The maps and plans required by these Regulations shall show
the information and be prepared in accordance with the standards hereinafter
specified. The following requirements are applicable to all maps and
plans:
4.1.1
All maps, plans, and profile drawings
shall be prepared by and shall bear the name, signature and seal of
a land surveyor or engineer, or both, as required by law. They shall
also show the following:
a)
Title of the subdivision, which shall not duplicate the title of
any previous subdivision in the Town.
b)
Name and address of the owner of the land to be subdivided; name
and address of the applicant, if different from the owner.
c)
Date, scale, true north and magnetic north points, Town and state.
4.1.2
Record maps for filing in the Town Clerk's office shall be clearly
and legibly drawn and shall be submitted on a polyester film not less
than three mils thick, and having a sheet size of either 12 inches
by 18 inches, 18 inches by 24 inches, or 24 inches by 36 inches. All
plan and profile and construction drawings for filing in the Department
of Public Works shall be clearly and legibly drawn and shall be submitted
either on a photographic washoff mylar, not less than three mils thick,
or an original ink mylar not less than three mils thick, and having
a sheet size of 24 inches by 36 inches.
4.1.3
A locator map shall be supplied (scale: one inch equals 1,000
feet) showing the location of the subdivision in relation to primary
roads in Town.
A narrative overview of existing conditions will be submitted
with discussion of site areas most and least suitable for development.
The discussion should reflect the applicant's familiarity with state
and Town Regulations relative to land use, health, buildings, roads
and other pertinent development issues. It should present the basic
market strategy for the subdivision and the manner in which the proposed
subdivision will be planned to satisfy the purpose of these regulations
in conformity with zoning and in furtherance of the goals of New Milford
Plan of Conservation and Development.
The purpose of the existing conditions map is to identify the site's features with sufficient information for the Commission to review and consider with respect to the several purposes of these regulations, as listed in Section 1.3. The existing conditions map shall show the following for the parcel to be subdivided and for a reasonable distance, but not less than 200 feet adjacent to the parcel:
4.3.1
Existing streets, including the paved travel way and the street
lines on both sides; also the classification of existing streets on
the circulation plan of the New Milford Plan of Conservation and Development
and a notation as to whether any streets are designated scenic roads
or country roads by municipal ordinance or in the Plan of Conservation
and Development.
4.3.2
Property line of the parcel to be subdivided and adjacent properties
along with the names of adjacent subdivisions or owners and any existing
easements.
4.3.3
Any existing storm drainage system and identification of downstream
drainage facilities likely to be affected by the parcel's development.
4.3.4
Existing utilities including any utility easements over the
parcel.
4.3.5
Existing buildings, structures, stone walls, wells, septic systems,
cisterns and other site improvements such as but not limited to trails,
fences and driveways including a notation if any buildings or structures
are designated as historic.
4.3.6
General soil types by Soils Conservation Service classification
and specific identification of areas likely to be shallow to bedrock,
areas of wetlands soils and rocky outcrops. Identification of areas
likely suitable for on-site septic disposal, including results of
sufficient percolation and deep pit tests to indicate variation of
soils types, at least one test for each five acres. All tests shall
be clearly numbered and identified on the supplemental map.
4.3.7
Wooded areas by foliage line, meadows, farmlands and individual
trees greater than 30 inches diameter breast high or specimen type
tree.
4.3.8
Watercourses, ponds, aquifers, floodplains and any water supply
watershed area.
4.3.9
On a separate map, existing elevations and contours at two-foot
intervals with specific identification of areas with slopes in excess
of 25%. It also should be noted whether the parcel is situated on
one of the following hills or mountains: Bear Hill, Peat Hill, Iron
Hill, Green Pond Mountain, Mount Tom, Long Mountain including Rock
Cobble Hill, Sawyer Hill, Candlewood Mountain, Pine Knob, Great Mountain,
Second Hill, Mine Hill, Cedar Hill, Stilson Hill, Carmen Hill, Town
Hill, Pine Hill, Boardman Mountain, Fort Mountain and Guarding Mountain
(as identified on U.S.G.S. maps Kent and New Milford quadrangles).
Existing elevations should be tied into the Connecticut Data.
4.3.10
Reserved for future use.
4.3.11
Existing zoning classification and land use category in New
Milford's Plan of Conservation and Development.
4.3.12
Adjacent open space abutting the parcels, including ownership
of this open space.
Site photographs should be a simple visual presentation of key
site features. Photos should be no smaller than four inches by six
inches and should be in color. At a minimum, photos should include
pictures of the existing street frontage, the entry and centerline
of proposed streets, notable features identified on the map of existing
conditions, and a typical likely building site. Photos should be labeled
and keyed to an index map which could be the map of existing conditions.
In the preparation of a feasibility plan layout, the applicant
and his engineer should reference the development strategies for rural
conservation set forth in the New Milford Plan of Conservation and
Development. The map should include notes or narrative illustrating
the conservation or explaining the elimination of key natural or historic
site features.
The record subdivision or re-subdivision map shall be prepared
with an accuracy meeting or exceeding standards for a "Class A-2 Survey"
of the Connecticut Association of Land Surveyors, Inc. The map shall
show the following:
4.5.1
Existing
and proposed property lines including street lines on both sides of
an existing street, with the opposite street line tied into the proposed
subdivision or re-subdivision; adjoining street and property lines
for a distance of 200 feet and names of adjacent subdivisions or owners.
4.5.2
Existing
and proposed watercourses, wetlands, ponds, easements and rights-of-way;
channel and building lines; encroachment lines to protect natural
features.
4.5.3
Proposed lots and lot numbers; existing and proposed open spaces
for parks and playgrounds; the square footage of all lots and open
spaces, the buildable area of all lots, and the total acreage of land
included in the subdivision.
4.5.4
Existing permanent buildings and structures.
4.5.5
Dimensions in all lines to the hundredth of a foot; all bearings
or deflection angles on all straight lines; and the central angle,
tangent distance and radius of all arcs.
4.5.6
The width of all existing and proposed streets, rights-of-way
and easements, street names.
4.5.7
Existing and proposed monuments.
4.5.8
The zoning district or districts in which the subdivision is
situated and any zoning district boundary lines.
4.5.9
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.
4.5.10
The survey relationship of proposed streets to nearby monumented
Town streets or state highways where practical.
4.5.11
The words "Approved by the New Milford Planning Commission"
with a designated place for the signature of the Chairman or Secretary
and date of approval.
4.5.12
A designated area with the words "As Specified in Section 8-26c
of the General Statutes, expiration date is __________."
Plan and profile drawings, including typical cross-section,
of all proposed streets, storm drains, sanitary sewers, public water
supply lines, catch basins, manholes, ditches, watercourses, headwalls,
sidewalks, gutters, curbs, fire suppression equipment, and other structures
shall be submitted.
Profile drawings shall be drawn to a horizontal scale of one
inch equals 40 feet and a vertical scale of one inch equals four feet.
Plan drawings shall be drawn to a scale of not smaller than one inch
equals 40 feet. All contours shall be at two-foot intervals based
on field or aerial surveys except as otherwise provided herein. Profile
drawings and elevations shall be based on Town, state or United States
benchmarks or other permanent benchmarks approved by the Commission;
the benchmarks used shall be noted on the plan. As-built mylars shall
be prepared by a professional engineer or licensed land surveyor and
submitted to the Commission. Plan-profile drawings shall show at least
the following information in accordance with good engineering practice
and as appropriate for the particular subdivision:
4.6.1
Layout of proposed streets in plan and profile indicating right
of way dimensions, width of right-of-way and of paving, existing and
proposed centerline grade lines with stations every 50 feet, vertical
curve data and percentage of grade, with a typical cross-section detail.
In nondevelopment areas existing and proposed contours may be at an
interval not exceeding 10 feet based at a scale of one inch equals
40 feet based on a field or aerial survey or based on an available
U.S.G.S. contours, including proposed regrading cuts, fills and soil/rock
removal. In nondevelopment areas, 10 feet is acceptable.
4.6.1a
Design Report: All design criteria and data used
to develop the plan and profile drawings will be attached.
4.6.2
Depth, invert, slope and size of all pipes, ditches, culverts,
manholes, catch basins, headwalls and watercourses, a sample ditch
and watercourse cross sections.
4.6.2a
Drainage report: A drainage analysis map shall show
the tributary watershed area and downstream area affected by run-off.
Drainage computations shall consider the entire watershed area: criteria
and computations used in determining pipe sizes shall be submitted
on
4.6.3
Approximate location of lot lines intersecting the street lines,
lot numbers and street names and any proposed drives and house numbers.
4.6.4
A traffic study, if required by the Commission.
4.6.5
Location of all existing and proposed utilities such as gas,
electric, telephone, underground and overhead utility poles, water
and sewer and fire suppression equipment.
4.6.5a
Sanitation and water supply study report: This report
will present the estimates of public water supply and public sewage
disposal requirements if needed, or the results of soils investigations,
including borings, seepage tests and test pits for areas proposed
for on-site sewage disposal, a description and schematic layout of
proposed sewage disposal system and description of proposed water
supply system.
4.6.6
Location of siltation basins, detention basins, retention basins,
soil erosion and sediment control measures, limits of on-site soil
disturbance, water courses, inland wetlands, construction narrative
sequence.
4.6.7
The limits of any areas of tree removal necessary to provide
effective use of a passive solar energy system, based on an assumed
mature tree height of 50 feet.
4.6.8
Cost estimates: Engineer's quantity estimates, unit prices and
cost estimates for infrastructure construction in a format and level
of detail acceptable to the Commission.
In addition to the plan and profile drawings, other necessary
construction drawings and details shall be submitted as required by
New Milford Road Ordinance.[1]
The feasibility map shall show existing conditions, the proposed
road and lot layout of the subdivision. If only part of the preliminary
plan is being developed, a preliminary plan of contiguous land of
the applicant that may be subdivided in the future shall be submitted.
In the preparation of a feasibility plan layout, the applicant or
his engineer should reference the developed strategies for rural conservation
set forth in the current New Milford Plan of Conservation and Development.
The map should include notes or narrative illustrating the conservation
or explaining the elimination of key natural or historic site features.
The feasibility map shall show at least the following information,
with the understanding that more detailed preliminary plan studies
and/or discussions with the Commission could result in minor to substantial
changes in the plan. The feasibility plan should encompass the overall
tract, even if only part is being proposed for subdivision:
4.7.1
Existing and proposed road, utility and drainage systems, location
of existing and proposed roads, utility systems including potential
extension to provide access to adjacent properties, preliminary grade
estimates and sight distance at intersections and curves.
4.7.2
Location of all borings, deep hole tests, percolation test holes
with a table displaying test results.
4.7.3
Layout of dwellings and recreational facilities, if any, sewage
disposal systems and reserve areas including MLSS spread, and also
showing seventy-five-foot well radii and regulated wetlands or watercourses
setback lines. Also show lot area, required yard setbacks.
4.7.4
Principal wooded areas, any ledge outcrops and existing stone
walls and fences within the subdivision, existing and proposed trails.
4.7.5
Location of all siltation basins, erosion and sediment control
measures for each lot, and limits of soil disturbance.
4.7.6
Location and limits of areas subject to potential flooding;
boundaries of any flood-prone areas and floodways and the base flood
elevation date thereof; and the lowest floor elevations that would
be applicable for a building on any lot in the flood-prone area.
4.7.7
Schematic site development proposal for each lot showing proposed
building location, parking area and driveway, well location and 75
feet well radius, septic system location and any regulated setbacks
from watercourses or wetlands. All proposed driveways shall be shown
with profile grades and sight distances noted. Proposed contours shall
be shown for driveways with grades between 10% to 15% in residential
subdivisions and between 6% to 10% in commercial or industrial subdivisions.
Proposed contours shall be shown to reflect the earthwork required
to achieve the sight distances noted.
4.7.8
Layout of proposed areas to be seeded and landscaped with proposed
type of planting by common name and general location including type
and locations of trees to be planted.
4.7.9
Layout of existing and proposed lot lines and street lines.
4.7.10
Proposed dedicated open space and conservation or scenic easement
areas.
4.7.11
Include assessor's map and lot number of original parcel.
4.7.12
Sidewalks, gutters and special structures.
The following shall apply to the submission and approval of
an erosion and sedimentation Control Plan. All provisions of this
section are in addition to other requirements of these Regulations.
No land development which is cumulatively more than 1/2 acre in area
shall be undertaken in any district unless certification of a Control
Plan in compliance with the provisions of this Section has first been
obtained from the Commission or its designated agent. No permit shall
be issued until a Control Plan has been approved by the Commission
or its designated agent, or it has been determined that a Control
Plan is not required.
4.8.1
Required Submission. The submission of material required to
obtain approval of a Control Plan shall include, but not be limited
to the name, address and phone number of the contact person responsible
for the plan and the following plan components:
A narrative describing:
a.
The development;
c.
The design criteria for proposed soil erosion and sediment control
measures and storm water management facilities.
d.
The construction details for proposed soil erosion and sediment control
measures and storm water management facilities.
e.
The installation and/or application procedures for proposed soil
erosion and sediment control measures and storm water management facilities.
f.
The operations and maintenance program for proposed soil erosion
and sediment control measures and storm water management facilities.
g.
The engineer's cost estimate for the proposed control plan measures
and facilities.
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A site plan map drawn to a scale of not less than one inch to
100 feet to show:
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a.
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The location of the proposed development and adjacent properties;
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b.
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The existing and proposed topography including soil types, wetlands,
watercourses and water bodies;
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c.
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The existing structures on the project site, if any;
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d.
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The proposed area alterations including cleared, excavated,
filled or graded areas and proposed structures, utilities, roads and,
if applicable, new property lines;
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e.
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The location of and design details for all proposed soil erosion
and sediment control measures and storm water management facilities;
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f.
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The sequence of grading and construction activities;
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g.
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The sequence for installation and/or application of soil erosion
and sediment control measures;
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h.
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The sequence for final stabilization of the development site.
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Any other information deemed necessary and appropriate by the
applicant or requested by the Commission or its designated agent.
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4.8.2
Minimum Acceptable Standards.
a.
Plans for soil erosion and sediment control shall be developed in
accordance with these Regulations using the principles as outlined
in the Connecticut Guidelines for Soil Erosion and Sediment Control
(1985), as amended. Control plans shall result in a development that:
minimizes erosion and sedimentation during construction; is stabilized
and protected from erosion when completed; and does not cause off-site
erosion and/or sedimentation.
b.
The Commission (or the County Soil and Water Conservation District)
may grant exceptions when requested by the applicant if technically
sound reasons are presented.
4.8.3
Issuance or Denial of Certification.
a.
The Commission shall either certify that the Control Plan, as filed,
complies with the requirements and objectives of this section or deny
certification when the development proposal does not comply with this
section.
b.
Nothing in these Regulations shall be construed as extending the
time limits for the approval of any application under Chapters 124,
124 A or 126 of the General Statutes.
c.
Before certification, any plan submitted to the Town may be reviewed
by the County Soil and Water Conservation District which may make
recommendations concerning such plan, provided such review shall be
completed within 30 days of the receipt.
d.
The Commission may send a copy of the development proposal to the
Conservation Commission or other review agency or consultant for review
and comment.
4.8.4
Bond or Other Assurance.
a.
The estimated costs of measures required to control soil erosion
and sedimentation, as specified in the Control Plan, may be required
to be covered in a bond or other assurance acceptable to the Commission.
b.
Site development shall not begin unless the Control Plan is certified
and those control measures and facilities in the plan scheduled for
installation prior to site development are installed and functional.
c.
Planned soil erosion and sediment control measures and facilities
shall be installed as scheduled according to the Control Plan. Additional
soil erosion and sediment control measures and facilities may be required
as field conditions warrant.
d.
All control measures and facilities shall be maintained in effective
condition to ensure compliance with the Control Plan.
4.8.5
Inspection. Inspections shall be made by the Commission's designated
agent during development to ensure compliance with the Control Plan
and that control measures and facilities are properly performed or
installed and maintained. The Commission shall require the permittee
to verify through bi-weekly progress reports that soil erosion and
sediment control measures and facilities have been performed or installed
according to the Control Plan and are being operated and maintained.
Additional control measures may be required by the inspector as field
conditions warrant.
These drawings should illustrate the type of dwelling units
proposed in an affordable housing development. The drawings should
present sufficient detail to provide a sense of the intended architectural
style of the complex and the layout of typical units.
