A. 
Intent of the subdivision design standards. All subdivisions planned and constructed within Framingham shall be designed to establish neighborhood character and community, enhance connectivity, ensure efficient and sustainable infrastructure, and decrease physical impacts to the natural environment by incorporating best management practices (BMPs), low-impact development (LID), stormwater management on-site, and alternative energy infrastructure into the project. Subdivisions shall be sited on a parcel of land with the intent of preserving historic and natural resources, retaining contiguous tracks of open space, stone walls, large trees, geological and archaeological features, and vegetation where possible and minimizing any adverse effects that a development may have on abutting properties, the environment, and/or roadways. While these design standards shall be incorporated into the design of each subdivision, they shall only serve as minimum design standards.
B. 
Sensitive lands and lands unsuitable for development.
(1) 
In no way shall the design of a subdivision create a nuisance, dangerous condition, and/or harmful effect to the general health, welfare, and/or safety of the public or the parcel itself. Subdivisions shall be designed to retain natural features and environmental resources, avoid environmental degradation and sensitive areas, and minimize negative impacts that will alter natural features to the greatest extent feasible. Lands that are unsuitable for development, such as sensitive lands, shall not be subdivided and/or developed unless adequate methods are formulated by the applicant/developer and approved by the Planning Board upon recommendation of the Board of Health and the Department of Public Works (DPW). Sensitive lands shall include watercourses and water bodies; archaeological, unique and/or fragile areas, including wetlands and endangered wildlife habitat areas; significant trees or stands of trees, as well as species of trees which are rare to the area or of particular horticultural or landscape value; historic structures and landmarks; scenic views, vistas and viewsheds; and similar community assets.
(2) 
Land that is subject to flooding, improper drainage, steep slopes, rock formations, unsuitable soil conditions, adverse earth formations or topography, utility easements, and/or other features that, if developed, would create potentially dangerous and/or harmful conditions to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall be deemed unsuitable for development. Lands within a subdivision that are identified as sensitive or unsuitable for development shall be protected and set aside for benign uses that do not cause or present any danger or harm to public health, safety, and welfare.
C. 
Residential and nonresidential subdivisions. The design standards set forth herein shall be applicable for both residential and commercial subdivisions, unless denoted otherwise.
D. 
Master Land Use Plan, Framingham ordinances, and Massachusetts General Laws (MGL) compliance. All subdivisions shall conform to the Framingham Master Land Use Plan, Water Master Plan, Wastewater Master Plan, Stormwater Master Plan, the Framingham Zoning Ordinance, other relevant Framingham ordinances, and MGL c. 41, as amended.
A. 
Where a subdivision is located within both Framingham and another municipality, the applicant/developer shall provide appropriate notarized documentation and/or a decision that certifies that the subdivision complies with all applicable regulations in the abutting municipality. Where relief has been granted by the abutting municipality, the applicant/developer shall provide appropriate documentation to support such relief.
B. 
Where a subdivision is located in Framingham and requires access from an abutting parcel within Framingham or from a parcel of land located within another municipality, the applicant/developer shall provide applicable required notarized documentation that allows access from the abutting parcels to the subdivision.
A. 
Lots; property rights.
(1) 
All projects shall comply with the dimensional regulations set forth within the Framingham Zoning Ordinance.[1]
[1]
Editor's Note: See § 435-27, Dimensional regulations.
(2) 
All lots shall provide adequate and safe maneuverability and circulation for pedestrians, automobiles, and emergency and oversized vehicles.
(3) 
All lots shall be designed to meet current dimensional zoning regulations to prevent foreseeable difficulty when obtaining a building permit.
(4) 
Lots within a subdivision should be laid out so as not to cross municipal boundaries to the greatest extent possible.
B. 
Bounds/monuments and markers.
(1) 
Permanent bounds/monuments and/or markers shall be verified and physically marked by a land surveyor registered in the Commonwealth of Massachusetts and reviewed for any discrepancies by the Department of Public Works and/or peer review consultant. Said land surveyor registered in the Commonwealth of Massachusetts shall provide a written summary regarding the installation of all permanent bounds/monuments and markers, along with a site plan showing the exact locations of each permanent bound/monument and/or marker.
(2) 
Permanent bounds/monuments shall be made of granite in accordance with the granite bound detail construction standards found within the City of Framingham Department of Public Works Construction Standards, as amended. Permanent markers shall be either metal or iron pipe/pin, at least 36 inches in length, and imbedded in the ground so as not to easily move and/or shift from the point of installation.
(3) 
Location of bounds/monuments and markers.
(a) 
Permanent bounds/monuments shall be located at the front corners of each lot, all points where there is a change of direction or curvature of streets, points of tangency, intersections at the side line and side lines of existing streets, and along straight lines that exceed 500 feet from the next bound/monument that abuts a road or way.
(b) 
A permanent marker shall be set at each corner of a lot, angle points, and all points of any change in direction or curvature that do not abut a road or way.
(4) 
No permanent bound/monument shall be installed until all construction that could disturb or destroy the bounds/monuments has been completed.
A. 
Easements.
(1) 
Existing easements shall be incorporated into the design of the subdivision and clearly delineated on the site plan.
(2) 
Where easements are secured for purposes of placement of utilities, the minimum width of such easement shall be 20 feet wide for one utility and 30 feet wide for two or more utilities. Where utilities span across, under, or above lots, or are centered on rear or side lot lines, such easement shall be a minimum of 30 feet wide as required by the Department of Public Works.
(3) 
All utility easements shall be laid out and designed to allow for safe and adequate circulation and passage of maintenance and emergency vehicles.
(4) 
Easements for bicycle and pedestrian paths that are not within the right-of-way shall be a minimum of 20 feet wide.
(5) 
Where a subdivision is traversed by a watercourse, drainageway, channel, stream, and/or a stormwater storage facility the applicant/developer shall place a private easement of adequate width to provide protection from the possibility of flooding, protection of banks and adjacent properties, future construction and/or maintenance, and/or other necessary purposes where close proximity to the water could be potentially detrimental. In no case shall such easement be less than 30 feet in width beyond the top of the slope of any stream, drainage ditch, or other channel.
(6) 
No building and/or structure shall be constructed or sited over an easement.
(7) 
No section of a road or way, pedestrian path, bicycle path, water system, sanitary sewer system, storm drainage system, and/or other utilities system may be approved if such item requires a connection over land owned by another unless an appropriate easement has been obtained by the applicant/developer. The applicant/developer shall provide the Planning Board with a copy of the agreement. Such documentation shall be notarized.
B. 
Self-imposed restrictions. If an applicant/developer places a voluntary restriction on any of the land contained within a subdivision that is greater than what is required in these regulations or by a municipal department, then such restrictions or references to said voluntary restrictions shall be shown on the subdivision plan and recorded with the Middlesex Registry of Deeds or Middlesex South Registry District of the Land Court. The applicant/developer is strongly encouraged to provide such voluntary restriction in perpetuity. Furthermore, the applicant/developer shall provide a written description of the voluntary restriction to the Planning Board.
A. 
A subdivision proposed within Framingham shall not place an unreasonable burden, either by direct cause or subsequent effect, on Framingham's ability to provide current and future municipal services. Such public services may include, but are not limited to, utilities, waste removal, adequate roads, fire and police protection, school facilities and transportation, and recreation facilities. In the event that unusual circumstances beyond the applicant/developer's control dictate that a subdivision must inadvertently place an undue burden on municipal services, the applicant/developer shall then be required to provide mitigation to the municipality to ensure that the expense to install all deficient utilities to an adequate level of service will be covered once the subdivision has been constructed.
B. 
Each subdivision being reviewed by the Planning Board will be subject to technical review by staff members of the TRT departments to allow for comment on the project and ensure compliance with specific design and development standards. Applicants/developers are required to review and comply with the standards set forth below, unless a TRT department issues a written recommendation to waive such requirements from specific regulations and/or standards:
(1) 
Inspectional Services Division: only relevant to post-definitive approval. All projects shall be designed and developed in compliance with the Massachusetts State Building Code (780 CMR), as amended. Where conflicts between these regulations and the Massachusetts State Building Code arise, the Massachusetts State Building Code shall prevail.
(2) 
Board of Health. Private well and/or septic systems shall require permits from the Board of Health pre construction that are not part of the subdivision review process.
(a) 
Private septic. Projects that propose private septic systems shall comply with 310 CMR 15, The State Environmental Code, Title 5: Standard Requirements for the Siting, Construction, Inspection, Upgrade, and Expansion of On-site Sewage Treatment and Disposal Systems and for the Transport and Disposal of Septage, as amended.
(b) 
Private wells. Projects that propose private and community wells shall comply with the City of Framingham Board of Health Private Well Regulations[1] and the Department of Public Works Water Use Regulations, as amended.
[1]
Editor's Note: See Ch. 516, Wells, Private.
(c) 
Contaminated soils, groundwater and/or fill materials. Properties that have reportable releases of oil and/or hazardous materials under MGL c. 21E or the Massachusetts Contingency Plan (MCP) Regulations, 310 CMR 40.00, and/or have an activity and use limitation (AUL) on the property shall provide such reports in compliance with the requirements of the Board of Health for review.
(3) 
Department of Public Works.
(a) 
Stormwater management. Subdivisions are expected to exceed compliance for all regulations that are set forth in federal, state, and local statutes and those regulations that relate to stormwater discharge and management. Such regulations may include but are not limited to the following:
[1] 
The Massachusetts Department of Environmental Protection (MassDEP) Stormwater Management Standards; the revised Stormwater Management Standards have been incorporated in the Wetlands Protection Act Regulations, 310 CMR 10.05(6)(k), and the Water Quality Certification Regulations, 314 CMR 9.06(6)(a);
[2] 
The Massachusetts Stormwater Handbook, as amended;
[3] 
The NPDES Municipal Separate Storm Sewer System (MS4) Regulations; and
[4] 
Local regulations set forth by the Department of Public Works (DPW), as amended.
(b) 
City of Framingham Department of Public Works Construction Standards, as amended.
(4) 
Fire Department. All projects shall be designed in compliance with 527 CMR 1.00, Massachusetts Comprehensive Fire Safety Code, as amended.
(5) 
Conservation Commission. All projects shall be designed in compliance with the Wetlands Protection Act (310 CMR 10.00), as amended, and Chapter 427, Wetlands Protection, of the City Code.
A. 
Fire infrastructure. All projects shall be designed by the applicant/developer and reviewed by the Fire Department in accordance with 527 CMR 1.00, Massachusetts Comprehensive Fire Safety Code, as amended.
B. 
Sewer and septic infrastructure.
(1) 
Public sewer.
(a) 
Developments that will connect to the public sewer system in Framingham shall be designed in accordance with the Sewer Construction Standards found within the City of Framingham Department of Public Works Construction Standards, as amended.
(b) 
Sanitary sewers, including all appurtenances, shall be constructed according to the standards of the Sewer Construction Standards and as shown on the approved subdivision plan to provide adequate sewage disposal capacity for all lots within the subdivision and to provide adequate connection to the municipal sewerage system. Pipe sizes, materials, grades and locations shall be shown on the plan. All sanitary sewer construction methods, materials and testing requirements shall be in accordance with the specifications of the Department of Public Works (DPW).
(2) 
Private septic.
(a) 
In the absence of a public sewer connection to any lot or subdivision the applicant/developer shall design a private disposal system, such as septic system or package treatment plant. The Board of Health and the Department of Public Works shall review such system and the applicant/developer shall seek the necessary permits for construction of the system through the Board of Health. The Planning Board shall not endorse a subdivision plan where the design of a private disposal system is not approved by the Board of Health.
(b) 
Permits for any private disposal of sanitary sewage shall be obtained from the Board of Health prior to the issuance of the building permit from the Inspectional Services Division.
(c) 
All private disposal systems shall be designed by the applicant/developer and reviewed by the Board of Health in accordance with 310 CMR 15, The State Environmental Code, Title 5: Standard Requirements for the Siting, Construction, Inspection, Upgrade, and Expansion of On-site Sewage Treatment and Disposal Systems and for the Transport and Disposal of Sewage, as amended.
C. 
Water infrastructure.
(1) 
Public water.
(a) 
Developments that will connect to the public water system in Framingham shall be designed in accordance with the Water Construction Standards found within the City of Framingham Department of Public Works Construction Standards, as amended.
(b) 
Water mains, laterals, hydrants, gate valves, and other fittings and appurtenances shall be constructed and installed within the subdivision as necessary to provide all lots therein with adequate water supply for domestic and fire protection use. Water supply shall be adequate in terms of quantity, quality, flow and pressure for the future development of the subdivision, taking into consideration the impacts and servicing of other existing abutting developments.
(c) 
All water mains shall be looped and shall be installed and tested according to the Department of Public Works Standards.
(d) 
Wherever fire sprinkler systems have been installed each lot shall have a fire and domestic water line.
(e) 
All installation and connections of water infrastructure shall be reviewed and approved by the Department of Public Works (DPW).
(2) 
Private water systems.
(a) 
In the absence of a public water system connection to any lot or subdivision the applicant/developer shall design a domestic water supply such as individual or community wells. The Board of Health and the Department of Public Works shall review such system and the applicant/developer shall seek the necessary permits for construction of the system through the Board of Health. The Planning Board shall not endorse a subdivision plan without having first received documentation of the system approval by the Board of Health.
(b) 
All private well systems shall be designed by the applicant/developer and reviewed by the Board of Health in accordance with the City of Framingham Board of Health Private Well Regulations, as amended.[1]
[1]
Editor's Note: See Ch. 516, Wells, Private.
(c) 
The drilling of test wells shall not be directed into wetland resource areas unless a permit has been obtained from the Conservation Commission.
D. 
Underground utilities.
(1) 
All utilities, including pipes, electrical lines, electricity transformers, telephone, television cable, etc., shall be installed underground within easements or within dedicated public rights-of-way. Such utilities shall be installed in accordance with the Department of Public Works standards and/or the standard practices of the utility company providing such services.
(2) 
Any new lot or subdivision shall install such utilities underground regardless of existing utility conditions of abutting properties.
(3) 
In the case of a proposed road widening or extension where overhead utilities exist, such utilities shall be replaced and relocated underground.
(4) 
The looping of utilities shall be strongly encouraged.
(5) 
Transformers and/other infrastructure shall not be placed less than two feet from the edge of the right-of-way or, where a sidewalk has been installed, less than two feet from the edge of the sidewalk. Transformers and/or other large components of infrastructure shall be designed so as not to present any obstruction or safety hazard to a public way or its users. Furthermore, transformers and/or other large components of infrastructure shall not be located near a watercourse or water body; where possible such improvement should be located a minimum of 125 feet from a watercourse or water body.
(6) 
No waivers shall be granted for aboveground utility installation.
E. 
Retaining walls and guardrails.
(1) 
A retaining wall along a road or way or within the right-of-way shall be designed and constructed in accordance with the City of Framingham Department of Public Works Construction Standards for Retaining Walls, as amended.
[Amended 4-4-2024]
(2) 
Retaining walls shall be designed to enhance and incorporate the elements of the natural and built environment.
(3) 
Retaining walls shall not be permitted within the embankment sections of a road's or way's right-of-way without review and written approval of the Planning Board and Department of Public Works.
(4) 
No retaining wall shall be constructed to be more than six feet above finished grade in total height. A series of retaining walls may be constructed using a terraced effect where necessary in order to provide an extended horizontal distance between the outside face of one wall that is at least four feet from the face of the next wall. The terraced area of a retaining wall shall be landscaped.
F. 
Private utilities. Materials and construction methods shall be in accordance with the requirements set forth by the utility company only after the Department of Public Works and Inspectional Services Division have approved said infrastructure.
A. 
For the purposes of these regulations the established hierarchy of streets shall be classified and defined as described at Massachusetts Department of Transportation Project Development and Design Guide (MassDOT PDDG). The map outlining the road classification and street ownership may be found on the MassDOT GIS website at http://gis.massdot.state.ma.us/maptemplate/roadinventory.
(1) 
Freeways. Freeways are primarily for interstate and regional travel (high regional connectivity at high speeds with limited access to adjacent land and limited access for pedestrians and bicyclists).
(2) 
Major arterials. Major arterials service statewide travel as well as major traffic movements within urbanized areas or between suburban centers (high regional connectivity at a wide range of speeds, and a lower level of local access than the following roadway types).
(3) 
Minor arterials. Minor arterials link cities and towns in rural areas and interconnect major arterials within urban areas (high to moderate regional connectivity at a wide range of speeds, and moderate degrees of local access).
(4) 
Major collectors. Major collectors link arterial roadways and provide connections between cities and towns (moderate to low regional connectivity at a wide range of speeds, and higher degree of local access than arterials and freeways).
(5) 
Minor collectors. Minor collectors connect local roads to major collectors and arterials (lower regional connectivity at lower speeds and higher degrees of local access than the previous roadway types).
(6) 
Local roads. Local roads and streets are not intended for regional connectivity (low speeds with a high degree of local circulation and access).
(7) 
Private alleyways. A private alleyway is a narrow, one-way or two-way vehicular and pedestrian route that is not intended for acceptance of a public way. The design of a private alley is to provide service to the rear of homes and/or commercial buildings within a neighborhood. Private alleyways are typically designed with a limited amount of curbing and stormwater management and may sometimes incorporate low-impact development (LID) into the design.
B. 
Adequacy of access, layout, and alignment of the street system. All streets within a subdivision shall be constructed in conformity with the standards set forth in the:
(1) 
Massachusetts Department of Transportation Project Development and Design Guide (MassDOT PDDG), latest edition;
(2) 
Roadway Construction Standards found within the City of Framingham Department of Public Works Construction Standards, as amended; and/or
(3) 
American Association of State Highway and Transportation Officials (AASHTO) Guidelines for Geometric Design of Very Low-Volume Local Roads.
C. 
Access from streets to a subdivision.
(1) 
Existing streets that provide access to new roads or ways within a subdivision shall be required to provide adequate access and such roads or ways shall be those as follows:
(a) 
A state public way;
(b) 
A street that was constructed prior to the adoption of subdivision control laws within Framingham; or
(c) 
A street that was approved as part of another subdivision which has been constructed in accordance with the requirements of the City of Framingham Department of Public Works and was formally accepted by Framingham as a public street.
(2) 
The Planning Board, at its sole discretion, may require as a condition of approval that the applicant/developer be required to provide adequate access to the subdivision by either creating a new access road or performing necessary improvements to an existing road or way if it is determined by the Planning Board in concurrence with the Department of Public Works that the subdivision does not contain a necessary connection or adequate access from a City or state public way. Such access road may either be a dedicated strip of land for the purpose of widening an abutting way adjacent to or within the subdivision or the construction of physical improvements to any existing road or way that is not a public street in order to bring such existing road or way up to suitable standard that possesses adequate municipal services and circulation for emergency vehicles. All costs of any widening and/or construction shall be solely borne by the applicant/developer. Such improvements shall be made in accordance with the City of Framingham Department of Public Works Construction Standards, dated March 2009, revised through March 2016, as amended.
D. 
Alignment of streets.
(1) 
Streets and rights-of-way shall be designed in accordance with the standards set forth in Massachusetts Department of Transportation Project Development and Design Guide (MassDOT PDDG), latest edition, and the City of Framingham Department of Public Works Construction Standards, as amended.
(2) 
All subdivision roads or ways shall be designed so that they will provide safe, adequate and convenient vehicular, bicycle and pedestrian travel, effective fire protection, and sufficient provisions for all utilities.
(3) 
Intersection design standards.
Characteristic
Dimension
Notes
Minimum intersection angle
70°
Intersections to the greatest extent possible shall be laid out to intersect at right angles (90°)
Maximum intersection angle
105°
Minimum radius - street side line
20 feet
Minimum radius - curb radius
15 feet
Greater radius is required for truck traffic
Minimum proximity to an intersection
125 feet
This distance shall be measured between the two center lines of the proposed intersecting street and the existing intersection. A new subdivision street may be constructed at an intersection of two existing streets if the new subdivision road or way aligns opposite the existing street so as to create right angles for each street.
Minimum length of a tangent
100 feet
Provided between tail point of tangency of one curve and the point of curvature of any following curve. Broken-back curves are prohibited.
(4) 
All roads or ways shall be contiguous, of uniform width, coordinated, and aligned with each other and with the existing street system in a manner consistent with best current traffic engineering and planning practices.
(5) 
Horizontal and vertical alignment shall be such that existing contours and natural features will be preserved to the maximum extent possible.
E. 
Access from roads or ways within a subdivision.
(1) 
All roads or ways within a subdivision shall be designed so as to provide safe and convenient vehicular and pedestrian access as well as adequate circulation within a subdivision. Roads and/or ways that are designed in such a way that could potentially adversely impact or create unsafe conditions and/or cause congestion to adjacent public and/or private roads or bicycle and/or pedestrian ways will be rejected.
(2) 
All roads or ways within the subdivision shall be designed to accommodate all-season emergency access, delivery and collection services, snow storage, and/or on-street parking where applicable.
(3) 
All roads or ways within a subdivision shall connect to and be accessible from a public way or an existing private way open to the public and in which the applicant/developer has documented legal right of access.
(4) 
Any proposed street opening or point of access to a subdivision shall be designed and located to prevent traffic conflicts with existing turning movements and traffic flows and shall provide the minimum required sight distance in accordance with current best practices. Stopping sight distance, measured 25 feet from the edge of the intersected traveled way, shall be provided. The stopping sight distance requirement shall be calculated using a hypothetical travel speed that is 10 miles per hour greater than the posted or design speed. A clear sight distance from 3.75 feet above pavement to 0.5 foot above pavement shall be maintained. Landscaping, fencing and other structures may not be sited where they could obstruct the required sight distances and/or could otherwise jeopardize traffic safety.
(5) 
The level of service (LOS) for all intersections within 1,000 feet of any access point of a subdivision and the nearest major intersections in each direction from a subdivision shall be analyzed for both pre-development and post-development build-out conditions and shall incorporate best practice LOS analysis procedures. Whenever construction of a subdivision results in a decrease in LOS below a D, the applicant/developer shall be required to propose and implement a feasible traffic mitigation package for Planning Board review and approval. Where an intersection is a LOS D or worse then the applicant/developer shall work with the Department of Public Works (DPW) to mitigate the impacts on the intersection created by the subdivision.
F. 
Road or way design.
(1) 
All roads or ways within a subdivision that are intended to be accepted as a public way shall be designed by the applicant/developer and reviewed with the Department of Public Works in accordance with standards set forth in the Massachusetts Department of Transportation Project Development and Design Guide (MassDOT PDDG), latest edition, and the City of Framingham Department of Public Works Construction Standards, Roadway Construction Standards, as amended.
(2) 
Where possible, roads, ways, and lots shall be laid out to abut existing streets within Framingham. A street block shall not exceed 15 lots on one side of the road or way.
(3) 
The length, width, and shape of the road or way shall be designed to comply with the Framingham Zoning Ordinance while ensuring fire and police access, protection, and emergency services.
(4) 
Roads, ways, and lots are recommended to be designed to provide two tiers of lots along a road or way. This design may be altered only when a private alleyway is utilized and lots front on a landscaped center common.
(5) 
Roads and/or ways within a subdivision shall be designed to offer easy and prompt access for emergency vehicles and to allow for effective delivery of municipal services (snow removal and/or storage, school bus, and waste removal, etc.).
(6) 
Where there is more than one road or way within a subdivision, the roads and/or ways shall be looped and interconnected to the greatest extent feasible.
(7) 
The area outside the side lines of a road or way shall be sloped at a rate no steeper than four feet horizontally to one foot vertically to a point where it precisely coincides with the surrounding ground or the abutters' lawns and properties. Side slopes shall be loamed, seeded, and rolled in accordance with the specifications of the Department of Public Works.
(8) 
Street dimensional standards shall be in accordance with standards set forth by the Massachusetts Department of Transportation Project Development and Design Guide (MassDOT PDDG), latest edition, and the City of Framingham Department of Public Works Construction Standards, Roadway Construction Standards, as amended.
G. 
Driveway layout.
(1) 
Driveways shall be offset from all intersections and one another to eliminate potential traffic conflicts and other circulation hazards.
(2) 
The location of a driveway apron, the grade of the driveway within the right-of-way and the slope of the entire driveway shall be reviewed by the Department of Public Works. In no event shall the grade of the apron or the grade of the driveway create drainage issues or sheet flow onto a road or way.
(3) 
All driveways shall be designed to provide proper transition between the sidewalk and the driveway for safe pedestrian passage.
H. 
Dead-end streets.
(1) 
Dead-end streets are discouraged, but shall be evaluated by the Planning Board on a case-by-case basis. Where possible, all roads or ways shall have two access points from another road, way, and/or street.
(2) 
If a dead-end road or way is proposed then the applicant/developer shall construct either a Y-head, hammerhead, half hammerhead, center common island loop, a U-loop or a cul-de-sac with a planter/common green space wherever a subdivision road or way does not extend beyond the boundary of the subdivision and its continuation is not required by the Planning Board for access to any adjoining property. Culs-de-sac without a planter/common green space shall not be prohibited as a dead end.
(3) 
Dead-end street dimensional requirements.
(a) 
Maximum length of a dead-end road: 500 feet measured from the center line of the intersecting street from where access to the dead end is obtained and extending to the furthest point of the turnaround right-of-way. Where an applicant proposes a dead-end road or way that is greater than 500 feet but does not exceed 700 feet then the Planning Board may evaluate the road or way for consideration of approval. Prior to the Planning Board making a decision on an increase in length of a road or way the Department of Public Works (DPW) and the Fire Department shall review such requests to ensure public safety, emergency vehicle access and maneuverability. The Department of Public Works (DPW) and the Fire Department shall provide a letter of comment to the Planning Board for review and determination.
(b) 
Maximum number of residential dwellings on a dead-end road or way: 25.
(4) 
Dead ends shall be designed to allow for adequate and safe maneuvering and circulation of emergency and municipal police, fire, and public works equipment.
(5) 
The reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities shall be provided, where applicable.
(6) 
Dead-end turnarounds may be provided only at the terminus of a dead-end street to provide for sufficient circulation to reverse direction.
(7) 
Allowed types of dead-end terminus.
(a) 
Y-head, hammerhead, or half hammerhead turnaround.
[1] 
Design criteria for dead-end roads or ways that terminate with a Y-head or a hammerhead.
Characteristic
Dimensions
Notes
Length of single arm
Minimum of 70 feet and maximum of 100 feet (maximum 1 house lot per side of each arm length)
Measured from the center line of the arm intersection
Width of arms
Minimum of 24 feet
Turning radius
Minimum of 26 feet
[2] 
Design criteria for dead-end roads or ways that terminate with a half hammerhead.
Characteristic
Dimensions
Notes
Length of arm
Minimum of 60 feet and maximum of 100 feet (maximum 1 house lot per side of each arm length)
Measured from the center line of the arm intersection
Width of arms
Minimum of 24 feet
Turning radius
Minimum of 26 feet
[3] 
The shortest end of the arm shall be reserved for snow storage.
[4] 
The shortest end of the arm shall be reserved for trail access, where feasible.
[5] 
Sidewalks are not expected to extend along the lengths of the arms of a Y-head, hammer head, or half hammer head unless either a trail access at the end of an arm or a trail easement for the construction connection to an abutting subdivision is provided.
(b) 
Center common island/landscape planter/common green space/center common island loop.
[1] 
A center common island/landscape planter/common green space/center common island loop shall typically run the length of the dead-end road or way and shall typically be longer than wider.
[2] 
The end radius of the center common island/landscape planter/common green space/center common island loop shall be designed to meet the minimum required turning radius of the Fire Department's largest emergency apparatus.
[3] 
Roads or ways that run along a center common island/landscape planter/common green space/center common island loop shall circulate in one direction.
[4] 
The center common island/landscape planter/common green space/center common island loop shall be landscaped with street trees that at a minimum run the length of the loop. Furthermore, this area may include low-impact development (LID) and the use of best management practices (BMPs) for the purposes of stormwater management.
[5] 
Adequate streetlighting shall be provided along the edge of the center common island loop as recommended by the Planning Board.
[6] 
The ends of center common island/landscape planter/common green space/center common island loop may be utilized for snow storage provided snow storage does not impede lines of sight or create adverse circulation conditions.
[7] 
The homeowners' association shall be responsible for the maintenance and upkeep of the center common island/landscape planter/common green space/center common island loop.
(c) 
U-loop.
[1] 
A U-loop shall be designed in a teardrop or U-shape formation with one-way circulation around the U-loop.
[2] 
The center of a U-loop shall be landscaped with street trees and may be designed with low-impact development (LID) and/or the use of best management practices (BMPs) for the purposes of stormwater management.
[3] 
A minimum of two streetlights shall be installed at the ends of the U-loop.
[4] 
The homeowners' association shall be responsible for the maintenance and upkeep of the U-loop.
(d) 
Cul-de-sac with a center common island/landscape planter/common green space center planter/common green space.
[1] 
Design criteria for dead-end roads or ways that terminate with a cul-de-sac.
Characteristic
Dimensions
Outside cul-de-sac radius
Minimum of 48 feet
Center planter/common
Minimum of 22 feet
[2] 
Culs-de-sac shall be designed to incorporate a center common island/landscape planter/common green space center island for the purposes of decreasing the amount of stormwater runoff while increasing stormwater infiltration. The center common island/landscape planter/common green space center island shall be planted with drought-tolerant plantings and street trees, in addition to the installation of decorative benches for community use, where applicable.
[3] 
Stormwater retention basins designed in accordance with best management practice (BMP) and/or low-impact development (LID) techniques shall be incorporated into the design of the center common island/landscape planter/common green space center island. The homeowners' association shall be responsible for the maintenance and upkeep of the center common island/landscape planter/common green space center island.
[4] 
A cul-de-sac without center common island/landscape planter/common green space center island is prohibited.
I. 
Future road or way extension. All subdivisions shall provide a fifty-foot-wide easement reservation for the extension and connection to adjoining land. Wherever the Planning Board determines that land adjoining the subdivision can be developed, the subdivision plan must allow for the future expansion of the street and/or other public facilities to the adjoining lands. The subdivision plan must reserve an easement to the adjoining land for the future extension of the road, way, street and/or other public facilities.
(1) 
Where a road or way within the subdivision passes within 25 feet of an adjacent property, the subdivision plan must reserve one twenty-foot-wide easement providing access from the way to the adjacent property.
(2) 
Whenever adjoining land is later developed, the applicant/developer of that land may construct the extension of the street and utilities to the existing abutting subdivision. Such construction must include the removal of any turnaround or dead end. Any land within the right-of-way that was part of the turnaround and is no longer needed for an extended right-of-way must be landscaped and deeded to the abutters.
(3) 
If a property that abuts the proposed subdivision is undeveloped, then the proposed road or way must be constructed temporarily as a dead-end road or way. Said right-of-way shall be constructed and extended to the property line as directed by the Planning Board and the Department of Public Works in order to provide for the proper continuation of the road or way and to allow for access of any possible future development of adjacent properties. If any street submitted for approval does not extend through to another street a concept plan of the possible extension must be submitted to show its connection to the nearest proposed or constructed street. The applicant/developer and subsequently the homeowners' association, once established, shall be responsible for maintenance of the right-of-way devoted to the future extension. A temporary one-way U-loop with a center island designed with proper stormwater management shall be constructed with adequate width on each side for maintenance and emergency vehicles to circulate and maneuver within. Such temporary U-loop shall have a curb radius of 35 feet and a right-of-way radius of 45 feet. A notation on the subdivision plan shall show that land outside the normal street right-of-way in a temporary cul-de-sac turnaround shall revert to abutters whenever the street is continued.
(4) 
Reservation strips which would prevent further extension of developments are prohibited.
J. 
Common driveways. Common driveways may be used for access to lots within a subdivision or from an approval not required (ANR) lot that is under the ownership of the applicant/developer. Such common driveways shall:
(1) 
Not service more than three lots that were created through the approval not required (ANR) process and/or an approved definitive subdivision plan.
(2) 
Be designed in accordance with the requirements of 527 CMR 1.00, Massachusetts Comprehensive Fire Safety Code, as amended, and the Framingham Fire Department.
K. 
Curbing and gutters.
(1) 
Curbing and gutters shall be required along roads or ways only when storm sewers are required. Curbs and gutters may not be required along roads or ways that utilize an open drainage system that includes the use of best management practices (BMPs) and low-impact development (LID) techniques that are utilized to allow stormwater to infiltrate into the ground.
(2) 
Granite curbing shall be installed for all commercial subdivisions and residential subdivisions with roads or ways classified as arterials, collector/mixed-use, and local roads in accordance with the construction specifications of the Department of Public Works (DPW). The Planning Board and the Department of Public Works (DPW) shall determine the appropriateness of granite curbing on minor roads, and if it is determined to be required it shall then be installed in accordance with the construction specifications of the Department of Public Works.
(3) 
Where curbing is required curb cuts may be utilized to direct stormwater runoff from impervious roads or ways into vegetated swales, bioretention areas, rain gardens, and/or other low-impact development (LID) installation.
(4) 
All curbs and gutters that have been designed in accordance with the requirements of the Department of Public Works (DPW) or with a public way shall be maintained by Framingham. All curbs, gutters, vegetated swales, bioretention areas, rain gardens, and/or other low-impact development (LID) installations shall be maintained and managed by the applicant/developer until such time that a homeowners' association has been established.
L. 
Complete streets.
(1) 
Framingham is a complete street community that maintains robust efforts to increase connectivity of pedestrian and bicycle infrastructure throughout the community. All subdivisions shall be required to provide appropriate pedestrian and bicycle facilities.
(2) 
Subdivisions shall promote and provide connections for pedestrians and bicyclists between adjacent neighborhoods as well as provide access to public facilities.
(3) 
Sidewalks. Sidewalks within a subdivision shall be constructed to the following standards:
(a) 
The width of a sidewalk shall be a minimum of five feet in width for residential subdivisions and six feet in width for commercial subdivisions. This width expressly excludes curbing, decorative brick, and/or landscape buffers.
(b) 
All sidewalks shall be designed and constructed in accordance with Massachusetts 2010 ADA Standards for Accessible Design, compliance date of March 15, 2012, as amended, and the Massachusetts Architectural Access Board (521 CMR), as amended. Apexes shall be constructed with handicap accessible ramps and rumble strip warnings, where applicable. All sidewalks shall be reviewed for compliance and approved by the Inspectional Services Division prior to the issuance of the first building permit.
(c) 
Roads and/or ways classified as local roads shall be required to provide a sidewalk on one side of the street only unless otherwise determined and directed by the Planning Board. Roads or ways classified as arterials or collectors and mixed-use roads shall provide a sidewalk on two sides of the road or way.
(d) 
A strip of grass, pervious surface, or decorative brick buffer a minimum of five feet wide shall be installed between the curb of the road or way and the sidewalk. Said buffer shall not include the width of curbing that separates the buffer from the road or way. Where possible, an applicant/developer is strongly encouraged to utilize pervious pavement and/or bricks.
(e) 
All new subdivisions shall provide connections with existing sidewalks that are in the close proximity of the project. Where an adjacent subdivision road ends near the property line of a proposed subdivision an easement shall be provided to connect the two subdivisions with a sidewalk.
(f) 
Alternative locations of a sidewalk. The applicant/developer may propose or the Planning Board may require all or some of the sidewalks to be located within the easement rather than the right-of-way of a street. The width and construction of the alternative sidewalk shall be the same as if it was in the right-of-way.
(g) 
An applicant/developer may propose a meandering path that follows the contour of the land where a formal sidewalk is not suitable, the topography of the land does not allow, and/or a wooded trail is preferable.
(4) 
Bicycle infrastructure.
(a) 
For subdivisions with roads or ways classified as arterials or collectors and mixed-use streets, an applicant/developer shall provide bicycle lanes applicable to the proposed roadway.
(b) 
For nonresidential subdivisions a bicycle rack that accommodates two bicycles shall be provided within the buffer as required in Article VIII of these regulations. For residential subdivisions one bicycle rack shall be provided for every 10 residential lots created. For commercial subdivisions the number of bicycle racks shall be provided in compliance with § 435-24G of the Framingham Zoning Ordinance, as amended.
M. 
Traffic calming. Traffic calming features shall be incorporated into the design of the subdivision roads or ways to ensure safety and the best possible quality of life for those who occupy the subdivision where determined to be required by the Planning Board. Traffic calming features shall be utilized to reduce vehicle speeds and the volume of cut-through traffic, where applicable. Roads or ways within the subdivision should be designed with a combination of appropriate geometric design criteria, functional classification, and traffic parameters when designing roads or ways. With the proper design of a road or way within a subdivision the use of physical barriers such as speed humps and chokers shall not be required.
N. 
On-street parking. On-street parking on roads or ways within a subdivision shall be designed with consideration of safe passage of vehicles within the driving lanes and bicyclists.
O. 
Street names and signage.
(1) 
Each road or way within the subdivision shall be named differently to provide clear distinction in both sound and spelling from existing streets, roads, and/or ways within Framingham.
(2) 
Whenever a new subdivision road or way extends from an existing street or a new subdivision road or way that will intersect with an existing street resulting in a dead end, then the new road or way may have the same name but a different suffix. Wherever a new subdivision road or way connects two existing streets, the new subdivision road or way shall either have a new name or the same name as the connecting street with a different street suffix.
(3) 
The applicant/developer shall provide the names for all of the proposed roads and/or ways within a subdivision. A plan accompanied by a list of proposed street names shall be provided to the Assessor's Department and the Planning Board prior to the issuance of the first building permit by the Inspectional Services Division.
[Amended 4-4-2024]
(4) 
Street name signs shall be furnished and set in accordance with the Department of Public Works specifications and erected at all street intersections prior to the occupancy of any house on the street.
(5) 
Street numbers shall be assigned in accordance with Chapter 224, Buildings, Numbering of, of the Framingham Code, as amended.
A. 
Erosion and sediment control management.
(1) 
Erosion and sediment controls shall be designed to ensure compliance with the Department of Public Works Construction Standards and, if applicable, the NPDES general permit for stormwater discharges from construction activities. The applicant/developer shall provide sufficient information to evaluate the environmental impact, effectiveness, and acceptability of the measures proposed for reducing adverse impacts from stormwater runoff both during construction and post construction.
[Amended 4-4-2024]
(2) 
The applicant/developer shall employ erosion control techniques to ensure that sediment from exposed soils is stabilized during construction and other land disturbance activities. Such controls, where applicable, shall follow practices and procedures as required by municipal boards and state agencies and as set forth in the Massachusetts Executive Office of Environmental Affairs (EOEA) document, the Massachusetts Erosion and Sediment Control Guidelines for Urban and Suburban Areas.
(3) 
An erosion and sediment control plan shall be provided which contains sufficient information to describe the pertinent conditions of the site and the adjacent areas and proposed erosion and sedimentation controls.
[Amended 4-4-2024]
(4) 
Erosion and sediment controls shall be designed using best management practices (BMPs) and low-impact development (LID) to manage construction site stormwater runoff on the site of the development to the maximum extent practicable.
(5) 
Development shall be designed and constructed to prevent any possible adverse erosion impacts and so that there shall be no unreasonable soil erosion or reduction in the capacity of the land to accumulate standing water which could result in a potentially dangerous or unhealthy condition.
(6) 
During construction and land disturbance activities, soil erosion and sedimentation that may impact watercourses, water bodies, and/or wetlands shall be minimized by an active stormwater management program that exceeds the requirements of the Department of Environmental Protection best management practices and shall be in accordance with any order of conditions issued by the Conservation Commission.
(7) 
Moderate slope areas will be terraced to avoid severe cuts, fills, exposed soils, and excavated soil piles resulting in the need for retaining walls.
B. 
Stormwater management in new development and redevelopment.
(1) 
All commercial and industrial construction or renovation and all subdivisions under these regulations must meet the requirements set forth in the Stormwater Management Standards promulgated by the DEP under the Clean Water Act, MGL c. 21, §§ 26 to 53, and its accompanying regulations 314 CMR 9.00, Water Quality Certification for Discharge of Dredged or Fill Material, Dredging, and Dredged Material Disposal in Waters of the United States Within the Commonwealth, and 310 CMR 10.00, Wetlands Protection Act Regulations.
(2) 
All stormwater drainage shall be designed by the applicant/developer and reviewed by the Department of Public Works or a third party designated by the Planning Board for compliance with City, state, and federal regulations and the City of Framingham Department of Public Works Construction Standards, as amended. The applicant/developer shall provide sufficient information to evaluate the environmental impact, effectiveness, and acceptability of the measures proposed for reducing adverse impacts from stormwater runoff post construction.
(a) 
Post-development peak discharge rate must be equal to or less than the pre-development rate for the two-year and ten-year, twenty-four-hour storms.
(b) 
The 100-year, twenty-four-hour storm must be evaluated to demonstrate that there will not be increased flooding impacts off-site. If the evaluation shows any increased off-site flooding will result from the 100-year, twenty-four-hour storm, BMPs must be provided to attenuate these discharges.
(c) 
The specified design storms shall be defined as a twenty-four-hour storm using the rainfall distribution recommended by the National Oceanic and Atmospheric Administration (NOAA) Atlas 14, as amended, or the Northeast Regional Climate Center (NRCC) Atlas of Precipitation Extremes for the Northeastern United States and Southeastern Canada.
(3) 
Proposed residential, commercial, or industrial subdivisions shall apply stormwater management criteria to the land development as a whole. Individual lots in new subdivisions shall not be considered separate land development projects, but rather the entire subdivision shall be considered a single land development project. Hydrologic parameters shall reflect the ultimate land development and shall be used in all engineering calculations.
(4) 
Wherever subdivisions contain wetlands or a subdivision stormwater system that will flow into a wetlands buffer, an applicant/developer will be required to comply with the Wetlands Protection Act, 310 CMR 10.00, Chapter 427, Wetlands Protection, of the City Code, and the requirements of the Framingham Conservation Commission.
(5) 
Subdivisions shall not be designed to negatively or adversely impact abutting or downstream properties, or abutting wetlands or waterways. The proposed subdivision will not increase the rates, concentration or velocity of runoff, and it will minimize the volume increase of runoff from the subdivision to adjoining properties.
(6) 
Stormwater management shall be designed using BMPs and LID to manage stormwater on the site of the development to the maximum extent practicable.
(7) 
Structural BMPs shall follow design practices outlined in Volume 2 of the Massachusetts Department of Environmental Protection (DEP) Stormwater Management Standards, Structural BMP Specifications for the Massachusetts Stormwater Handbook.
(8) 
When a BMP (e.g., detention basin) is proposed for a subdivision it shall be located away from house lots adjacent to the proposed subdivision to the greatest extent feasible. Design which conveys a more natural appearance such as a freeform shape with flat side slopes is preferable to a "swimming pool" shape. Box configurations should be avoided and are strongly discouraged. Best management practices (BMPs) shall be designed utilizing landscaping and shall be maintained in perpetuity as an integral part of the streetscape. Aesthetic design will be per specifications of the Planning Board. Fencing of all or part of such BMPs may be required, at the discretion and direction of the Planning Board.
(9) 
Stormwater management easements are required for all BMPs that capture runoff from more than one parcel, BMPs located on more than one parcel, BMPs that cannot be accessed from a public right-of-way, and off-site stormwater controls (i.e., if the owner does not own the property on which the BMP is located). Stormwater management easements shall be provided by the property owner(s) for:
(a) 
Access for facility inspections and maintenance;
(b) 
Preservation of stormwater runoff conveyance, infiltration, and detention areas and facilities, including flood routes for the 100-year storm event; and
(c) 
Direct maintenance access by heavy equipment to structures requiring regular cleanout maintenance.
(10) 
The water quality of the receiving waters or municipal separate storm sewer system (MS4) will not be degraded by the stormwater runoff from the development site. Provision for attenuation of runoff pollutants and for groundwater recharge shall be incorporated into the stormwater management design.
(11) 
The Planning Board may allow the applicant/developer to contribute to the construction of a public or shared stormwater facility within the same USGS HUC10 upon a finding that the applicant/developer cannot feasibly meet the above standards because there is not sufficient space for on-site stormwater BMPs. However, this option is not the preferred option, and the Planning Board is not obligated to allow for off-site mitigation. Any contribution to a public stormwater facility must be approved by the DPW as the operator of the municipal drainage system. The cost will be based upon the costs of design, permitting, construction, and maintenance of a public stormwater management system and the relative volume and quality of stormwater being directed to the public stormwater management system. The public or shared stormwater management system shall be designed such that its use will bring the altered area into compliance with the required performance standards.
A. 
Streetlighting.
(1) 
The applicant/developer shall provide and install all streetlighting, bases, poles, wiring and fixtures in accordance with the City of Framingham Department of Public Works Construction Standards, as amended.
(2) 
Streetlighting within each subdivision shall be provided at each street intersection, along sidewalks, pedestrian crossings, and all areas intended to attract pedestrians such as trailheads, park entrances, etc.
(3) 
Streetlights that are pole mounted shall conform to the following design standards:
(a) 
Shall be a maximum pole height of 18 feet;
(b) 
May be installed upon a maximum of a six-inch base above the finished grade; and
(c) 
Shall be set back at a minimum of three feet from the curbline.
(4) 
The style of a streetlight shall be consistent with the neighborhood and designed to enhance the pedestrian experience and provide vehicular safety.
(5) 
All bases shall be set above the frost line but no higher than six inches above finished grade. The base of the pole shall be capped with galvanized material. Exposed bolts are prohibited.
(6) 
All streetlights shall be illuminated with dimmable LED fixtures and comply with dark sky requirements.
(7) 
Lamp(s) of up to 1,200 watts per pole-mounted fixture and up to four pole-mounted fixtures per luminaire are allowed.
(8) 
Streetlighting shall be strategically placed so as not to shine within the windows of any residential unit. Wherever such condition is unable to be avoided the applicant/developer shall use down lighting and install a shield on the light. Wherever such lighting is located on the side of the street with a sidewalk, the streetlight shall be located on the building side of the sidewalk.
B. 
Public landscaping.
(1) 
All public landscaping shall be installed in accordance with best practices to ensure sustained survival of plantings.
(2) 
The Framingham Tree Warden shall certify compliance with these regulations and the acceptance of all street tree plantings prior to the issuance of a certificate of occupancy from the Inspectional Services Division.
[Amended 4-4-2024]
(3) 
Trees and/or shrubs shall not be planted at any street corner or intersection where they would present a visual hazard to traffic by obstructing or visually minimizing sight lines.
(4) 
Subdivisions shall be designed to have a street tree planted every 20 feet to 30 feet or a minimum of two street trees per lot.
(a) 
Street trees shall be planted on alternating sides of the sidewalk for sides of a road or way with a sidewalk.
(b) 
Street trees shall be planted in a staggered plane adjacent to the roadway for sides of a road or way without a sidewalk.
(5) 
Trees shall be a minimum of 2.5 to three inches caliper when planted and shall be a mixture of varieties suitable as street trees as approved by the Framingham Tree Warden.
(6) 
Utility and transformer boxes shall be suitably screened on all sides with shrubs at least 18 inches tall, when planted, and that are expected to grow to at least the height of the object that they are intending to screen.
(7) 
The applicant/developer shall be responsible for continual watering of all shrubs and trees until such time that they are deemed to be established or until the homeowner or homeowners' association assumes responsibility.
(8) 
Where a median center strip is proposed and/or required by the Planning Board, the applicant/developer shall provide a planting plan designed and stamped by a registered landscape architect who is registered in the Commonwealth of Massachusetts. Said landscape architect shall certify that the island or median strip has been planted in accordance with the plan within 30 days of the planting.
(9) 
The homeowners' association shall be responsible for the upkeep and long-term maintenance of the landscaping within a median center strip, street trees along an unaccepted street, and landscaping around utilities, where required.
C. 
Buffering and/or fencing. Where a proposed residential subdivision abuts a commercial and/or manufacturing zoned parcel and/or use, then the proposed residential subdivision shall be designed to include a fence along the property boundary, a landscaped berm, a landscape buffer, and/or retention of existing trees to buffer such uses.
A. 
Trails.
(1) 
In areas where there are limited sidewalks on abutting roads, ways, and streets, and/or where the applicant/developer finds feasible, the applicant/developer may choose to provide a trail and/or pathway within the subdivision for the use by the residents of the subdivision. Such trail and/or pathway may be created to provide landowners within the subdivision with access to open space, recreational areas, abutting streets, footpaths, trails, bicycle paths, and/or recreational paths within the subdivision or on adjoining land.
[Amended 4-4-2024]
(2) 
All subdivisions that abut another subdivision should be designed to provide a trail, footpath, or an easement to create said footpath or trail in the future. An applicant/developer shall look to make non-vehicular connections to abutting neighborhoods to the greatest extent feasible. Such non-vehicular connections shall be made with consent of the abutting applicant/developer, landowner, and/or homeowners' trust.
(3) 
If an applicant/developer chooses to install trails and/or pathways, then such improvement should be designed to be incorporated into the area's unique natural surroundings.
B. 
Parks and/or open space.
(1) 
Where land is not developable and cannot be utilized for building lots, the applicant/developer may construct a park and/or open space. The park and/or open space shall remain under the ownership of the applicant/developer and/or homeowners' trust, unless gifted to the City of Framingham or nonprofit land management entity. The park shall be shown on the subdivision plan and recorded as a nonbuildable lot under the ownership of the homeowners' trust; or
(2) 
Open space may be used for stormwater management under the management of the applicant/developer, landowners, and/or homeowners' trust.