Town of Lunenburg, MA Article IV Design Standards

§ 325-4.1 General requirements.

A. Basic requirements. The subdivider shall observe all design standards for land subdivision as hereinafter provided. These standards shall be considered minimum standards and shall be varied from or waived, only as provided in Article VI.

B. Conformance with the Master Plan. Any proposed subdivision shall conform to the proposals and intentions of the Lunenburg Master Plan, which includes the Conservation Plan of the Conservation Commission and the Open Space Plan as adopted in whole or in part by the Planning Board, unless substitute proposals may be shown to the satisfaction of the Board to serve better the general area of the subdivision and the Town.

C. Lot size and frontage. All lots shall be of such size and dimension to meet the minimum requirements of the Zoning Bylaw.[1]

[1] Editor's Note: See Ch. 250, Zoning.

D. Access through another municipality. In case access to a subdivision crosses land in another municipality, the Board may require certification, from appropriate authorities, that such access is in accordance with the Master Plan and subdivision requirements of such municipality and that a legally adequate performance bond has been duly posted or that such access is adequately improved to handle prospective traffic.

§ 325-4.2 Streets.

A. Location.

(1) All streets in the subdivision shall be designed so that, in the opinion of the Planning Board, they will provide safe vehicular travel and an attractive street layout in order to obtain the maximum safety and amenity for future residents of the subdivision.

(2) The proposed streets shall conform in location, so far as practical, to any existing plans of the Planning Board, to the Master Plan or parts thereof adopted by the Planning Board and, where required by the Planning Board, to the existing street system.

(3) Provision satisfactory to the Planning 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 Planning Board, such strips shall be in the public interest.

(5) Adequate access from public way.

(a) Where the street system within a subdivision does not connect with or have, in the opinion of the Planning Board, adequate access from a Town, county or state (public) way, the Board may require as a condition of approval of a plan that such adequate access be provided by the subdivider and/or that the subdivider make physical improvements to and within such a way of access, in accord with the provisions of Article V of these regulations, from the boundary of the subdivision to a Town, county or state way.

(b) Where the physical condition or width of a public way from which a subdivision has its access is considered by the Board to be inadequate to carry the traffic expected to be generated by such subdivision, the Board may require the subdivider to dedicate a strip of public way to a width at least commensurate with that required within the subdivision and to make physical improvements to and within the subdivision. Any such dedication of land for the purpose of the way and any such work performed within such public way shall be made only with permission of the governmental agency having jurisdiction over such way, and all costs of any such widening or construction shall be borne by the subdivider.

B. Alignment.

(1) Street jogs with center-line offsets of less than 150 feet shall be prohibited.

(2) The minimum center-line radii of curved streets shall be as follows:

(a) Minor streets: 150 feet.

(b) Intermediate streets: 200 feet.

(c) Secondary streets: 300 feet.

(d) Major streets: 500 feet.

(3) A tangent at least 150 feet in length shall separate all reverse curves on all streets except where at least one radius is of 500 feet or more or where the radius of curvature of both the curves is in excess of two times the minimum specified in Subsection B(2).

(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 line street intersections shall be rounded or cut back to provide for a curb radius in conformance with Schedule D.[1]

[1] Editor's Note: Schedule D is included as an attachment to this chapter.

(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 Planning Board. In special instances, the Planning Board may approve an easement for a future street, in lieu of actual construction of a cross street.

C. Width.

(1) The minimum width of the right-of-way shall be as follows:

(a) Minor, intermediate and secondary streets: 50 feet, except 60 feet for a secondary street in a Type B subdivision or in an area which, in the opinion of the Planning Board, will become a high-density area.

(b) Major streets and such secondary streets which, in the judgment of the Planning Board, may in the future be changed in character to become a major street: 60 feet in a low-density area or greater as provided in Subsection C(2) below.

(2) When a minor street will provide the only access for lots fronting on a major street, or where potential volume or safety warrants, in the opinion of the Planning Board, the Board may require a greater right-of-way than that specified above and may require construction of a divided roadway.

D. Grade.

(1) The center-line grade for any street shall not be less than 0.75%.

(2) The maximum center-line grade for streets shall be as follows:

		Subdivision Type A or Type B
	Minor streets	9%
	Intermediate streets	7%
	Secondary streets	7%
	Major streets	5%

(3) Vertical curves.

(a) Where changes in grade exceed 0.5%, vertical curves will be provided. The minimum length of vertical curves shall be designed in accordance with the following:

L = K (G1% - G2%)

	Where:
		G	=	Grade
		L	=	Length

(b) The values for K are as listed below:

		Minor, Intermediate and Secondary Streets	Major Streets and Streets in a High-Density Area as Determined by the Planning Board
	Crests	28	55
	Sags	35	55

(c) Roadways should have a cross slope at 2% or 1/4 inch per foot.

(4) The grade of any street, except in special instances, shall be so designed that the surface run-off of water shall be from the building line to the street. Where one side of a street is superelevated so that surface water run-off cannot drain into the street, provision must be shown for drainage tiles and catch basins, with any easement needed, to prevent overflow onto neighboring lots or erosion of banks.

(5) Where a grade is 4% or greater within 150 feet of the intersection of street right-of-way lines, there shall be provided:

(a) In a residential subdivision containing one-family dwellings, a leveling area of at least 75 feet, with a maximum grade of 3%; and

(b) In all other subdivisions, a leveling area of at least 200 feet, with a maximum grade of 2%.

(6) Where curves and grades combine to create potentially dangerous driving conditions, the Planning Board may require a suitable amount of superelevation of the curves or other protection.

(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, 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 650 feet unless the water system is looped or, in the opinion of the Board, a greater length is necessitated by topography or other local conditions. Dead-end streets shall not be less in length than 1 1/2 times the frontage required in the district in which they are located. Dead-end streets shall be measured from the right-of-way line of the intersecting street to the center of the cul-de-sac. If a dead-end street is longer than 1,000 feet in a nonresidential subdivision, the Board may require a divided roadway.

(2) Dead-end streets shall be provided at the closed end with a turnaround. The minimum paved roadway diameter of turnarounds shall be 100 feet with an outside diameter roadway dedication of 130 feet. See Schedules E and F.[2] The Board may require, at its option, because of topographic or other considerations, a larger turnaround with a natural traffic island. The turnaround will reach the property line and will conform with Schedules G and H.[3]

[2] Editor's Note: Schedules E and F are included as attachments to this chapter.

[3] Editor's Note: Schedules G and H are included as attachments to this chapter.

(3) 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 Schedules E and F.[4]

[4] Editor's Note: Schedules E and F are included as attachments to this chapter.

(4) 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. Street names shall be subject to the approval of the Planning Board and Fire Department to provide names in keeping with character of the Town. 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, § 81L. A proposed street which is in alignment with an existing street shall bear the same name as the existing street.

G. Streets in more than one town.

(1) Each lot in a subdivision must be served by an approved way lying within the Town bounds.

(2) If a subdivision is divided by a Town boundary, the Planning Board shall condition approval of the definitive plan on approval of the remaining portion of the plan by the Planning Board of the city or town in which it is located.

H. Safety.

(1) The intersection at the proposed road and accepted Town road will be reviewed, engineered and approved, including signing and/or other protective measures.

(2) Speed bumps and like deviations from the rules and regulations for safety purposes may be utilized upon approval by the Planning Board.

§ 325-4.3 Driveways and curb cuts.

A. Driveways in subdivisions containing one- and/or two-family dwellings only 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 at the gutter line.

B. Driveways in nonresidential uses shall be at least 16 feet wide and have a curb return at the roadway of two feet in radius and shall have an opening of at least 20 feet at the gutter line.

C. Where rolled curbs or no curbs exist, the driveway flare should have a three-foot radius. Driveway cuts shall not be within 65 feet of the intersection of the center line of intersecting streets.

D. If a driveway slopes 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 cross-sections, Schedules B and C.[1]

[1] Editor's Note: Schedules B and C are included as attachments to this chapter.

E. At every intersection, wheelchair ramps shall be provided, adjacent to the granite curb sections required in § 325-5.6A as required by the Americans with Disabilities Act and Massachusetts Department of Transportation Standards.

§ 325-4.4 Easements.

A. Wherever possible, easements shall be centered along side or rear lot lines.

B. 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.

C. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Planning Board may 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 construction or other necessary purposes. In no case shall the width be less than 30 feet or the side slope be steeper than three horizontal to one vertical.

D. Access easements to park and conservation land shall be provided, if required by the Planning Board, and shall be at least 20 feet wide.

E. Wherever possible, easements along 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.

F. Where the applicant/developer provides trails or where trails traverse the land shown on the plan, an easement at least 15 feet wide shall be shown, which may be limited to passage on foot or horseback. Where the present location of the trails interferes with logical development of the land, adjustments shall be made to relocate the trail or to connect the trail to a street right-of-way, another trail or suitable open space.

§ 325-4.5 Open space.

A. Before approval of a plan, the 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 Planning Board may confer with the Department of Public Works and/or the Conservation Commission. 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 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. Each area reserved for such purpose shall be 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 Planning Board. The 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. Unless otherwise specifically approved by the Planning Board, the total amount of area to be reserved for park and/or playground purposes shall be no less than 10% of the gross area of the subdivision. 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 Planning Board.

B. Pedestrian ways, bikeways, or bridle paths of not less than 15 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.

C. The Town shall have the right to acquire ownership of same by gift or as provided in MGL c. 41, § 81Q.

§ 325-4.6 Protection of natural features.

A. Due regard shall be shown for all natural features, such as large trees, wooded areas, watercourses, scenic points, historic spots and similar community assets, which, if preserved, will add attractiveness and value to the community. Outside of street rights-of-way, no trees over a fifteen-inch caliper measured at four feet above the existing grade shall be removed or have the grade level surrounding the trunk altered by more than six inches without approval of the Planning Board after its consultation with the Conservation Commission.

B. 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 by arborists for the species of tree involved.

§ 325-4.7 Lot drainage.

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 adequate width and proper side slope shall be provided. Where required by the Planning Board or the Board of Health, the applicant shall furnish evidence as to any lot or lots to either board that adequate provision has been made for the proper drainage of surface and underground waters from such lot or lots.

§ 325-4.8 Fire hydrants.

Hydrants shall be provided every 500 running feet on one side of each street or lesser distance unless a greater distance is approved by the Chief of the Lunenburg Fire Department in writing. They shall be of a style approved both by the Fire Chief and the American Insurance Association and the Lunenburg Water District.

§ 325-4.9 Sidewalks, grass plots, trees, curbs and berms.

A. Sidewalks shall be provided on one side of each street for the full length of major streets. Sidewalks shall be provided in the vicinity of pedestrian generators on major and secondary streets as required by the Planning Board and in any area determined by the Planning Board to be a high-density area. Minimum widths of sidewalks shall be four feet.

B. See cross sections in Schedules B and C.[1]

[1] Editor's Note: Schedules B and C are included as attachments to this chapter.

C. Sidewalks, grass plots, trees, curbs and berms shall be shown in accord with these cross sections and the requirements of § 325-5.4.

§ 325-4.10 Utilities.

A. Required utilities include water, sewer, storm drainage, telephone, electricity, gas, streetlights, fire alarm systems and cable TV unless otherwise specified by the Planning Board. The applicant shall submit evidence of complete financial arrangements with private utility companies prior to approval.

(1) All utilities shall be placed underground at the time of initial construction. The Planning Board may permit transformers, switches and other such equipment to be placed on the ground in approved locations, screened from view with evergreen shrubbery.

(2) Where adjacent property is not subdivided or where all the property of the applicant is not being subdivided at the same time, provision shall be made for the extension of the utility system by continuing the utilities the full length of streets and to the exterior limits of the subdivision, at such grade and size as will, in the opinion of the Planning Board, permit their proper extension at a later date.

(3) Connections for drain, water, gas, electric, telephone, and other utility 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.

B. Sewerage.

(1) If a public sewerage system is located within 500 feet down slope from a nonresidential subdivision or a multiple-family subdivision or within 200 feet of a one- or two-family subdivision, all lots shall be connected to the public sewerage system by the developer.

(2) If a public sewerage system is planned to be installed within 200 feet downslope of any subdivision within three years of the date of submission of the definitive plan as indicated by prior Town Meeting action, the sewer system shall be installed by the developer in the street and to every lot which can be connected later to the public sewerage system.

(3) Sewers and appurtenances shall be designed in accordance with the Lunenburg Sewer Use Ordinance and the rules and regulations of the Wastewater Commissioners.[1]

[1] Editor's Note: See Ch. 200, Sewers, Art. II.

(4) If public sewerage connections are not required according to the above, or if the planned public sewerage system has not yet been installed to within the required distance of the proposed subdivision, private on-lot or communal sewerage systems, as approved by the Lunenburg Board of Health, shall be installed in conformity with the rules and regulations of the Board of Health and Title 5, Environmental Code (310 CMR 15.00). The on-lot facility shall be located in the front yard wherever practicable to facilitate connections to an eventual public sewerage system.

C. Water.

(1) Every subdivision within the Lunenburg Water District shall be connected to the Lunenburg Water District system unless otherwise approved by the Planning Board and Board of Health.

(2) Water, where water systems are required, pipes and related equipment, such as hydrant and main shutoff valves, shall be installed within the subdivision as necessary to provide all lots on each street with adequate water supply for domestic and fire protection use.

(3) All house connections shall be installed in accordance with the requirements of the Lunenburg Water District.

(4) If the Planning Board and Board of Health approve a private well or private water system, the requirements of the Board of Health shall govern the design of the well or system.

D. Storm drainage.

(1) A complete system of drainage shall be constructed in a manner satisfactory to the Planning Board and provide adequate control of surface and subsurface water from the subdivision and adjacent land. Drainage shall be designed to:

(a) Permit unimpeded flow of all natural watercourses.

(b) Ensure adequate drainage of all low points along streets.

(c) Intercept excessive groundwater in the subsoil along the streets.

(d) Intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.

(2) Drainage calculations and design features and elements shall be prepared in accord with Stormwater Management — Volume One: Stormwater Policy Handbook and Stormwater Management — Volume Two: Stormwater Technical Handbook, March 1997 as prepared by Massachusetts Office of Coastal Zone Management and the Massachusetts Department of Environmental Protection. The Stormwater Management Form (Volume One) shall be completed, signed and sealed by the registered professional engineer preparing the drainage design, and shall be submitted with the definitive plan.

(3) Drainage and erosion control system layout and elements shall be designed in accordance with Highway Design Manual, Massachusetts Department of Transportation, July 1989.

(4) Proper connections shall be made with the existing public drainage system. Where adjacent property is not subdivided, provision shall be made for extension of the system by continuing appropriate drains to the exterior boundaries of the subdivision, at such size and grade as will allow for their proper projection.

(5) All drainage piping, facilities and appurtenances shall conform to the standards published in Construction Standards (1977 Standards or as amended), Commonwealth of Massachusetts Department of Transportation.

(6) At least three feet of cover will be required over all drains unless otherwise specified or approved by the Board.

(7) Drainage rights, when appropriate, sufficient and necessary, in the acquiring of the bounds shall be secured for the Town of Lunenburg. Reinforced concrete bounds of the same dimensions as for granite bounds shall be installed at angle points on all easements to the Town of Lunenburg.

(8) Drains and catch basins shall not be backfilled until inspected.

(9) Provisions shall be made to collect and remove silt from the drainage system during the construction period.

(10) The Board may also require provision for subsoil drains, along or near the edge of the traveled way in addition to the trunk line system, wherever, in its opinion, groundwater conditions in the subsoil warrant such drains.

(11) In no instance shall catch basins be located at driveway entrances.

§ 325-4.11 Small wastewater treatment facilities.

A. Small wastewater treatment facilities are regulated by the Massachusetts Department of Environmental Protection (DEP). Design must conform to the Title 5 regulations or other regulations applicable and must be approved by the DEP and the Board of Health.

B. The Board requires that a subdivision proposing a small wastewater treatment plant present an engineering study evaluating other options, including decentralized systems and connection to public sewers, and demonstrating the cost-effectiveness of the small wastewater treatment facilities over other alternatives. The study must be consistent with the Lunenburg Wastewater Facilities Plan, June 1999.

C. The small wastewater treatment plant shall be designed with a buffer strip of 500 feet extending from the sides of all above- and below-ground structures to the nearest receptor property line. The buffer strip must be landscaped to screen all structures. The facility must be designed to prevent the emission of odors or noxious gases. The noise levels at the perimeter of the facility site shall not exceed 10 dba above ambient.

D. The operation of the facility shall conform to all DEP and Board of Health requirements, NPDES permit, and the Title 5 regulations.

E. The applicant shall present evidence satisfactory to the Board of the means of financing the operation, maintenance, upgrading and continued compliance of the facility in perpetuity. This may be accomplished through covenants with the owners of the subdivided property or through an agreement with the Wastewater Commissioners to accept the ownership and responsibility for the facility.

§ 325-4.12 Sewage pumping stations.

Sewage pumping stations shall be designed in accordance with TR-16 Guides for the Design of Wastewater Treatment Works (latest edition) prepared by the New England Interstate Water Pollution Control Commission and shall comply with all sewer regulations promulgated by the Town and its Wastewater Commissioners.[1]

[1] Editor's Note: See Ch. 200, Sewers; and Ch. 320, Sewer Use Regulations.

§ 325-4.13 Bikeways, walkways and trails.

A. Public bikeways, pedestrian walkways or trails may be required by the Planning 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.

B. Bikeways and walkways shall conform to the following standards:

(1) Minimum right-of-way width: 15 feet.

(2) Minimum pavement width for bikeways and walkways: 10 feet.

(3) Maximum gradient: 5% for segments less than 100 feet in length, 3% elsewhere.

(4) Minimum center-line radius: 25 feet.

§ 325-4.14 Common driveways.

A. Common driveways serving two residences are permitted by Town bylaw. Refer to Schedule N.[1]

[1] Editor's Note: Schedule N is included as an attachment to this chapter.

B. All requirements of § 325-4.8 must be met.