A.
Location.
(1)
All streets in the subdivision shall be designed so that, in the
opinion of the Beverly Planning Board, 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 Beverly Planning Board.
(2)
The proposed streets shall conform in location, so far as practicable,
to any existing plans of the Beverly Planning Board; to the Comprehensive
Plan or parts thereof adopted by the Beverly Planning Board; and,
where required by the Beverly Planning Board, to the existing street
system.
(3)
Provision satisfactory to the Beverly Planning Board shall be made
for the proper projection of streets or for access to adjoining property,
whether or not subdivided. To accomplish this, the Board may require
a roadway easement and the extension of utilities from the end of
a turnaround to adjacent property. If the Board requires such an easement
and/or utility extension, language conveying the easement and/or utilities
to the City of Beverly in perpetuity shall be submitted to the Board
prior to final action on the application.
(4)
Reserve strips prohibiting access to streets or adjoining property
shall not be permitted except where, in the opinion of the Beverly
Planning Board, 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 300 feet.
(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 intersections shall be rounded or cut back
to provide for a radius of not less than 30 feet. 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 than
30 feet and the acute angle may be greater than 30 feet to the extent
approved or required by the Beverly Planning Board.
C.
Width. The minimum width of the right-of-way shall be 50 feet, and the minimum pavement width shall be 32 feet, except for minor streets (see § 375-15.).
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 Board 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 in length, with a maximum grade of 3%, and in all other subdivisions,
a leveling area of at least 200 feet in length, with a maximum grade
of 2%, and at all other intersections there shall be a leveling area
of at least 50 feet in length.
E.
Dead-end streets.
(1)
For the purpose of this section, any proposed street which intersects
solely with a dead-end street shall be deemed to be an extension of
the dead-end street. Dead-end streets and their extensions, if any,
shall not be longer than 500 feet (measured between the sideline of
the intersecting street and the center of the turnaround) unless,
in the opinion of the Board, a greater length is necessitated by topography
or other local conditions.
(2)
Dead-end streets shall be provided with a turnaround at the closed
end 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 Beverly Planning Board. The Beverly Planning Board 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 maximum
grade within any cul-de-sac shall be 2%. The Board may require a roadway
easement and the extension of utilities from the end of the turnaround
to adjacent property. If the Board requires such an easement and/or
utility extension, language conveying the easement and/or utilities
to the City of Beverly in perpetuity shall be submitted to the Board
prior to final action on the application.
A minor subdivision is a private street which, in the opinion
of the Beverly Planning Board, may be built to a less exacting standard
than otherwise described in these rules and regulations, provided
the following are met:
A.
Such minor street serves as legal frontage for, or actual access
to, not more than six lots.
B.
Such minor street shall be no longer than 250 feet. If there is a
cul-de-sac, the minor street may be up to 250 feet long from the intersection
of a street to the beginning of the cul-de-sac.
C.
There will be a covenant concerning the minor street which shall
state that such minor street shall remain a private way unless it
is both redesigned and improved in accordance with the minimum standards
for streets by the owner or owners. In the event water or sewer lines
are installed in a minor street, the covenant shall provide that the
owner or owners of the minor street shall be solely responsible for
the maintenance of the water and sewer installation. The owners of
land abutting on a minor street shall maintain and plow said private
minor street at their own expense. This covenant shall be referenced
and noted on individual plot plans.
D.
Such minor street shall have no connection with, or projection to
any street existing or proposed, other than that with which it originates.
E.
The design of the minor street shall be as follows:
(1)
Curbs, sidewalks, and street trees are only mandatory in exceptional
circumstances.
(2)
Pavement will be a minimum of 24 feet wide.
(3)
For dead ends, there shall be culs-de-sac or other turning designs
acceptable to the Planning Board. Culs-de-sac shall be with a minimum
right-of-way diameter of 100 feet and may have a thirty-six-foot diameter
island; pavement shall be a minimum of 84 feet.
(4)
The minor street shall be posted as a private way at its entrance
or entrances.
(6)
Submission and plan requirements for minor subdivisions shall be
the same as for definitive subdivisions.
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 25 feet at the gutter line.
B.
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 the typical street cross-section diagram included as an attachment to 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 Beverly Planning Board 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 purpose.
C.
Access easements to park and conservation land shall be provided,
if required by the Beverly Planning Board, and shall be at least 20
feet wide.
A.
Before approval of a plan, the Beverly Planning 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.
The Beverly Planning 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. 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 purpose 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 Beverly Planning Board.
B.
The Beverly Planning 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.
Any land so reserved shall be graded to dispose properly of surface
water and shall be left in good condition for the purpose intended,
as required by the Beverly Planning Board. Land acquired in this manner
shall be compensated as provided in MGL c. 41, § 81Q.
Due regard shall be shown for all natural and historic features,
such as trees, wooded areas, watercourses, scenic points, historic
spots, historic buildings, 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 for
drainage of minimum width of 30 feet and proper slope shall be provided.
Storm drainage shall be designed in accord with the criteria of the
Department of Public Services and in accordance with the Beverly Planning
Board.[1]
[1]
Editor's Note: Amended at time of adoption of Code.
B.
Where required by the Beverly Planning Board 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 water and
underground waters from such lot or lots.
C.
Drawings and engineering calculations shall be prepared by a registered
professional engineer showing existing and future drainage patterns
and soil and groundwater conditions.
Hydrants shall be provided at intervals of 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 Water Department. All hydrants shall be sited within three
feet of the curb, and the four-and-one-half-inch outlet shall be 18
inches from the ground at finished grade.
A.
See the typical street cross-section diagram included as an attachment to this chapter.
B.
At the discretion of the Beverly Planning Board, guard rails or fencing
shall be required to be installed where steep slopes, bodies of water,
rip rap, or other dangerous conditions border or exist close to proposed
sidewalks or streets.
All utilities shall be placed underground at the time of initial
construction, including electric and telephone.
