[HISTORY: Adopted by the Planning Board of the Town of Northborough. Amendments noted where applicable.]
[Amended 1-4-1988]
No subdivision shall be approved unless it complies with these rules and regulations and with the applicable provisions of zoning and other town bylaws and regulations and of the General Laws of the Commonwealth of Massachusetts, nor unless, in the opinion of the Board, such subdivision meets the requirements of public safety, including reasonable precautions against possible natural disasters, of traffic safety and convenience, of adequate water supply, stormwater drainage and sewage disposal and is designed with due regard to the rights, health and welfare of Northborough’s inhabitants, including the residents of such subdivision. Proposed subdivisions shall conform to overall development plans adopted by the Planning Board and shall adhere to the principles of correct land use, sound planning and good engineering. Comments provided by the Town Engineer on subdivision plans must be considered and addressed by both the Planning Board and the applicant prior to said Board giving consideration to approving subdivision plans.
No person shall make a subdivision within the meaning of the Subdivision Control Law, of any land within the town or proceed with the improvement or sale of lots in a subdivision or the construction of ways or the installation of municipal services therein, unless and until a definitive plan of such subdivision has been submitted to and approved by the Planning Board as hereinafter provided.
The approval of a subdivision by the Board does not affect any rights others may have in or over the land to be subdivided, nor does it give the applicant the right to perform work on land owned by others. The Board assumes any plans submitted for its approval or consideration to be correct, unless evidence is presented to the contrary. The acquisition of necessary rights and the presentation of complete and correct information to the Board are responsibilities of the applicant, and the failure to do so, including the failure or inability to obtain all necessary permits, licenses, releases or rights, may constitute a reason for the disapproval or the rescission of approval of a subdivision plan.
Not more than one building designed or available for use for dwelling purposes shall be erected or placed or converted to use as such on any lot in a subdivision without the consent of the Board, and such consent may be conditioned upon the providing of adequate ways furnishing access to each site for such building in the same manner as otherwise designed for lots within a subdivision. Each lot shall be serviced by its own driveway(s). Customary accessory structures are permitted.
The Planning Board shall not approve or modify any plan of a subdivision of land unless all buildings, structures and lots shown on said plan comply with the Town of Northborough Zoning Bylaw or unless a variance from the terms thereof has been granted by the Zoning Board of Appeals.
[Amended 4-15-2003]
A. 
All subdivision plans must be accompanied by an impact report, which details the probable effects of that development on the Town. The impact report shall be prepared by either a civil engineer, landscape architect, or land use planner, or jointly by any of the above, unless otherwise agreed to by the Planning Board. The following areas of impact shall be addressed:
(1) 
A traffic impact assessment shall be submitted documenting existing and proposed traffic conditions and identifying measures to mitigate any adverse traffic impacts. The assessment shall include:
(a) 
Existing traffic conditions: average daily and peak hour volumes, average and peak speeds, sight distances, accident data and levels of service (LOS) of intersections and streets likely to be affected by the proposed development. Generally, such data shall be presented for all streets and intersections adjacent to or within 1,000 feet of the project boundaries.
(b) 
Projected traffic conditions for design year of occupancy: statement of design year of occupancy, background traffic growth on an annual average basis and impacts of proposed developments which have already been approved in part or in whole by the town.
(c) 
Projected impact of proposed development: projected peak hour and daily traffic generated by the development on roads and ways in the vicinity of the development: sight lines at the intersections of the proposed driveways and streets; existing and proposed traffic controls in the vicinity of the proposed development; and projected post development traffic volumes and levels of service of intersections and streets likely to be affect by the proposed development [as defined in Subsection E(1) above].
(2) 
Time schedule for construction.
(3) 
Changes in surface drainage.
(4) 
Increased consumption of groundwater.
(5) 
Impact upon the existing water supply and distribution systems and well capacity of the town.
(6) 
Discharge of any material into the air or water.
(7) 
Land erosion or loss of tree cover.
(8) 
Harmony with the character of surrounding development.
(9) 
Identification of potential impacts to significant historic and archaeological resources. The proponent must submit a project notification form to the Massachusetts Historical Commission (MHC). The submission to the MHC shall include a copy of the relevant United States Geological Survey map, clearly showing the project boundaries, and any other available plans. The MHC will make a determination, in writing, within 30 days of receipt of a complete project notification form.
[Amended 10-15-1990]
(10) 
Impact on pedestrian safety and convenience.
(11) 
Noise impacts on residential premises.
(12) 
Drainage impacts and control measures to protect adjacent properties within the subdivision and abutters’ properties.
(13) 
Impacts upon groundwater quality and level.
(14) 
Impact upon surface water quality and level.
(15) 
Other matters reasonably requested by the Planning Board.
A. 
All expenses for advertising, publication of notices, engineering, professional planning review, plans, inspection of construction, recording and filing of documents specified on the Filing Fee Schedule and required by the Planning Board or its agent shall be borne solely by the applicant.
B. 
In addition to the filing fees and per-lot charges for plans, the applicant will pay any additional cost of retaining professional engineering review services if such services are deemed necessary by the Planning Board. All other expenses, such as inspections and test by the Water and Sewer Department, in connection with or for a subdivision, shall be separately billed to the applicant.
C. 
Filing fee schedule.
[Amended 7-15-1991; 4-4-1994; 4-28-1998; 4-15-2003]
Type
Fee
Form A, approval not required
$250 plus $50 per lot
Form B, preliminary plan
$500 plus $50 per lot
Form C, definitive plan
 
a.
If preliminary plan was filed
$1,000 plus $100 per lot and $250 plus $50 per lot for revisions and $100 per lot release and inspection
b.
If no preliminary plan was filed
$3,000 plus $250 per lot and $500 plus $50 per lot for revisions and $250 per lot release and inspection
c.
Re-issue lot release
$50 per lot
Common driveways
$1,000 plus $100 per lot serviced by driveway
Common driveway re-file, with no revisions to plan
$250
Common driveway re-file, with revisions to plan per lot serviced by driveway
$250 plus $50
Scenic Road
$250
Site Plan Review
$100 plus $25 per 1,000 square feet of proposed floor area over a minimum of 1,000 square feet
Wireless Communications Facility Special Permit
$1,000
Wireless Communications Facility Site Plan Review
$500