No building or structure shall be erected, expanded,
or structurally altered and no land use shall be established until
a permit therefor has been issued as required below:
A. Special permit. All applications for a special permit
shall be submitted in writing to, and in a form prescribed by, the
Commission. The Commission shall adopt administrative procedures therefor,
including but not limited to application forms, fees, map submission
requirements, number of copies and filing deadlines. Failure of an
applicant to comply with these application submission requirements
shall be grounds for the Commission to reject or deny such application.
In addition:
(1)
A special permit use identified as such in these regulations shall also require site plan approval, including said plan requirements according to Subsection
B below.
(2)
The application submission shall address all
off-site and on-site impacts, requirements, improvements and considerations,
including but not limited to building location, traffic, storm drainage,
sanitary sewerage, water supply, parking and loading, vehicular and
pedestrian circulation, landscaping, and environmental and aesthetic
considerations. Sufficient information to address these major impacts
shall be provided by the applicant so that the Commission can make
an informed decision.
(3)
Special permit uses proposing high traffic generators
where the construction involves more than 25 homes, 50 parking spaces,
or 20,000 square feet of floor area, or any proposal which in the
Commission's judgment would generate high levels of traffic shall
be accompanied by a traffic study prepared by a licensed traffic engineer.
(The Commission may waive this requirement if it finds that the projected
use is of a nature that a significant traffic impact is not anticipated.)
At a minimum, the traffic study shall include data and information
on existing and projected average daily vehicle trips on streets within
1,000 feet of the development, peak-hour traffic, adequacy of rights-of-way
and travel ways, existing roadway capacity, traffic accidents, the
traffic impact of the proposed development, traffic generation data,
traffic lights and intersections, and recommendations for safe pedestrian
and vehicular circulation, including provisions for safe sidewalks
and crosswalks for pedestrians. Where applicable, the applicant shall
include the written recommendations of the Connecticut Department
of Transportation.
[Amended 1-4-2019]
(4)
Where it is projected that the additional traffic
resulting from the proposal will reduce the Level of Service (LOS)
to D or below, the Commission shall not approve the project unless
and until provision has been made for the improvement of said condition.
(5)
Additional information may be required of the
applicant during the Commission's consideration of an application
for a special permit as deemed necessary by the Commission to determine
compliance of the proposed use with these regulations. Such additional
information may include but not be limited to environmental impact
analysis.
B. Site plans. Applications for site plan approval or
special permit use shall include the following information:
[Amended 2-10-2006; 1-4-2019]
(1)
Town of Suffield site plan application, including a list of abutters within 200 feet according to the most recent Assessor's records and an application fee in accordance with §
315-121 below.
(2)
Statement of purpose or comprehensive written
record detailing the proposed use(s) of the site and building(s) thereon.
(3)
Four prints of the site plan of the premises
at a scale of one inch equals 40 feet, 24 inches by 36 inches in size,
and 10 reduced prints, 11 inches by 17 inches, certified by a licensed
surveyor, engineer, or landscape architect showing the following:
(a)
Name and address of developer and owner of record,
scale of drawing, North arrow, date of preparation and revision(s),
and if a lot in a subdivision a reference to the original subdivision
plan.
(b)
Lot boundaries, dimensions, and lot areas. A
boundary survey of the lot may be required, which shall conform to
Class A-2 requirements of the State of Connecticut.
(c)
An area map, drawn to a scale not larger than
one inch equals 100 feet, showing all properties with owners' names
and addresses within 200 feet.
(d)
The zoning and proposed use of the lot or lots
subject to the application and of the adjacent land within 200 feet
of the perimeter of the site.
(e)
Locations and outlines of all significant natural
or man-made features within 200 feet of the perimeter of the site,
including buildings, fences, signage, roadways, and driveway entrances
to lots on both sides of the street(s) abutting the subject property.
(f)
The location, size and height of all existing
and proposed structures above and below ground.
(g)
Perspectives or elevations of proposed building(s)
as viewed from public roads.
(h)
Access and egress details, including signage,
pedestrian crossings, vehicular movement on the site, pavement materials
and construction specifications.
(i)
The layout of existing and proposed parking and loading facilities and access thereto, including snow storage location and any parking barriers or walkways. A calculation shall be shown on the plan to show that the parking and loading spaces meet the requirements of Article
VII of these regulations.
(j)
Existing contours of the land at two-foot intervals
and proposed contours if any change in the grading is proposed.
(k)
An erosion and sedimentation control plan and narrative if required by Article
XII of these regulations.
(l)
All present and proposed uses of all structures.
(m)
Location of the proposed sanitary disposal system,
whether by sewer connection or subsurface disposal area, and appropriate
agency approvals, e.g., Health Department or WPCA.
(n)
Where surface or subsurface drainage facilities
are to be constructed or modified, existing and proposed structures
and piping with flow line elevations shall be shown.
(p)
Locations of existing and proposed water supply
either by private well or public water.
(q)
The type, location, and specifications for any outdoor lighting proposed in accordance with §
315-19 of these regulations. Depending on the site conditions and type of use proposed, the Commission may also require that a photometric plan be provided which details the type(s) and wattage(s), installation location, mounting height, and ground level lighting intensity of all lighting within the parcel and at adjacent property lines.
(r)
The type, size and location of all signs where applicable in accordance with Article
IX of these regulations.
(s)
Existing (including those to be removed) and proposed trees and shrubs with a list and count of all trees and shrubs to be planted by common and botanical names, size (caliper, height, time until maturity) at planting, and height and spread at maturity. Required buffers/screening between properties shall also be labeled on the plan in accordance with Article
VIII of these regulations. Depending on site conditions and type of use proposed, the Commission may require a landscaping plan prepared by and containing the seal of a landscape architect registered by the State of Connecticut.
(t)
Such additional information as required by the
Zoning Officer, Town Planner, or the Commission, where it is necessary
to determine that the requirements of these regulations are met.
(4) The
Zoning Officer may excuse compliance with requirements for specific
information otherwise required on the plot plan where such compliance
is not necessary to determine that zoning or other code regulations
are met.
C. Other.
(1)
Upon determination of the Zoning Officer that
a proposed structure or use complies with these regulations, the Building
Official can issue a building permit.
(2)
Upon determination of the Zoning Officer that
a proposed structure or use complies with these regulations and applicable
laws, the Building Official can issue a certificate of occupancy.
(3)
An application that does not require a site
plan as described above shall consist of those items that the Zoning
Officer determines are necessary to review a proposal for zoning compliance.
(4)
Four copies of elevations and floor plans of the building to
scale, and specifications to indicate the size, kind, and quality
of the proposed construction.
[Added 1-4-2019]
(5)
Measures to be taken to control erosion and sediment, if required,
may be described and provided for in a construction agreement and
the estimated costs of accomplishing such measures may be covered
in a performance bond acceptable to the Commission.
[Added 1-4-2019]
(6)
Letters of approval from the Conservation Commission, Historic
District Commission, Health District, WPCA, and Water Company, as
appropriate.
[Added 1-4-2019]
(7)
Bond estimates as required in §
315-118.
[Added 1-4-2019]
(8)
Intersections and driveways shall meet the intersection sight
distance requirements of AASHTO. Applicants shall determine the 85th
percentile of operating speed on existing streets by conducting a
speed study or by determining the AASHTO sight distance requirements
for the posted speed limit plus 10 miles per hour.
[Added 1-4-2019]
As a condition of special permit or site plan
approval, the Commission may require that the applicant post with
the Town a performance bond to guarantee satisfactory completion of
all proposed site improvements (excluding buildings) shown on the
approved site plan. When a performance bond is required by the Commission,
the following shall apply:
A. An itemized estimate of the cost of the site improvements
shall be prepared by the applicant and shall be submitted to the Town
Engineer for approval at time of application.
B. Before the release of a performance bond, the site
shall be inspected by the Town Engineer to determine if the required
site improvements have been satisfactorily completed in accordance
with the approved site plan. Based upon these findings, the Town Engineer,
in consultation with the Town Planner, may authorize the release of
such bond as along as the applicant has submitted as-built drawings
in hard copy and electronic format.
C. The Town Engineer shall file a quarterly report with
the Commission listing all outstanding performance bonds and those
recently released under this section.
D. Performance and maintenance bonds required under this
section shall:
(1)
Be in a form and with security satisfactory
to the Commission's Counsel; and
(2)
Be in the form of cash, a certified check payable
to the Town, a savings passbook or certificate of deposit in the name
of the Town to be held in escrow by the Town, together with a letter
from the applicant stating that the passbook is being provided in
accordance with the approved site plan and may be drawn against by
the Town, if necessary, or an irrevocable letter of credit from a
bank chartered to conduct business in Connecticut.
The requirements for a proposed amendment to
the Zoning Regulations or Zoning Map are as follows:
A. A completed Town of Suffield zone change application
form with application fee and letter of explanation of why the change
is being requested shall be submitted.
B. Applicants requesting an amendment to the Zoning Map
shall provide a preliminary site plan for property to be developed
under the proposed zone. Said plan shall show proposed buildings and
uses, parking, preliminary grading, driveway locations and other proposed
features that will aid the Commission in its deliberations. Supporting
reports such as traffic studies, feasibility studies, compliance with
the Plan of Conservation and Development, etc., shall be submitted
at the time of application to the Commission in order to allow adequate
review by the Commission and its staff. This requirement shall not
apply to proposals by the Commission.
C. A proposed amendment to the Zoning Map shall include:
(1)
A legal description of the area proposed to
changed.
(2)
Four prints of a map drawn to scale of not more
than one inch to 100 feet showing the proposed change and the zoning
district boundaries of the Zoning Map.
(3)
A list, as taken from the most current Assessor's
records, containing the name, street address, mailing address, and
land use of all property owners whose property, or any portion thereof,
is within 500 feet of the proposed Zoning Map amendment. This requirement
shall not apply to comprehensive or large area revisions as determined
by the Commission.
All applications shall be accompanied by the
appropriate fee as established below.
A. The fees for the various permits and applications
required by these regulations are hereby established as follows, except
that the Commission and Board of Appeals may waive all or a portion
of a fee which shall be accompanied by a statement of reason:
[Amended 2-10-2006; 1-4-2019]
(1)
Zone change: $200 per acre (minimum of $400)
plus $60 DEEP fee.
(2)
Amendment to zoning text: $200 plus $60 DEEP
fee.
(3)
Site plan: $0.005 per square foot of disturbed
area (minimum of $200) plus $60 DEEP fee.
(4)
Site plan modification: $0.005 per square foot
changed (minimum of $100).
(5)
Planned development apartments: $400 plus $75
per unit plus $60 DEEP fee.
(6)
Special permit use: $0.005 per square foot of
disturbed area (minimum of $400) plus $60 DEEP fee.
(7)
Special permit use renewal: $100, except for
earth removal operations where fee shall be $250 plus $60 DEEP fee.
(8)
Subdivision/resubdivision - new lots: $300 per
each building lot over two (minimum of $600) plus $60 DEEP fee.
(9)
Subdivision/resubdivision - modification of
prior approval: $200 per each building lot over two (minimum of $400)
plus $60 DEEP fee.
(10)
New road construction: $1 per linear foot.
(11)
Temporary special permit use: $25.
(12)
Board of Appeals: $250 plus $60 DEEP fee.
(13)
Zoning compliance certification: $50.
B. Financing of special study. Certain applications for
extraordinarily large and/or significant projects may pose environmental,
traffic, and/or other problems beyond the expertise of the Commission's
staff to evaluate and make appropriate recommendations. In such instances,
if the Commission, after reviewing the matter with its staff, reasonably
concludes that an outside, independent study or consultation is necessary
for the Commission to decide the issue before it, the Commission may
require an applicant, as a condition of processing its application,
to pay for the cost of such a study or consultation. In such cases
the applicant will be required to place a sum of not to exceed $10,000
into a fee account, the balance of which will be returned to the applicant
after the study and/or consultation is completed.