Streets and ways shown on the subdivision plan or plan for more
than one building for dwelling purposes per lot must comply with the
following requirements:
A.
Location and alignment.
(1)
All streets and ways shall be designed so that, in the opinion of
the Planning Board, they will provide safe vehicular travel. Due consideration
shall also be given by the subdivider to the attractiveness and design
of the street layout in order to obtain the maximum livability and
amenity of the subdivision. As far as practicable, streets should
follow natural contours.
(2)
The proposed streets shall conform, so far as practicable, to the
Master Plan as adopted in whole or in part by the Planning Board.
(3)
Provision shall be made, to the satisfaction of the Planning Board,
for the proper projection of streets, or for access to adjoining property
which is not yet subdivided or developed.
(4)
Reserve strips prohibiting access to streets or adjoining property
shall not be permitted, except where, in the opinion of the Board,
such strips shall be in the public interest.
(5)
Streets and ways shall be continuous and in alignment with existing
streets, as far as practicable, to ensure free and safe movement of
vehicular traffic. Where a subdivision borders an existing but inadequately
constructed public street, the subdivider will be required to improve
the street bordering the subdivision tract or provide the land necessary
for future improvements for that portion bordering the subdivision.
The center line of a new road running parallel to an existing road
shall be a minimum of 450 feet from the center line of an existing
road.
(6)
Temporary dead-end or cul-de-sac streets shall conform to the provisions
of alignment, width, and grade that would be applicable to such streets
if extended.
(8)
The vertical alignment at grade changes or minimum stopping sight
distance at 3.5 feet above the pavement shall be 200 feet.
B.
Width.
(2)
The paved roadway width shall be measured from front to front of
berms. All berms shall be set on the roadway pavement.
(3)
The center line of the roadway shall coincide with the center line
of the right-of-way, unless otherwise approved by the Board.
(4)
Greater widths may be required by the Planning Board when deemed
necessary for present and future vehicular traffic.
E.
Intersections.
(1)
Streets and ways shall be laid out so as to intersect as nearly as
possible at right angles. In no case shall street and way intersections
be less than 60°.
(2)
Street and way lines at all intersections shall be rounded with a
curve at each corner which has a radius of not less than 30 feet.
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 at the acute angle shall be greater than 30 feet.
(3)
Intersections of streets and ways shall have center-line offsets
of not less than 200 feet.
(4)
On any street where the grade exceeds 6% on the approach of the intersection,
a leveling area with a slope of less than 1% shall be provided for
a distance of not less than 50 feet measured from the nearest exterior
line of the intersecting street.
F.
Cul-de-sac or dead-end street.
(1)
A permanent cul-de-sac or dead-end street shall be no longer than
800 feet in length unless, in the opinion of the Planning Board, a
greater length is necessitated by topography or other local conditions.
(2)
Permanent cul-de-sac streets shall be provided with a turnaround
at the end of the street having a minimum curb radius of 50 feet and
a property line radius of at least 55 feet.
(3)
In lieu of paving the entire area of the turnaround, a permanent cul-de-sac turnaround meeting the dimensional design standards as in Subsection F(2) above may be designed or required by the Planning Board to have a pavement width of 24 feet to 32 feet, beginning at the inner circle, graded, seeded and/or appropriately planted with acceptable trees or shrubs, provided there is proper assurance such as a deed covenant stating that lot owners are responsible for ongoing maintenance, and that maintenance of such planted areas will not be the responsibility of the Town.
(4)
Design of a turnaround is, in some situations, optional depending
on topographical conditions and natural features, but must by acceptable
and approved by the Planning Board and Town Engineer. The "Y" or "T"
backarounds may be used on temporary or short cul-de-sac streets,
or those with steep slopes, but should not be used on streets greater
in length than 400 feet.
(5)
A temporary cul-de-sac shall be allowed only where, in the opinion
of the Planning Board, it is essential to the reasonable development
of the subdivision and where it is part of the street or way that
eventually will be extended into adjoining property. The design of
a temporary turnaround shall be satisfactory to the Planning Board,
and clearly shown on the plan as temporary in nature, and such property
lines shall be those which would normally have been required or used
without the turnaround. Layout of the turnaround beyond the normal
street right-of-way lines shall be in the form of an easement to the
Town of South Hadley covering said premises included in the turnaround.
When the street is extended into adjoining property, the easement
shall become null and void.
A.
Easements for utilities across lots or centered on rear or side lot
lines shall be provided where necessary and shall be at least 25 feet
in width, except that wider easements may be required by the Board
where deemed necessary.
B.
Where a subdivision is traversed by a watercourse, drainage way,
channel or stream, the Planning 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, drainage way,
channel or stream, and to provide for construction or other necessary
purposes.
C.
The subdivider shall cause to be recorded in the Hampshire County
Registry of Deeds, by appropriate instrument (deed), any necessary
easements in the name of the Town of South Hadley for utilities, watercourses
or drainage channels, temporary turnarounds or other purpose, and
to provide for the construction and installation of such utilities
before the final bond is released. A copy of the appropriately executed
instrument shall be submitted to the Planning Board after approval
of the definitive plan, but before final endorsement.
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 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 for a period of
not more than three years without its approval.
B.
Due regard shall be shown for all natural features such as large
trees, watercourses, scenic points, historic spots and similar community
assets, which, if preserved, will add to the attractiveness and value
of the subdivision and the Town.
No plan of a subdivision shall be approved unless all of the
lots shown on the plan comply with the Zoning Bylaw.
