It is the intent of these standards to provide a sound basis for the design of new subdivisions which will add value and character to the Town. All streets in a subdivision shall be designed so that, in the opinion of the Board, they will provide convenient and safe vehicular, bicycle and pedestrian travel. In planning the project, the Applicant shall give due consideration to the natural resources and characteristics of the site, including its topographic and geological conditions, to the convenience and safety of the public, and to the attractiveness of the proposed streets and site design. Streets shall be designed to preserve and enhance the character of the surrounding community.
A. 
Design shall emphasize, to the extent possible:
(1) 
The natural features of the landscape;
(2) 
Landscaping that is consistent with the existing features found in (1) above;
(3) 
Maintenance within the subdivision of runoff and vegetative cover equivalent to conditions before development;
(4) 
Stormwater runoff and collection in conformance with current Low Impact Development standards, as promulgated by the Massachusetts Department of Environmental Protection and the Federal Environment Protection Agency.
B. 
Design and Construction shall minimize, to the extent possible, the following:
(1) 
Volume of cut and fill;
(2) 
Area over which existing vegetation will be disturbed, especially if within 100 feet of a watercourse, wetland, or water body, including, but not limited to, lakes, ponds, and vernal pools or in areas having a slope of more than 15%;
(3) 
Number of trees removed having a diameter over six (6) inches as measured at 4' 0" above the ground, both within the right-of-way and on the proposed lots;
(4) 
Extent of alteration or relocation of any watercourse, wetland, or water body, including vernal pools;
(5) 
Size of paved areas (including streets) except as necessary for safety and convenience, especially in aquifer and recharge areas;
A. 
All streets shall be designed so they will connect in a logical fashion with existing streets, provide for the convenient and safe movement of pedestrian, bicycle, and vehicular traffic and allow for the proper projection of streets for access to adjoining property which is not yet subdivided.
B. 
Street jogs with centerline offsets of less than 125 feet shall not be allowed.
C. 
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 degrees.
D. 
Property lines at street intersections shall be rounded or cut back to provide for a property line radius of not less than 30 feet.
Minimum
Sight Distances
Minimum
Width of
R-O-W
(ft)
Minimum
Width of
Roadway
(ft)
Horizontal
(ft)
Vertical
(ft)
Maximum
Length
(ft)
Minimum
Center-Line
Radius
(ft)
Minor
Dead End
Prohibited
Prohibited
Prohibited
Prohibited
Prohibited
Prohibited
Cul-de-Sac
53
22
200
100
500
100
Non-through
53
22
200
100
see above
200
Through
53
22
200
100
n/a
200
Subcollector
Through only
53
22
500
350
n/a
200
Collector
Through only
55
24
800
450
n/a
400
A. 
The Board may in the case of residential streets authorize a reduction of the minimum roadway width and/or an increase in roadway length. Such reduction or extension shall only be authorized if the Board finds it is in the public interest and that the design of the overall subdivision will significantly enhance the character of the neighborhood and preserve to a greater extent the historical and natural features of the site. Approval of such reductions or exceptions if based in part on limiting the number of lots upon which buildings can be constructed shall be endorsed on the plan to which they relate or set forth in a separate instrument attached thereto and recorded therewith. The Board shall maintain in its files a written explanation of the reduction or extension together with the reasons for its approval.
B. 
Cul-de-sac streets shall be provided with a turnaround having an outside sideline diameter of at least 165 feet, an outside roadway diameter of at least 140 feet, a pavement width of 25 feet and a center island. Streets with a center island of less than one acre shall be classified as cul-de-sacs. Streets with a center island of one or more acres shall be classified as non-through streets.
C. 
Length of cul-de-sac streets shall be measured from the sideline of its intersection with a through street along the centerline of the cul-de-sac street to the rear-most point of the sideline of the turnaround.
D. 
Length of non-through streets shall be measured from the sideline of its intersection with a through street along the centerline of the non-through street to the point on such centerline where the non-through street centerline returns to intersect itself. The distance from this point to the sideline of the through street shall be no more than 307 feet.
E. 
Grades of all streets shall be a reasonable minimum, but not less than one percent nor more than eight percent.
F. 
A proposed through street shall have at least 300' between its two new intersections which open onto an existing street, in cases where the proposed street has both its openings on one existing street, measured centerline to centerline.
See the Typical Cross Section Diagram at the end of this chapter.
A. 
Easements across lots or centered on rear or side lot lines for utilities or for pedestrian access shall be provided where necessary and shall be at least twenty feet wide. Size of easements for stormwater BMPs, fire protection, water tanks, and other Town facilities shall be as required.
B. 
Where a subdivision is traversed by a watercourse, drainage way, channel or stream, the Board may require that there be provided a stormwater easement or drainage right-of-way of adequate width to conform substantially to the lines of such watercourse. The boundaries of said easement shall be no closer than five feet from the high water line, drainage way, channel or stream, and shall provide for construction or other necessary purposes.
C. 
Where a street is projected, or the Board requires provision for access to adjoining property, an easement for all roadway purposes shall be granted.
Before the approval of a Definitive Plan, the Board may, in appropriate circumstances in its sole discretion, require the Plan to show a park or parks suitably located for playgrounds or recreational purposes or for providing light and air as it may so determine. 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. Each area set aside for one of the stated purposes shall be of suitable area, dimensions, topography and natural setting for the character of such use. 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 subdivisions. If so determined, the Board shall by appropriate endorsement on the Plan require that no building may be erected on such park or parks for a period of not more than three years without its approval. The area or areas shall be made available for purchase by the Town. Failure by the Town to purchase said area(s) within three years from the date of acceptance of the subdivision's roads and utilities by the Town shall free the Owner from these restrictions.
There shall be no roadway construction within the 100-year flood plain as depicted on FEMA's Flood Insurance Rate Map (FIRM) in effect at the time the Definitive Subdivision Plan is submitted to the Planning Board. All construction shall be in conformance with the flood hazard provisions of the Town of Newbury Zoning By-Law, and shall:
A. 
Be consistent with the need to minimize flood damage;
B. 
Provide for all public utilities and facilities such as sewer, gas, electrical, communications and water systems to be located and constructed to minimize or eliminate flood damage;
C. 
Provide drainage systems in conformance with the Massachusetts DEP Stormwater Handbook and the Town of Newbury Stormwater Management, Illicit Discharge and Erosion Control Rules and Regulations and adequate to reduce exposure to flood hazards; and
D. 
Be in compliance with G.L. c. 131 (Wetlands Protection Act).
The Definitive Plan shall be in conformance with G.L. c. 131 (Wetlands Protection Act). Where the provisions of G.L. c. 131 apply to a project, the Applicant will be required to hold parallel design discussions with the Conservation Commission and the Planning Board. The Planning Board may condition its approval of a Definitive Plan upon the issuance of an "Order of Conditions" by the Newbury Conservation Commission.
Permanent signs identifying the subdivision by name may be allowed at the discretion of the Planning Board and shall conform to the requirements of Newbury's Zoning By-Law.
Stone walls throughout the property shall be preserved or, where preservation is not possible, restored in kind. The definitive plan shall include a designation of any stone walls or portions thereof to be removed, relocated, or restored.
In all areas which are not served by either the Newburyport Water Department or the Byfield Water District, or which, in the opinion of the Fire Chief, do not have adequate water supply and pressure for fighting a fire, the following applies:
A. 
The Applicant shall install 20,000 gallon underground water storage tanks along subdivision roadways at a maximum spacing of 700 feet. The tanks shall be installed and maintained in accordance with NFPA standards, and the design shall meet the approval of the Town of Newbury Board of Fire Engineers. The Applicant shall provide funds to the Town in an amount sufficient to provide income adequate to fund maintenance of the tanks by the Town. Should the road in question remain private and not become a Town road, an easement for access, use, and maintenance shall be granted to the Town.