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.
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.
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.
(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.
(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:
(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.
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.
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.
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.
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.
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.
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.
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.
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.
(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.
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.
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]
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.