The maps and plans required by these regulations shall show the information and be prepared in accordance with the standards hereinafter specified. All such maps and plans shall be prepared by and shall bear the name and seal of a land surveyor or engineer, licensed as such by the State Board of Registration for Professional Engineers and Land Surveyors of the State of Connecticut. The maps and plans shall be tied to the Connecticut Grid System coordinates for all subdivisions of three or more lots, with at least two coordinates for each plan sheet. Pertinent survey data and computations shall be presented to the Haddam Planning and Zoning Commission for review upon request.
A. 
General site suitability and flood precautions. The site shall be suitable for development in the manner proposed without causing hazards to persons or property, on or off the site, from flooding, erosion, subsidence or slipping of the soil, or other dangers, annoyances or inconveniences. All subdivision proposals:
(1) 
Shall be consistent with the need to minimize flood damage;
(2) 
Shall have public utilities and facilities such as septic systems, electrical, and well water systems located and constructed to minimize flood damage; and
(3) 
Shall have adequate drainage provided to reduce exposure to flood damage.
B. 
Soils. Certain soil types lying in the Town of Haddam, as shown on the detailed soil survey or part of the National Cooperative Soil Survey program prepared by the U.S. Department of Agriculture, Soil Conservation Service, have severe or very severe limitations for on-site soil absorption sewage disposal facilities because of one or more of the following reasons: high or fluctuating water table, flooding, groundwater contamination, silting, slow permeability, fragipan, steep slopes, or proximity to bedrock. Therefore, the Haddam Planning and Zoning Commission finds the following:
(1) 
Soils with very severe limitations.
(a) 
No land containing the following soil types shall be used for on-site soil absorption sewage disposal facilities:
Soil Type
Description
08R
Hollis Complex — Rock Outcrop
17LC
Charlton-Hollis/Hollis Part — Fine Sandy Loams, 3% - 15% slopes
17LD
Charlton-Hollis/Hollis Part — Fine Sandy Loams, 15% - 40% slopes
17ZC
Hollis-Rock Outcrop/Hollis Part, 3% - 15% slopes
17ZC
Hollis-Rock Outcrop/Outcrop Part, 3% - 15% slopes
17ZD
Hollis-Rock Outcrop/Hollis Part, 15% - 40% slopes
35MD
Paxton and Montauk Extremely Stony Fine Sandy Loams, 15% - 35% slopes
38MD
Wethersfield Extremely Stony Loam, 15% - 35% slopes
43M
Ridgebury and Leicester Extremely Stony Fine Sandy Loams
71V
Rowland Silt Loam
83V
Bowmansville Silt Loam
91
Adrian Muck
92
Carlisle Muck
94LC
Cheshire-Holyoke/Holyoke Part, 3% - 15% slopes
94LD
Holyoke-Cheshire/Holyoke Part, 15% - 35% slopes
94MC
Holyoke-Rock Outcrop/Holyoke Part, 3% - 15% slopes
94MC
Rock Outcrop Part, 3% - 15% slopes
94MD
Holyoke-Rock Outcrop/Holyoke Part, 15% - 40% slopes
94MD
Rock Outcrop Part, 15% - 40% slopes
284
Wilbraham Extremely Stony Loam
284M
Wilbraham Extremely Stony Loam
754
Scarboro Variant Loamy Fine Sand
807
Suncook Loamy Fine Sand
816
Podunk Fine Sandy Loam
823
Saco Silt Loam
855
Rumney Fine Sandy Loam
TME
Westbrook Mucky Peat
(b) 
The applicant desiring to use land for on-site soil absorption sewage disposal facilities having very severe limitations shall have an opportunity to present evidence contesting such findings if he so desires. Thereafter, the Planning and Zoning Commission may affirm, modify or withdraw its findings.
(2) 
Soils with severe limitations.
(a) 
No land containing the following soil types or containing soils whose slopes exceed 15% shall be used for on-site absorption disposal facilities unless evidence is provided showing that their severe limitations can be overcome by such corrective measures as elimination or avoidance of bedrock, provision of larger absorption areas, the terracing and reduction of steep slopes, lowering of the water table, installation of a mechanical device approved by the State Department of Health to dispose of sanitary effluent or any other activity or device which the Commission deems appropriate and is not in conflict with the State Department of Health's regulations:
Soil Type
Description
6MC
Canton and Charlton Extremely Stony Fine Sandy Loams, 3% - 15% slopes
6MD
Canton and Charlton Extremely Stony Fine Sandy Loams, 15% - 35% slopes
17LD
Charlton-Hollis/Charlton Part, Sandy Loams, 15% - 40% slopes
31A
Woodbridge Fine Sandy Loam, 0 - 3% slopes
31B
Woodbridge Fine Sandy Loam, 3% - 8% slopes
31XA
Woodbridge Very Stony Fine Sandy Loam, 0 - 3% slopes
31XB
Woodbridge Very Stony Fine Sandy Loam, 3% - 8% slopes
31MA
Woodbridge Extremely Stony Fine Sandy Loam, 0 - 3% slopes
31MC
Woodbridge Extremely Stony Fine Sandy Loam, 3% - 15% slopes
33B
Yalesville Fine Sandy Loam, 3% - 8% slope
33C
Yalesville Fine Sandy Loam, 8% - 15% slopes
35B
Paxton and Montauk Fine Sandy Loams, 3% - 8% slopes
35C
Paxton and Montauk Fine Sandy Loams, 8% - 15% slopes
35D
Paxton and Montauk Fine Sandy Loams, 15% - 25% slopes
35XB
Paxton and Montauk Very Stony Fine Sandy Loams, 3% - 8% slopes
35XC
Paxton and Montauk Very Stony Fine Sandy Loams, 8% - 15% slopes
35MC
Paxton and Montauk Extremely Stony Fine Sandy Loams, 3% - 15% slopes
38B
Wethersfield Loam, 3% - 8% slopes
38C
Wethersfield Loam, 8% - 15% slopes
38XB
Wethersfield Very Stony Loam, 3% - 8% slopes
38XC
Wethersfield Very Stony Loam, 8% - 15% slopes
38MC
Wethersfield Extremely Stony Loam, 3% - 15% slopes
45A
Ninigret Fine Sandy Loam, 0 - 5% slopes
56A
Ludlow Silt Loam, 0 - 3% slopes
56B
Ludlow Silt Loam, 3% - 8% slopes
56XB
Ludlow Very Stony Silt Loam, 3% - 8% slopes
56MC
Ludlow Extremely Stony Silt Loam, 3% - 15% slopes
76A
Ellington Very Fine Sandy Loam, 0 - 5% slopes
94LD
Holyoke-Cheshire/Cheshire Part, 15% - 35% slopes
158
Hinckley and Manchester soils, 15% - 45% slopes
456
Sudbury Sandy Loam
464
Walpole Sandy Loam
640
Raypol Silt Loam
643
Scantic Silt Loam
(b) 
The applicant desiring to use land for on-site soil absorption sewage disposal facilities on soils having severe limitations shall obtain certification of a soil scientist or professional engineer, with a background in soils engineering, that specific areas lying within these soils are suitable for the proposed soil absorption sewage disposal facility; and meet the State Department of Health regulations. Prior to the issuance of any approval, the Commission shall find that the proposed corrective measures have overcome the severe soil limitations.
A. 
The site development plan shall be drawn at a preferred scale of 40 feet to one inch, but in no case smaller than 60 feet to one inch. The plan shall show existing conditions and the proposed layout of lots, streets and improvements for the proposed subdivision and all contiguous land of the applicant that may be subdivided in the future. The purpose of the plan is to allow the Commission to complete a general planning review of the proposed subdivision, including its relationship to adjacent properties and the future subdivision of contiguous land of the applicant(s), and ascertain the developability of each of the proposed building lots in conformance with relevant laws and regulations, public safety and welfare. Ten blue-line or black-line prints shall be submitted.
B. 
The plan shall show at least the following information:
(1) 
Title of the subdivision, which shall not duplicate the title of any previous subdivision in the Town of Haddam.
(2) 
Name and address of the owner of the land to be subdivided; name and address of the applicant if different from the owner.
(3) 
Date, scale, North point, town and state.
(4) 
Existing and proposed property lines, wells, septic systems, lots requiring engineered septic systems, labeled as per § 302-10I, and street line; adjoining property lines, wells and septic systems, and street lines for a distance of 200 feet; the names of all adjacent subdivisions or property owners, including property owners across the street; and the protected circumference to be shown around each well.
(5) 
Existing and proposed inland wetlands and watercourses, ponds, swamps, easements and rights-of-way.
(6) 
Existing contours at an interval not exceeding five feet based on field or aerial survey or based on available USGS contours and using the same benchmarks as provided in § 302-15.
(7) 
Proposed lots and lot numbers; existing and proposed open spaces for parks and playgrounds.
(8) 
Existing and proposed permanent buildings, structures and driveways connecting these to the nearest road or street (see accessibility requirements of § 302-22E).
(9) 
Approximate dimensions on all proposed property and street lines; approximate lot area and the total acreage of land included in the subdivision; proposed setback distances for any proposed building within 60 feet of a property or lot line or edge of an inland wetland or watercourse; and edge and setback distances, if any, for any excavation or fill within 60 feet of an inland wetlands and watercourse.
(10) 
Proposed width of all streets, rights-of-way and easements; the proposed width of all pavement; and street names.
(11) 
Existing and proposed monuments, merestones and iron pipes.
(12) 
The zoning district or districts in which the subdivision is situated and any zoning district boundary lines; any Town boundary line.
(13) 
Existing and proposed storm drains, sanitary sewers, catch basins, manholes, ditches, watercourses, headwalls, sidewalks, gutters, curbs, and other structures.
(14) 
Spot elevations on both existing and proposed roads to indicate tentative grading of roads.
(15) 
Location of all deep test and percolation test holes.
(16) 
Any ledge outcrops and existing stone walls and fences within the subdivision.
(17) 
Detailed soils as mapped by the Soil Conservation Service of the U.S. Department of Agriculture.
(18) 
Special flood hazards areas and base flood elevations.
(19) 
The rectangle specified in Chapter 270, Zoning, § 270-9.
(20) 
Any significant natural or man-made topographical features, including, but not limited to, ledge areas, stone fences or walls, existing structures of a historical nature, including all buildings over 100 years old, existing or historical patterns of land use, including meadows, fields, wood lots, specimen trees, as well as the location of old foundations, wells, dams and the location of abandoned uses such as old factory sites, burial grounds, quarries, mines or other similar features.
A. 
The record subdivision map shall be prepared and certified by a land surveyor and/or professional engineer licensed in the State of Connecticut and shall be clearly and legibly drawn in ink or printed on translucent linen, or any other material approved by the Public Records Administrator, and shall be 36 inches long and 24 inches wide or 18 inches long and 12 inches wide or 24 inches long and 18 inches wide, at a recommended scale of 40 feet to one inch, but in no case smaller than 100 feet to one inch, and accompanied by 10 prints.
B. 
Final plans shall be prepared with an accuracy meeting or exceeding standards for a Class A-2 Survey as defined by the Connecticut Association of Land Surveyors, Inc., and as approved by the State Board of Registration for Professional Engineers and Land Surveyors, and shall indicate the following:
(1) 
Title of the subdivision, which shall not duplicate the title of any previous subdivision in the Town of Haddam.
(2) 
Name and address of the owner of the land to be subdivided; name and address of the applicant if different from the owner.
(3) 
Date, scale, North point, town and state.
(4) 
Existing and proposed property and street lines; adjoining property lines and street lines for a distance of 200 feet; and the names of all adjacent subdivisions or property owners.
(5) 
Existing and proposed watercourses, ponds, easements and rights-of-way.
(6) 
Proposed lots and lot numbers; lots requiring engineered septic systems, labeled as per § 302-10I, existing and proposed land to be permanently dedicated as open spaces for conservation, parks and/or playgrounds in accordance with § 302-33 of these regulations; the square footage or acreage of all lots, remaining areas, and open spaces and the total acreage of land included in the subdivision. Remaining areas, unless they are a preexisting, approved lot, should be clearly labeled "remaining land of (name of owner/applicant) — this is not an approved lot," in accordance with § 302-22 of these regulations.
(7) 
Existing permanent buildings and structures.
(8) 
Dimensions on all lines to the hundredth of a foot and all bearings or deflection angles on all straight lines and the central angle, tangent distance and radius of all arcs.
(9) 
The width of all streets, rights-of-way and easements; street names.
(10) 
Existing and proposed monuments, merestones and iron pipes.
(11) 
Any Town boundary line.
(12) 
Location maps (at scales of one inch equals 1,000 feet and 200 feet) showing the location of the subdivision and its open space land in relation to existing roads in the Town, abutting parcels and also showing schematically how the land to be subdivided relates to the original parcel as it existed in March 17, 1956, when Haddam first adopted a subdivision ordinance.
(13) 
An index map, if the proposed subdivision is divided into sections or is of such size that more than one sheet is required, showing the entire subdivision with lots, lot numbers, streets, street names and delineation of areas covered by the section or sheet.
(14) 
The survey relationship of proposed streets to nearby monumented Town streets or state highways where practical.
(15) 
The following words:
1.
Approved by the Haddam Planning and Zoning Commission
2.
Final Approval:
Lot No(s).:
Signature:
Chairman/Secretary
Date:
Expiration Date:
3.
Conditional Approval:
Lot No(s).:
Signature:
Chairman/Secretary
Date:
Expiration Date:
4.
Date(s) of Commission decisions setting the terms of these approvals:
(16) 
Except where all other data related to the subdivision approval is presented directly on the subdivision map, a cross-reference table giving the name, identifying number, if any, date, date of latest revision, Town office with which it has been filed, and date filed for all other maps and drawings that are part of the subdivision approval process, to include, as applicable, the site development plans, construction plans, grading plans, erosion and sedimentation control plan, stormwater runoff plan, and (for lots that do not have a health certificate) engineered septic system plans, followed by the words:
Verified
Date:
Town Official
C. 
The above documents further define the terms and conditions associated with this subdivision.
A. 
Construction plans for all proposed roads, drainage and other improvements shall be submitted on translucent linen, or any other material approved by the Public Records Administrator, with 10 blue-line or black-line prints. Plan and profile drawings of all proposed streets, storm drains, catch basins, manholes, ditches, watercourses, headwalls, sidewalks, gutters, curbs, and other structures shall be submitted on translucent linen or polyester drafting film plan-profile sheets and shall be drawn to a horizontal scale of one inch equals 40 feet and a vertical scale of one inch equals four feet. Profile drawings and elevations shall be based on Town, state or USGS benchmarks or other permanent benchmarks approved by the Commission; the benchmarks used shall be noted on the plan.
B. 
Plan-profile drawings shall show at least the following information in accordance with good engineering practice and as appropriate for the particular subdivision:
(1) 
Title of the subdivision, date, scale, town and state.
(2) 
For streets, the existing grades at the center line and both street lines and the proposed grade at the center line; street lines and edge and width of pavement; sample street cross sections.
(3) 
Depth, invert, slope and size of all pipes, ditches, culverts, manholes, catch basins, headwalls and watercourses; sample ditch and watercourse cross sections. Type of material and class of all pipes and/or culverts; size or class of proposed riprap.
(4) 
Approximate location of lot lines intersecting the street line; lot numbers and street names.
(5) 
Sidewalks, curbs, gutters and special structures.
(6) 
Detail drawings of any bridges, box culverts, deep manholes, and other special structures.
A. 
The area shown on the grading plan may be limited to the portion of the subdivision affected by the proposed major regrading, cuts, fills or soil or rock removal. The grading plan shall be drawn on the same type of media provided for in § 302-14 to the same scale as the record subdivision map. Contours and elevations shall be based on the same benchmarks as provided in § 302-15. In addition to the translucent linen or polyester drafting film tracing, 10 blue-line or black-line prints shall be submitted.
B. 
The grading plan shall show at least the following information:
(1) 
Title of the subdivision.
(2) 
Name and address of the owner of the land to be subdivided; name and address of the applicant if different from the owners.
(3) 
Date, scale, North point, town and state.
(4) 
Layout of existing and proposed lot lines and street lines.
(5) 
Existing and proposed contours at an interval not exceeding two feet based on field or aerial survey.
(6) 
Existing and proposed drainage, inland wetlands and watercourses.
(7) 
Existing and permanent buildings and structures.
(8) 
Location of all test holes, test pits or borings.
(9) 
Computations of cuts/fills.
(10) 
Hydraulic computations for all culverts and bridges.
C. 
In addition to the above grading plan, the Commission may request the submission of cross-section drawings covering the proposed excavation area.
A. 
General requirements for erosion control. The erosion and sedimentation control plan shall show proper measures to control erosion and reduce sedimentation as set forth in the Erosion and Sediment Control Handbook published by the USDA Soil Conservation Service, Storrs, Connecticut, 1972, as amended. Such erosion and sedimentation control plan shall consist of:
(1) 
Location of areas to be stripped of vegetation and other exposed or unprotected areas.
(2) 
A schedule of operations, to include starting and completion dates for major development phases, such as land clearing and grading, street, sidewalk, and storm sewage installation, etc.
(3) 
Seeding, sodding, or revegetation plans and specifications for all unprotected or unvegetated areas.
(4) 
Location and design of structural sediment control measures, such as diversions, waterways, grade stabilization structures, debris basins, etc.
(5) 
Timing of planned sediment control measures.
(6) 
General information relating to the implementation and maintenance of the sediment control measures.
B. 
Excavations, fills and grading:
(1) 
Cut and fill slopes shall not be steeper than 3:1 unless stabilized by a retaining wall or cribbing, except as approved by the Commission under special conditions.
(2) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavation or the sloping surfaces of fills.
(3) 
Cut and fills shall not endanger adjoining property.
(4) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(5) 
Grading shall not be done in such a way so as to divert water onto the property of another landowner without the expressed consent of that landowner and the Commission.
(6) 
Fills shall not encroach on natural watercourses or constructed channels.
(7) 
During grading operations, necessary measures for dust control shall be exercised.
(8) 
Grading equipment will not be allowed to cross live streams except by means of bridges and culverts or other methods as approved by the Commission.
(9) 
Site work shall not damage or disturb existing topographical features designated by the Planning and Zoning Commission for preservation in the subdivision approval.
C. 
Implementation procedures. In submitting the erosion and sedimentation control plan, the applicant shall comply with the following:
(1) 
The plan should be fitted to the topography and soils so as to create the least erosion potential.
(2) 
Wherever feasible, natural vegetation should be retained and protected.
(3) 
Only the smallest practical area of land should be exposed at any one time during development.
(4) 
When land is exposed during development, the exposure should be kept to the shortest practical period of time.
(5) 
Where necessary, temporary vegetation and/or mulching should be used to protect areas exposed during development.
(6) 
Sediment basins (debris basins, desilting basins or silt traps) should be installed and maintained to remove sediment from runoff waters and from land undergoing development.
(7) 
Provisions should be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Computations for runoff shall be in accordance with methods described in Technical Release No. 55, Urban Hydrology, Engineering Division, Soil Conservation Service, USDA, January, 1975, as amended.
(8) 
The permanent final vegetation and structures should be installed as soon as practical in the development.
D. 
Conditions relating to erosion control.
(1) 
The Commission shall refer such plan to the Middlesex County Soil and Water Conservation District for all subdivisions located within the Gateway Conservation Zone. The Commission may refer this plan to such district or other agency or person for consultive technical assistance on any proposal.
(2) 
Ten sets of plans for the control of erosion and sedimentation, if required, shall be submitted to the Commission, or its duly authorized representative.
(3) 
Measures to be taken to control erosion and sedimentation, if required, may be described and provided for in a construction agreement, and the estimated cost of accomplishing such measures may be covered in a performance bond acceptable to the Commission.
A. 
A stormwater runoff control plan, with 10 copies, providing measures for on-site retention and/or detention and controlled release of stormwater runoff shall be submitted when a proposed subdivision contains an area of over five acres or over five lots. Smaller subdivisions may be required to provide such measures if deemed necessary by the Commission to protect the public health, safety and welfare.
B. 
Measures for the retention and/or detention and controlled release of stormwater runoff from the subdivision shall meet the following standards:
(1) 
The release rate shall not exceed the rate of runoff for the same site in its undeveloped state for all intensities and durations of rainfall.
(2) 
The minimum volume for stormwater retention shall be calculated on the basis of runoff from a twenty-five-year-frequency rainfall, as published by the National Weather Service or other recognized agency. The detention volume required shall be that necessary to handle the runoff of a twenty-five-year-frequency rainfall, for any and all durations, from the proposed development less that volume discharged during the same duration at the approved release rate as specified in Subsection B(1). The Commission may require that stormwater detention measures be designed to handle a lower frequency event (i.e., fifty-year storm) where site conditions and/or surrounding land uses warrant such design.
(3) 
In all cases, runoff shall be computed in accordance with Technical Release No. 55, Urban Hydrology, Engineering Division, Soil Conservation Service, USDA, January, 1975, as amended.
C. 
When the Commission determines that engineering, aesthetics, and economic factors make combined retention or other drainage facilities more practical for construction by the Town, the Town shall require a fee or equivalent dedication of land, which shall be used to construct these facilities.
D. 
The ability to retain and minimize the groundwater recharge capacity is encouraged. Design of the stormwater runoff control system shall give consideration to providing groundwater recharge.
E. 
All on-site facilities shall be properly maintained by the owner such that they do not become nuisances.
F. 
All runoff control structures located on private property, whether dedicated to the Town or not, shall be accessible at all times for Town inspection. Where runoff control structures have been accepted by the Town for maintenance, access easements shall be provided.
G. 
In addition, detailed storm drainage design requirements (§ 302-25) and storm drainage construction requirements (§ 302-26) must be followed.
A cutting plan shall be in conformance with § 302-10H.