A written application, in a form prescribed by the Commission, shall be submitted by the applicant or lawful agent. If the applicant is not the owner of the land to be subdivided, the forms shall also be signed by the owner or lawful agent of the owner.
Each application for a subdivision or resubdivision and an extension thereof shall be accompanied by a fee payable to the Town of Lyme as necessary to cover the cost of processing the subdivision application and inspecting any required improvement. Processing fees and inspection fees shall be paid to the Commission, or the Commission's duly authorized agent, by the subdivider in accordance with the schedule of fees established by the Commission.
All maps and reports required under these regulations shall be prepared and certified by qualified professionals, as follows:
A.
Professional engineer.
(1)
The applicant shall employ the services of a professional engineer, currently licensed to practice in the State of Connecticut, for the design of and preparation of maps and reports relating to the following work items required in the submittal of a subdivision application: roads; drainage systems, including the design and location of structures and pipes; subsurface sewage disposal systems; water supply and distribution systems; and grading of lots and overall grading plans.
(2)
All submissions of the above items shall bear the name, seal and original signature of a professional engineer, currently licensed to practice in the State of Connecticut. A land surveyor's seal or architect's seal alone is not acceptable. Documents other than final reports and maps shall be marked "Draft."
B.
Land surveyor.
(1)
The applicant shall employ the services of a land surveyor, licensed to practice in the State of Connecticut, for the preparation of maps and reports relating to the following work items required in the preparation of a subdivision application:
(2)
All submissions of the above items shall bear the name, seal and original signature of a land surveyor, currently licensed to practice in the State of Connecticut. A professional engineer's seal or architect's seal alone is not acceptable. Documents other than final reports and maps shall be marked "Draft."
The maps and plans required by these regulations shall show information and shall be prepared in accordance with the standards hereinafter specified.
A.
Information on the proposed subdivision shall be provided on maps with an overall dimension of 24 inches by 36 inches. Ten blue-line copies of all maps shall be provided as part of the submission of a completed application. The Commission may require additional copies of plans if referrals to outside parties are indicated.
(1)
If more than one map sheet is required, each sheet shall be sequentially numbered in the form "Sheet _____ of _____". An index of all supporting detail map sheets shall be included on the first sheet. For a more efficient presentation, any information required in this § 310-4.4 may be combined on plan sheets, provided that the information is presented in a clear and understandable manner. Revision dates shall be shown if plans are updated or revised during the review process.
(2)
All prints of maps and plans shall be clear and legible and shall be bound along the left side, with required identifying data on each sheet.
(3)
All maps shall be prepared by and shall bear the name, seal and original signature of a land surveyor or professional engineer, or both, as required under § 310-4.3. Final maps presented for endorsement and filing shall include a raised seal and original signature of the land surveyor or professional engineer, or both, as required, and shall be a fixed line photographic Mylar printed on good quality polyester film meeting state requirements for filing with the Town Clerk.
(4)
All maps sheets shall include the following information:
(a)
Name of the proposed subdivision or identifying title, which shall not duplicate the title of any previous subdivision in the Town of Lyme.
(b)
Name and address of the owner of land to be subdivided and the name and address of the subdivider if other than the owner.
(c)
Date prepared, approximate true North point, and numerical and graphic scale. North arrows, to the extent practical, shall be consistent from one map to another.
B.
Key map. A key map showing the relationship of the proposed subdivision to the surrounding neighborhood shall be provided and shall show all public streets, lands reserved for special use, and major subdivisions located within 1/2 mile of the boundaries of the tract to be subdivided. All proposed property lines within the tract to be subdivided shall be shown on the key map in sufficient detail to allow for transfer of information to the Commission's base map. The scale of the key map shall be one inch equals 1,000 feet.
C.
Boundary survey map. A boundary survey map of the entire tract to be subdivided shall be provided, prepared by a land surveyor in accordance with the Regulations of Connecticut State Agencies, §§ 20-300b-1 to 20-300b-20, inclusive. The boundary survey map shall show names of all abutting landowners and public streets, the layout of all lots and streets within the tract to be subdivided, and all lands to be dedicated as open space, parks or playgrounds. If only a small portion of the property is to be subdivided, the applicant may request a waiver for the boundary survey of the remainder of the tract. The scale of the boundary survey map shall be at least one inch equals 40 feet, but not less than one inch equals 100 feet.
D.
Detailed lot layout maps. Detailed lot layout maps shall be at a scale of one inch equals 40 feet unless otherwise approved by the Commission. Where it is not possible to fit the entire subdivision plan on one sheet at a scale of one inch equals 40 feet, more than one sheet may be used, provided that match lines are indicated. If more than one sheet is used, an index map shall be provided showing the entire subdivision with lots, lot numbers, streets, street names, delineation of areas covered by the section or sheet and match lines between sections. All detailed lot layout maps shall show the following information to the extent that the information occurs in, or is applicable to, the particular subdivision:
(1)
Information on site conditions and land evaluation within the property to be subdivided and within 100 feet thereof, as follows:
(a)
Existing contours at intervals of five feet or less, based on field or aerial survey, using the bench mark as required for construction plans in § 310-4.4E. The Commission may require contour lines at lesser intervals where necessary to properly evaluate the proposed development. In areas where there is no significant change in elevation over an extended area, spot elevations shall be shown.
(b)
Existing man-made features, including buildings and structures, and any proposed removal, demolition, relocation or retention of existing man-made features. Detailed lot layout maps shall also show existing trails, stone walls, fences and dams, and other man-made features.
(c)
Location of all known significant archaeological, historic, and natural features.
(d)
Location of all exposed ledge outcroppings.
(e)
Existing watercourses; exterior limits of inland wetlands, if applicable, which shall be identified and located in the field by a certified soil scientist, and all areas within 100 feet of inland wetlands on the same and other adjacent properties; and location of all riparian buffers required within the Watershed Overlay District.
(f)
Any areas subject to frequent, periodic or potential flooding; the boundaries of any special flood hazard areas and floodways and the base flood elevation data therefor; and the lowest floor elevations that would be applicable for building on any lot in any special flood hazard area.
(g)
Boundaries and classification codes of soil types under the National Cooperative Soils Survey of the United States Department of Agriculture Natural Resources Conservation Service.
(h)
Location and results of all percolation test holes, deep test pits and borings.
(i)
Location and species of specimen trees; existing mix of forest tree species, their approximate height, age and density; and a description of the cutting or removal activities to be undertaken.
(j)
Location of any existing wells on the property and on land within 100 feet of the property.
(k)
Location of any drainage discharge points onto the property from any street or other property.
(2)
Property ownership information as follows:
(a)
Name and address of owner of property; name and address of applicant, if different from the owner.
(b)
Perimeter boundary survey of the entire property, with dimensions, and the area of the property to be subdivided, except that if only a portion of a large tract is to be divided, the Commission may waive the requirement to survey the entire property; the boundary line shall be a heavyweight line easily distinguishable from other property lines.
(c)
Location of existing property lines for a distance of 75 feet from the property, except where the property borders a road, where the location of property lines across the road shall be shown.
(d)
Name of street, both street right-of-way lines, and pavement location of any street abutting or within 50 feet of the property.
(e)
The survey relationship of the property to the State of Connecticut grid coordinate system.
(f)
Names of owners of property abutting the property to be subdivided, including those across any street where the proposed subdivision abuts an existing street.
(g)
Existing property markers and monuments.
(h)
The zoning district in which the property is located, and any zoning district within 100 feet of the property.
(i)
Any municipal boundary line on or adjacent to the subdivision.
(j)
Any boundary line of the Conservation District and/or the coastal boundary.
(k)
Any building setback lines established by zoning regulations, Town ordinance or other law.
(l)
Existing dedicated open space, and the square footage and acreage thereof.
(m)
Location and dimension of existing easements; notation of all existing restrictions on the use of the land, including easements and covenants.
(n)
Any reserved areas for watercourses and wetlands protection or for conservation areas.
(o)
Any encroachment lines along rivers and watercourses.
(3)
Proposals for development of the subdivision as follows:
(a)
Proposed lots and lot numbers, and the square footage and acreage of each lot with dimensions and areas.
(c)
Proposed contours at an interval not exceeding five feet, based on field or aerial survey; in areas where there is no significant change in elevation over an extended area, spot elevations shall be shown.
(d)
Proposed man-made features, including but not limited to buildings, structures, fences, retaining walls and the like.
(e)
The location proposed for a building on each lot and a driveway, including floor elevations and driveway grades where necessary to demonstrate feasibility of use of the lot.
(f)
Extent of proposed lot clearing and location of riparian buffers required in the Watershed Overlay District.
(h)
Location and dimension of proposed easements; notation of all proposed restrictions on the use of the land, including easements and covenants.
(i)
Any required or proposed setback lines or buffers.
(j)
Proposed streets and other rights-of-way, and the width thereof; location and width of street pavement, if required.
(k)
Existing and proposed storm drains, catch basins, manholes, ditches, headwalls, sidewalks, gutters, curbs and other drainage structures.
(m)
Location of electrical, telephone and cable lines.
(n)
The proposed location of any on-site wells and subsurface sewage disposal systems, for the purpose of demonstrating feasibility of use of the lot. Actual location of wells and septic systems may be different and shall be determined at the time a building permit is sought.
(4)
The following additional information:
(b)
Map information as required for a sedimentation and erosion control plan as specified under § 310-4.4F.
(c)
A signature block entitled "Approved by the Lyme Planning and Zoning Commission" with a designated place for the signature of the Chairman/woman or Secretary and the date of the Commission vote to approve and the words "Expiration date per Section 8-26, Connecticut General Statutes" with a designated place for such date.
(d)
Such additional notes as may be required or approved by the Commission, such as restrictions pertaining to building lines, reserved areas, easements, solar access, fire protection, on-site sewage disposal and water supply and other features on the map.
E.
Construction plans. Where subdivision improvements other than creation of building lots and installation of property markers are proposed, the applicant shall submit construction plans for such improvements conforming to the standards set forth in these regulations and to any other such design and construction standards as may from time to time be adopted by the Town of Lyme and incorporated into or appended to these regulations.
(1)
Preparation. Construction plans, including details and specifications, shall be prepared by and shall bear the name and seal of a professional engineer; provided, however, that particular elements of the plan, as authorized under § 310-4.3, may be prepared by a land surveyor or other qualified professional.
(2)
Scale. Construction plan drawings shall have a horizontal scale of one inch equals 40 feet; profile drawings shall have a vertical scale of one inch equals four feet. Drawings of special structures and details may be prepared in other format acceptable to the Commission or its designated agent. Profile drawings, inverts, existing and proposed contours and key elevations shall be based on official Town, state or United States bench marks. The bench marks used shall be consistent among the plan sheets and shown on the plans.
(4)
Specific information. The following information shall be shown on the construction plans as applicable to a particular subdivision:
(a)
Existing and proposed contour intervals shown on construction plans shall not exceed two feet and shall be the result of a topographic survey performed to the standards established under the Regulations of Connecticut State Agencies, §§ 20-300b-1 to 20-300b-20, inclusive.
(b)
For streets:
[1]
Street names; right-of-way lines; the edge and width of pavement; center-line radius; stations at fifty-foot intervals, low points, high points, points of curvature, points of tangency and at intersections.
[2]
Existing profile grades at the center line and both right-of-way lines.
[3]
Proposed profile grades along road center-line elevations and at the low points, high points, points of vertical curvature (pvc), points of vertical intersection (pvi) and points of vertical tangent (pvt).
[4]
Pavement radii at corners.
[5]
Length of vertical curves.
[6]
Typical street cross section, cross section at all cross culverts, and cross sections where there are to be substantial cuts and fills affecting abutting property.
[7]
The location of lot lines intersecting the right-of-way line and the lot numbers of the lots.
[8]
Location of sidewalks, curbs and gutters, guide rails or posts, streetlights, road monuments, traffic control devices, and signage.
(c)
For drainage, sanitary sewers and pipe systems:
(d)
Detail drawings of bridges, box culverts, deep manholes, retaining walls and other special structures.
(e)
Provision for control of erosion and sedimentation both during and upon completion of construction, in accordance with § 310-4.4F.
(f)
At intersections and other locations where there may be sight distance restrictions, a sight line demonstration may be necessary.
(g)
Drainage analysis map and computations to enable the Commission or its agent to review the drainage design and the sufficiency of downstream drainage systems to accommodate runoff from the subdivision; design for any temporary or permanent stormwater detention or retention area.
(h)
A signature block titled "Approved by the Lyme Planning and Zoning Commission" with a designated place for the signature of the Chairman/woman or Secretary and the date of signing.
F.
Sedimentation and erosion control plan.
(1)
A soil erosion and sediment control plan shall be submitted with the subdivision application in the following cases:
(a)
When the disturbed area of such subdivision is cumulatively more than 1/2 acre or contains inland wetlands or watercourses;
(b)
For any lot within the Conservation District; or
(c)
For any lot within a proposed subdivision which is within 50 feet of coastal resources, including rocky shorefront, coastal bluffs and escarpments, beaches, dunes and tidal wetlands, as defined in the Connecticut Coastal Management Act.[3]
[3]
Editor's Note: See Connecticut General Statutes § 22a-90 et seq.
(2)
The plan shall include a map showing existing and proposed topography; location of any areas proposed to be cleared, stripped of vegetation and/or graded, or otherwise altered; location and design of structural control measures, including diversions, waterways, grade stabilization structures, debris basins and other measures; revegetation plans; and a schedule of operations including sequencing of clearing, grading, installation of control measures, and revegetation. Design of control measures and operations shall be consistent with principles, methods and practices found in the Connecticut Guidelines for Soil Erosion and Sediment Control (2002), and amendments thereto, and with the requirements set forth in § 310-5.3 of these regulations. The soil erosion and sediment control plan may be incorporated on the detailed lot layout map and/or construction plans.
(3)
The applicant shall provide a written report describing the project, the schedule of conservation practices, design criteria, construction details and the maintenance program for any erosion and sediment control facilities that are installed. The report shall include the name of person responsible for implementing the sedimentation and erosion control plan.
G.
Grading plan. If not shown on the construction plans, a grading plan shall be prepared which shall show proposed new grading of the roadway and any drainage courses, proposed grading of all lots within the subdivision for which substantial topographic alteration is required in order to accommodate the proposed construction, and any other major grading, cuts, fills or soil or rock removal proposed in the subdivision.
(1)
The area shown on the grading plan may be limited to the portion of the subdivision affected by the proposed grading, cuts, fills, or soil or rock removal.
(2)
The grading plan shall be shown at the same scale as the detailed layout map and shall be prepared to similar standards of accuracy.
(3)
Existing and proposed contours at intervals of two feet are required. If requested by the Commission, cross-sectional drawings of the area to be regraded shall be provided.
(4)
The plan shall indicate the total volume and nature of material to be removed or deposited for road construction.
H.
Future development of undeveloped portion of a tract/phased development. If the proposed subdivision covers only a part of the record owner's or applicant's contiguous land holding, the applicant shall submit a schematic map showing the possible location of future streets, lot layout, and open spaces. The Commission will review the schematic plan in order to assist the applicant in providing the most efficient use of land in relationship to the surrounding area. This schematic map is for informational purposes only and shall not be binding on either the applicant or the Commission.
Reports required under this section may be included as plan notes where appropriate, provided that all information is shown in a clear and legible form. The applicant shall submit 10 copies of all reports not included as plan notes.
A.
Water and sewer. The applicant shall submit a written report, prepared and sealed by a professional engineer currently licensed to practice in the State of Connecticut, or other qualified professional, describing the proposed water supply and method of sewage disposal for the subdivision. Prior to submission of the report to the Commission, the applicant shall secure endorsement of the report by the Public Health Department.
B.
Traffic study. For all residential subdivisions containing 10 lots or more and for all nonresidential subdivisions, the Commission may require the applicant to submit a traffic study describing the pedestrian and vehicular access to and within the proposed subdivision. In the case of resubdivision or phased development, previously approved lots shall be considered as part of the total when determining the need for a traffic study. Traffic studies may be required for subdivisions containing fewer than 10 lots if the Commission determines that hazardous or unsafe conditions may be created or exacerbated by the proposed development. The report shall include traffic characteristics and level of service on existing streets affected by the subdivision and any proposed measures to increase traffic safety and mitigate identified hazardous or unsafe conditions resulting from the subdivision.
C.
Stormwater runoff. For all subdivisions involving the creation of new streets, or as otherwise required by the Commission, the applicant shall provide a mapped and written description of all drainage measures, prepared by a professional engineer according to § 310-4.3. The mapped description shall be shown in accordance with requirements for construction plans in § 310-4.4E. The written description shall identify the method used to calculate runoff, runoff characteristics of the property before and after development, drainage calculations, structural elements of the proposed drainage design, maintenance procedures, safety measures, including fencing and trash racks, proposed landscaping and vegetative measures used to stabilize slopes and bottom surfaces, and proposed ownership of any structural elements, and all design and construction requirements in accordance with § 310-5.6.
D.
Coastal management. All subdivisions of land located fully or partially within the coastal boundary, as defined in Connecticut General Statutes Chapter 444, § 22a-94, and shown on the Town's coastal boundary map, shall be subject to the coastal site plan review requirements, procedures and definitions set forth in Chapter 444 and to the following requirements of these regulations:
(1)
In addition to requirements set forth elsewhere in these regulations, coastal site plan applications must include the following information:
(a)
A plan showing the location and spatial relationship of coastal resources on and contiguous to the property proposed for subdivision.
(b)
A description of the location, design, and timing of construction of any subdivision improvements.
(c)
An evaluation of the capability of resources to accommodate the proposed use.
(d)
An evaluation of the suitability of the subdivision for the proposed site.
(e)
An evaluation of the potential beneficial and adverse impacts of the subdivision and a description of proposed methods to mitigate adverse effects on coastal resources.
(2)
The applicant shall demonstrate that the adverse impacts of the proposed subdivision on coastal resources and future water-dependent development opportunities are acceptable and that such activity is consistent with the goals and policies of the Coastal Management Act.[1]
[1]
Editor's Note: See Connecticut General Statutes § 22a-90 et seq.
E.
Flood protection. When a subdivision is proposed for land subject to flooding, as identified by the National Flood Insurance Program, the applicant shall supply written confirmation from the Zoning Enforcement Officer or other designated official that utilities, water, sewage disposal systems and electrical service are located or designed so as to minimize or eliminate flood damage or infiltration. The applicant's engineer shall provide assurances that the flood-carrying capacity is maintained within any altered or relocated portion of any watercourse. Flood protection measures shall be designed in accordance with the requirements of § 310-5.2.
F.
Energy conservation. The applicant shall submit a written statement describing the manner in which the proposed subdivision will utilize passive solar energy techniques, as required in § 310-5.11. This report may be included as a note on the subdivision map where appropriate.
G.
Purpose and disposition of open space. The applicant shall provide a written report describing any open space proposed in accordance with § 310-5.7. The written report shall include a description of natural resources on the open space tract, proposed use of the tract, proposed ownership and management recommendations. A copy of any restrictive covenants and/or conservation easements shall be included in the report.
H.
Archaeological and historic preservation. The applicant shall provide a written description of any significant historical sites or buildings, identified archaeological sites, existing trails, stone walls, and unique natural features located on the property to be subdivided, as provided in § 310-5.8 of these regulations. The applicant shall include a written statement of any measures which will be taken to preserve important cultural and natural resources on the site. Suitable public access to any preserved feature may be required by the Commission.
I.
Fire protection. The applicant shall provide a written report describing measures to be taken to provide fire protection to the subdivision, including fire access and water supply, in accordance with § 310-5.9. The applicant shall supply written confirmation that the report has been reviewed by the Fire Department, either in the form of a letter from the Fire Department or by an endorsement of the written report by a designated representative of the Fire Department.
J.
Other approvals.
(1)
State highway connections. Where a proposed street, driveway, or storm drainage system joins with a state highway, the applicant shall present a copy of a letter or other document giving evidence that the construction plans have been submitted to and reviewed by the Connecticut Department of Transportation. A permit from the Connecticut Department of Transportation or a letter indicating intent to issue such permit shall be obtained by the applicant and accompany the application prior to Commission approval.
(2)
Other state and federal approvals. In the case of any use, improvement, system, or facility requiring approval of any department or agency of the federal or state government not cited elsewhere in these regulations, the applicant shall provide evidence of the approval from such department or agency, or a copy of a letter or other documentation showing that the applicant has applied for such approval.
All legal instruments related to roads, open space, drainage and other restrictions shall be submitted in duplicate as part of the subdivision application. All legal documents are subject to approval by the Commission's or Town's Attorney and the Commission. Fees for review of legal documents shall be paid by the applicant.
A.
Legal documents which must be submitted for Commission and Commission's counsel review as part of the submission at time of application include, but are not limited to, the following:
(1)
Proposed deed for proposed open space areas.
(2)
Proposed text of required easements of all types, including easements for storm drainage, conservation, utilities, access, temporary easements for construction purposes, and sloping rights.
(3)
Organizational documents and bylaws for homeowners' association, when proposed.
(4)
Any maintenance agreements.
B.
Legal documents which must be submitted prior to final approval of the subdivision and signing of the Mylar by the Commission:
The Commission may require any other information necessary to establish that the proposed subdivision is in conformance with the purposes of these Subdivision Regulations, as established in § 310-1.1.
For all subdivisions, a waiver of specific information requirements of Article 4 may be requested, in writing, prior to or simultaneously with the submission of a formal application. The Commission may grant the waiver request if it finds that the information for which the waiver is requested is not necessary to determine compliance with these Subdivision Regulations. Requirements of § 310-4.3 regarding professional assistance, and for the key map, boundary survey map, coastal site plan, water and sewage reports, and sedimentation and erosion control plan, where applicable, shall not be waived. When a waiver request is denied, the applicant shall provide the information requested no later than the next regularly scheduled meeting of the Commission, or at such later time as the Commission may allow.