roadway diameter
of at least 100 feet and a property line diameter of at least 120
feet unless otherwise specified by the Community Planning Commission.
The Community Planning Commission may, when potential volume warrants,
require a minimum outside roadway diameter of 140 feet, a property
line diameter of 160 feet and the placement of a circular landscaped
island with minimum radius of 20 feet at the center of the turnaround,
if the dead-end street is not intended to connect with another street
at some future point in time. The Commission may require a roadway
easement from the end of the turnaround to adjacent property. Under
no circumstances shall a cul-de-sac have a property line diameter
greater than 200 feet.
(b)
Looped roads shall be any dead-end street which
is not a cul-de-sac.
(5)
The length of dead-end streets shall be measured along
the roadway center line as follows:
(b)
Looped road length shall be measured from the
side line of the intersecting street to the point at which a choice
in direction is provided (A @ B), plus half the distance around the
looped roadway from the point of choice in direction to the point
of reintersection. (C @ D) (See Figure 2.)
|
Formula: (A → B) + (C →
|
D) = length
2
|
A.
Driveways shall be at least 10 feet wide and have
a curb return at the roadway of two feet in radius and shall have
an opening of at least 16 feet and no greater than 24 feet at the
gutter line.
B.
Any two driveways leading to or from a street to or
from a single lot shall not be within 30 feet of each other at their
intersections with the front lot line for an interior and 40 feet
for a corner lot.
C.
If driveways slope from the edge of the street right-of-way
to the edge of the pavement, there shall be a grade of not less than
1% but not more than 8%, but the grade between the sidewalk and the
right-of-way shall be only as shown on the typical cross-section (see
Schedule A[1]).
[1]
Editor's Note: Schedule A is included at the end of this chapter.
A.
Where utilities cross lots or are centered on rear
or side lot lines, easements shall be provided with a width of at
least 20 feet.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, the Community Planning Commission
shall require a stormwater easement or drainage right-of-way of adequate
width (a minimum of 30 feet) and proper side slope to conform substantially
to the lines of such watercourse, drainageway, channel or stream and
to provide for construction or other necessary purposes.
C.
Access easements to park and conservation land shall
be provided, if required by the Community Planning Commission, and
shall be at least 20 feet wide.
A.
Before approval of a plan, the Community Planning
Commission 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. The Community Planning Commission 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.
Pedestrian ways, bikeways, or bridle paths of not less than 20 feet
in width may be requested where deemed desirable to provide circulation
or access to schools, playgrounds, parks, shops, transportation, open
spaces and/or community facilities. 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 Community Planning Commission.
B.
The Community Planning Commission 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 subdivisions. Any land so reserved shall be graded to dispose properly of surface water and shall be left in condition for the purpose intended, as required by the Community Planning Commission. Land acquired in this manner shall be compensated as provided in Section 81-Q of Chapter 41 of the General Laws.
Due regard shall be shown for all natural features,
such as trees, wooded areas, watercourses, scenic points, historic
spots, and similar community assets, which, if preserved, will add
attractiveness and value to the subdivision.
A.
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 minimum width of 30 feet and proper slope shall be provided. Storm drainage shall be designed in accord with the requirements outlined in § 350-13B of these rules and regulations and with the town's Comprehensive Drainage Plan as last revised.
[Amended 7-8-1986]
B.
Where required by the Community Planning Commission
or the Board of Health, the applicant shall furnish evidence as to
any lot or lots that adequate provision has been made for the proper
drainage of surface and underground waters from such lot or lots.
Hydrants shall be provided at least every 500
running feet on one side of each street. A hydrant may be required
at the end of a dead-end street. They shall be of a style approved
by the Department of Public Works.
See typical cross-sections, Schedule A.[1]
[1]
Editor's Note: Schedule A is included at the end of this chapter.
All utilities shall be placed underground at
the time of initial construction, including electric and telephone.
