A.
Except for necessary routine maintenance and for repairs of existing buildings as defined in the Connecticut State Building Code, no land shall be used and no building or structure shall be erected, moved, enlarged or extended until a zoning permit for the proposed work or use has been issued by the Commission or the ZEO, as applicable, according to the provisions in Article 4, § 275-4.4, below, and otherwise in accordance with these regulations.
B.
It shall be the responsibility of the applicant to obtain all permits
required by other agencies, where applicable, including other local
authorities such as the Northeast District Department of Health (NDDH),
the Inland Wetlands Commission, and any other department or agency
of the state or federal government. The applicant shall provide evidence
of application to such agency or agencies.
A.
It is strongly suggested that any applicant for a building or zoning
permit refer to the table of uses for the district in which the activity
is proposed to determine the level of administrative review required.
B.
An application shall be submitted to the Building Office for review
for the following uses. The Building Office may subsequently forward
the application to the ZEO, where circumstances require an additional
review:
C.
For any other uses, the ZEO shall review the application and the
site plan to ensure compliance with the Zoning Regulations and shall
either issue a permit within 65 days of receipt, provided all other
applicable requirements of these regulations have been met, or refer
the application to the Commission for review.
D.
The Building Office or the ZEO may refer the site plan to other Town
departments for review as necessary. To be considered, all comments
from other departments shall be submitted to the ZEO. A copy of the
interdepartmental checklist used to determine what additional review
may be required is included as Appendix C[1] in these regulations.
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
E.
The ZEO or the Commission, as applicable for the level of review,
may modify or waive one or more of the application requirements upon
written request of the applicant, if the applicant can demonstrate
to the satisfaction of the Commission or the ZEO that such a requirement
is not needed to reach a decision on the application. No such waiver
shall be granted that would lessen the goals and objectives of these
regulations. Any waiver granted by the Commission shall require the
affirmative vote of a majority of the voting members of the Commission
present.
A.
Prior to the initiation of any application requiring a site plan
review by the Commission, or any application for a special permit,
it is recommended that these regulations be reviewed and the ZEO be
consulted regarding requirements and administrative procedures of
these regulations. It is also recommended that the applicant review
Appendix D, Conservation Commission Review of Development Application
Form.[1] Inclusion of the information sought on this form with
the application, while voluntary on the part of the applicant, can
help streamline the review process for the Commission.
[1]
Editor's Note: Appendix D is included as an attachment to this chapter.
B.
A preapplication meeting is optional, but it is strongly recommended
to facilitate general consideration of factors and issues before the
applicant proceeds with the official application and preparation of
maps, plans and documents required for formal consideration by the
Commission.
C.
Neither the preapplication meeting nor any other informal consideration
by the Commission shall be deemed to constitute any portion of the
official and formal procedure of applying for and the approval of
a zoning application as contemplated herein or under any provision
of the Connecticut General Statutes.
For applications for permits described in Article 4, § 275-4.2B, the applicant shall provide evidence of approval by all appropriate agencies, then file the application with the Building Office. Applications for permits for any other activity described in the table of uses for the respective zoning district, including simple zoning permits, zoning permits requiring a review by the Commission, or special permits, shall be filed with the ZEO by the applicant or the applicant's agent on a form provided by the ZEO. If the applicant is not the owner of the property on which the activity is proposed, the relationship of the applicant to the owner shall be described on the application form. The application shall contain a signed, written statement by the owner of the property or the owner's agent, giving consent for the Commission and the ZEO to inspect the property. The application shall be accompanied by the required fee, as shown in the Planning and Zoning Fee Schedule (Appendix F).[1] At a minimum, a .pdf file and two copies of all required
documents for each application needing approval shall be submitted
and accompanied by the same number of copies of a site plan on eleven-inch
by seventeen-inch paper. The ZEO or the Commission, as applicable,
may require additional copies. Delineation of which level of approval
is required for an application can be found in the table of uses for
each district. Site plans shall show the following:
A.
Zoning permit, simple: ZEO review and approval.
(1)
A legend, including:
(a)
The words "Site Development Plan," the name of the project,
identification of the current zoning district, the name of the applicant
and the name of the property owner (if different from the applicant).
(b)
For site plans submitted on more than one sheet, an index map
locating each sheet in relation to the entire site, with appropriate
match lines.
(c)
A detailed narrative describing the proposed use of the site.
(2)
North arrow.
(3)
Scale (may be one inch equals 20 feet, 30 feet or 40 feet) depending
on the site and the legibility of the plan, as determined by the preparer.
(4)
Lot size.
(5)
Location of proposed addition or structure.
(6)
Topography and detail in area of proposed addition.*
(7)
Proposed grading and drainage, if required.
(8)
Nearest boundary lines and setbacks.
(9)
Computation of building(s) and impermeable surfaces to lot size.
(10)
The names of all owners of record of any abutting property,
or property within 100 feet of the lot to which the permit would apply.
(11)
Street address, including the map/block/lot reference as recorded
by the Thompson Tax Assessor.
(12)
Utility pole(s), if present, indicating both sides of the street
or road.
(13)
Horizontal accuracy may be to a surveying standard of Class
B or C, depending on the lot size and the location of proposed work
in relation to boundaries*.
(14)
Vertical accuracy (contours) shall be to a surveying standard
of T-2 or T-3.*
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*
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These items shall not be required for an application for a home
occupation.
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B.
Zoning permit with site plan review by commission. All of the above from Article 4, § 275-4.4A, plus:
(1)
A location map at a scale of one inch equals 2,000 feet shall
be submitted showing the subject property, streets, lot lines, and
zoning district boundaries within 1,000 feet of the subject property.
If space permits, the location map may be included as an insert on
the site plan as required in C.G.S. Chapter 124, § 8-3.
(2)
Location of all existing buildings, structures, loading areas
and parking.
(3)
Other visible utility structures (e.g., catch basins, manholes,
gate valves, etc.).
(4)
Visible land features such as ledge, tree line.
(5)
Proposed buildings, structures, loading areas, access drives
and parking.
(6)
Loading and parking space calculations.
(7)
Location of existing septic system and well (if public, no reason
to include) and/or proposed well, septic system, test pit data and
percolation test results, as applicable.
(8)
Building or structural plans to scale.
(9)
Landscape plan (if required).
(10)
Existing and proposed contours (grading) in areas of disturbance
(two-foot contour intervals unless surveyor/engineer feels one-foot
contours are more appropriate).*
(11)
The location of all watercourses and inland wetlands, delineated
by a qualified soil scientist (as defined in Section 22a-39 of the
Connecticut General Statutes).
(12)
Proposed drainage (e.g., swales, catch basins and pipes).*
(15)
Location, if known, of any historic, archaeological or environmentally
significant areas.
(16)
Exterior lighting plan (if required).
(17)
Horizontal accuracy shall be Class B, unless mitigating circumstances,
such as small lot size or proximity of work to property lines, requires
greater accuracy.*
(18)
Vertical accuracy (contours) shall be Class T-2 or Class T-3
in areas of disturbance, and Class D in other areas.*
(19)
One-hundred-year flood zone, and any floodway as identified
by the Federal Emergency Management Agency (FEMA).*
(20)
An eight-and-one-half-inch by eleven-inch photocopy of a USGS
Quad Map with the project site outlined must accompany the site plan.*
(21)
The name, address, and contact information of a civil engineer
or land surveyor, licensed to practice in Connecticut, who is responsible
for the drawing and represents the applicant.*
C.
Special permit, Commission review requiring a public hearing. All of the above from Article 4, § 275-4.4A and B, plus:
(1)
Additional legend item: the words "Special Permit Approval by
the Thompson, Connecticut Planning and Zoning Commission," with designated
space for the signature of the Chairperson of the Commission and the
date.
(2)
Existing buffers and fences.
(3)
Proposed buffers and fences.
(4)
Architectural drawings of any proposed buildings or structures,
including signs, exterior lighting, etc.
(5)
Existing and proposed contours beyond area of disturbance on
the remaining area of the lot, at ten-foot contour intervals.
[1]
Editor's Note: Appendix F is included as an attachment to this chapter.
The following structures shall not require the issuance of a
zoning permit under these regulations:
A.
The Commission may, after the date of receipt of any application,
require the applicant to submit additional information if the Commission
finds that such information is necessary or would be helpful in determining
whether the proposed building, structure or use conforms to these
regulations. For the purpose of this section, the date of receipt
of an application shall be determined to be the earlier of the day
of the next regularly scheduled meeting of the Commission immediately
following the submission of the application to the Commission or the
ZEO or 35 days after such a submission. Such additional information
may include, but is not limited to, the following:
(1)
The nature and amount of any hazardous materials or wastes to
be produced, used or stored on the lot and the manner in which such
production, use or storage will be carried out.
(2)
The nature of existing land uses and abutting properties.
(3)
An exterior lighting plan for nonresidential and multifamily
uses.
B.
If the applicant elects to furnish the additional information required
by the Commission, the applicant shall file with the Commission a
written consent to the extension of time within which the Commission
would otherwise be required to act upon the application. The extension
shall be sufficiently long to provide the Commission with 65 days
following the receipt of the additional information within which to
act upon the application. If the applicant declines or fails to provide
additional information, then the Commission shall proceed to act upon
the application pursuant to these regulations.
A.
The ZEO, for a zoning permit, simple, may deny or approve the application
as submitted or modify and approve the application.
B.
The Commission, for a zoning permit with a site plan review or a
special permit, may deny or approve the application as submitted,
modify and approve the application or approve the application with
conditions.
D.
The Commission may, as a condition of approval of any special permit
application, require a bond in an amount and with conditions satisfactory
to it, thus securing that any requirements of such application are
met or that required amenities (e.g., erosion and sediment control,
landscaping, etc.) are completed.
E.
All administrative time frames for rendering a decision shall conform
to C.G.S. § 8-7d. The applicant may consent to one or more
extensions of such period, provided the total period of any such extension
or extensions shall not exceed one further sixty-five-day period.
For the purposes of this section, the date of receipt of an application
or site plan shall be deemed to be the day of the Commission's next
regularly scheduled meeting immediately following the day of submission
of the application to the Commission or the ZEO, or 35 days after
such submission, whichever is sooner.
A.
Any application approved by the Commission without modifications
or conditions shall become the approved plan. If the Commission approves
an application with modifications or conditions, an approved site
plan which incorporates such modifications or conditions must be submitted
to the Commission by the applicant within 65 days of the date of approval.
For good cause shown, the Commission may extend the time for filing
the approved site plan. If an approved plan is not filed within such
a sixty-five-day period, or within any approved period of extension,
the approval of the application for a zoning permit shall be void.
B.
The Commission shall certify its approval of any application submitted
in accordance with these regulations. The certificate of approval
shall state that the approval will automatically expire five years
from the date of approval and shall specify such an expiration date.
The Commission shall not issue any zoning permit until the final plan
has been approved by the Commission. The applicant shall file the
approved plan and certificate of approval in the office of the Thompson
Town Clerk and shall pay all required filing fees. No zoning permit
issued in connection with an application shall be effective until
the Commission has certified its approval of the final plan and it
has been filed in the office of the Thompson Town Clerk.
A.
Pursuant to C.G.S. § 8-3(f), no permanent certificate of
occupancy shall be issued for a building, structure or use subject
to these regulations until the ZEO certifies, in writing, that the
building, structure or use is in conformity with these regulations
and with any required zoning permit or special permit or is a valid
nonconforming use under these regulations. Before issuing such certification,
the ZEO may require a written certification, certified as-built drawing(s)
or other appropriate documentation, signed and sealed by an architect,
professional engineer and/or land surveyor (as appropriate) properly
licensed to practice in the State of Connecticut, that demonstrate
that the building, structure or use as developed or established fully
conforms to the provisions of any zoning permit or special permit.
B.
The following provides general standards for all as-built drawings
required by the ZEO. Maps that do not meet the standards below shall
not be accepted.
C.
No permanent certificate of occupancy shall be issued until all documents
required under the zoning permit or special permit that grant easements
or other rights to the Town of Thompson have been recorded in the
Thompson Land Records and/or filed with the appropriate agencies and
proof thereof has been submitted to the Commission.
A.
Following the issuance of a zoning permit or a special permit or the approval of a final site plan by the Commission, no changes or alterations, except as provided for in Article 4, § 275-4.11B (below), may be made in such permit or site plan except by approval of the Commission upon written application as provided in this article.
B.
If the Commission determines that the requested change or alteration
is minor, it may approve an amended permit or amended final site plan
without the need for further procedures. For the purposes of this
section, "minor changes or alterations" shall not include any changes
or alterations that would result in an increase or decrease in the
dimensions of any building or a change in the location of any building
on a lot; additional or different uses; additional signs; changes
in the illumination of a sign, building or site; or increased parking,
outdoor storage or other outdoor activities.
