A.
The following improvements shall be required in all subdivisions except where waived by a specific resolution of the Commission: storm sewers and pavement on proposed streets, as well as curb and pavement between the edge of the existing pavement and the new curbline on existing streets which bound or intersect the proposed subdivision. The developer shall also be required to install street signs, wire utilities, monuments, driveway aprons, loam and seeding and shade trees. The Commission may also require the installation of street lights, sidewalks, curbs, sanitary sewers and fire hydrants. Such improvements shall be installed in accordance with Town, state highway or utility company standards. In any event, no site improvement work including grading shall be started for any contemplated subdivision or resubdivision before the Commission has granted approval of the subdivision plan and until a bond in compliance with Article V of this chapter has been furnished. The Commission may accept assurance, in writing, from each utility company whose facilities are proposed to be installed in the subdivision, in lieu of bond, covering such utilities.
B.
All construction shall be in accordance with the Woodbridge Road
Specifications on file in the Office of the Commission.
C.
"The Rules and Regulations of the State Board of Registration for
professional engineers and land surveyors" shall apply to all technical
work done in conjunction with subdivisions. The technical responsibilities
of the licensed professional engineer and land surveyor in regard
to subdivision work are:
(1)
The design of roads, both horizontal and vertical alignment; drainage
systems, including the design and location of structures and pipe;
sanitary sewer systems; sewage disposal systems; and water supply
and distribution constitute professional engineering and as such shall
be signed and sealed by a licensed professional engineer. A land surveyor's
seal or an architect's seal is not acceptable for this phase of land
subdivision design.
(2)
The phase of land subdivision which relates to topographic maps and
the delineation of the boundary lines of the outside perimeter as
well as the interior lots and street constitutes land surveying within
the meaning of the statute and as such shall be certified and sealed
by a licensed land surveyor. A professional engineer's seal or architect's
seal is not acceptable.
A.
Layout. The roads and highways shall conform to the plan of development
for roads and highways.
B.
Road arrangements. The arrangement of the roads in the subdivision shall provide for the coordination of principal roads and existing roads, and for proper projection of principal roads into adjoining properties which are not yet subdivided, in order to make possible necessary fire protection, movement of traffic, and the construction or extension, presently or when later required, of needed utilities and public services such as sewers, water and drainage facilities. When topographic or other conditions make such continuance impracticable in the opinion of the Commission the above requirements may be modified in compliance with Article X of this chapter.
C.
New roads. Where the subdivision adjoins unsubdivided land capable
of being subdivided, the Commission may require new roads to be carried
to the boundaries of the proposed subdivision. Where proposed roads
do not extend to, or are not adjacent to, the boundaries of the tract,
they shall be separated from such boundaries by a distance of not
less than 200 feet. Reservation of title in any land controlling access
to roads is otherwise prohibited.
D.
Reserved rights-of-way. When required by the Commission the subdivider
shall dedicate to the Town a reserved right-of-way for future road
connections to adjoining properly susceptible of being subdivided.
Such reserved right-of-way shall be included into an adjoining lot
subject to a permanent easement to the Town. All yard measurements
shall be made from the center line of the reserved right-of-way with
said yard to be treated as front yard. Necessary slope rights outside
of such reserved right-of-way shall also be shown and reserved to
the Town. This right-of-way shall have necessary radial intersections.
When adjoining property is subdivided the developer of said adjoining
property shall be required to connect and build the road over the
reserved right-of-way at his own expense.
E.
Road widths. Minimum width for roads shall be as required by the
Woodbridge Road Specifications. Wider roads than those specified above
may be required where the Commission deems them to be necessary. Where
a subdivision abuts or contains an existing road which does not comply
with the specified width requirements, the subdivider shall dedicate
the necessary area to the Town for road widening and show such widening
on the subdivision plan. The subdivider shall also be responsible
for the construction of such improvements at his cost.
F.
Side slopes. Roads in cut or fill shall be provided with side slopes
not steeper than six feet horizontal to one foot vertical. In all
areas where the side slopes are steeper than four feet horizontal
to one foot vertical and slope down from the road, protective devices
shall be installed in accordance with the Woodbridge Road Specifications.
Where new roads abut private property and such property is affected
by the proposed cut or fill, necessary slopes rights shall be obtained
by the developer and these slope rights shall be shown on the subdivision
plan submitted to the Commission. The developer shall investigate
the effect of fills an adjacent private property within the slope
right area. The developer shall also provide the Town with evidence
that no drainage problems or other problems shall arise on adjacent
property due to construction or fill operations.
G.
Relation to topography. The road of a proposed subdivision should
bear a logical relationship to the topography, and all roads should
be arranged so as to obtain as many of the building sites as possible
at or above the grade of the road. All natural features shall be preserved
where so required by the Commission.
I.
Intersections.
(1)
No more than two roads shall intersect or meet at any one point and
the center line of all roads entering an intersection shall pass through
a single point. Except where impracticable because of topography or
other conditions, all roads shall join each other so that for a distance
of at least 100 feet the road is approximately at right angles to
the road it joins. Except where impracticable because of topographic
or other conditions a road shall not have a grade in excess of 3%
for the first 100 feet from the center point of the road intersection
and it shall not have a grade in excess of 5% for the next 100 feet.
At all road intersections all sidewalks required to be installed by
the Commission shall be provided with ramp access for handicapped
persons.
(2)
The center line of any new road shall not join or intersect an existing
Town or state highway at a distance less than specified below from
the point at which any other road joins or intersects the same existing
Town road or State Highway, unless, at the point of such center line
juncture or intersection, such road is a continuation of an existing
Town road or State Highway.
|
Road Classification of Town or State Highway
(See Sec. 1.5 of the Zoning Regulations)
|
Required Distance Between Center Lines of Joining or Intersecting
Roads
(feet)
|
|---|---|
|
Class A road
|
400
|
|
Class B road
|
300
|
|
Class C road
|
250
|
(3)
The subdivision plan shall be submitted by the applicant to the Bureau
of Highways, Connecticut Department of Transportation, if a proposed
road in the subdivision intersects with a State Highway. In such instance
the approval of the Bureau of Highways, Connecticut Department of
Transportation shall be obtained in writing and submitted to the Commission
with the application for a subdivision plan.
J.
Sight vision protection on corner lots. On all corner lots sight
vision protection by grading and removal of barriers, shall be provided
and maintained as required by the Zoning Regulations of the Town.
The sight vision protection area of a corner lot within a proposed
subdivision shall be delineated and identified as such on the subdivision
plan.
K.
Watercourses. Where access from a road to property which is to be
subdivided requires the crossing of a watercourse provision shall
be made to carrying such water course by means of culverts or other
structures. Any new drainage ditch shall be constructed so that it
shall have a flat bottom of sufficient width to carry the anticipated
flow of water and shall have sides at a grade of no greater than one
foot vertical to 1 1/2 feet horizontal, such sides shall be laid
in stone, rip-rap or maintained in grass. The Commission may also
require that stormwater be piped.
L.
Maintenance of unaccepted subdivision roads. The developer shall
be responsible for the complete maintenance of all subdivision improvements
including snow plowing, road sweeping, drainage, etc., until such
improvements are accepted by the proper Town authorities. In the event
that the developer fails to comply, this chapter authorize the proper
Town department to perform the necessary work, without incurring any
liability therefor, and such work shall be charged to the developer.
M.
Dedication of road. Approval of a subdivision plan shall not be deemed
to constitute or effect an acceptance of any road by the Town. However,
the filing of an approved subdivision plan shall constitute an irrevocable
offer of dedication of said road to the Town for highway purposes.
N.
Street signs. Street name signs shall be erected by the developer
at his cost at points designated by the Commission and shall be shown
on the subdivision plan. They shall be of a material and installation
in accordance with Town specifications.
O.
Vertical design criteria. The minimum grade of all roads shall be
1%, except at the intersection of vertical curves. The maximum grade
on Class B roads shall be 5% and on Class C roads 10%. All changes
in grade shall be connected by vertical curves so that clear visibility
shall be provided for a minimum stopping sight distance of 250 feet
on Class C roads and 350 feet on Class A and B roads. Vertical curves
shall be designed in accordance with AASHTO (American Association
of State Highway and Transportation Officials) standards for stopping
sight distance for sag and curves.
P.
Horizontal design criteria. Where road lines deflect from each other
within a block, the inside radius shall be not less than 100 feet.
At road intersections, the property lines shall be on a curve with
a radius of at least 25 feet.
Q.
Specifications and details. All improvements shall be constructed
in accordance with the Woodbridge Road Specifications on file in the
Office of the Commission.
A.
Land adjacent to the proposed subdivision which is not capable of
satisfactory independent subdivision into lots of the size specified
by the Zoning Regulations of the Town shall not be excluded by the
subdivider nor shall there be created any fragment of a lot or remainder
in the subdivision which has an area of less size then specified for
lot dimensions in the Zoning Regulations of the Town.[1] Fragments and remainders of land must be incorporated
into adjacent lots.
B.
No lot, regardless of size, which is rendered useless for building
due to utility easements, rights-of-way, wetlands, water courses,
topography or any other reason shall be shown as building lots on
any subdivision. Such property shall be included as part of adjoining
lots.
C.
On lots located on the outside of sharp curves (120° or more)
and cul-de-sacs the Commission may allow the frontage requirement
to be applied at the building line instead of the street line.
D.
On corner lots the lot frontage may be determined from the point
of intersection of the two street lines.
E.
Side lines of lots, insofar as practicable, shall be as close to
right angle or radial to street lines as possible. Variations from
this rule shall be made only where it is impractical to do otherwise.
F.
Proposed development on the lots should consider the use of passive
solar energy techniques.
All storm drainage improvements shall be constructed in accordance
with the Woodbridge Road Specifications on file in the Office of the
Commission. The storm drainage system proposed for a subdivision shall
be designed by the applicant's engineer and shall be accompanied by
a narrative report. The design shall take into account the total drainage
area of which the subdivision is a part and the required pipe size(s)
for the drainage system to serve the area. The construction of the
drainage system to serve the proposed subdivision shall be the responsibility
of the subdivider.
All subdivision improvements to be dedicated to the Town shall
be inspected by the Board of Selectmen or such agent and at such times
as may be designated by the Board of Selectmen in accordance with
the Woodbridge Road Specifications on file in the Office of the Commission.
Monuments shall be placed at all lot corners, at angle points,
and the points of curves in roads and at such intermediate points
as may be necessary. The location of all monuments shall be indicated
on the subdivision plan. They shall be installed by the subdivider
and their accuracy certified by a licensed land surveyor. The monuments
shall be made of concrete, and shall be 36 inches in length. The top
shall be four inches square and a point cast into it. The base shall
be six inches square. The monument shall be set with the top six inches
above finished grade.
The developer must certify to the Commission through a licensed
land surveyor that monuments have been installed in compliance with
the subdivision plan. No bond release shall be made until this certification
is received by the Commission.
Where a proposed road or storm drain joins a state highway or
state drain, the applicant shall obtain a permit for such connection
from the Department of Transportation and shall present a copy of
such permit to the Commission with the application. The applicant
shall have furnished the Department of Transportation with a copy
of the proposed subdivision plan of improvements, and said copy, with
appropriate notations by the Department of Transportation, shall accompany
the permit.
The following steps are required before a road will be accepted
by the Town:
A.
Approval of the proposed layout by the Commission and the Board of
Selectmen and the posting of a Performance Bond therefor.
B.
Construction of the road in compliance with the Woodbridge Road Specifications.
C.
Application to the Commission by the subdivider for i) the release of the completion bond in compliance with § 490-9 of this chapter and ii) the preliminary acceptance for routine maintenance of the road by the Board of Selectmen for a period of not less than one year.
D.
Approval of above-referred-to application by the Commission and the
Board of Selectmen and the posting of a maintenance bond.
E.
Repair by the subdivider to the satisfaction of the Board of Selectmen
of any deficiencies which become apparent during the preliminary maintenance
period.
F.
Application to the Commission by the subdivider for i) the release of the maintenance bond in compliance with § 490-11A of this chapter and ii) the final acceptance of the road by the Board of Selectmen into the Town highway system.
G.
Approval of above-referred-to application by the Commission and the
Board of Selectmen and acceptance of the road into the Town highway
system.
