A. 
Location and alignment.
(1) 
All streets in the subdivision shall be designed so that, in the judgement of the Planning Board, they will provide safe vehicular travel. Due consideration shall be given by the subdivider to the attractiveness of the street layout in order to obtain the maximum livability and amenity of the subdivision.
(2) 
The proposed streets shall conform, so far as practicable, to the Master or Study Plan when adopted in whole or in part by the Planning Board.
(3) 
Reserve strips prohibiting access to streets or adjoining property shall not be permitted, except where, in the judgment of the Planning Board, such strips shall be in the public interest.
(4) 
Provisions satisfactory to the Planning Board shall be made for the proper projection of streets or for access to adjoining property which is not yet subdivided.
(5) 
Street jogs with center-line offsets of less than 125 feet should be avoided.
(6) 
The minimum center line radii of curved streets shall be 100 feet. Greater radii may be required for principal streets.
(7) 
Streets shall be laid out so as to intersect as nearly as possible at right angles. No street shall intersect any other street at less than 60°.
(8) 
Property lines at street intersections shall be rounded or cut back to provide for a curb radius of not less than 30 feet.
B. 
Width.
(1) 
Minimum street right-of-way width and paved width shall be as follows:
Type of Street
Right-of-Way Width
(feet)
Paved Width
(feet)
Principal street
60
38
Secondary street
40
24
(2) 
The Planning Board may require a greater width if it deems it is necessary.
C. 
Grade.
(1) 
Grades of streets shall be not less than 0.5%. Grades shall not be more than 6.0% for principal streets nor more than 8.0% for secondary streets.
D. 
Dead-end streets.
(1) 
Dead-end streets shall not be longer than 500 feet unless, in the judgement of the Planning Board, a greater length is necessitated by topography or other local conditions.
(2) 
Dead-end street shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 100 feet and a property line diameter of at least 115 feet.
E. 
Drainage.
(1) 
Storm drains, culverts and related facilities shall be designed to permit the unimpeded flow of all natural watercourses, to ensure adequate drainage at all low points along streets, to control erosion and to intercept stormwater runoff at intervals reasonably related to the extent and grade of the area being drained; and to the maximum extent feasible, stormwater shall be recharged to the ground rather than piped off the premises. The rate of surface runoff from a site shall not be increased after construction.
(2) 
Storm drains shall be based on a twenty-five-year frequency storm, and culverts shall be based on a fifty-year frequency storm, with consideration given to damage avoidance for a 100-year storm.
(3) 
Design shall be based upon any of the following runoff volume calculation methods: Rational, Hydrograph, Stankowski, or computer software adaptation of these runoff value calculations, provided that their data and graphic printouts allow review and evaluation. Water velocities in pipes and gutters shall be between two feet per second and 10 feet per second, and not more than five feet per second on ground surfaces.
(4) 
A catch-basin-to-manhole drain configuration shall be used. All drain pipes shall be at least 12 inches in diameter made of reinforced concrete conforming to Massachusetts DPW specifications for Class II pipe or such higher class as may be required by depth of cover, which shall be less than 24 inches nor more than 10 feet, subject to Planning Board review.
(5) 
Catch basins will be required on both sides of the roadway on continuous grade at intervals of no more than 300 feet. Any catch basins and manholes used shall be at least six feet deep and four feet in diameter (inside measurements) with a thirty-inch or greater sump below the pipe invert, and shall be constructed of concrete blocks or precast concrete units Manhole covers and grates shall be placed so as to cause no hazard to bicycles. Manholes shall not be spaced more than 300 feet apart. Detention facilities will be required subject to the review of the Planning Board.
(6) 
Proper connections shall be made with any existing drains in adjacent streets or easements which prove adequate to accommodate the drainage flow from the subdivision. In the absence of such facilities or inadequacy of the same, it will be the responsibility of the developer to extend drains from the subdivision as required to properly dispose of all drainage from said subdivision in a manner determined to be proper by the Board.
(7) 
Lots shall be prepared and graded consistent with existing drainage patterns in and around the subdivision and in such a manner that development of the lot shall not cause detrimental drainage on another lot or on areas outside the subdivision. If provision is necessary to carry drainage to or across a lot, an easement of drainage right-of-way of minimum width of 20 feet and proper side slope shall be provided.
F. 
Other design criteria.
(1) 
Side slopes shall not exceed two feet vertical to one foot horizontal.
(2) 
Cross grades shall be:
(a) 
Gravel, one-half inch per foot.
(b) 
Bituminous concrete, one-fourth inch per foot.
(c) 
Cement concrete, one-eighth inch per foot.
A. 
The placement of electric, telephone or other utility lines and equipment shall be underground and so located as to not be in the traveled way or a roadway, or create an adverse impact on groundwater levels.
B. 
Inasmuch as is possible, all main lines for water, sewer, and utilities shall be located in the sidewalk area or easements parallel to the right-of-way.
C. 
Connections for sewer, drain, gas, oil, electric and telephone service from the main structure in the way to the exterior line of the way shall be constructed for each lot whether or not there is a building thereon.
A. 
Sidewalks shall be required as follows:
(1) 
Primary street, both sides of the road.
(2) 
Secondary street, one side of the road.
B. 
Sidewalks shall be a minimum of four feet in width and separated from the roadway by a minimum one-foot grassed strip.
C. 
Minimum acceptable surface material shall be processed pea stone and stone dust compacted to a thickness of four inches, placed on six inches of compacted gravel borrow.
Dry hydrants shall be located and constructed in accordance with specifications approved by the Town of Holland Fire Chief.
A. 
Easements for utilities across lots or centered on rear or side lot lines shall be provided where necessary.
B. 
Said easements shall be a minimum of 20 feet.
C. 
Where a subdivision or commercial development is traversed by a watercourse, drainageway, channel or stream, the Planning Board may require that there be provided a stormwater easement or drainage right-of-way of adequate width to conform substantially to the line of such watercourse, drainageway, channel or stream. The Town of Holland Conservation Commission shall determine if the submitted easement is adequate.
A. 
Monuments shall be installed at all street intersections and where, in the opinion of the Planning Board, permanent boundaries are needed. Property line boundaries shall be marked with plastic stakes.
B. 
Said permanent boundaries shall be of granite material or of reinforced concrete, 48 inches in height, and at least four inches square (16 square inches).
C. 
Said monuments shall be set in compacted gravel with the top six inches exposed.
The following standards are meant to represent the general road construction standards in the Town of Holland. The Massachusetts Department of Transportation Standard Specifications for Highways and Bridges shall be used as a guide to resolve all disputes regarding construction practices and materials (See Attachment A[1]).
A. 
The proposed roadway right-of-way shall be cleared of all debris, deleterious and/or organic material. Trees within the layout but not in the roadway determined by the Planning Board to be of value shall be provided suitable protection by the contractor.
B. 
All unsuitable material such as peat, silt, clay, ledge or stone greater than six inches shall be removed to a depth of 36 inches below finished grade.
C. 
The roadway foundation shall consist of gravel borrow with no stone larger than six inches and compacted in twelve-inch layers.
(1) 
If the moisture content of the gravel borrow is not suitable to reach 90% compaction, the contractor shall spray water on the material to achieve 90% compaction.
(2) 
Under no circumstances shall puddling or jetting of water be allowed.
D. 
The subbase shall consist of gravel borrow or processed gravel with no stone larger than three inches. Said material shall be compacted to a thickness of 1 1/2 inches.
E. 
The base shall consist of bituminous concrete Type 1 base compacted to a thickness of 1 1/2 inches.
F. 
The wearing surface shall consist of bituminous concrete Type 1 top compacted to a thickness of 1 1/2 inches.
G. 
The Planning Board, on receipt of a bond determined to be suitable to cover all costs of placing the final wearing course of bituminous concrete, may waive installation of the final wearing course on roadways until such time that the roadways will not be subject to damage by construction equipment.
H. 
Roadway edge. The roadway edge shall consist of machine-laid bituminous concrete berm known as a "Type A Berm" (see Attachment B[2]). The berm shall create a gutter of 1 1/2 inches at the joint of the roadway edge and the berm edge.
[2]
Editor's Note: Attachment B is included as an attachment to this chapter.
[1]
Editor's Note: Attachment A is included as an attachment to this chapter.
A. 
To avoid surface drainage entering roadways, all grading shall be on a down slope at 1/4 inches per foot from the edge of hardened surface to the roadway layout line.
B. 
No alteration shall be made to any driveway without securing a new permit.
C. 
The radii of private driveways shall not extend beyond the applicant's property line unless the applicant has obtained a deeded easement permitting such encroachment
D. 
Driveways will not be approved at roadway intersections. Said drives shall be located a minimum of 50 feet from the crossroads, as measured from the edge of the crossroads' hardened surface to the nearest driveway edge.
E. 
Driveways shall enter the roadway at an angle between 60° and 90°.
F. 
A driveway which had a grade greater than 12 feet vertical to 100 feet horizontal must secure a special permit from the Planning Board
G. 
All commercial drives and large traffic generators shall conform to those standards as defined by the Massachusetts Department of Transportation Manual on Uniform Traffic Control Devices for Streets and Highways.
H. 
In order to reduce the number of curb cuts in Business Zones, the use of common drives and service roads is encouraged.
Within the subdivision rights-of-way and lands to be presented to the Town:
A. 
The Planning Board may (1) require landscaping for screening or other purposes, (2) require existing trees and other vegetation be preserved, and/or (3) require the planting of additional trees as prescribed under this section. Any tree which is designated to be preserved by the Planning Board, and which is subsequently damaged during construction of the project, shall be repaired or replaced at the subdivider's expense
B. 
Trees shall be placed so that there are two or more trees for every 100 feet of roadway length or portion thereof. For the purpose of this calculation, roadway length shall include all new roadways proposed, in addition to all existing road frontage for which new building lots are proposed.
C. 
The subdivider shall provide two copies of the landscape plan at a scale of one inch equals 40 feet to the Planning Board for its approval. The landscape plan shall show, as a minimum, paved road layout; road right-of-way; location, diameter and species of all existing trees; location, diameter and species of all new trees; illustration of the planting technique to be used for each species of tree subject to general soil conditions found on the site; location of all underground and aboveground utilities and proposed driveway cuts; and other natural and man-made distinguishing features which are located in the road right-of-way or lands to be presented to the Town.
D. 
Tree species which are proposed for planting shall be listed by species and variety on the landscape plan The proposed list of trees shall be reviewed and approved by the Planning Board.
E. 
All new trees shall be planted in accordance with the landscape plan as approved as under § 325-15C above, and shall be planted:
(1) 
After the street construction has been completed, including the installation of all underground and aboveground utilities, base course of pavement, and all subgrade fills and cuts within the road layout have been made; and
(2) 
Before the subdivider requests acceptance and/or release of the subdivision.
F. 
Each new tree shall be guaranteed by the subdivider for a period of two growing seasons. Any tree deemed by the Planning Board to be unsatisfactory within two growing seasons shall be removed and replaced with a tree of a species which is acceptable to the Planning Board, at the expense of the subdivider.
G. 
If the subdivider determines that the total number of trees shown on the landscape plan cannot be planted within the area or the subdivision due to site and/or development conditions, the subdivider may request a waiver from the tree planting regulations. The request shall be made to the Planning Board, and the Planning Board shall approve or deny such request. For each tree waived by the Planning Board, the subdivider shall pay a fee of $250.