The Commission hereby adopts and incorporates herein, as though
fully set forth, all of the provisions of the Town of Ashford Public
Improvement Specifications and the additional requirements as set
forth in the following sections of this article.
A.
Layout. The street and highway layout shall conform to the Plan of
Conservation and Development for streets and highways. All streets
shall be designed to accommodate prospective traffic and to afford
satisfactory access for police, firefighting, snow removal, sanitation,
and street maintenance equipment, as well as school buses. Streets
shall be coordinated to compose a convenient system and to minimize
adverse impacts on adjoining properties.
B.
New streets. Where the subdivision adjoins land susceptible to being
subdivided, the Commission may require new streets to be carried to
the boundaries of any proposed subdivision. All new streets shall
employ traffic calming measures. It is preferred streets be designed
to be curvilinear rather than linear. Street crossings over wetlands,
swamps, brooks and watercourses shall be designed to have the least
impact and cross at the narrowest width possible consistent with good
design. The street(s) shall be appropriately related to the topography
and terrain, both within the subdivision and the surrounding lands.
Streets and lots shall be arranged so as to obtain as many as possible
of the building lots at or above the grades of the street. Grades
of streets shall conform as closely as possible to the original topography.
Streets having steep grades, high fills or deep cuts shall be avoided.
Streets and lots shall be carefully designed to minimize the need
for regrading and defoliation of the site.
C.
Reserved rights-of-way. When required by the Commission, the owner
shall dedicate to the Town reserved rights-of-way for future street
connections to adjoining property susceptible to being subdivided.
Such reserved rights-of-way shall be included in an agreement by and
between the Town of Ashford and the owner and shall include slope
rights of 15 linear feet outside of the street right-of-way. These
rights-of-way shall have necessary radial intersections. Lots adjoining
these rights-of-way shall be laid out so that access to the house
or garage shall not be over the reserved right-of-way.
D.
Slope rights. Where new Town-owned streets abut private property,
slope rights of 15 feet on each side of the street right-of-way shall
be obtained by the applicant, and these slope rights shall be shown
on the final subdivision plan submission to the Commission. Such slope
rights shall be transferred in the form of an easement to the Town
of Ashford. The applicant shall investigate the effect of cuts or
fills on adjacent private property within the slope right areas. The
applicant shall provide the Town with evidence that no drainage problems
or other problems will arise on adjacent property due to construction
or fill operations.
E.
Street designation. The designation for each new or existing street
as arterial, collector or local will be determined by the Commission
after evaluating the following factors:
(1)
The type of land use permitted in the subject zone and/or proposed
for the subdivision, such as residential, commercial, industrial,
or institutional.
(2)
The residential density and/or development intensity of any permitted
and/or proposed land uses.
(3)
The number of acres or residential units or nonresidential buildings
to be served, both immediately and in the future, including potential
extensions of existing or proposed streets.
(4)
The physical characteristics of the property through which the street
is proposed, such as topography, geology, water table, and the like.
(5)
The recommendations of the Plan of Conservation and Development,
including traffic calming measures.
F.
Street widening. Where a subdivision abuts or contains an existing
street that does not comply with the specified width requirements,
the owner shall dedicate the necessary area to the Town or association,
as the case may be, for street widening and the applicant shall show
such widening on the formal subdivision plan.
G.
Street signs. One street sign and supporting post shall be installed
at all new street intersections at the expense of the subdivider and
shall conform to the requirements of the Town of Ashford.
H.
Cul-de-sac streets.
(1)
A cul-de-sac street shall not originate at a loop street or another
cul-de-sac street. Culs-de-sac shall not exceed 800 feet in length
which shall be measured from the center line of the through street
it intersects at its origin. There shall be no more than two culs-de-sac
to any subdivision. There shall not be any lots that do not meet the
minimum frontage requirements of the Ashford Zoning Requirements.
(2)
Cul-de-sac streets serving more than eight lots shall have two segments
of street pavement 20 feet wide load bearing, 16 feet of which is
paved, on each side of a dividing island at least eight feet in width.
A native shrub planting plan for the center island shall be presented
to the Commission. The developer/subdivider shall be required to set
up a properly funded homeowners' association or other legally effective
mechanism for continuous future maintenance of the center island at
no expense to the Town. This mechanism and the person(s) or title(s)
of person(s) responsible shall be described on the subdivision plan.
An appropriate document, legally sufficient to establish and continue
the maintenance mechanism, shall be presented to the Commission in
draft form at the time the subdivision application is filed. The document
shall provide for adequate funding and shall give the Town of Ashford
the right to perform such necessary maintenance and secure reimbursement
of the appropriate funds in the event the responsible person(s) does
not fulfill their obligations. The final document shall be properly
executed and filed in the Ashford Land Records as a condition of final
subdivision approval. There is a bond requirement for implementation
and completion of the island, and no home construction may begin until
the Town has approved the completed street and island.
(3)
When a cul-de-sac street is proposed as a temporary measure pending
future development of adjoining property, it shall be so designed
as to be feasible of continuation in the adjacent tract.
(4)
Where a cul-de-sac street does not extend to the boundaries of a
parcel, it shall be generally separated from such boundaries by a
distance not less than the minimum lot depth required by the Zoning
Regulations.
(5)
A cul-de-sac street shall be provided with a turnaround designed
and constructed to the Ashford Public Improvement Specifications.
I.
Street turnaround.
(1)
Any street shall require a temporary turnaround where it can reasonably
be expected the street will continue into adjoining land in the future
or where a permanent cul-de-sac street is shorter than allowed and
said street is likely to be extended to provide access to additional
allowable lots. Culs-de-sac having an island in the center of the
vehicular turnaround may be permitted on a case-by-case basis. Temporary
turnarounds shall be constructed to meet the requirements of the Ashford
Public Improvement Specifications.
[Amended 5-10-2021]
(2)
Land for a temporary turnaround shall be provided to the legal entity
responsible for the street in the form of an easement which shall
contain a condition for automatic termination of the easement upon
extension of the street.
(3)
Pavement of the temporary turnaround shall be removed upon termination
of the easement and as a condition of the projection of the street
into the adjoining property. The pavement for the temporary turnaround
shall be removed by the subdivider who provides the extension of the
street, and the same subdivider shall also improve the street in the
area of the temporary turnaround to meet the requirements of the Ashford
Public Improvement Specifications.
(4)
When there is a possibility of extension of a street, all portions
of the street, including pavement, slope rights, grass strip, and
sidewalk, that fall outside of the limits of the normal right-of-way
width shall occupy the space by virtue of an easement delivered to
the Town before acceptance of the street.
(5)
The applicant (subdivider) extending any street shall be required
to remove the existing pavement outside of the standard traveled way,
loam and seed the area in which pavement has been removed, extend
any curbs and sidewalks, extend existing driveways, and relocate mail
and paper boxes in the original street area in accordance with Town
requirements and all at the subdivider's expense.
J.
Loop streets. Loop streets shall not originate at another loop street
or a cul-de-sac street. Loop streets shall not provide access to more
than 20 lots. No lot within the loop shall have its rear line fronting
on the loop street.
K.
Existing street improvements/access. Whenever a subdivision is proposed
for land accessible only by an unpaved street which does not conform
to minimum requirements of grade, alignment, width or construction
set forth in these regulations, and/or the Public Improvement Specifications,
the Commission may determine that approval of the subdivision plan
would be contrary to the public safety unless such street is altered
or improved where it fronts the proposed subdivision or beyond the
limits of the proposed subdivision.
L.
Scenic roads, stone walls, stone foundations, and street trees. Frontage improvements, as described in the preceding subsection, may be modified by the Commission in order to achieve the objectives of Chapter 247, Article III, Scenic Roads, of the Town Code. In addition, the Commission shall consider the existence and preservation of stone walls, stone foundations, and street trees which are part of Ashford's historic character.
M.
Specification and details. All street improvements shall be constructed
in accordance with the Town of Ashford Public Improvement Specifications.
O.
Utilities. All utilities for new streets, and for new dwellings on
existing streets with aboveground utilities, shall be installed underground.
Such utilities include, but are not limited to, those required for
electrical, communication, lighting and cable television sources and
related facilities, except surface-mounted transformers, surface-mounted
connection boxes and meter cabinets, temporary utility service facilities
during construction, and high-capacity electric and communication
feeder lines, which may be placed above ground. The subdivider shall
make all necessary arrangements with the service utility to provide
the underground services. The method of installation shall be approved
by the particular utility company and be in conformance with the utility
location requirements of these regulations. The Commission shall have
final review of all utility screening and landscaping.
P.
In making the determination set forth in the preceding subsections,
the Commission shall take into account the street's ability to handle
the increased volume of traffic which will be generated by the proposed
subdivision, the ability of school buses and emergency vehicles to
travel the street safely, the drainage conditions of the street, and
the ability of any vehicle to use the street safely.
A.
Adjacent land. If the owner of a proposed subdivision also owns adjacent
land that does not meet the minimum requirements for a lot in the
respective zone, such adjacent land must be incorporated into the
proposed subdivision. The Commission shall not approve any subdivision
containing one or more fragments or parcels that would not meet the
minimum requirements for a developable lot unless such fragments or
parcels are expressly intended to be dedicated to a public use acceptable
to the Commission.
B.
Useless land. No lot, regardless of size, which is rendered useless
for building due to utility easements, right-of-way, watercourses,
wetlands, topography, geologic condition or lack of compliance with
the Public Health Code[1] shall be shown as a building lot on any subdivision. Except as provided in Article X and Article XI, such property shall be included in adjoining lots.
[1]
Editor's Note: See § 19-13-B1 et seq. of the Regulations
of Connecticut State Agencies.
C.
Lot lines. Side lines of lots shall, insofar as practicable, be either
at right angles or radial to street lines. Variations from this rule
will be made only where it is impractical to do otherwise and shall
require approval in accordance with the Ashford Zoning Regulations.
D.
Off-street parking. Space shall be provided on all lots for off-street
parking.
E.
Lot boundary markers. A lot boundary marker shall be placed by the subdivider's surveyor on each lot corner and also at any point where a change of a lot line occurs. Such marker may be a steel rod, iron pin, drill hole, or other equally permanent method and it shall be clearly marked with an indelible paint. The permanent marker location shall be shown on the final subdivision plan map and must be placed on the site prior to the issuance of a final certificate of zoning compliance on the subject lot. Upon the specific request of the applicant in the subdivision application form, the Commission may waive this requirement on extraordinarily large lots or remaining tracts of property in accordance with Article XI of these regulations.
[Amended 5-10-2021]
F.
Lot size. To ensure that all proposed subdivision lots have an adequate
area for on-site water and sewerage systems, house and accessory building
locations, driveways and parking area and usable recreation space;
to minimize drainage problems and facilitate groundwater discharge;
and to minimize potentially detrimental encroachments upon watercourses,
water bodies, wetland soils and floodplain areas, all proposed subdivision
lots, except as otherwise permitted under the Ashford Zoning Regulations,
as may be amended, shall comply with the requirements of the Ashford
Zoning Regulations.
G.
Lot frontage. No lot shall be approved which does not have the required
frontage as per the Ashford Zoning Regulations. All approved lots
shall only have access on a street which is constructed or bonded
for construction in conformance with the Ashford Public Improvement
Specifications. Interior lots, back lots and so-called flag lots are
prohibited in open space subdivisions.
H.
Driveways.
(1)
An application for the approval of a subdivision or resubdivision
plan that involves the construction or installation of driveways,
including associated drainage improvements, shall constitute an agreement
by the applicant/subdivider to be responsible for the construction
and completion of any or all driveways, including common driveways,
the Commission may deem necessary to serve any lot(s) to be conveyed
following approval of the plan.
(2)
In addition the Commission may require a one- or more year maintenance bond, as set forth in Article IX, upon completion of any driveway(s) to insure such driveway(s), including drainage improvements, functions properly. The amount of the bond shall be in an amount determined by the Commission. The Commission's ability to call a subdivision bond or other surety pursuant to C.G.S. § 8-26c(c) shall not prevent the Commission from seeking to enforce the responsibility of the applicant/subdivider to complete driveway improvements.
I.
Common driveways.
(1)
Common driveways shall be allowed in accordance with the Ashford
Zoning Regulations.
(2)
A driveway easement shall be filed on the deeds of the affected lots
to clearly establish liability and maintenance agreements in the form
set forth in Appendix F.[2] Said deed restriction shall be approved by the Town of
Ashford Planning and Zoning Commission and filed on the Land Records
prior to the issuance of a certificate of zoning compliance on any
of the subject lots.
[Amended 5-10-2021]
[2]
Editor's Note: Appendix F is available at the Land Use Office.
(Please see Ashford Public Improvement Specifications.)
A.
Storm drainage systems constructed under these regulations shall
provide for the proper drainage of the tributary area so as to prevent
flooding, scouring, siltation or insufficient flows to brooks, lakes,
ponds, and other watercourses, intermittent streams and water bodies,
and other adverse impacts. The subdivider shall make provisions for
preventing the creation of stagnant water within the limits of the
proposed subdivision.
B.
All land development, redevelopment and land conversion activities
shall maintain the after-development runoff characteristics as equal
to or less than the pre-development runoff characteristics in order
to reduce flooding, stream bank erosion, siltation, nonpoint source
pollution, and property damage and to maintain the integrity of stream
channels and aquatic habitats.
(Please see Ashford Public Improvement Specifications.)
A.
All subdivision improvements to be dedicated to the Town shall be
inspected by the Commission or such agent as may be designated by
the Commission, in consultation with the Board of Selectmen.
B.
Inspections shall be made at the following stages of construction:
(1)
When rough grading is complete.
(2)
When drainage and all other underground facilities are installed,
but prior to any backfilling.
(3)
During construction of street base courses.
(4)
During construction of bituminous concrete surface and binder courses.
(5)
During the placing of concrete for sidewalks.
(6)
When curbing is complete.
C.
A final inspection shall be made when all improvements are complete
and before acceptance by the Town.
(Please see Ashford Public Improvement Specifications.) Street
monuments shall be placed at all block corners, at angle points, and
the points of curves in streets and at such intermediate points as
may be necessary to identify the street line in the field. The location
of all street monuments shall be indicated on the final subdivision
plan. They shall be installed and their accuracy certified by a licensed
land surveyor. The monuments shall be made of concrete and shall meet
all requirements of the Public Improvement Specifications.
