(Adopted under the Subdivision Control Law, MGL c. 41, §§ 81K to 81GG, inclusive.)
A. 
These subdivision regulations are adopted under the provisions of Chapter 41 of the Massachusetts General Laws consistent with the purpose of protecting the safety, convenience and welfare of the inhabitants of the Town of Norfolk by "regulating the laying out and construction of ways in subdivisions providing access to the several lots therein, but which have not become public ways, and ensuring sanitary conditions in subdivisions and in proper cases parks and open areas. The powers of a planning board ... under the subdivision control law shall be exercised with due regard for the provision of adequate access to all of the lots in a subdivision by ways that will be safe and convenient for travel; for lessening congestion in such ways and in the adjacent public ways, for reducing danger to life and limb in the operation of motor vehicles; for securing safety in the case of fire, flood, panic and other emergencies; for insuring compliance with the applicable zoning ordinances or by-laws; for securing adequate provision for water, sewerage, drainage, underground utility services, fire, police, and other similar municipal equipment, and streetlighting and other requirements where necessary in a subdivision; and for coordinating the ways in a subdivision with each other and with the public ways in the city or town in which it is located and with the ways in neighboring subdivisions." (MGL c. 41, § 81M.)
[Amended 10-11-2022]
B. 
To accomplish this purpose, this article provides design standards for nonresidential and mixed-use (commercial/residential) developments and redevelopments within the business and commercial zoning districts of the Town.
C. 
For instance, in the B-1 District (Town Center), the regulations provide design standards for redevelopment and new development which promote and enhance the traditional New England "small town" atmosphere (e.g., where buildings are located close to the street). In the C-1 District (Routes 1A/115), the regulations provide design standards for redevelopment and new development which cater to vehicular traffic, rather than pedestrian-oriented uses.
Under the authority vested in the Planning Board of the Town of Norfolk by MGL c. 41, § 81Q, the Board hereby adopts these amended rules and regulations governing the subdivision of land in the Town of Norfolk.
This article, Article 8, contains specific regulations for nonresidential and mixed-use developments. The following sections of these rules and regulations also remain applicable for nonresidential and mixed-use developments:
A. 
Section 325-4.2, Relation to surrounding area.
B. 
Section 325-4.3, Minimum lot.
C. 
Section 325-4.4, Access through another municipality.
D. 
Section 325-4.5, Reserve strips.
E. 
Section 325-4.6, Further subdivisions.
F. 
Section 325-4.7, Resubdivision.
G. 
Section 325-4.11, Open space, parks and playgrounds.
H. 
Section 325-4.12, Protection of natural resources.
I. 
Section 325-4.15, Slopes.
J. 
Section 325-4.16, Driveways.
K. 
Section 325-4.19, Stormwater management system.
L. 
Section 325-5.2B, Clearing and grubbing.
M. 
Section 325-5.3, Stormwater drainage system construction specifications.
N. 
Section 325-5.4, Water systems.
O. 
Section 325-5.5, Sanitary sewers.
P. 
Section 325-5.6, Private utilities.
Q. 
Section 325-5.8, Fire alarm systems.
R. 
Section 325-5.11, Street signs.
S. 
Section 325-5.14, Bounds.
T. 
Section 325-5.16, Final cleanup.
U. 
Section 325-5.17, Certificates of compliance.
V. 
Section 325-5.18, Maintenance.
W. 
Section 325-5.19, Stop-work orders.
A. 
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 6, Administration.
(1) 
All subdivisions shall be designed and improvements made by the applicant consistent with the requirements of this § 325-8.4.
(2) 
Subdivisions within the B-1 District (Town Center) shall, where practicable, create or encourage land use and street design which is compatible with and encourages pedestrian traffic. Building placement, as close to the street as possible, in conjunction with display windows to the front, further enhances the pedestrian orientation of the area. In addition, shade trees shall be located to frame the streets and roadways, when mature, creating a canopy effect. Street furniture, such as benches, decorative streetlighting and trash receptacles, will help to create an enhanced pedestrian environment.
(3) 
Within the C-1 District (Routes 1A/115), the land use and street design shall, where practicable, be more oriented toward the automobile rather than toward the pedestrian. Adequate landscaping and pedestrian access within the site boundaries of the nonresidential and mixed-use developments shall be provided.
B. 
Design and construction shall reduce, to the extent reasonably possible, the following:
(1) 
Volume of cut and fill;
(2) 
Area over which existing vegetation will be disturbed, especially on land within 200 feet of a river, pond, or stream, or having a slope of more than 15%;
(3) 
Number of mature trees removed;
(4) 
Visual prominence of man-made elements which are not necessary for safety or orientation;
(5) 
Blockage of vistas through new development;
(6) 
Removal of existing stone walls;
(7) 
Number of driveways exiting onto existing streets;
(8) 
Alteration in groundwater or surface water levels or chemical constituents;
(9) 
Disturbance of important wildlife habitats, outstanding botanical features, or scenic or historic environs;
(10) 
Soil loss or instability during and after construction; and
(11) 
Within the B-1 District (Town Center), the area devoted to motor vehicle travel.
C. 
Design and construction shall increase, to the extent reasonably possible, the following:
(1) 
Configuration using collector/major arterial streets to avoid traffic congestion on primary streets providing building frontages;
(2) 
Visual prominence of natural features of the landscape;
(3) 
Street layout facilitation of solar orientation of buildings;
(4) 
Use of curvilinear patterns;
(5) 
Within the B-1 District (Town Center), improve the view of, and the view from, buildings and other prominent vistas;
(6) 
Within the B-1 District (Town Center), promote active pedestrianway design so that it is generally more convenient and pleasant for most of the community to walk short distances than to drive; and
(7) 
Within the B-1 District (Town Center), promote the creation of vista terminations.
D. 
Referenced standard. A Policy on Geometric Design of Highways and Streets, by the American Association of State Highway and Transportation Officials (AASHTO), latest edition, as amended. The design guidelines herein further amend AASHTO standards insofar as they apply to the Town of Norfolk.
E. 
Blocks. In general, the maximum perimeter of blocks formed by streets shall not be less than 300 feet nor more than 2,000 feet. However, in the B-1 District (Town Center), the following regulation shall apply specifically to blocks:
(1) 
The maximum perimeter of the blocks formed by streets shall not exceed 2,000 feet.
(2) 
Average perimeter of all the blocks within the subdivision shall be 1,000 to 1,600 feet.
(3) 
Average block depth, within the subdivision, shall be no less than 200 feet.
F. 
Access and maintenance easements.
(1) 
Layout. Wherever possible, easements shall be continuous from block to block and their layout shall create as few irregularities as possible. The minimum easement width shall be 20 feet, except as otherwise required in the B-1 District (Town Center), within the Business Core, wherein the minimum easement width shall be 13 feet (refer to Figures 28 and 29).[1]
[1]
Editor's Note: Figures 28 and 29 can be obtained from the Planning Board office.
(2) 
Watercourses. Streams or watercourses shall be provided with an emergency/maintenance access easement conforming substantially with the line of its course, but not less than 20 feet in width centered on its midpoint. Streets or pedestrianways, parallel to the streams or watercourses, and/or appropriate accesses may be required in connection therewith. The placement of streams or watercourses into open or covered culverts shall be kept to a minimum.
(3) 
Utilities. Easements for utilities across lots shall generally follow lot lines or shall be centered on the rear or side lot lines and shall not be less than 20 feet in width, except as otherwise required in the B-1 District (Town Center), within the Business Core, wherein the minimum easement width shall be five feet or greater, in order to reduce right-of-way widths (refer to Figure 28). In this instance, the utilities may be permitted by the Planning Board to be placed in the two-foot grassed area between the paved way and the property line and the three-foot tree easement immediately abutting the right-of-way. Utilities may also be permitted to be located under parking areas within the right-of-way and pedestrianways abutting the right-of-way.
(4) 
Trees. Tree easements, if necessary, shall follow and be outside of the right-of-way lines and shall be 10 feet in width and grassed, except as otherwise required in the B-1 District (Town Center), within the Business Core, wherein the minimum easement width shall be three feet and grassed (refer to Figures 28 and 29). See Norfolk Zoning Bylaw § 310-9.4A(3), Pedestrianways and street trees (B-1), and § 310-10.4A(5), Street trees (C-1).
G. 
Pedestrianways/sidewalks.
(1) 
Pedestrianways or footpaths shall be required to provide convenient circulation or access to schools, playgrounds, shopping, churches, transportation, parks, conservation areas and/or other facilities. Such ways shall consist of an easement of at least 20 feet, including sidewalks of at least five feet in width (refer to Figure 29).[2]
[2]
Editor's Note: Figure 29 can be obtained from the Planning Board office.
(2) 
In the B-1 District (Town Center), within the Business Core, such ways shall consist of an easement of at least 11 feet immediately abutting the right-of-way, including sidewalks of at least eight feet in width (refer to Figure 28).[3]
[3]
Editor's Note: Figure 28 can be obtained from the Planning Board office.
(3) 
In the C-1 District (Routes 1A/115), for lots fronting on Routes 1A/115 in the "On Highway" area, such ways shall consist of an easement and setback of at least 70 feet in width immediately abutting the right-of-way in order to accommodate a five-foot-wide sidewalk immediately adjacent to the head-in parking area of the frontage road, on the building side (refer to Figure 36).[4] See Norfolk Zoning Bylaw § 310-9.4A(3), Pedestrianways and street trees (B-1).
[4]
Editor's Note: Figure 36 can be obtained from the Planning Board office.
(4) 
Pedestrianways within the B-1 District (Town Center) are required to include cement concrete sidewalks, trees and grass strips abutting the right-of-way, street furniture (benches and trash receptacles), and decorative streetlighting. Trees within the sidewalk shall have tree grates and tree guards. Refer to Figure 30.[5]
[5]
Editor's Note: Figure 30 can be obtained from the Planning Board office.
(5) 
All sidewalks within the B-1 District (Town Center) shall be a constructed of a minimum of four inches of cement concrete constructed over 12 inches of processed gravel with expansion joints at thirty-two-foot intervals on center and control joints at four feet on center spacing. The width of sidewalk is to be a minimum of eight feet. (See Massachusetts Highway Department Section 701.)
H. 
Streets.
(1) 
Arrangement.
(a) 
The proposed streets shall be considered in their relation to existing and planned streets, topographic and geologic conditions, public convenience and safety, and for safe vehicular travel. Due consideration shall also be given by the developer to the attractiveness of the street layout in order to obtain the maximum amenity of the subdivision and to avoid excessive cut and fills.
(b) 
Long straight roadway sections shall be avoided on streets having a design speed of 30 miles per hour or greater. The maximum length of a straight street in this instance would be 2,200 feet. Further, in the Town Center, straight roadway sections shall be terminated by a "vista termination" [i.e., a lot, building (church with spire, government building, monument/statue site, fountain)] located at an intersection or at the end of streets or pedestrianways. This vista termination shall be prominently visible from one or more streets, or ways, approaching said site.
(c) 
In addition, the proposed streets shall provide for appropriate continuation of existing streets of similar design speed, and the extension of streets into adjoining land.
(2) 
Access to feeder streets. Subdivisions, and extensions of subdivisions, serving or capable of serving 25 lots or more shall have at least two points of access to an existing through street separated by a minimum distance of 350 feet or shall have two separate passable access routes via existing primary street(s) to an existing through street where the points of access are separated by a minimum distance of 350 feet.
(3) 
Reconstruction. Provision, satisfactory to the Planning Board, shall be made for the reconstruction of adjacent public ways or the addition of alternate access roads or other remedial steps in cases where the development of the subdivision may cause congestion or a danger to pedestrian or vehicular traffic on the adjacent public ways.
(4) 
Street jogs. Street jogs (i.e., the continuation of a street through an intersection where the center line of the paved surface is not aligned on both sides of the intersection) are prohibited.
(5) 
Reverse curves. Reverse curves on streets may be separated by a straight section of road of at least 150 feet in length if a street has a design speed of 30 miles per hour or less. This can be addressed on a case-by-case basis during the plan review process to ensure that public safety is not impacted.
(6) 
Level of service. In addition to the requirements of § 325-3.3B(23), Traffic congestion control and analysis, the following information shall be considered when determining level of service (LOS) flows for traffic analysis. "Level of service (LOS)" is an expression of the quality of traffic flow. It is a commonly used measure of the effectiveness of peak-hour traffic conditions, taking into account such factors as automobile and truck volumes, roadway capacity, roadway speed, grades, parking restrictions, pedestrian activity, the progression of traffic flow along an arterial, roadway types and widths, as well as anticipated delays. Level of service (LOS) is designated in a range from Level A, which is the optimal condition where roadway operating conditions are at their best, to Level F, indicating traffic jam conditions. For instance, LOS A represents free-flowing conditions without stopping, and LOS B, C and D represent increasing levels of delay in approaching intersections, as indicated in the following charts [Subsection H(6)(a) and (b)]. Towns generally strive for operating conditions at LOS C or better; however, during peak flows this is not always possible. Level of service (LOS) D is generally considered as the boundary between acceptable and unacceptable traffic congestions. Level of service (LOS) E and F are generally associated with very long traffic congestion and should be avoided. At these low levels of service, a driver may have to wait for two or more light changes at a signalized intersection, or over a minute to enter and cross another street at an unsignalized intersection. Often it is necessary to design for LOS E conditions in heavily traveled or congested areas.
(a) 
Signalized intersections. Level of service (LOS) for signalized intersections is defined in terms of the average stopped delay in seconds per vehicle approaching the intersection for the peak fifteen-minute analysis period of a peak hour.
Level of Service Criteria for Signalized Intersections
Level of Service
Expected Delay
(seconds)
A
0 to 5.0
B
5.1 to 15.0
C
15.1 to 25.0
D
25.1 to 40.0
E
40.1 to 60.0
F
60.0+
Source: Highway Capacity Manual, Special Report No. 209, 1985
(b) 
Unsignalized intersections. Traffic operations at unsignalized intersections are given LOS rankings on the basis of major street turning movements into minor cross streets and the minor cross-street traffic flows. Except for turning movements blocking traffic at constricted locations, typically, major street traffic is minimally affected by minor street flows. The LOS ranking of an unsignalized intersection is determined by calculating the reserve capacity of traffic movements to and from the minor street. "Reserve capacity" is defined as the number of additional vehicles which can be safely accommodated at an unsignalized intersection for a particular traffic movement. Negative reserve capacities indicate that vehicles are (or would be) accepting gaps in traffic that are considered to be less than safe under prevailing conditions. These prevailing conditions are principally affected by the type of control (stop or yield sign), traffic speeds, and sight distances at an unsignalized intersection. Based on available gaps between vehicles on the major street, the reserve capacity of the left turns from the major street and traffic movements from the minor street approach(es) can be determined.
Level of Service Criteria for Unsignalized Intersections
Reserve Capacity
(vehicles per hour)
Level of Service
Expected Delay
400 +
A
Little or no delay
300 to 399
B
Short traffic delays
200 to 299
C
Average traffic delays
100 to 199
D
Long traffic delays
1 to 99
E
Very long traffic delays
0
F
Extreme delays/congestion
Source: Highway Capacity Manual, Special Report No. 209, 1985
(7) 
Right-of-way widths and alignments; design speed.
(a) 
On all classifications of streets, the following characteristics as shown in the chart below titled "Right-of-Way Widths and Alignments Based on Design Speed" shall be the minimum acceptable (see also Figures 31 to 34).[6] [Comment: In the following chart, the minimum traveled center-line radius was calculated without superelevation (a superelevation of 0.04 is commonly used). This is supported by AASHTO, as noted in A Policy on Geometric Design of Highways and Streets, page 210. Although superelevation is advantageous for traffic operations, various factors often combine to make its use impractical in many built-up areas. Such factors include wide pavement areas, need to meet the grade of adjacent property, surface drainage considerations, and frequency of cross streets, alleys and driveways. Therefore, horizontal curves on low-speed streets in urban areas are frequently designed without superelevation, counteracting the centrifugal force solely with side friction. Therefore, it is recognized that in areas where there will be cross streets, alleys, driveways and pedestrians, these factors are not well accommodated by superelevated streets.]
Right of Way Widths and Alignments Based on Design Speed
Street Classification
Drive
Residential
Secondary
Primary
Design speed (miles per hour)
15
20
25
30
Minimum curb to curb (feet)
Two-way no parking
24
24
26
28
Two-way parking 1 side [1]
32
32
34
35
Two-way parking 2 sides [1]
40
40
42
42
Minimum right-of-way (feet) [2]
50
50
60
60
+ Minimum curb radius at intersections (feet) [3]
20
20
20
25
Minimum traveled way center-line radius (feet) no superelevation
50
90
170
280
Traveled way coincident with center line
Not required
Not required
Not required
Required
Stopping sight distance (feet) [4]
90
125
150
200
Intersection sight distance (feet) [4]
N/A
200
340
400
Minimum intersection spacing center line to center line (feet)
N/A
350
350
350
Two-way traffic volume ADT/DHV
<400/<200
<400/<200
<800/<300
<800/<400
Minimum grade
1%
1%
1%
1%
Maximum Grade [5]
10%
10%
8%
6%
Sight Distance Summary
85th Percentile Speed
(miles per hour)
Stopping Sight Distance
(feet)
Corner Sight Distance
(feet)
35
225 to 250
390
40
275 to 325
445
45
325 to 400
500
50
400 to 475
555
55
450 to 550
610
60
525 to 600
665
65
650 to 725
720
70
625 to 800
775
[1]
On-street parking is required in the B-1 District (Town Center) or as noted in § 325-8.5D(13) and in all cases shall be nine feet in width in lieu of a shoulder one foot in width and shall be parallel to the street.
[2]
The right-of-way may be reduced by the Planning Board to accommodate a reduction in the utility easement to a minimum of two feet in width. Refer to Figure 29.[7]
[3]
The intersection of roads with differing design speeds shall be designed in accordance with Subsection I(2).
[4]
For design purposes, sight distances shall be based on the "85th percentile speed," which is the speed below which 85% of the vehicles are traveling.
[5]
At intersections where the gradient exceeds 3%, a leveling area of not less than 100 feet is required. Refer to Subsection J(3).
[6]
Editor's Note: Figures 31 to 34 can be obtained from the Planning Board office.
[7]
Editor's Note: Figure 29 can be obtained from the Planning Board office.
(b) 
Street design speeds shall be identified on the plans. Posted speed limits shall not exceed design speeds. To facilitate the balance of pedestrians and vehicles in the B-1 District (Town Center), design speeds of 20 miles per hour are encouraged. In other areas, the following criteria shall assist in determining the appropriate design speed to be required:
[1] 
The length of the street, the number of lots being served, and the distance between buildings;
[2] 
The layout and safety concerns of the street, whether straight, curved, sloped, flat; whether paved or gravel; proximity of streetlight poles, stone walls or fences to the paved way;
[3] 
The design speeds of adjoining and surrounding streets;
[4] 
The number of street intersections existing and proposed in the area, including existing hidden intersections;
[5] 
The present and estimated future traffic volumes, the number of parked cars or other obstructions on the street;
[6] 
The amount of pedestrian activity in the area;
[7] 
Land use interface (e.g., commercial abutting residential);
[8] 
The driver's scenic and/or historic view of existing street characteristics and amenities, e.g., existing stone walls, mature canopy trees, wetlands, historic buildings/monuments and sites of importance, rock outcroppings, etc.;
[9] 
Proximity to school sites, hospitals, fire and police stations and other public use buildings; and
[10] 
Crosswalks, train level crossings as well as farm crossings (e.g., for equipment and animals).
I. 
Intersections.
(1) 
Rights-of-way shall be laid out so as to intersect as nearly as possible at right angles. No right-of-way shall intersect any other right-of-way at less than 75°. Intersections of existing and proposed streets will not be allowed at intervals of less than 350 feet between center lines.
(2) 
Property lines at right-of-way intersections shall be cut back to provide for a curb radius on the roadway as indicated in Subsection H(7), Right-of-way widths and alignments; design speed. The minimum curb radius at the intersection shall be 20 feet or greater depending on design speed, and road configuration shall be sufficient to accommodate "WB-50" vehicle turning movements. In instances where streets of differing design speeds intersect, the smaller curb radius requirement shall be required.
(3) 
Both the horizontal and vertical sight distance and stopping sight distance at intersecting roadways within a subdivision and at subdivision roadways intersecting with existing roadways shall be provided as indicated in Subsection H(7), Right-of-way widths and alignments; design speed.
(4) 
Horizontal and vertical stopping sight distances in all directions at existing and proposed intersections shall be noted on the plans.
J. 
Vertical alignment.
(1) 
All changes in grade shall be connected by vertical curves of sufficient length to afford adequate sight distances as indicated in the following chart:
Design Speed
(miles per hour)
Stopping Sight Distance
(feet)
15
90
20
125
25
150
30
200
(2) 
Vertical curves.
(a) 
For crest vertical curves, the length in feet shall be computed from the following formulas:[8]
Where:
L
=
Length of vertical curvature
S
=
Sight distance
A
=
Algebraic difference in grades, percent
h1
=
3.5 feet (eye of driver)
h2
=
2.0 feet (height of object)
[8]
Editor's Note: See the formulas in § 325-4.14H(2).
(b) 
For sag vertical curves, the length in feet shall be computed from the following formulas:
When S is less than L, L = {AS SUP 2} OVER {400 + 3.5S}
When S is greater than L, L = 2S - {400 + 3.5S} OVER {A}
Where:
L
=
Length of vertical curvature
S
=
Sight distance
A
=
Algebraic difference in grades, percent
(c) 
Minimum length of a sag or crest vertical curve shall be 100 feet. All vertical curves shall show the following on the profiles:
[1] 
Point of vertical intersection (PVI) station and elevation.
[2] 
High point or low point station and elevation.
(3) 
Where the proposed grade of any street meeting another existing or proposed street, whether said other street is within or adjacent to the subdivision, exceeds 3%, a leveling area shall be provided for a distance of not less than 100 feet, measured from the edge of right-of-way of the other street. The grade of the center line or of any vertical curve tangent shall not exceed a negative 1%.
K. 
Culs-de-sac. Culs-de-sac should be created to accommodate a WB-50 vehicle as specified by AASHTO. A cul-de-sac pavement shall have a minimum outer radius of 47 feet and a maximum inner radius of 20 feet.
(1) 
The paved portion of culs-de-sac, whether temporary or permanent, shall not be less than 250 feet in length and not exceed 500 feet in length measured from the farthest end of the paved turnaround to the intersection (center line) of the nearest intersecting through street.
(a) 
Any easement in any turnaround shown on a plan approved under the Subdivision Control Law,[9] other than an easement appurtenant to a lot abutting the turnaround, shall terminate upon the approval and recording of a plan showing extension of the roadway and the recording of a certificate by the Planning Board of the construction of such extension.
[9]
Editor's Note: See MGL c. 41, §§ 81K through 81GG.
(b) 
Culs-de-sac, whether permanent or temporary, shall provide a turnaround at the closed end(s) having a property line diameter of 120 feet, a radius at the outer edge of traveled way of 47 feet, and a landscaped island in the center. Islands shall be designed to allow for proper emergency vehicle and snowplow access. A "not a through street" sign shall be provided at the entrance to a cul-de-sac and its location shown on the subdivision plan. In the case of a temporary turnaround, the plan shall show an easement(s) to accommodate the specifications of this subsection. The frontage of lots abutting a temporary turnaround shall be measured along the permanent street right-of-way and not the bulb of the cul-de-sac. See detail (Figure 43).[10]
[10]
Editor's Note: Figure 43 can be obtained from the Planning Board office.
(c) 
Provisions for future through access.
[1] 
All culs-de-sac, except those determined by the Planning Board to be permanent in nature, shall include a right-of-way running from the closed end(s) of the cul-de-sac to the terminus points as described below for purposes of providing future through access. The width of said right-of-way shall be equal to the right-of-way width of the cul-de-sac street. Said right-of-way shall be laid out and construction plans included as part of the subdivision plan. The land in the right-of-way shall be turned over to the Town of Norfolk as a gift of land prior to release of any lot in the subdivision.
[2] 
The terminus point of the right-of-way shall be both to any adjacent Town-owned conservation land and as follows:
[a] 
First, to any street which abuts the property line of the parcel being subdivided, other than the street which forms the intersection with the paved portion of the cul-de-sac;
[b] 
Second, if Subsection K(1)(c)[2][a] is not applicable, to any right-of-way or street easement of at least 20 feet right-of-way width which abuts the property line of the parcel being subdivided;
[c] 
Third, if Subsection K(1)(c)[2][a] and [b] are not applicable, to the point on the property line of the parcel being subdivided which is closest to the closed end of any cul-de-sac existing on any adjacent parcel;
[d] 
Fourth, if Subsection K(1)(c)[2][a], [b] and [c] are not applicable, to the point on the property line of the parcel being subdivided which is closest to any existing through street on any adjacent parcel, other than the street which forms the intersection with the parcel portion of the cul-de-sac;
[e] 
Fifth, if Subsection K(1)(c)[2][a], [b], [c], and [d] are not applicable, to the point on the property line of the parcel being subdivided which is closest to any adjacent landlocked (i.e., without adequate frontage) parcel; and
[f] 
Sixth, if Subsection K(1)(c)[2][a], [b], [c], [d] and [e] are not applicable, to the point on the property line of the parcel being subdivided which is closest to the largest adjacent buildable parcel of land.
[3] 
For purposes of this regulation, references to the point "closest" shall exclude wetlands. The easement created by this subsection shall, to the extent practicable, be laid out to exclude lakes, ponds, wetlands, woodlands, watercourses and steep terrain.
(d) 
An easement for access and maintenance shall also be provided from all culs-de-sac to any adjacent Town-owned conservation land. Such easements shall have a minimum width of 20 feet.
(e) 
Culs-de-sac shall not have a grade of greater than 4% for the last 100 feet at the closed end.
(f) 
Cul-de-sac plantings. The applicant shall submit a landscape plan for the central portion of a cul-de-sac. The following are permitted:
[1] 
Trees.
[2] 
Planting with ground cover and spreading mulch between plants for weed control.
[3] 
Planting perennial grass by either sod or seed.
[4] 
Planting ornamental shrubs of a type acceptable to the Board.
[5] 
Retaining existing vegetation with the approval of the Board.
(2) 
Standards and specifications. The standards of the American Nursery and Landscape Association and the specifications of the Massachusetts Association of Landscape Professionals shall apply to landscaping subject to these regulations.
[Amended 10-11-2022]
(3) 
Provisions for future through access (easements).
(a) 
An easement shall be provided from the cul-de-sac to the terminus points as described below for purposes of providing future through access. The width of said easement shall be equal to the right-of-way width of the cul-de-sac street, but in no event less than 20 feet wide. Easements serving Town conservation land shall be 20 feet wide.
(b) 
The terminus point of the easement(s) shall be both to any adjacent Town-owned conservation land and as follows:
[1] 
First, to any street which abuts the property line of the parcel being subdivided, other than the street which forms the intersection with the paved portion of the cul-de-sac;
[2] 
Second, if Subsection K(3)(b)[1] is not applicable, to any right-of-way or street easement of at least 20 feet right-of-way width which abuts the property line of the parcel being subdivided;
[3] 
Third, if Subsection K(3)(b)[1] and [2] are not applicable, to the point on the property line of the parcel being subdivided which is closest to the closed end of any cul-de-sac existing on any adjacent parcel;
[4] 
Fourth, if Subsection K(3)(b)[1], [2] and [3] are not applicable, to the point on the property line of the parcel being subdivided which is closest to any existing through street on any adjacent parcel, other than the street which forms the intersection with the parcel portion of the cul-de-sac;
[5] 
Fifth, if Subsection K(3)(b)[1], [2], [3] and [4] are not applicable, to the point on the property line of the parcel being subdivided which is closest to any adjacent land-locked (i.e., without adequate frontage) parcel; and
[6] 
Sixth, if Subsection K(3)(b)[1], [2], [3], [4] and [5] are not applicable, to the point on the property line of the parcel being subdivided which is closest to the largest adjacent buildable parcel of land.
(c) 
For purposes of this regulation, references to the point "closest" shall exclude wetlands. The easement created by this subsection shall, to the extent practicable, be laid out to exclude lakes, ponds, wetlands, woodlands, watercourses and steep terrain.
L. 
Half streets. A "half street" is a portion of a proposed street running astride a common boundary line, said portion being within a subdivision under consideration. Half streets shall be prohibited.
M. 
Sight distances at intersections. Horizontal and vertical sight distances in all directions at intersections shall be noted on the plans. Sight distances at intersections shall be provided as indicated in Subsection H(7), Right-of-way widths and alignment; design speed. Refer also to the visual corner clearance requirement in the Norfolk Zoning Bylaw, § 310-9.4A(13), pertaining to the B-1 District (Town Center).
N. 
Stopping sight distance. "Stopping sight distance" is the sum of two distances: the distance traversed by the vehicle from the instant the driver sights an object necessitating a stop to the instant the brakes are applied and the distance required to stop the vehicle from the instant brake application begins. For all stopping sight distance calculations, the height of the driver's eye is considered to be 3.5 feet above the road surface and the height of the object is considered to be 2.0 feet above the road surface in accordance with AASHTO policy. Stopping sight distances shall be provided as indicated in Subsection H(7), Right-of-way widths and alignment; design speed.
O. 
Frontage road design and location. A frontage road, 24 feet in width, shall be constructed on all lots in the On Highway area of the C-1 District (Routes 1A/115), in accordance with the requirements of the Zoning Bylaw[11] and the construction standards for a primary street as noted in § 325-8.5D(3), Minimum depth requirements. Refer to Figure 36.[12] The location of drives and streets on the same and opposite sides of a highway shall be in accordance with the applicable sections of the Norfolk Zoning Bylaw, "Location of Drives and Streets on Same Side of Highway" and "Alignment of Drives and Streets on Opposite Sides of Highway."
(1) 
Cross easements. Cross easements shall be required by abutting landowners to permit traffic to traverse from one property to another.
(2) 
Maintenance. It shall be the responsibility of the property owners to maintain frontage roads and pedestrianways for safe vehicular and pedestrian travel at all times and in all weather conditions. If, in the opinion of the Police Chief, a hazard to public safety exists for failure to perform such maintenance, the Town reserves the right to undertake such maintenance and back charge the owner reasonable costs thereof.
(3) 
Signage. Stop signs shall be provided at all points of egress, drives and major entrances to the highway areas. Additional traffic signs may be required as deemed necessary by the Board for public safety.
[11]
Editor's Note: See Ch. 310, Zoning.
[12]
Editor's Note: Figure 36 can be obtained from the Planning Board office.
P. 
Street layout in the B-1 District (Town Center). Streets shall be laid out within the Town Center District so that no occupied lot is more than 1,500 feet from a primary street, or more than 450 feet from a secondary street, as measured along the street frontage. Street layouts shall be generally rectilinear with deformations as may be physically proper to adapt streets to topographic or other natural conditions, and to generally ensure vista terminations at street intersections.
A. 
Basic requirements. The subdivider shall install all of the improvements itemized herein unless waived, in writing, by the Board. All work done under this section shall be done under the direction of the Planning Board.
B. 
No aforementioned bond or covenant shall be released until full approval, in writing, of all work done under this section is received by the Planning Board from its designated inspector/agent. (See also § 325-3.4.)
C. 
Referenced standards.
(1) 
The Commonwealth of Massachusetts, Massachusetts Highway Department (formerly "Department of Public Works"), Standard Specifications for Highways and Bridges, latest edition, as amended, and the Supplemental Specifications to the Standard Specifications for Highways and Bridges, latest edition, as amended.
(2) 
The Commonwealth of Massachusetts, Massachusetts Highway Department (formerly "Department of Public Works"), Construction Standards, latest edition, as amended.
(3) 
Typical Cross Sections (Appendix C) and Typical Details (Appendix D) of these Subdivision Rules and Regulations.[1]
[1]
Editor's Note: Appendix C and Appendix D can be obtained from the Planning Board office.
D. 
Streets and roadways.
(1) 
Minimum widths and depths. The following minimum improvement standards shall be required (see typical cross sections).
(2) 
Minimum width requirements (in feet).
Street Classification
Right-of-Way
Paved Traveled Way
Grass Strip***
Sidewalks in Grass Strip****
Drive
50*/60**
13*/24**
2 @ 9
1 @ 5
Local street
50*/60**
14*/26**
2 @ 8
1 @ 5
Secondary street
50*/60**
16*/26**
2 @ 9
2 @ 5
Primary street
50*/60**
16*/28**
2 @ 9
2 @ 5
Cross slope for traveled way, grass strips, and sidewalks shall be 1/4 inch per foot.
*
Based on one-way street with no on-street parking.
**
Based on two-way street with no on-street parking.
***
Includes berm, edging or curb. Grass strips in the Town Center may be reduced to a two-foot minimum by the Planning Board in order to reduce right-of-way widths.
****
In the Town Center, within the Business Core, sidewalks are required to be a minimum eight feet in width and outside of the right-of-way, within the pedestrianway/walkway.
(3) 
Minimum depth requirements (in inches).
Roadways
Street Classification
Processed Gravel
Dense Graded Crushed Stone for Base
Binder Course
Finish Course
Drive
8
—
2
1 1/2
Local street
12
4
2 1/2
1 1/2
Secondary street
15
4
2 1/2
2
Primary street
18
4
3
2
Sidewalks
Street Classification
Processed Gravel
Binder Course
Finish Course
Drive
12
1 1/2
1
Local street
12
1 1/2
1
Secondary street
12
1 1/2
1
Primary street
12
1 1/2
1
(a) 
At accessways/driveways to all commercial and industrial sites, provide an eighteen-inch gravel base with three inches of binder and a one-and-one-half-inch finish course from the traveled way to the property line. A tack coat of bituminous material shall be applied by mechanical means immediately prior to installation of the top course of pavement.
(b) 
Parking lots shall be constructed with a twelve-inch gravel base, and with two inches each of binder and finish courses. There shall be a minimum twenty-four-foot-wide paved accessway/driveway connecting linked parking areas.
(4) 
Clearing and grubbing.
(a) 
Clearing and grubbing shall be done in accordance with the relevant provisions of Section 101 of the Massachusetts Highway Department Standard Specifications and Town of Norfolk bylaws.
(b) 
All excavation and embankment areas shall be first cleared of all stumps, brush, roots, boulders, debris, and like materials and disposed of off site. All loam and topsoil within the excavation/embankment areas shall be removed and stockpiled for reuse within the subdivision. Stump and brush removal shall be in accordance with most recent Board of Health and Department of Environmental Protection (DEP) regulation and/or policy.
(c) 
Excavations.
[1] 
Excavations shall be done in accordance with the relevant provisions of Section 120, Excavation, of the Massachusetts Highway Department Standard Specifications and Chapter 156, Earth Removal, of the Town of Norfolk bylaws.
[2] 
When 500 cubic yards or more of materials are to be removed from the site or relocated within the site, an earth relocation/removal permit is required. See also Article 9, Earth Relocation/Removal, for requirements and instructions.
(5) 
Embankments.
(a) 
Construction of all embankment fill shall be done in accordance with the relevant provisions of Sections 120, 150, and 170 of the Massachusetts Highway Department Standard Specifications and Town of Norfolk bylaws and in accordance with the procedures described herein.
(b) 
Fill material shall be approved suitable existing material obtained from on-site excavations and shall consist of solid, sound mineral aggregate. It shall be free from deleterious, organic, elastic or foreign matter and shall be adequately graded for satisfactory compaction into a stabilized soil structure.
(c) 
Embankments shall not be constructed with material from rock or boulder excavations.
(d) 
Off-site fill material shall be gravel borrow conforming to Massachusetts Highway Department Material Specification M1.03.0, Type b. A certificate of compliance indicating the gradation and source of material shall be submitted and approved prior to delivery of any material to the site.
(e) 
Fill for embankments shall be placed in uniform layers not exceeding 12 inches in loose measurement depth and compacted to not less than 95% of the maximum dry density as determined by the Standard AASHTO Test Designation T99 compaction test Method C at optimum moisture content. No fill material shall be placed, spread or compacted while the ground or fill material is frozen or thawing or during inclement weather conditions. Fill material having excessive moisture content shall not be compacted until the material has been aerated by grading, harrowing or other methods to remove excessive moisture.
(6) 
Gravel base.
(a) 
The subgrade shall be brought to proper grade and compacted as shown on the profiles and in accordance with the approved cross section. No gravel base shall be placed until all earthwork and utility installation work has been completed.
(b) 
Gravel for roadway base and sidewalk base shall be spread and compacted in layers not exceeding six inches in compacted measurement depth and in accordance with the approved cross section. Material shall be compacted to not less than 95% of the maximum dry density as determined by the Standard AASHTO Test Designation T99 compaction test Method C at optimum moisture content.
(c) 
Construction of gravel base and binder courses shall be done in accordance with the relevant provisions of Sections 401 and 405 of the Massachusetts Highway Department Standard Specifications except the compacted gravel base layers should be placed in lifts not exceeding six inches in thickness.
(d) 
Graded gravel for roadway subbase and sidewalk base shall conform to Massachusetts Highway Department Material Specification M1.03.1. A certificate of compliance indicating the gradation and source of material shall be submitted and approved prior to delivery of any material to the site.
(7) 
Dense graded crushed stone for roadway base.
(a) 
Construction of all dense graded crushed stone for roadway base shall be done in accordance with the relevant provisions of Section 402 of the Massachusetts Highway Department Standard Specifications and in accordance with the procedures described herein.
(b) 
Processed gravel for base shall conform to Massachusetts Highway Department Material Specification M.01.7. A certificate of compliance indicating the gradation and source of material shall be submitted and approved prior to delivery of any material to the site.
(c) 
The applicant shall provide as-built survey grades prior to installation of finished binder course. This survey shall consist of obtaining center-line and both gutter elevations at fifty-foot stations. In areas where the roadway gradient and cross -slope do not agree with what is shown on the approved plans, the applicant shall reconstruct and resurvey those areas until the proper gradient and/or cross slope has been obtained. No bituminous concrete shall be placed and compacted until written authorization has been obtained from the Planning Board or its engineer on Form K.[2]
[2]
Editor's Note: Form K can be obtained from the Planning Board office.
(8) 
Bituminous concrete pavement, temporary berm, sidewalks, and driveways.
(a) 
Materials and construction methods of the bituminous concrete pavement, tack coat, sidewalks, and driveways shall conform to the relevant provisions of Sections 460 and 701 of the Massachusetts Highway Department Standard Specifications and be in accordance with the procedures described herein; however, sidewalks in the B-1 District (Town Center) shall be constructed of cement concrete as described in § 325-8.4G. A tack coat of bituminous material shall be applied by mechanical means immediately prior to installation of top course of pavement.
(b) 
Pavement shall be placed and compacted in two courses, binder and finish. All driveways and curb cut ramps shall slope toward the roadway and end at the roadway gutter line. Driveways shall commence their downward slope to the roadway from the right-of-way/street line and the ramps from the sidewalk. No driveways or ramps which slope away from the roadway will be accepted. Edging or curb (as applicable) shall be continued into the driveway/ramp cut to prevent erosion at the cut. See driveway detail in Town of Norfolk Regulations for Street Excavations, as most recently amended. In the B-1 District (Town Center), the driveway entrances from the street shall be constructed of bituminous concrete to the edge of sidewalk. That portion of the driveway over the sidewalk shall be constructed of cement concrete as described in § 325-8.4G.
(c) 
A temporary berm shall be constructed on the roadway binder course to direct stormwater runoff to the closed drainage system until a permanent curb/berm is installed. The temporary berm shall be a temporary cape cod berm.
(9) 
Sloped granite edging and vertical granite curbing. Sloped granite edging shall be required on both sides of all traveled ways, except in the B-1 District (Town Center), where vertical granite curbing shall be required. Materials and construction methods shall conform to the relevant provisions of Massachusetts Highway Department Standard Specification M9.04.1 and M9.04.2 and be in accordance with the procedures described herein. Certificates of compliance shall be required in accordance with § 325-5.17, Certificates of compliance.
(10) 
Curbing and edging.
(a) 
Sloped granite edging shall be four-foot-minimum lengths, except where shorter length is dictated by radius. It shall be set after the binder course is placed and before the top course is placed on a compacted gravel bedding at a forty-five-degree angle with a seven-inch reveal. The nose of the granite shall be set in a concrete base approximately six inches square which shall abut against the binder course. The top course of paving shall cover the concrete and key the granite in place. Joints shall be mortared. A temporary cape cod berm shall be installed at the time of binder course installation and shall be continuously maintained in working order until the final course of bituminous concrete is installed.
(b) 
Vertical granite curbing shall be upright four-foot-minimum lengths, except where shorter length is dictated by radius. The finished side shall face the traveled way, with a reveal of six inches. Installation of the vertical granite curbing shall precede the installation of the bituminous concrete binder course.
(c) 
Materials and construction methods shall conform to the relevant provisions of Section 501 of the Massachusetts Highway Department Standard Specifications and be in accordance with the procedures described herein.
(11) 
Cross sections.
(a) 
Cross sections shall be drawn for all proposed roadways and existing roadways to be reconstructed. They shall be drawn at fifty-foot stations and at all proposed culverts at a scale of eight feet to the inch horizontally and vertically.
(b) 
Sufficient space is to be provided between cross sections to allow the proposed roadway template to be drawn without overlapping the adjoining sections.
(c) 
The following shall be shown on the sections:
[1] 
Edges of existing roads, drives, walks, swamps, lawns, etc.
[2] 
Existing walls, poles, hydrants, mail boxes, etc.
[3] 
All existing trees 12 inches and over noting the diameter, species of tree, station and offset.
[4] 
Indicate elevation, station, and description of wells, cesspools, and on-site septic systems, and a description and elevation of sills of buildings.
[5] 
Existing culverts shall be shown as long dash lines.
[6] 
Water elevations shall be shown as a dashed line with elevation and a date taken.
[7] 
Approximate elevation of the top of rock for above and below existing grade.
[8] 
The profile grade and right-of-way lines are to be noted on each template.
[9] 
The template shall consist of the finished grade and the proposed subgrade lines.
[10] 
Stations shall be located below the cross section and increase going up the plan sheet.
[11] 
Guide vertical elevations and horizontal distances in both directions shall be shown on each cross section.
[12] 
A summary table shall be shown with the cross sections showing the cubic yards between the stations for cut, fill, muck, and rock excavation, and gravel borrow. A total for each category shall be shown along with the final amount of cubic yards of earth to be removed from the site or gravel borrows to be brought into the site.
[13] 
Limits of rock and muck excavation.
[14] 
Planimeter readings are to be shown to the right of each template using the abbreviations: C = Cut, F = Fill, M = Muck Excavation, R = Rock Excavation, GB = Gravel Borrow.
(12) 
Sidewalks on existing roadways. Sidewalks shall be required in the applicant's property along all existing public ways which immediately abut the proposed subdivision for the purpose of ensuring safe and adequate pedestrian access to and from the subdivision. Sidewalks shall not be interrupted by steps or abrupt changes in level greater than 1/2 inch. All sidewalk surfaces shall be nonslip. In general, sidewalks on existing roadways shall be constructed with minimal change to the natural rural appearance of the street. Sidewalks shall follow the natural contours of the land and preserve both trees and shrubs to the extent possible to comply with the following guidelines. To facilitate review of the proposed development by the appropriate authorities, the applicant shall stake the side line of the proposed walkway at fifty-foot intervals.
(a) 
Width. The width of the sidewalk shall be five feet in the C-1 District (Routes 1A/115); however, within the B-1 District (Town Center), within the Business Core, the walkway width shall be a minimum of eight feet.
(b) 
Clearing and grubbing.
[1] 
All excavation areas shall first be cleared of stumps, brush, roots, boulders, debris and like materials which shall then be disposed of off site. All loam and topsoil within the excavation area shall be removed and stockpiled for reuse.
[2] 
See also earth removal regulations, Article 9.
[3] 
The removal of all trees shall be in compliance with the Shade Tree Act and the Scenic Roads Act where applicable.[3] Trees not protected under these acts if in living, viable condition and having a trunk in excess of 12 inches in diameter measured four feet above grade shall be retained wherever possible. In addition, trees of special importance because of species or distance from other trees shall be field marked by the Planning Board or its agent, indicating in each case whether the tree should be removed or preserved.
[3]
Editor's Note: See MGL c. 87, Shade Trees, and MGL c. 40, § 15C, Scenic road designations.
(c) 
Bituminous paving. Bituminous concrete pavement for sidewalks and driveways shall be installed to conform to the relevant provisions of Sections 460 and 701 of the Massachusetts Highway Department Standard Specifications and in accordance with procedures described therein; however, sidewalks in the B-1 District (Town Center) shall be constructed of bituminous concrete cement. At least one course of bituminous concrete pavement for sidewalks shall be installed to conform to generally accepted engineering practice. Whenever there is an intersection of sidewalks with streets, public ways, driveways or parking lots, each shall blend to a common level.
(d) 
Grass strip. A twenty-five-foot grass strip separating the sidewalk from the road shall be installed wherever possible consistent with the walkway design procedures described herein (refer to Figure 29). However, grass strips within the Business Core of the B-1 District (Town Center) are required to be parallel and along the frontage line for a width of three feet, as noted in Figure 30. Refer to Subsection F, Street trees, which describes the placement of street trees.[4]
[4]
Editor's Note: Figures 29 and 30 can be obtained from the Planning Board office.
(e) 
Drainage. The paved surface shall be pitched a minimum of 1/4 inch per foot in the direction of existing drainage facilities to provide adequate disposal of surface water, including control of erosion, flooding, and standing water on adjacent lands.
(13) 
On-street parking regulations. On-street parking shall be required in the B-1 District (Town Center), within the Business Core, unless otherwise prohibited in specific areas by the Board of Selectmen or Chief of Police. On-street parking may be permitted elsewhere at the applicant's discretion subject to Planning Board approval. The specifications for parallel parking, including handicapped parking, in this area are to be in accordance with § 325-8.4H(7), Right-of-way widths and alignments, and Figure 37.[5] On-street parking spaces shall not be permitted over crosswalks. In the area of crosswalks, the pedestrianway/sidewalk and associated curb ramp shall extend the width of the adjacent parking spaces (referred to as a "neckdown") such that the parking spaces appear receded from the traveled portion of the street [refer to Figure 37 as noted above, and also to Subsection I(5)].
[5]
Editor's Note: Figure 37 can be obtained from the Planning Board office.
E. 
Retaining walls.
(1) 
Retaining walls shall be installed where required and deemed necessary by the Planning Board. They shall be cemented stone masonry conforming to the relevant provisions of Section 685 of the Massachusetts Highway Department Standard Specifications, Construction Standards, and in accordance with the procedures described herein. Maximum visible height of retaining walls shall be four feet, unless waived by the Planning Board in the event that terracing, plantings and other decorative elements have been incorporated within the design of the retaining wall.
(2) 
Further, terracing, plantings and other decorative elements are encouraged to be incorporated within the design of the retaining wall.
F. 
Street trees.
(1) 
Trees shall be planted at thirty-five-foot intervals on both sides of all streets within the subdivision and on the one side of the adjacent existing public way that is contiguous with the subdivision. Trees shall be located within the existing right-of-way, except in the B-1 District, where they shall be planted within the tree easement. Tree placement shall also be coordinated with streetlight placement in the three-foot-wide tree easement in the B-1 District (Town Center), within the Business Core, as shown in Figure 38. Trees shall also be permitted within the pedestrianway easement within the sidewalk, and must be accompanied with tree grates and tree guards as approved by the Planning Board, and as shown in Figure 39.[6]
[6]
Editor's Note: Figures 38 and 39 can be obtained from the Planning Board office.
(2) 
Shade trees reinforce the rural character of the Town and provide relief of parking areas and architectural mass. In order for shade trees to achieve stately proportions, they shall be at least 12 feet in height and three inches in caliper when planted, and must reach a minimum mature height of 25 to 35 feet. In the B-1 District (Town Center), the lowest branches shall be at least six feet above ground level in order to accommodate pedestrian activity. All trees shall be planted no later than one month after installation of the first course of bituminous concrete and shall be guaranteed for one year after street acceptance. A written copy of said guarantee shall be provided to the Planning Board prior to street acceptance. The species of trees to be used must be approved by the Norfolk Tree Warden with written verification submitted to the Planning Board and are to be selected from the following tree list or such other tree variety, as appropriate, and as may be approved by the Planning Board:
(a) 
Acer pseudoplatanus – sycamore maple.
(b) 
Acer rubrum – red maple and varieties.
(c) 
Acer saccharum – sugar maple and varieties.
(d) 
Carpinus betulus – European hornbeam.
(e) 
Cercidiphyllum japonicum – katsura tree.
(f) 
Ginkgo biloba – ginkgo variety.
(g) 
Liquidambar styraciflua – sweetgum var.
(h) 
Quercus palustris – pin oak.
(i) 
Quercus rubra – red oak.
(j) 
Zelkova serrata – Japanese zelkova.
(k) 
Sophora japonica – Japanese pagoda tree.
(l) 
Fraxinus pennsylvanica – green ash var.
(m) 
Pyrus calleryana – Redspire Callery pear.
(n) 
Gleditsia triacanthos inermis – thornless honeylocust var.
(o) 
Platanus acerifolia – Bloodgood London plane tree.
(p) 
Tilia cordata – littleleaf linden and varieties.
(q) 
Tilia tomentosa – silver linden.
(3) 
There shall be at least three species of tree planted on each street. At all street or driveway intersections, trees (and shrubs) shall be set back a sufficient distance from the intersection so that they do not present a sight distance/safety hazard. This regulation shall be considered in conjunction with Subsection D(12)(d), Grass strip.
(4) 
Tree wells shall be required for the protection of existing trees where deemed necessary by the Tree Warden. Materials and planting methods shall conform to the relevant provisions of Section 771 of the Massachusetts Highway Department Standard Specifications (including but not limited to staking and wiring of all trees) and the Norfolk Tree Warden and be in accordance with the procedures described herein. The applicant shall provide written verification to the Planning Board that the Norfolk Tree Warden has reviewed and approved the street tree planting plan.
(5) 
Shrubs, as approved by the Board and the Tree Warden, shall also be chosen and located within the tree easement to fulfill a specific function of screening and ground cover. Consideration shall be given to the effects of sun exposure or shade, snowplowing and winter salt spray. Shrubs shall be no smaller than 18 inches to 24 inches in height for woody types. The species of shrubs shall be chosen from the following species, unless otherwise specified in writing by the Tree Warden, or other shrub varieties, as appropriate, and as may be approved by the Planning Board:
(a) 
Taxus spp. – yew, various.
(b) 
Rhododendron spp. – rhododendron, various.
(c) 
Vaccinium corymbosum – highbush blueberry.
(d) 
Amelanchier canadensis – shadbush.
(e) 
Viburnum spp. – viburnum, various.
(f) 
Ligustrum spp. – privet, various.
(g) 
Juniperus spp. – juniper, various.
(h) 
Forsythia spp. – forsythia, various.
(i) 
Rosa spp. – rose, various.
(j) 
Spiraea spp. – spirea, various.
G. 
Loaming and seeding. The removal of topsoil from the development area will not be allowed. Not less than six inches of good-quality loam shall be placed within the right-of-way, cut and fill areas, easements, lots, etc. Materials and construction methods for loam borrow and topsoil shall conform to the relevant provisions of Section 751 of the Massachusetts Highway Department Standard Specifications and be in accordance with the procedures described herein. Materials and construction methods for seeding shall conform to the relevant provisions of Section 765 of the Massachusetts Highway Department Standard Specifications and be in accordance with the procedures described herein. Seed for the grass strips shall conform to Massachusetts Highway Department Material Specification M6.03.0, Grassplots and Islands. After loam and seed has been placed in retention/detention basins and slopes equal to or steeper than 3:1, a jute mesh matting or an approved equal shall be installed in accordance with the manufacturer's recommendations for slope stabilization. All loaming and seeding shall be installed no later than one month after installation of the first course of bituminous concrete.
H. 
Streetlights.
(1) 
The applicant shall be responsible for furnishing and erecting streetlights at locations approved by the Planning Board [refer also to Subsection H(2), Location of decorative streetlights). Streetlight fixtures and standards shall conform to fixtures and standards as most recently installed in the Town of Norfolk at the time of application, except within the B-1 District (Town Center), within the Business Core, wherein the applicant shall install the decorative streetlight as identified in Figure 40.[7]
[7]
Editor's Note: Figure 40 can be obtained from the Planning Board office.
(2) 
Location of decorative streetlights.
(a) 
Decorative streetlights within the B-1 District (Town Center), within the Business Core, shall be located within the three-foot tree easement at seventy-five-foot intervals, as approved by the Planning Board. Placement shall be coordinated with abutting properties to ensure the seventy-five-foot interval is maintained, and with street trees within the Business Core as noted in Figure 38.[8]
[8]
Editor's Note: Figure 38 can be obtained from the Planning Board office.
(b) 
Metal halide (MH) lamps and fixtures shall be used as they offer the best balance between ideal color, energy efficiency and cost. A light source of 100 watts (for the pole height of 10 feet) shall be required.
I. 
Guardrails.
(1) 
Guard rails shall be required along roadways as per AASHTO's Guide for Selecting, Locating, and Designing Traffic Barriers, 1977, and where, in the opinion of Planning Board, it is necessary for public safety.
(2) 
Materials and construction methods shall conform to the relevant provisions of Section 601 of the Massachusetts Highway Department Standard Specifications and be in accordance with the procedures described herein. Posts shall be pressure-treated wood, rectangular in sections six inches by eight inches, chamfered on top, and at least six feet three inches long with flat tops and butts, conforming to Massachusetts Highway Department Material Specification M8.07.OB.2. Wooden rail elements shall conform to AASHTO and Massachusetts Highway Department specifications, and as noted below. Guardrails shall not be ramped. Weathering steel guardrails conforming to Massachusetts Highway Department and AASHTO standards shall also be permitted for streets.
(3) 
Wood posts and rails.
(a) 
Wood posts and rails are to be used only on very-low-speed roads and parking areas, and within the B-1 District (Town Center) on streets having a design speed of 15 miles per hour and 20 miles per hour, and are to be pressure-treated. Prior Planning Board approval is required for use of this type of barrier.
(b) 
Wood posts shall conform to the materials and construction methods as described in Subsection I(2). Spacing of posts shall be a maximum of six feet three inches center to center.
(c) 
Wood rails shall be four inches by eight inches and of a length where joints are to be located only at the posts. Rails shall be of the same species and stress grade as the wood posts. Rails shall be treated in accordance with Massachusetts Highway Department Material Specification M8.07.0B.2. Two five-eighths-inch carriage bolts shall be used to fasten the rail to the post and counter sunk. Nuts shall be installed so that they cannot be backed off. The number of rails, either one or two, to be used for the wood guardrail shall be determined by the Planning Board.
(4) 
Curb-cut ramps. Curb-cut ramps must be provided in curbed areas that have sidewalks. The location of the curb-cut opening and ramp must be carefully coordinated with respect to the pedestrian crosswalk lines, if any. This planning must ensure that the ramp opening (at the fully depressed curb) is situated within the parallel boundaries of the crosswalk markings. All ramps must comply with the Americans with Disabilities Act regulations, as most recently revised.[9]
(a) 
Ramps for the handicapped are not limited to intersections and marked crosswalks, and ramps shall also be provided at other appropriate or designated points of pedestrian concentration, such as loading islands, midblock pedestrian crossings, and locations where pedestrians could not otherwise recognize the proper place to cross the roadway. Because nonintersection pedestrian crossings are generally unexpected by the motorist, warning signs shall be installed and adequate visibility provided by prohibiting parking.
(b) 
Ramps for the handicapped, including sloping sides, shall have a textured, nonskid surface. The textured surface shall be roughened in the direction of the slope. This texture not only provides a measure of safety for the user but also warns a blind person of the presence of the ramp.
(c) 
Ramps shall be designed in accordance with Typical Cross Sections (Appendix C) and Typical Details (Appendix D) of these Subdivision Rules and Regulations.[10] Slope of the ramp shall not exceed 1:12 and shall blend to meet the roadway gutter with a one-half-inch maximum lip for drainage. Where sidewalks are too narrow to install a straight-line curb cut at a slope of 1:12, the sides of the curb cut shall slope at 1:12.
[10]
Editor's Note: Appendix C and Appendix D can be obtained from the Planning Board office.
(d) 
The width of curb cuts shall be no less than three feet, not including sloped sides. Sides of curb cuts shall extend not less than 24 inches at the curb. There shall be no vertical curbing at the side of the curb cut.
[9]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(5) 
Crosswalks. Street and pedestrianway design shall minimize pedestrian crossings on primary streets. Crosswalks shall be required on all sides of all street intersections, and along streets as required by the Board. In the B-1 District (Town Center), within the Business Core, crosswalks shall be coordinated with on-street parking areas, and spaced every 10 parking spaces (or approximately 218 feet as measured to the center of neckdowns), as shown in Figure 37 and as described in Subsection D(13).[11]
(a) 
Crosswalks at intersections of streets and along streets shall be four feet in width and shall be painted with yellow reflectorized vertical striping as shown in Figure 41.[12]
[12]
Editor's Note: Figure 41 can be obtained from the Planning Board office.
(b) 
Any raised islands in the traveled path of a crosswalk shall be cut through level with the street, or shall have curb cuts at both sides, and a level area at least four feet in width in the part of the island intersected by the crosswalk.
[11]
Editor's Note: Figure 37 can be obtained from the Planning Board office.
J. 
Street furniture. Benches and garbage receptacles shall be required within the pedestrianway/walkway as approved by the Planning Board. In the B-1 District (Town Center), within the Business Core, one decorative bench per 75 feet of frontage, or portion thereof, shall be required, and coordinated with abutting properties. Garbage receptacles shall be required adjacent to every other decorative streetlight, as noted in Figures 42 and 30.[13] Benches and garbage receptacles shall be permanently mounted.
[13]
Editor's Note: Figures 42 and 30 can be obtained from the Planning Board office.