Town of Ashford, CT Formal Subdivision Plan Proposal

If an applicant wishes to subdivide or resubdivide land in the Town of Ashford it is the applicant's responsibility to submit a complete application with both a conventional subdivision plan design and an open space plan design, if six or more lots are proposed. Such plan(s) shall demonstrate compliance with all criteria and requirements of these regulations and the Ashford Zoning Regulations, and, accordingly, the applicant shall submit such additional reports or information as may be required to satisfy that responsibility. It is highly recommended a pre-application conference with the Commission be undertaken and then the preliminary layout procedure be followed. (See Article III.) This approach may be favorable because the Commission shall, in that process, make a recommendation as to which design, conventional subdivision plan design or an open space subdivision plan design, the applicant should submit.

(2)

Required open space shall ordinarily be a minimum of 20% of the property under consideration for a conventional subdivision plan and 50% for an open space subdivision plan.

(3)

Any application found to be incomplete in any submittal requirement shall be denied by the Commission without prejudice to a future complete application.

Subdivision plan approval and sale of lots. All plans for the subdivision or resubdivision of land must be submitted to the Commission for approval. No certificate of zoning compliance (zoning permit) shall be issued for any use nor shall any building permit for the erection or enlargement of any building be granted without the prior approval of the subdivision or resubdivision plan, or any amendment thereof, by the Commission and the filing of the endorsed final subdivision plan in the office of the Town Clerk. No lot proposed in a subdivision or resubdivision of any tract or parcel of land shall be sold or offered for sale or used for any building development without the Commission's approval of the final subdivision plan.

Penalties. Any person, firm, corporation, partnership or association making the subdivision or resubdivision of land without approval of the Commission shall be liable to a fine of $500 for each lot sold or offered for sale. In the event that any subdivider, contractor or person in the employ or acting on the behalf of the subdivider violates these regulations, or the conditions or requirements of any subdivision approved hereunder, the Commission may, following a public hearing with notice by certified mail to the violator, void, in whole or in part, any such subdivision approval and may cause notice thereof to be filed in the Ashford Land Records. Any person, firm, corporation, partnership or association not paying such penalty within 30 days of notification of the assessment of such penalty shall not retain the privilege of representing any future land development project before the Commission until such penalty, plus current monthly interest charges, is paid to the Town Clerk. Any subdivider or resubdivider with any existing planning and/or zoning violation(s) on any parcel of property in the Town of Ashford, where that person, firm, corporation, partnership or association owns an interest, may not apply for any new applications until all violations are corrected.

Streets. In the case of subdivisions requiring new streets, the applicant shall construct all new streets to meet the established Town of Ashford standards defined in the Public Improvement Specifications and all design requirements of Article VIII of these regulations. Any new street that provides access to new lots shall be required to meet the Public Improvement Specifications.

Homeowners' association. All loop streets and cul-de-sac streets shall be owned and maintained by an approved homeowners' association meeting the criteria of Article V, § 295-30.

Wetlands. All applicants requesting to subdivide or resubdivide shall apply to the Ashford Inland Wetlands and Watercourses Commission for review of wetland regulated area(s) that may occur within the parcel proposed to be subdivided. If an application involves land regulated as an inland wetland or watercourse, the applicant shall submit an application to the Ashford Inland Wetlands and Watercourses Commission no later than the day the application is filed with the Planning and Zoning Commission for the subdivision or resubdivision. The Commission shall not act on any subdivision or resubdivision application until it has received a report from the Ashford Inland Wetlands and Watercourses Commission.

Notice to abutters/landowners. At no more than seven days after the Commission has received the application, the applicant shall send written notice to all landowners whose property is within 200 feet of any boundary of the property that is proposed for subdivision or resubdivision. The applicant shall acquire a certificate of mailing from the post office, which shall be delivered to the Commission prior to the public hearing, to document such notices have been sent to all landowners meeting the abutting 200-foot criteria. Landowners shall be identified through the use of the property records of the Ashford Assessor or, in the case of landowners in another town, the appropriate office of that town. This notice shall include a brief description of the proposed subdivision or resubdivision and the date, time and place of commencement of the public hearing at which the subdivision is to be considered by the Commission. The notice also shall reference the fact that the complete application is available for public review at the Town Land Use Office. The applicant or an authorized representative shall attend any and all public hearings. In the event the Commission does not schedule a public hearing, the applicant shall still notify all landowners in accordance with this regulation.

Notice of public hearing signs. Sign(s) meeting zoning requirements shall be installed and placed, one each, on all streets fronting the proposed subdivision. Such sign(s) shall indicate the intent to subdivide or resubdivide and include the hearing date, place, and time. All such signs shall be placed within seven days after the Commission's receipt of the application for subdivision or resubdivision. Signs shall be located prominently and remain in place throughout the formal subdivision plan application process. Contact the Zoning Enforcement Officer for details.

Notification to adjoining towns pursuant to C.G.S. § 8-7d(f), as may be amended. In situations where a request, plan and/or application has been received by the Commission and involves any of the following criteria noted below, the Commission shall notify, by certified mail, return receipt requested, within seven days of the receipt of the request, plan and/or application, the Clerk of any adjoining municipality of the pendency of the request, plan and/or application that involves any of the following criteria:

(1)

Any portion of the property affected by a decision of the Commission is within 500 feet of the boundary of an adjoining municipality;

(2)

A significant portion of the traffic to a completed project on the site will use streets within the adjoining municipality to enter or exit the site;

(3)

A significant portion of the sewer or water drainage from the project site will flow through and impact the drainage or sewer system within the adjoining municipality; or

(4)

Water runoff from the improved site will impact streets or other municipal or private property within the adjoining municipality.

Notification to regional council of governments pursuant to C.G.S. § 8-26b, as may be amended. Whenever a subdivision of land is planned, the area of which will abut or include land in two or more municipalities one or both of which are within a region having a regional council of governments, the Planning and Zoning Commission shall, before approving the plan, give written notice of such subdivision plan to the regional council of governments of the region in which it and the other municipality are located. Such notice shall be given as provided in C.G.S. § 8-26b. A regional council of governments receiving such notice shall, at or before the hearing, report to the Planning and Zoning Commission and to the proponent of such subdivision on its findings on the intermunicipal aspects of the proposed subdivision, including street layout, storm drainage, sewer and water service and such other matters as it considers appropriate. If such report of the regional council of governments is not submitted at or before the hearing, it shall be presumed that such agency does not disapprove of the proposed subdivision. The report of such regional council of governments shall be purely advisory.

[Amended 5-10-2021]

Construction plans. All construction plans for proposed roads, lots, drainage and other improvements shall be submitted to and approved by the Commission prior to the start of any on-site work in any proposed subdivision. Plan and profile drawings of all proposed streets, storm drains, sanitary sewers, catch basins, manholes, ditches, swales, watercourses, headwalls, sidewalks, curbs, gutters, and other structures shall be submitted with the subdivision application. All plans shall be prepared in accordance with the Ashford Public Improvement Specifications, the Ashford Zoning Regulations and these Subdivision Regulations. All improvements shall bear the seal of a qualified professional engineer registered in the State of Connecticut.

Plans for grading, fill and removal activities. All subdivision applications shall include specific plans and information regarding all grading, fill and removal activity associated with a proposed subdivision, including but not limited to road construction, drainage, open space, driveways and septic system construction. The plans shall address all applicable requirements and approval criteria of these regulations and the Ashford Public Improvement Specifications. The grading, fill and removal plan shall be prepared by a qualified professional engineer or professional surveyor registered in the State of Connecticut.

Phased subdivision implementation. If a subdivision is proposed to be completed in phases, general design information shall be provided to the Commission indicating the time frame for each phase and a draft outline as to what each phase shall look like, including street layout, number of lots and their location, etc.

Sidewalks. All subdivisions shall be required to install streetside sidewalks at the discretion of the Commission. Sidewalks shall meet the requirements of the Ashford Public Improvement Specifications.

Driveways. Where the choice exists, lots shall be laid out so that driveways have access to local streets and not arterial or collector streets, "arterial" and/or "collector" streets as defined by the Connecticut Department of Transportation. The Commission reserves the right to require the applicant/subdivider/developer to install any or all driveways, including drainage control structures or systems, prior to the sale of the lot(s).

Affordable housing. All subdivision proposals may contain affordable housing as defined in C.G.S. § 8-39a.

Vegetation. For the purposes of enhancing property values and to minimize the potential for erosion, the disturbance of existing vegetation shall be kept to a minimum and allowed only to accommodate construction of improvements, utilities, roads and driveways. The preservation and protection of street and shade trees throughout the subdivision shall be encouraged. Woodlands and vegetated buffers should be used along roadways, property lines and watercourses to contribute to the aesthetic and natural character of the site, and to protect water quality.

Design and visual impact. Developers shall consider visual impact and aesthetic quality of the completed subdivision to the surrounding neighborhood and must present to the Commission the basis for the design. The design and layout of the subdivision shall follow the vision of the Plan of Conservation and Development for that area. This includes a balance of visual relationships to existing buildings, encouraging pedestrian traffic, designing streets that reduce traffic speed and encourage parking in the rear, and incorporate natural, scenic and historic features.

Building sites. The orientation of individual building sites should be such as to maintain maximum natural topography and cover. Structures should be oriented to allow for the use of passive and active solar energy techniques.

Topsoil. The removal or disturbance of topsoil or other excavated material from the premises, other than that necessary to construct the improvements, and then only to the depths shown on the approved plan, is prohibited. Topsoil removed or disturbed at the site shall be the minimum amount required for construction purposes; topsoil removed from the parcel shall not be removed from Town or sold and may only be used to provide topsoil to another development site in Ashford where needed. Topsoil removed shall be redistributed and stabilized as quickly as possible following the establishment of required grades for a project or project phase. All exposed earth surfaces shall be reseeded and stabilized. At least six-inch depth of topsoil shall be provided to cleared areas around each building site.

Stone walls. Subdivisions shall be designed to preserve all existing stone walls. Portions removed shall be used to enhance other existing walls on the property. Stone walls fronting any existing public or private street shall be maintained intact except for driveway cuts. Stone walls and other natural and man-made features should be used to delineate lot boundary lines and proposed street right-of-way, where possible.

Native plantings. Native plantings shall be used where plantings are to be utilized, and clearing of any existing vegetation should be kept to a minimum to accommodate only improvements. For the purposes of fire protection, dense underbrush, not trees, should be cleared to a distance of 100 feet from any building(s).

Street trees. Trees found along existing streets adjacent to any subdivision shall be accorded the protection as per the Ashford Tree Warden Manual. No roadside trees over six inches in diameter at breast height and within 30 feet of the existing road center line shall be removed unless the removal is necessary to provide suitable sight lines, to establish driveway cut or roadside drainage, or to provide suitable underground utility service. New streets shall have street trees planted, when trees are absent, in the density size category, species and locations determined by and at the discretion of the Commission. Generally street trees shall be planted 40 to 50 feet apart on both sides of the street, subject to variations made necessary by the location of driveways, street corners and sidewalks. Trees to be planted shall be three-inch caliper or larger, have a minimum height of 10 feet, and shall be planted, protected and maintained using good horticultural practices. The species of trees shall be native types and subject to the approval of the Commission. Where the existing street trees are in a state of deterioration, new street trees shall be planted in between the existing trees and it may be required to trim the existing trees to permit the growth of the new trees.

Site contours. Finished site contours shall depart only minimally from the character of the natural site and surrounding properties. All buildings and structures shall be sited to minimize disruption of the topography. The grading or removing of earth materials to alter the land slope of a parcel for the purpose of meeting the buildable land requirement is not permitted.

Final grading condition. The land located within a subdivision shall be properly graded and left in a condition that will be free of rubble and debris and properly stabilized to eliminate erosion. Stumps, logs, construction materials, and other debris are not to be buried on site. Such materials shall be collected and stored at an approved temporary location on site and properly removed and disposed of in a lawful manner.

§ 295-13 Formal subdivision plan procedures.

Applications for formal subdivision must be submitted to the Zoning Enforcement Officer no later than 10 days prior to the next scheduled Planning and Zoning Commission meeting in order to be received at that meeting. All items on the required submittals list (Article IV, § 295-14) and specifications for applications (Article IV, § 295-15) and Appendix A[1] must be completed and initialed by the Zoning Enforcement Officer before the proposed plan shall be received.

Action by the Inland Wetlands and Watercourses Commission. In the case of any application involving an area regulated under the Ashford Inland Wetlands and Watercourses Regulations, the Commission shall not act on the subdivision application until it has received a report from the Inland Wetlands and Watercourses Commission pursuant to C.G.S. § 8-26.

Public hearing schedule. Except as otherwise provided herein, the Commission shall take action on the formal subdivision plan application in accordance with C.G.S. § 8-7d, as may be amended. Upon written consent of the applicant, the time period outlined in C.G.S. § 8-7d may be extended by the Commission one or more times, so long as the total period of any such extension or extensions does not exceed 65 days, all in accordance with C.G.S. § 8-7d, as may be amended. Such action shall consist of approval, modification and approval, or disapproval of the application. "Modification," as used in this section, may include conditions that must be satisfied prior to endorsement and filing of the final subdivision plan, prior to the issuance of certificates of zoning compliance, prior to the release of bonds, or at other appropriate points in time.

Consideration of formal subdivision application. The Commission will review the formal subdivision plan application and all accompanying reports, and other documents, and any new information or changed conditions that might necessitate alteration of the application prior to the Commission's decision thereon. However, in those cases in which a public hearing has been held, the Commission shall receive no further testimony or information, orally or in writing, in public or in private, once the public hearing has been closed, other than from the Commission's staff, or disinterested Town, state, or federal agencies, advisors, or officials.

Notification of action. Within 15 days after action by the Commission, the Commission shall notify the applicant by registered or certified mail of the action taken by the Commission and shall also cause a notice to be published in a newspaper of general circulation in the Town of Ashford. Such notice shall be a simple statement giving the date of action by the Commission and whether such application was approved, modified and approved, or disapproved, together with the date of such action.

Endorsement of final subdivision plan. Following Commission approval of a formal subdivision plan application the applicant shall promptly provide a final subdivision plan on Mylar or other material suitable for filing in the office of the Town Clerk. Such plan shall incorporate any modification attached to such approval and shall be accompanied by any documents or other requirements of these regulations, such as bonds, road deeds, conservation and drainage easements, and the like. Any conveyance to the Town of Ashford shall be accompanied by a current certificate of title, prepared by an attorney admitted to the bar of the State of Connecticut, and certifying that such conveyance is free and clear of, or subordinated to, any mortgage, lien, restriction, or other encumbrance. The plan on Mylar shall include, reproduced on the face thereof, a copy of the Commission's decision to approve, including any conditions or modifications made a part thereof. Upon determining that the final subdivision plan properly incorporates all matters required by the Commission's decision and by these regulations, the Commission Chairperson and Secretary or other authorized official shall endorse the Commission's approval on the plan.

Filing of plan. Following the endorsement of the final subdivision plan in accordance with the preceding subsection, the applicant shall file the endorsed Mylar of the plan with the Town Clerk and pay any necessary filing fees. In addition, all final approved plans shall be submitted in digital form ArcView Shapefile, DXF (digital exchange format), CT State Plane NAD 83 feet, or compatible form acceptable to the Town of Ashford. Such filing must be made within 90 days after the expiration of the fifteen-day appeal period as set forth in C.G.S. § 8-8 or, if an appeal is taken under that statute, within 90 days of termination of the appeal by dismissal, withdrawal, or judgment in favor of the applicant. The Commission may, upon request of the applicant, grant up to two extensions of up to 90 days each for such filing. Any final subdivision plan not so filed shall become void. The Commission shall have no responsibility to retain any final subdivision plans rendered void by operation of this provision.

Modification of approved subdivision plans. The Commission may approve a modification of an approved final subdivision plan that does not constitute a resubdivision upon written application. If the proposed modification involves or includes any change in a property line, improvement or other physical feature shown on the approved final subdivision plan, the applicant must submit up to four copies of a proposed amended final subdivision plan at the discretion of the Commission. For each application, the applicant shall also submit such additional information and documents as is reasonably necessary, or as the Commission may require, to understand the nature and purpose of the proposed modification. All provisions of the original approved subdivision or resubdivision shall be complied with, except as specifically approved by the Commission. No modified subdivision shall be deemed final until an endorsed modified final subdivision plan showing all approved changes from the originally approved final subdivision plan has been filed in the office of the Town Clerk.

Alteration of endorsed final subdivision plan prior to its filing with Town Clerk. If the final subdivision plan is altered, changed, erased or revised in any way between the time the Commission's approval is endorsed thereon and the time the plan is filed with the Town Clerk, the approval shall be void unless the alteration has been approved by the Commission and so indicated on the plan.

Alteration of endorsed final subdivision plan after filing with Town Clerk. If the final subdivision plan is altered, changed, erased, or revised in any way after the time the plan is filed with the Town Clerk, such changes shall be deemed ineffective and void unless they have been approved by the Commission and a new Mylar plan showing such changes has been endorsed and filed with the Town Clerk. If the Commission finds that any such changes were made by the applicant or the applicant's successor in interest, the Commission may, after a hearing at which the applicant or applicant's successor in interest is given an opportunity to be heard, revoke and terminate its approval of the final subdivision plan.

Order of bonding and work. The following sequence shall be followed for the implementation of any approved subdivision. No site or road work shall commence without required bonding in place and only then shall the subdivision build-out begin.

(1)

Bonding.

(2)

Sediment and erosion control measures.

(3)

Roads/drainage/sidewalks and associated landscaping.

(4)

Utilities/services/lighting.

(5)

Houses/water supply/septic/driveways.

(6)

Landscaping of house lots and along streets.

[1]

Editor's Note: Appendix A is available at the Land Use Office.

§ 295-14 Required submittals for formal subdivision plan application.

The filing of a formal subdivision plan application to subdivide or resubdivide property in the Town of Ashford shall be submitted to the office of the Commission and include the following items in the quantities indicated:

A completed and signed checklist(s), found in Appendix A, of drawing requirements for preliminary layout subdivision plan proposals (if used), formal subdivision plan proposals; a required submittals checklist and the procedures checklist. Blank copies of Appendix A checklists are available from the Land Use Office. The purpose of these lists is to assist the applicant in meeting the requirements and for the Commission to track and to ensure completeness of the application. Please note these checklists are general summaries. (One original.)

[Amended 5-10-2021]

An application on forms provided by the Commission, signed by both the applicant and the owner(s) of the land to be subdivided or their respective authorized agents. (One original)

A nonrefundable application fee, in the form of a check made payable to the Town of Ashford. (One time.)

A letter of recommendation from the Board of Selectmen stating Town funding is assured for street improvements, when necessary. (One original.)

If an application involves land regulated as an inland wetland or watercourse, a report, including reports or conditions, if any, from the Ashford Inlands Wetlands and Watercourses Commission pursuant to C.G.S. § 8-26 must be submitted prior to the Planning and Zoning Commission's action on the application. (One original.)

A formal subdivision plan application design consisting of:

(1)

Drawing(s), renderings, and maps conforming to the specifications in accordance with Article IV, § 294-15, of these regulations. (Four copies.)

(2)

A plan and profile for roads and/or streets conforming to Article IV, § 295-16, of these regulations. (Four copies.)

(3)

A grading, fill and removal plan. (Four copies.)

(4)

An erosion and sediment control plan, in accordance with Article IV, § 295-18, of these regulations. (Four copies.)

(5)

A hydrological and hydraulic study conforming with Article IV, § 295-19, of these regulations and the Ashford Public Improvement Specifications. (Four copies.)

(6)

A passive solar energy statement demonstrating how, what and where solar access and energy-efficient home design techniques are to be employed to meet the recommendations of C.G.S. § 8-25 and conforming to Article IV, § 295-20. (One copy.)

(7)

A flood hazard measure report as per the requirements the Ashford Zoning Regulations and Article IV, § 295-21, of these regulations. (One copy.)

(8)

A statement describing if the site has historical or archaeological significance as per the Ashford Zoning Regulations. (One copy.)

(9)

Where the proposed subdivision includes only a portion of an existing tract, or only a portion of the applicant's property, a preliminary plan of any future street(s) and lot pattern for the remainder of the tract or property. (Four copies.)

All applicants shall make written inquiry of the office of the State Archaeologist to determine if there is existing evidence, or a reason to believe evidence exists, of sites of archaeological significance within the proposed subdivision or resubdivision. Such inquiry shall be made by certified mail, return receipt requested. Proof of such mailing shall be provided to the Commission at the time of submitting the subdivision application. Any significant sites shall be left undisturbed and may be considered in meeting the minimum open space requirements. If no reply from the State Archaeologist is received within 30 days after receipt of the notice, it shall be presumed that the State Archaeologist has determined that the area is not located within an area of archaeological significance. All requirements of the applicable provisions of the Ashford Zoning Regulations shall apply. (One copy.)

Copy of the agreement made with the Connecticut Department of Transportation when a proposed street or storm drain joins with a state highway. (One original.)

A statement from the Town Engineer and public utility companies, as appropriate, approving public improvements and utilities. (One original.)

A report from the Director of Health or his respective designees indicating that each and every lot depicted upon the formal subdivision plan meets water supply and sanitation requirements of the Public Health Code.[1] (One original.)

[1]

Editor's Note: See § 19-13-B1 et seq. of the Regulations of Connecticut State Agencies.

A certified copy of a certificate of public convenience and necessity in accordance with C.G.S. § 8-25a if water is to be supplied by means of a "water company," as that term is defined in C.G.S. § 16-262m(a), and issued for the subdivision by the Connecticut Public Utilities Regulatory Authority. (One original.)

[Amended 5-10-2021]

A description of any existing deed restrictions, covenants, easements, rights-of-way, or similar encumbrances that run with the land, including the identity of the dominant and servient estates, the volume and page of the Ashford Land Records where the same are recorded, and the date upon which they will expire, if any. (One original.)

Technical approval or report. In addition, the applicant shall provide from a licensed sanitary or civil engineer a written report stating the adequacy of the water supply and sewerage arrangements and from a licensed engineer the proposed grades, drainage arrangements and drainage easements as shown on the plan profiles and the formal subdivision plan(s). The applicant shall also obtain from the appropriate Town officers such other reports as the Commission may require in order for the Commission to evaluate compliance with these regulations. Where significant environmental impact may be involved, as determined by the Commission, the Commission may request a review of the application by other public or private consultants at the applicant's expense. (Four copies.)

Except as otherwise provided in this article, all subdivision plans and applications submitted must meet the procedural and substantive requirements of these regulations and the Ashford Zoning Regulations, as well as any other certifications as required by any law or regulation, including approvals or waivers from a federal, state, regional, county, or local agency having jurisdiction over any matters related to the legal subdivision or land development.

§ 295-15 Specifications for application drawings.

The formal subdivision plan submitted to the Commission for approval shall be a clear and legible print which may be composed of multiple sheets or sets of sheets showing the following data and information items in map, drawing, text and tabular form:

Title block. Each sheet shall contain a title block with name(s) and address(es) of applicant, legal owner(s), the equitable owner(s) and subdivider(s); proposed subdivision name or identifying title; date of the drawing; and the name, license number and seal of the land surveyor and professional civil engineer responsible for this proposal on all drawings. In addition there shall be a North arrow and scale for each map and a signature box for each sheet. See signature box example in Subsection L of this section.

Title search. A brief history of the parcel(s), including any ownership changes and date of that change that have occurred since July 1, 1959, to the present.

Drawings. Graphical renderings, drawings and maps on sheets 24 inches by 36 inches to be submitted shall contain the following:

(1)

A locus reference map to the scale of one inch equals 1,000 feet showing the proposed subdivision and tie-in to the nearest street intersection(s) and the position of the proposed subdivision within the Town-wide boundaries.

(2)

A map of the subdivision, which may appear on the same sheet, at the scale of one inch equals 200 feet showing the outline of all of the applicant's, owner's, and subdivider's adjacent and nearby land holdings, including any optioned lands, and total acreage of each and all parcels. In addition, all abutting subdivisions and their names and approval dates; all nearby parcels of existing dedicated open space; state- and Town-owned land and property under conservation or agricultural easement; designated historic districts, historic buildings, and scenic roads; and other streets abutting and/or within 500 feet of the parcel shall be shown.

(3)

The details of the formal subdivision plan proposal shall be displayed at a scale of one inch equals 40 feet on sheets 24 inches by 36 inches and shall include all items outlined in this § 295-15. If the subdivision is to be undertaken in phases, these phases shall also be delineated with their proposed road system and lot layout at a scale of one inch equals 40 feet on this same rendering. In reviewing the proposed subdivision, the Commission shall consider the proposed subdivision, all phases and any remainder tract(s) and their relationship.

Property and adjacent parcels. The map(s) submitted must have the surveyed location and dimensions of all existing property lines of the proposed subdivision with reference to monuments, pipes, drill holes, foundations or other points of reference of a fixed or semipermanent nature. The map(s) must also show the Assessor's map, block and parcel numbers for each parcel; utility poles within 50 feet of any property line and their numbers; surveyed easements of record and surveyed proposed easements; all existing structures, water wells and septic systems; the names and addresses of present record owners of abutting properties and all owners of property within 200 feet, including those property record owners on any streets opposite the proposed subdivision, as indicated in the current records of the Town Assessor; water wells and septic systems of abutting property owners, if available and if they may be impacted by the proposed subdivision; on-site historical foundations, dumps and archaeological sites; stone walls and fences; cemeteries, burial plots and graves; and any community water supplies and septic systems of abutting subdivisions.

Natural features.

(1)

Drawings must clearly show the following: detailed soil series, types and phases, including any data published for each soil relating to its suitability for septic system leaching trenches; water bodies, watercourses, intermittent streams and their watershed boundaries; delineation of prime farmland and farmland of additional statewide importance soils; inland wetlands and watercourses, including the buffer zones as defined in the Ashford Inland Wetlands and Watercourses Regulations; any flood zones in accordance with the most current Federal Flood Insurance Rate Map; and all areas containing bedrock (ledge or outcropping) exposed at the land surface and bedrock that is four feet or less below the natural land surface.

(2)

In addition, the general vegetative cover conditions for the property, including cultivated land, meadows, pasture, old field, hedgerow, and woodland canopy, and areas with potential state and federally listed endangered, threatened or special concern species as per the current state and federal listed species and significant natural communities maps on file with the Connecticut Department of Energy and Environmental Protection shall be shown.

[Amended 5-10-2021]

(3)

Also ridgelines and scenic views, existing and proposed contours at intervals of two feet or less where the topography of the site and the area around it cannot be otherwise accurately and fairly represented, and all land surface slopes of 15% or greater shall be displayed. This information shall be prepared by a professional land surveyor or professional engineer and confirmed by an actual field survey of the site. (Must meet T-2 accuracy standard.)

(4)

In addition, all trees over 10 inches or more in diameter at breast height (dbh) located within any proposed driveways and within any area to be disturbed and all street trees 10 inches in diameter or more at breast height (dbh) within 30 feet of the center line of existing and proposed street(s) shall be plotted.

Proposed subdivision streets. Lines of proposed and existing streets, their names, location and any lines of highway rights-of-way on file with the office of the Town Clerk, lengths and bearings of all straight lines and adequate data for all curves to meet the Ashford Public Improvement Specifications shall be shown, as well as existing and proposed road drainage, slope easements, and sidewalks. Proposed street names shall not duplicate or be readily confused with already existing names being used in Ashford unless it is extension of an existing road.

Proposed subdivision lots.

(1)

The delineation of all proposed lots, including the location of the buildable land, shall be depicted in map and chart form in square feet and acres. Each lot shall be numbered sequentially and its dimensions on all sides given. If a side is a curved line, a single dimension shall, nevertheless, be given in addition to any subordinate dimensions. The proposed location for all structural foundations, garages, outbuildings and driveways and, if building sizes are not known, a representative dwelling of 30 feet by 60 feet must be shown, with all setback distances. The proposed location for all septic systems, including tank, primary, and reserve leaching fields; the location of all deep observation hole and percolation tests conducted; the results of all such tests in tabular form, including all approved and failed test sites and pits; and the designation, on the final subdivision plan, of any lot for which an engineered system is required pursuant to these regulations shall be shown.

(2)

In addition, all land to be set aside for community wells, if any; the proposed location of all dwelling water supply wells and a circle with a seventy-five-foot radius using the well location as the center; the location and point of outfall of all footing and curtain drains, drainage swales, culverts, and stormwater and runoff management structures to be used when necessary; and the location and description of any temporary sediment and erosion control measures to be used shall be shown.

(3)

Also a statement describing the application of passive solar energy techniques to be utilized, as set forth in Article IV, § 295-20, hereafter, shall be provided and any additional data necessary, together with the aforesaid data, to enable a licensed surveyor to determine readily the location of every street line, lot line, and boundary line, and to reproduce such lines upon the ground to the A-2 Standard.

Proposed subdivision open space. The location, dimensions and acreage of all proposed open space, any proposed recreation or park areas or other public or community use areas shall be displayed. The minimum area of open space to be dedicated within a conventional subdivision shall be 20% of the total area of the parcel being subdivided. In addition, the area of open space to be dedicated must contain at least 20% of the total area of the parcel that does not comprise wetlands, watercourses or floodplain areas. As an example, if a parcel containing 100 acres is subdivided, and 30 acres of the parcel consists of wetlands, watercourses, or floodplain areas, the minimum open space dedication shall be 20 acres (100 acres x 0.20), and at least 14 acres (70 acres x 0.20) of the dedicated area must not be wetlands, watercourses or floodplain areas. Nothing in this section shall prohibit a subdivider from dedicating additional land consisting of wetlands, watercourses or floodplain areas, so long as the minimum amount of other types of land is also provided. For instance, in the example given above, the subdivider could dedicate 30 acres (not just six acres) of wetlands, so long as the dedication also included the minimum 14 acres of land that did not consist of wetlands, watercourses or floodplain areas. The Commission encourages subdividers to dedicate or otherwise preserve as much of the wetlands, watercourses and floodplain areas as possible.

Proposed subdivision; other areas. All areas where blasting is anticipated and where the existing topography is proposed to be altered showing original and proposed final grading as well as the volume of material to be removed and/or brought on site (plan for grading, fill and removal activities) shall be shown. The location of any temporary storage site for rubble, stumps, logs, construction materials, or other debris that is to be removed and the time frame for proper disposal shall be given. The locations of existing and proposed fire hydrants, fire ponds and/or water storage tanks as required under firefighting water supply of the Ashford Zoning Regulations and all structures and temporary methods to be used as part of the sediment and erosion control plan are required.

There shall be certification by seal of a Connecticut-licensed professional engineer as to the adequacy of proposed public improvements and a Connecticut-licensed land surveyor that the final subdivision map has been prepared pursuant to the Regulations of Connecticut State Agencies §§ 20-300b-1 through 20-300b-20 and the Minimum Standards for Surveys and Maps in the State of Connecticut as adopted by the Connecticut Association of Land Surveyors, Inc.

Final plans shall be on a material that shall conform to all requirements for filing with the Town Clerk as part of the Land Records of the Town.

A printed signature box as follows shall be displayed on each drawing or sheet:

APPROVED
ASHFORD PLANNING AND ZONING COMMISSION

Chairperson	Date

Secretary	Date
THE APPROVAL PERIOD EXPIRES ON

SEE COMMISSION MINUTES OF __________ FOR SPECIFIC CONDITIONS OF APPROVAL.

§ 295-16 Plan-profile drawings and data.

When new roads or improvements of existing roads are involved in a subdivision, the formal subdivision plan(s) shall be accompanied by complete plan-profiles of each such road drawn on a sheet which shall be 24 inches by 36 inches at a scale of one inch equals 40 feet and a vertical scale of one inch equals four feet. The following plan-profile drawings and data shall include and display the following and all standards of the Public Improvement Specifications:

An accurate layout of existing and proposed streets, easements or rights-of-way, including those for utilities, sewers, and drainage either on or off site, with accurate bearings and distances, including arc length, radii and central angle of all curves.

An accurate location of all monuments, with accurate references to an established governmental marker or to the Connecticut Coordinate System.

The location of all existing and proposed storm sewers, catch basins, manholes, bridges and culverts. Pipe sizes and invert elevations of all drainage structures shall be shown, together with outfall into existing sewers or natural watercourses.

Road profiles, showing accurate existing and finished grades, cross sections and other detailed road construction plans, including drainage structures.

Watershed data and calculations for the design of drainage structures.

Existing ground surface on the center line, the proposed line grade, and existing elevations at both road lines.

Elevations at each high and low point.

By proper notation, location and elevations of bench marks, based on USCGS datum.

All grades shall be expressed as percentages.

There shall be stations at high and low points, at center-line intersections, and at suitable intervals.

Data showing disposition of surface water, water and sanitary sewer pipes (if any), including sufficient data to permit checking of drainage designs.

Typical cross section of each road indicating location, dimensions and materials of proposed paved improvements and utilities.

The location of street, name, speed limit, and stop, dead-end, and other street signs, as recommended by the Town Engineer and/or the Director of Public Works, shall be shown.

[Amended 5-10-2021]

A certificate under seal of a Connecticut-licensed professional engineer as to the adequacy of proposed public improvements shall be provided.

§ 295-17 Grading, fill and removal plan.

The applicant shall provide a grading, fill and removal plan in accordance with Article IV, § 295-12, of these regulations.

§ 295-18 Soil erosion and sediment control plan

The applicant shall provide a soil erosion and sediment control plan consistent with the Public Improvement Specifications and the Ashford Zoning Regulations, as may be amended.

§ 295-19 Hydraulic study.

The applicant shall provide a hydraulic study sufficient to demonstrate compliance with the Public Improvement Specifications.

§ 295-20 Statement of passive solar energy techniques considered and employed.

The applicant/subdivider shall demonstrate to the Commission that he or she has considered and employed, in developing the subdivision plan, the use of passive solar energy techniques as recommended by C.G.S. § 8-25(b). The applicant/subdivider shall develop a statement, to be made a part of the application proposal, describing whether solar access techniques are possible on this site and which techniques are best suited for each lot proposed. Passive solar energy techniques mean site design techniques which maximize solar heat gain, minimize heat loss, and provide thermal storage within a building during the heating season and minimize heat gain and provide for natural ventilation during the cooling season. The site techniques shall include, but shall not be limited to, house orientation; street and lot layout; house location with existing vegetation; natural and man-made topographical features; and protection of solar access within the development. These techniques are to be used where feasible but not where they would cause unreasonably adverse impacts to the natural environment.

§ 295-21 Flood-control measures.

On land that is contiguous to brooks, rivers, or other bodies of water subject to flooding, proper provision shall be made by the developer for protective flood-control measures in connection with the applicable provisions of the Ashford Zoning Regulations and the Ashford Public Improvement Specifications.