A.
In order to provide for streets of suitable location, width and construction
to accommodate prospective traffic and afford satisfactory access
for police, emergency and medical, fire-fighting, snow removal, sanitation
and other road maintenance equipment; to coordinate streets so as
to compose a convenient system; to avoid undue financial burdens for
present and future taxpayers; and to avoid potential natural or technological
hazards or nuisances, including the problems associated with uncontrolled
stormwater run-off, the Board has established the design of subdivisions
set forth in this article.
B.
In addition to the requirements established in these regulations,
all subdivisions shall conform to the provisions of the Town of North
Andover Zoning Bylaw,[1] the regulations of the North Andover Board of Health,
the Town of North Andover Water Rules and Regulations, the Town of
North Andover Sewer Regulations, the Town of North Andover Zoning
Bylaw and Rules and the Town of North Andover Wetlands Protection
Bylaw and its regulations,[2] and all other rules and regulations applicable in the
development of land in North Andover.
A.
Protection of natural features.
(1)
In the laying out of a subdivision, the applicant shall comply
with these rules and regulations with due regard to all natural features
such as large trees, watercourses, scenic or historic elements, aquifers,
floodplains, habitats of rare or endangered species, and any state-listed
plant species as defined by the Massachusetts Natural Heritage and
Endangered Species Program. These features shall be left undisturbed
wherever practical, and the Board may waive design requirements in
order to protect important natural features.
(2)
New subdivisions shall in all cases be designed so that compatibility
with existing neighborhoods is achieved, and the maximum amenities
(sidewalks, utilities, guardrails and fences, curbing) within the
new development are created.
(3)
New subdivisions shall in all cases be designed to achieve the
least amount of earth disturbance (cutting, filling, regrading).
B.
Unsuitable land. Land which the Board finds to be unsuitable for
development due to flooding, improper drainage or adverse drainage,
adverse topography, poor soils, bedrock, location of utility easements,
or other features which the Board has reason to believe would be detrimental
to the health, safety, and general welfare of the present or future
inhabitants of the subdivision and/or its surrounding area shall not
be subdivided or developed unless adequate measures are formulated
by the applicant and are approved by the Board to eliminate or minimize
any short-term or long-term impacts created by development of the
unsuitable land.
C.
Subdivisions straddling municipal boundaries. Whenever access to
the subdivision is required across land in another town, the Board
will not approve subdivisions where the access to the subdivision
is required across land in another town.
D.
Self-imposed restrictions. If, as part of a subdivision application,
the applicant or owner places voluntary restrictions on any of the
land contained in the subdivision which are greater than the requirements
of these regulations or of the Town of North Andover bylaw, such restrictions
or references thereto shall be indicated and located on the definitive
plan and shall be recorded in the Essex South District Registry of
Deeds or the Land Court.
A.
Lot arrangement. Lots shall be arranged so there will be no foreseeable
difficulties due to topography, soils, wetland resource areas, bedrock,
improper drainage, or other conditions, in securing permits to build
upon all lots in compliance with the Town of North Andover Zoning
Bylaw,[1] nor in providing practical, feasible driveway access to
a building on each such lot.
B.
Lot dimensions. Lot dimensions shall comply with the minimum standards
of the Town of North Andover Zoning Bylaw. Dimensions of corner lots
should be large enough to allow for erection of buildings and fulfilling
the minimum front yard setback and lot width from both streets. Depth
and width of properties laid out for business or industrial use shall
be adequate to provide for the off-street parking and loading facilities
required by the Zoning Bylaw.
C.
Soil preservation, sedimentation and erosion control. The applicant
shall comply with the Rules and Regulations Governing Soil Erosion
and Sedimentation Control as provided for in Appendix VI of these
rules and regulations.[2]
[2]
Editor's Note: Appendix VI is included as an attachment to this chapter.
D.
Lot drainage. Lots shall be laid out to provide positive drainage
away from all proposed buildings. Individual lot drainage shall be
designed to avoid concentrating stormwater drainage from each lot
onto adjacent lots and/or the street.
E.
Debris and waste. No construction debris, junk, rubbish or other
nonbiodegradable waste materials shall be buried on any land in the
subdivision or left on any lot or on the street right-of-way, and
removal of the same shall be required prior to final release of any
covenant or security. Stump dumps are not allowed.
The specifications for construction, as referenced in Appendices
I through VI of these rules and regulations,[1] shall be used as a guide for required construction specifications
unless otherwise directed. The Board, upon recommendation from the
Board's designee, shall determine if the standards have been met.
[1]
Editor's Note: The appendices are included as attachments to this chapter.
A.
Notification to subdivision inspector. No step in the construction
of the required improvements shall commence until the Board's designee
has been notified at least 48 hours in advance of the beginning of
construction phases.
B.
Inspections.
(1)
Each phase or step in the construction of the required improvements
shall be inspected and approved in writing by the Board's designee.
The Board's designee may require submittals and testing as necessary
to assure proper construction. At a minimum, the applicant shall request
an inspection at the following stages of construction:
(a)
Following stakeouts of the limits of clearing and grubbing.
(b)
Following clearing and grubbing, stakeout of the top and bottom
of street side slopes and prior to the placement of any fill material.
(c)
During installation of all utilities and prior to any backfilling
of utility excavations.
(d)
Following construction of detention/retention ponds and other
stormwater management structures.
(e)
Following fine grading and compaction of roadway pavement subgrade
and prior to placement of gravel subbase material.
(f)
Following placement, compaction and grading of the roadway pavement
gravel and crushed stone subbase courses.
(g)
During placement of the bituminous concrete base course(s).
(h)
During construction of granite curb and edging.
(i)
During placement of bituminous concrete top course.
(j)
Following fine grading and compaction of sidewalk and path pavement
subgrade.
(k)
Following placement, compaction and grading of the sidewalk
and path gravel base course material.
(l)
During sidewalk pavement construction.
(m)
Following installation of bounds and all other improvements.
(2)
The applicant shall not proceed with construction of any of
the above stages of development until the Board's designee has signed
off on the previous stage.
(3)
The Board's designee may require inspection at such other intervals as deemed necessary to assure proper construction of improvements, including but not limited to as-built drawing submittals required under § 255-5.14. In addition, the Board's designee may require periodic inspection reports from the applicant's engineer.
(4)
The applicant shall employ a certified testing laboratory for
material testing. At a minimum, the following materials shall be tested
for conformance with these specifications:
A.
Clearing and grubbing. The area within the proposed street rights-of-way
shall be cleared and grubbed except for those trees which are intended
to be preserved as street trees and to be retained in side slope areas.
B.
Earth excavation. All excavation shall conform to the lines and grades
shown on the approved definitive plan(s). Where organic soils, ledge
or clay is encountered within the right-of-way, it shall be removed
entirely and, where necessary, replaced with sand and gravel. Where
water is encountered, or is expected to be encountered, within four
feet of the finished grade of the street, subsurface drainage, of
a design acceptable to the Board, upon recommendation from the Board's
designee, shall be installed. Proposed roadway side slopes higher
than 15 feet shall contain horizontal benches with drainage swales
to ensure side slope soil stability.
C.
Ledge excavation. Boulders or ledge shall be removed to a depth of
at least 24 inches below finished grade wherever it exists within
the road or sidewalk pavement area.
D.
Retaining walls. If street and/or side slope grades require more
than two feet of cut or fill, the Board may require retaining walls
along abutting property lines unless a suitable alternative is approved
by the Board.
A.
Frontage. No subdivision shall be approved unless the land to be
subdivided shall have frontage on an existing or proposed public street
or, if the area to be subdivided is to use a private way to access
the public street, the private way shall be improved or constructed
by the applicant to meet the minimum design and construction requirements
of these regulations.
B.
Improving existing streets. If a subdivision borders an existing
but inadequately constructed public or private street, the applicant
may be required to improve the street bordering the subdivision tract
or provide the land necessary for future improvements for that portion
bordering the subdivision. Land used for or reserved for future street
improvements may not be counted in satisfying the setback and area
requirements of the Town of North Andover Zoning Bylaw.[1] If the projected traffic generation from the proposed development, as determined in the traffic impact analysis required in § 255-5.4D(6), will have adverse impacts on traffic conditions on existing public streets, and their intersections, the applicant shall construct and pay for the improvements required to mitigate or minimize the impacts.
C.
Topography and location. Streets shall be designed and located to
conform as closely as possible to the original topography of the site.
There shall be a minimum amount of cut and fill in the design and
construction of the streets. The overriding concern is public safety;
therefore, the overall topography of the site shall be taken into
consideration, resulting in an avoidance of steep grades and curves.
D.
Street names. Proposed street names shall be included on the plans
and shall be sufficiently different in sound and in spelling from
other street names in the Town so as not to cause confusion. A street
which is planned as a continuation of an existing street shall bear
the same name. The proposed street name shall be included in the application
submitted to the Board. E-911 shall give final approval of all street
names.
E.
Street numbers. Street numbers shall be assigned by the DPW and shall
be included in the application submitted to the Board.
A.
Table IA.
Minimum Design Standards for Local Streets
(Design Speed: 30 miles per hour)
| |||
---|---|---|---|
Residential
|
Nonresidential
| ||
Design speed
|
30 mph
|
30 mph
| |
Minimum ROW width
|
50 feet
|
60 feet
| |
Minimum pavement width
|
26 feet
|
30 feet
| |
Minimum center line curve radius
|
225 feet
|
250 feet
| |
Minimum tangent length between reverse curves
|
150 feet
|
150 feet
| |
Minimum intersection corner curb radius
|
40 feet
|
40 feet
| |
Minimum horizontal and vertical site distance
|
200 feet
|
250 feet
| |
Center line profile grade - maximum
|
8%
|
7%
| |
Center line profile grade - minimum
|
1%
|
1%
| |
Vertical curve - minimum length
|
100 feet
|
100 feet
| |
Vertical curve: K value - crest
|
30
|
30
| |
Vertical curve: K value - sag
|
40
|
40
| |
Pavement cross slope - normal crown
|
3%
|
3%
| |
Maximum superelevation
|
6%
|
6%
| |
Culs-de-sac:
| |||
Maximum length (roadway plus turnaround)
|
600 feet
|
600 feet
| |
Minimum turnaround ROW radius
|
120 feet
|
170 feet
| |
Minimum turnaround pavement diameter
|
100 feet
|
120 feet
|
B.
Table IB.
Minimum Design Standards for Collector Streets
(Design Speed: 40 miles per hour)
| ||
---|---|---|
Residential
|
Nonresidential
| |
Design speed
|
40 mph
|
40 mph
|
Minimum ROW width
|
50 feet
|
60 feet
|
Minimum pavement width
|
26 feet
|
30 feet
|
Minimum center line curve radius
|
450 feet
|
450 feet
|
Minimum tangent length between reverse curves
|
150 feet
|
150 feet
|
Minimum intersection corner curb radius
|
40 feet
|
40 feet
|
Minimum horizontal and vertical site distance
|
325 feet
|
325 feet
|
Center line profile grade - maximum
|
6%
|
6%
|
Center line profile grade - minimum
|
1%
|
1%
|
Vertical curve - minimum length
|
100 feet
|
100 feet
|
Vertical curve: K value - crest
|
80
|
80
|
Vertical curve: K value - sag
|
70
|
70
|
Pavement cross slope - normal crown
|
3%
|
3%
|
Maximum superelevation
|
6%
|
6%
|
C.
Table IC.
Minimum Design Standards for Arterial Streets
(Design Speed: 45 miles per hour)
| |
---|---|
Residential and Nonresidential
| |
Design Speed
|
45 mph
|
Minimum ROW width
|
60 feet
|
Minimum pavement width
|
36 feet
|
Minimum center line curve radius
|
800 feet
|
Minimum tangent length between reverse curves
|
150 feet
|
Minimum intersection corner curb radius
|
50 feet
|
Minimum horizontal and vertical site distance
|
450 feet
|
Center line profile grade - maximum
|
5%
|
Center line profile grade - minimum
|
1%
|
Vertical curve - minimum length
|
100 feet
|
Vertical curve: K value - crest
|
120
|
Vertical curve: K value - sag
|
90
|
Pavement cross slope - normal crown
|
3%
|
Maximum superelevation
|
6%
|
D.
Street geometry. Street geometry (i.e., horizontal and vertical alignment)
should be selected to achieve both safe vehicular movement and adequate
sight distances for associated design speeds. The design engineer
shall demonstrate conformance to this objective by providing tables
of calculations which indicate the resultant sight distances.
E.
Excess right-of-way. Right-of-way widths in excess of the standards
designated in Tables IA, IB, and IC may be required whenever, due
to anticipated future traffic/loading conditions, additional width
is necessary to provide improved alignment.
F.
Cul-de-sac, temporary.
(1)
The subdivision design shall provide for continuation of streets
between adjacent properties when such continuation promotes the convenient
movement of traffic, effective fire protection and emergency vehicle
access, efficient snow removal service and efficient provision of
utilities.
(2)
If the adjacent property is undeveloped and a street must be
dead-ended temporarily, the right-of-way shall extend to the property
line.
G.
Cul-de-sac, permanent. If a street will not extend beyond the subdivision boundaries and its continuation is not required for access to an adjoining property, the terminus shall not be nearer the subdivision boundary than 50 feet. A permanent dead-end street shall be provided with a cul-de-sac turnaround in accordance with Subsection A of this section, Table IA.
H.
Reserve strips. 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.
I.
Intersections.
(1)
Streets shall be laid out so as to intersect as nearly as possible
at right angles, and in no case at less than a seventy-five-degree
angle. New intersections at one side of an existing street shall align
directly with any existing intersection at the opposite side of the
street whenever feasible. Street intersection jogs with center-line
offsets of less than 150 feet shall not be permitted.
(2)
Street intersections shall be designed with a flat grade (not
greater than 3%) for a distance of at least 100 feet as the street
approaches each side, as applicable, of any intersecting street.
(3)
The minimum sight distances (in both directions) at all intersections
of streets shall be the decision sight distance listed in Section
7 of the MassDOT Highway Design Manual.
At a minimum, a continuous low-profile, granite edging shall
be provided as an integral part of all new streets. On cul-de-sac
turnarounds and at intersections, vertical granite curbing shall be
required. Vertical granite curb inlets with curb transition sections
shall be required at the back of catch basins, on grades over 6%,
and at the intersections with arterial streets.
Driveway aprons and road pavement shall be installed at the
same time. Aprons shall extend from the street to the street right-of-way
line. In the event that the driveway aprons cannot be installed at
the same time as the street construction, it shall be the responsibility
of the applicant to ensure that the driveway aprons are installed
prior to the acceptance of the street by Town Counsel and the Board's
designee. If a lot is undeveloped, the applicant shall curb the frontage
of the lot until such time as the lot owner obtains a street opening
permit.
A.
Requirement.
(1)
Sidewalks shall be required on both sides of the street along
all arterials.
(2)
Sidewalks shall be required on one side of the street along
all local and collector streets unless the Board determines pedestrian
movement is otherwise accommodated.
(3)
Sidewalks shall be constructed at the same time as, and in conjunction
with, the roadway.
B.
Design standards. The design and construction of sidewalks shall
be based upon the nature and density of development as shown in Table
II. All sidewalks shall be set back a minimum of five feet from the
edge of the roadway.
Table II
Minimum Design Standards for Sidewalks
| ||
---|---|---|
Street Class
|
Zoning District
| |
Residential
|
Nonresidential
| |
Local
|
Bituminous meandering1 standard2 5 feet wide
|
Or concrete standard 6 feet wide in business district or bituminous
standard 5 feet wide in other areas
|
Collector
|
Bituminous meandering standard 5 feet wide
|
Or concrete standard 6 feet wide in business district or bituminous
standard 5 feet wide in other areas
|
Arterial
|
Bituminous standard 5 feet wide
|
Or concrete standard 6 feet wide in business district or bituminous
standard 5 feet wide in other areas
|
Footnotes:
| |
1
|
Meandering: following existing terrain and major features such
as stone walls, large trees, or rock outcroppings, within the street
right-of-way.
|
2
|
Standard: uniform width parallel to the street.
|
C.
Materials. Where new sidewalks are to be constructed in short sections
to connect existing sidewalks, the new sections shall be constructed
of the same materials as the existing sidewalks.
D.
ADA requirements. All sidewalks and ramps shall conform with the
Americans with Disabilities Act (ADA). Wheelchair ramps shall be constructed
in conformance with the current editions of the MassDOT Wheelchair
Ramp Standards. Wheelchair ramps shall be cement concrete, except
ramps in bituminous concrete sidewalks parallel to the street at the
intersection.
A.
Requirements. Monuments shall be four feet long, six-inch-square
concrete or granite, and shall be installed at all street intersections,
at all points of change in direction or at curvature of streets, at
two property corners of all new lots and at any other points where,
in the opinion of the Board, permanent monuments are necessary.
B.
Monument spacing. Monuments located in the street right-of-way shall
be spaced so as to be within sight of each other, the sight lines
being contained wholly within the street right-of-way limits. The
maximum interval shall be 1,000 feet.
C.
Monument materials. Monuments shall be standard granite markers of
not less than four feet in length and not less than five inches square,
and shall have a drill hole in the center. If subsoil conditions prohibit
installation of four-foot monuments, with advance approval by the
Board, monuments meeting alternative specifications shall be installed.
Monuments shall be set flush with the finished grade.
D.
Monument certification. No permanent monuments shall be installed
until all construction which would destroy or disturb the monuments
is completed. Placement and location of bounds are to be certified
by a registered professional land surveyor after installation of the
street, and shall be shown on the "as-built" or record plans.
A.
Installation. All utility lines and/or other subsurface facilities
within the street rights-of-way shall be installed prior to the placement
of the roadway subbase materials.
B.
Identification.
(1)
The applicant shall provide and install utility identification
tape for all underground utility installations. The tape shall be
placed in the trench a minimum of 12 inches above the pipe, conduit
or cable and not less than 12 inches below the finished grade.
(2)
Identification tape for utilities shall be traceable, durable,
and either nonbiodegradable plastic or metallic, and shall be approximately
six inches wide by 0.004 inch, or four mil, in thickness.
C.
Easements. Wherever necessary, the Board shall require perpetual,
unobstructed easements for sewers, storm drains, power lines and water
mains. Such easements shall be a minimum width of 30 feet, centered
on the utility, and shall be indicated on the definitive plan by metes
and bounds.
(1)
Easements for water, sewer, electric, telephone lines and drainage
piping or channels shall be provided at locations determined by the
Board and the Department of Public Works for the provision or extension
of utilities within the development or to adjacent properties. Such
easements shall be no less than 20 feet in width.
(2)
Where a subdivision is traversed by any open watercourse, drainageway,
channel or stream, an easement shall be provided which substantially
conforms to the lines of such features for the purpose of protection
against encroachment or alteration. Such easements shall be at least
30 feet in width, unless determined otherwise by the Board or Department
of Public Works. Where such easement or any part thereof crosses or
appears on any subdivision lot in the development, the deed for said
lot shall provide a restriction which shall run with the lot which
prohibits any encroachment or alteration within such easement.
(3)
Utility easements into or crossing any open space or protected
area shall be prohibited unless approved by the Board upon the recommendation
of the Department of Public Works.
(4)
Where easements have been approved entering into or crossing
open spaces or protected areas, they shall be restored to reflect
as nearly as possible the conditions existing prior to the easement.
Vegetative visual buffering required by the Planning Board in such
easements shall be the responsibility of the developer and shall be
reflected in the subdivision performance guarantee.
(5)
Easements for access to parks and conservation lands abutting
a proposed subdivision may be required by the Board. These easements
shall be at a width determined by the Board to be sufficient for their
purpose but will not normally exceed 30 feet in width.
(6)
The developer may be required to obtain off-site drainage easements
when, in the Board's opinion, the subdivision will cause an increase
or change in the surface water volumes or velocities, either through
open channels or through culverts into or onto any abutting properties.
(7)
Where the easement is accessible from the street, the side slope
shall be no greater than four feet horizontal to one foot vertical.
The first 20 feet of the easement from the back of sidewalk, or edge
of roadway, shall have a twelve-inch-deep base of gravel subbase material
beneath the topsoil to support maintenance equipment.
Stormwater run-off shall be disposed of through a combination
of storage and controlled release, as indicated in the Rules and Regulations
Governing Stormwater Management. (See Appendix V.[1]) Drainage systems shall be designed according to the following
principles and criteria:
A.
Peak flows. Property shall be developed in such a manner as to maximize
stormwater recharge on the site and to minimize direct overland run-off
into adjoining streets and watercourses. Peak flows and run-off at
the boundaries of the subdivision shall be no higher following development
than before development, for the ten-year and one-hundred-year storm
events.
B.
Capacity. Drainage systems shall have adequate capacity to carry
all stormwater run-off presently flowing through the subdivision,
as well as to dispose of any additional run-off generated by the proposed
development, up to and including the run-off from a one-hundred-year
storm using the following methods:
(1)
The flow from storms of up to a twenty-five-year frequency and
a twenty-four-hour duration shall be conveyed through the storm drain
system on the subdivision site. Storm drain piping and grate inlets
shall be designed for a twenty-five-year storm event.
(2)
Detention facilities and culverts shall be provided to accommodate
all run-off, up to and including the run-off generated by the one-hundred-year,
twenty-four-hour storm. As a minimum, detention basin routing calculations
shall be prepared for the ten-year and one-hundred-year storm events.
C.
Release rate. The combination of storage and design release rate
shall not result in a storage duration of greater than 72 hours. The
maximum depth of stormwater detention/retention areas shall be four
feet.
D.
Outlet structures. Outlet control structures shall be designed as
simply as possible and shall require as little maintenance as possible
for proper operation.
E.
Emergency overflow. Each stormwater detention area shall be provided
with a method of emergency overflow in the event of a storm in excess
of the one-hundred-year frequency type.
F.
Natural patterns. Natural drainage patterns shall be used wherever
possible. All existing watercourses shall be left as existing unless
approval to alter them is obtained through the Conservation Commission.
All new open watercourses shall be protected from erosion with seeded,
sodded, rip-rapped, stone-lined or other treatment required for the
projected volume and velocity of flow.
G.
Alteration. Any alteration of land on the site shall be such that
changes in existing patterns of drainage shall not affect properties
outside the subdivision by increasing the amount or rate of peak flow
as designated by the Wetlands Protection Act.
H.
Structured systems. If soil conditions or topography make natural
drainage systems impractical and existing drains in adjacent streets
or easements have adequate capacity to accommodate the drainage flow
from the subdivision, a structured system shall be used and appropriate
connection to the existing Town drainage system shall be made.
I.
Calculations.
(1)
Hydraulic calculations, prepared by a registered professional
engineer, shall note the specific engineering and/or computer program
to be used. Hydraulic calculations shall be submitted to substantiate
all design features of any proposed drainage system. Computations
for run-off shall be made in accordance with standard engineering
practice, acceptable to the Board's designee. Pipe systems shall be
designed to provide self-cleaning flow velocities.
(3)
The hydraulic calculations shall show the following information,
as a minimum:
(a)
Capacity and projected volume of each catch basin or other inlet
grate.
(b)
Pipe size calculation.
(c)
Detention/Retention pond calculations, including outlet structure
as applicable.
(d)
Total suspended solid (TSS) removal rates.
(e)
Infiltration calculations as applicable.
(f)
Gutter flow calculations.
(g)
Culvert analysis and calculation as applicable.
J.
Detention/Retention basin side slopes. Basin area side slopes shall
be kept as close as possible to natural land contours, i.e. 10% or
less wherever possible. A maximum 3:1 side slope shall be constructed
for the interior of the basin areas. For security purposes, fencing
may be required by the Board. Drainage basins shall be designed to
facilitate access for maintenance vehicles and personnel.
K.
Drainage easements.
(1)
If it is necessary to carry drainage across lots within the subdivision,
storm drainage easements shall be provided, of such width and construction
as will be adequate to accommodate the volume and velocity of the
run-off. However, no such easement shall be less than 30 feet in width.
(2)
If a proposed drainage system would carry water across land outside
the subdivision boundaries to an approved outfall, appropriate drainage
rights shall be secured by the applicant at the applicant's expense,
and shall be referenced on the definitive plan.
[1]
Editor's Note: Appendix V is included as an attachment to this chapter.
A.
Installation. The applicant shall be responsible for installing water
facilities, including, but not limited to, water supply, pipes, hydrants,
hydrant markers, gates, valves, and all other related appurtenances,
in accordance with the regulations and master plan of the Water Department.
Any extension of an existing pipe and construction of new pipes requires
approval from the Water Department. Building service pipes and appurtenances
from the system piping to the exterior line of the street right-of-way
shall be constructed for each lot unless the Board of Health has approved
individual wells. Said water facilities shall be shown on the definitive
plan.
B.
Fire hydrants. Fire hydrants shall be required for all subdivisions.
Fire hydrants, with hydrant markers, shall be located not more than
500 feet apart; shall be approved, in writing, as to location by the
Fire Chief and the DPW; and shall be shown on the definitive plan.
C.
Extensions. Reasonable provisions shall be made for extension of
the water system and pipes to adjoining property, including installation
of water gates. Appropriate easements may be required.
D.
Additional alternative system of water supply/fire protection. If
the municipal water supply is available, but the minimum required
flow is not available, in addition to extending the municipal water
system, the applicant shall propose an alternative system for providing
water supply for fire protection.
E.
Municipal water supply not available. If the municipal water supply
is not available to the subdivision, the applicant shall propose an
alternative method of providing water supply for fire protection.
Water for fire fighting may be supplied by natural or man-made bodies
of water. The surface of each pumping access point shall be adequate
to support at least 42,000 pound gvw vehicles at all times of the
year. Provisions shall be made so that such water suction points shall
be visible and usable in all weather conditions. Each dry hydrant
which may be exposed to damage by vehicular traffic shall be protected
by suitable barriers.
A.
Installation. In the event that the Town sanitary sewer system is
located within an existing public way within 400 feet measured along
the existing public way or proposed roadway of the subdivision, the
applicant shall be responsible for connecting all lots to the sewerage
system. Connection to the system shall require an approval from the
DPW, and any other required approvals, including, but not limited
to, a permit for extension of the sewer system issued by the Massachusetts
Division of Water Pollution Control.
B.
Sewer options. If the applicant is not required to connect to the
Town sanitary sewer system, the applicant shall provide an alternative
system for wastewater disposal. The following options are available:
(1)
Install a communal sewage disposal system, the design and construction
of which shall be subject to the approval of the Massachusetts Department
of Environmental Protection (DEP), the North Andover Board of Health
and all other necessary review agencies; or
(2)
Provide engineering data in accordance with Title 5, Minimum
Requirements for the Subsurface Disposal of Sanitary Sewage, of the
Massachusetts Environmental Code and with the Rules and Regulations
for Sewage Disposal Installations as promulgated and amended from
time to time by the Town of North Andover Board of Health (See Appendix
V.[1]), to prove to the satisfaction of the Board and the Board
of Health the feasibility of providing private on-lot sewage disposal
systems for each lot. Each on-lot system shall be located in the front
yard, wherever practical, to facilitate future connections to the
Town sewerage system.
[1]
Editor's Note: Appendix V is included as an attachment to this chapter.
(3)
Grading for slope requirements for on-site sewage disposal systems
shall be totally contained within the lot upon which such system is
proposed. No slope easements onto any adjacent lot or property shall
be permitted.
B.
Electric lines. The electrical power distribution shall be installed
in accordance with the specifications of the Rules and Regulations
of the Department of Public Works of the Town of North Andover in
effect at the time of application.
[1]
Editor's Note: See also Appendix III, Specifications for Installation of Electrical Services, included as an attachment to this chapter.
A.
Location. Street trees shall be planted by the applicant on all streets
within the tract being subdivided. Trees shall be planted within the
street right-of-way, between the sidewalks and the edge of the street
pavement and shall be spaced at intervals of approximately 50 feet
on center, but no closer than 35 feet on center.
B.
Species. The species of street trees selected shall be a minimum
of four different species from the list of recommended street trees
below:
(1)
Fraxinus ornus (flowering ash).
(2)
Liquidambar styraciflua (sweet gum).
(3)
Acer saccharum (sugar maple).
(4)
Tilia tomentosum (silver linden).
(5)
Acer campestre (hedge maple).
(6)
Fraxinus americana (white ash).
(7)
Plantanus x acerifolia (London planetree).
(8)
Acer platanoides (Norway maple).
C.
Requirements. Tree size and planting shall conform to the requirements
of Appendix IV, Tree Planting Specifications.[1]
[1]
Editor's Note: Appendix IV is included as an attachment to this chapter.
Guard rails shall be installed in all areas where fill slopes
in excess of the required 3:1 have been approved. Appropriate slope
treatment and erosion control measures shall be provided for all slopes
in excess of 3:1 and rip-rap may be required on all slopes in excess
of 2:1, unless otherwise specified by the Board.
Street signs shall be installed at all intersections in conformity
with the specifications of the Department of Public Works. Until such
time as each street is accepted by the Town as a public way, the sign
posts at the intersection of each street with any other street shall
have affixed thereto a sign designating such street as a private way.
Upon application for acceptance of the streets, the costs for advertising
for hearing, for data collection in support of the street acceptance,
for permanent signs and for any other costs related to the acceptance
of the street shall be paid by the applicant.
Provisions shall be made for street lighting connections at
locations determined by the Board.
A.
No rule or regulation shall require, and no Planning Board shall
impose, as a condition for the approval of a plan of a subdivision,
that any of the land within said subdivision be dedicated to the public
use, or conveyed or released to the commonwealth or to the county,
Town or town in which the subdivision is located, for use as a public
way, public park or playground, or for any other public purpose, without
just compensation to the owner thereof.
B.
Before approval of a plan by a Planning Board, said Board shall 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 and not unreasonable in area in relation to the area of the
land being subdivided and the prospective uses of such land; and,
if so determined, said 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 final grading shown on any approved Form C plan shall not be amended or changed without prior review and approval of the Board except as may be deemed minor by the Board's staff as defined in § 255-5.15F. In reviewing proposed amendments or changes, the Board shall consider the impact of such amendments or changes upon the subdivision as:
Lot slope requirements in the residential zoning districts shall
be as follows:
A.
The slope of land at any point, stated as a percentage, shall be
defined as the change in elevation over a horizontal distance measured
perpendicular to the contours divided by the distance over which the
change occurs multiplied by 100.
Slope = (Change in elevation/horizontal distance measured perpendicular
to contours) x 100
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B.
All natural slopes exceeding 25% over a horizontal distance of 10
feet as measured perpendicular to the contour are protected and shall
remain in their natural state.
C.
All cut-and-fill slopes within or contiguous to the street right-of-way
shall be planted with suitable, well-rooted, low-growing plant materials
or grass as determined by the Board, with advice from the Board's
designee. A wood chip or comparable mulch shall be used with ground
cover plants to minimize erosion. Planting of sod may be required.