In considering applications for subdivisions of land, the Planning Board shall be guided by the standards set forth hereinafter. The said standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article
VIII herein.
All street construction shall be in accordance
with town road specifications (see Appendix B).
A. Widths of rights-of-way. Streets shall have the following
widths. (When not indicated on the Master Plan or Official Map, if
such exists, the classification of streets shall be determined by
the Board.)
|
Type of Street
|
Minimum Right-of-Way*
(feet)
|
Minimum Road Surface
(feet)
|
---|
|
Major streets
|
60
|
20
|
|
Collector streets
|
60
|
18
|
|
Local or minor streets
|
60
|
16
|
|
*NOTE: A wider right-of-way may be required
due to topography.
|
B. Improvements. Streets shall be graded, have storm
drainage facilities and may be improved with pavements, curbs and
gutters, sidewalks, water mains, sewers, street lights and signs,
street trees and fire hydrants, where applicable, except where waivers
may be requested, and the Planning Board may waive, subject to appropriate
conditions, such improvements as it considers may be omitted without
jeopardy to the public health, safety and general welfare. Pedestrian
easements shall be improved as required by the town road specifications.
Such grading and improvements shall be approved as to design and specifications
by the Engineer for the town.
C. Utilities in streets. The Planning Board shall, whenever
possible, require that any underground utilities be placed in the
street right-of-way between the roadway and street line to simplify
location and repair of lines when they require attention.
D. Utility easements. Where topography is such as to
make impractical the inclusion of utilities within the street rights-of-way,
perpetual unobstructed easements at least 20 feet in width shall be
otherwise provided with satisfactory access to the street. Whenever
possible, easements shall be continuous from block to block and shall
present as few irregularities as possible. Such easements shall be
cleared and graded where required.
E. Grades. Grades of all streets shall conform in general
to the terrain, and shall not be less than one-half (1/2) nor more
than 6% for major or collector streets, or 10% for minor streets in
residential zones, but in no case more than 3% within 50 feet of any
intersection. Steep grades shall be interrupted by sections of road
with flatter slopes (less than 5%) every 750 feet.
F. Changes in grade. All changes in grade shall be connected
by vertical curves which provide a minimum of 200 feet stopping sight
distance but not less than 150 feet in length.
G. Curve radii at street intersections. All street right-of-way
lines at intersections shall be rounded by curves of at least 20 feet
radius and curbs shall be adjusted accordingly.
H. Steep grades and curves: visibility at intersections.
A combination of steep grades and curves shall be avoided. In order
to provide visibility for traffic safety, that portion of any corner
lot (whether at an intersection entirely within the subdivision or
of a new street with an existing street) which is shown shaded on
Sketch A shall be cleared of all growth (except isolated trees) and
obstructions above the level three feet higher than the center line
of the street. If directed, ground shall be excavated to achieve visibility.
I. Dead-end streets (culs-de-sac). Where dead-end streets
are designed to be so permanently, they should not exceed 500 feet
in length, and shall terminate in a circular turnaround having a minimum
right-of-way radius of 100 feet and roadway radius of 75 feet. At
the end of temporary dead-end streets a temporary turnaround with
a roadway radius of 75 feet shall be provided, unless the Planning
Board approves an alternate arrangement.
J. Watercourses. Where a watercourse separates a proposed
street from abutting property, provision shall be made for access
to all lots by means of culverts or other structures of design approved
by the Engineer for the town. Where a subdivision is traversed by
a watercourse, drainageway, channel or stream, there shall be provided
a stormwater easement or drainage right-of-way as required by the
Engineer for the town, and in no case less than 20 feet in width.
K. Curve radii. In general, street lines within a block,
deflecting from each other at any one point by more than 10 degrees,
shall be connected with a curve, the radius of which for the center
line of street shall not be less than 400 feet on major streets, 200
feet on collector streets and 200 feet on minor and local streets.
L. Service streets or loading space in commercial development.
Rear service streets paved according to town road specifications of
not less than 18 feet in width, or in lieu thereof, adequate off-street
loading space, suitably surfaced, shall be provided in connection
with lots designed for commercial use.
M. Free flow of vehicular traffic abutting commercial
development. In front of areas zoned and designed for commercial use,
or where a change of zoning to a zone which permits commercial use
is contemplated, the street width shall be increased by such amount
on each side as may be deemed necessary by the Planning Board to assure
the free flow of through traffic without interference by parked or
parking vehicles, and to provide adequate and safe parking space for
such commercial or business district.
Dry hydrants and fire ponds will be encouraged
if topographical and soil conditions permit.