The purpose of the site development plan approval process is
to aid the Commission in its review of future development within the
Town and to ensure that any such development is in conformance with
these Zoning Regulations and the Plan of Conservation and Development
for the Town of Newtown.
The intent of the site development plan approval process is:
(a)
To encourage the appropriate development in the use of land
and buildings;
(b)
To enhance the appearance and arrangement of development upon
land so that it will protect the unique character of the Town and
the particular neighborhood characteristics in which a development
is located; and
(c)
To protect the safety, health and welfare of residents and preserve
property values within the community.
Site development plan approval is required for any development
involving the erection of any new structure greater than 1,500 square
feet in area and/or the reconstruction, enlargement, extension or
structural alterations of existing structures which would result in
an increase in the gross floor area of greater than 1,500 square feet.
Excepted from this requirement are the lawful construction, alteration
and occupancy of single-family dwellings and their accessory uses
and temporary structures for propagation, growing and protection of
trees, shrubs and other outdoor plants.
The Commission shall require an application on a form which
it prescribes.
10.01.310
The site development plan
application shall contain a written statement of the proposed use,
appropriate information concerning the applicant and his interests
in the property for which the site development plan approval is being
sought. The form shall be signed by the applicant and by the owner
of the property for which an application is being made, if different
from the applicant. The application shall include the documentation
outlined below inclusive of a site plan for the subject property which
shall provide sufficient detail to determine compliance with these
regulations:
(a)
The address and Assessor's Map, Block, Lot
location of the subject property;
(b)
The name and address of property owner(s) and of
developer, if different;
(c)
The nature and extent of the proposed use or occupancy;
(d)
The section of the regulations that permits the
proposed use;
(e)
The number of persons to occupy and/or visit the
premises on a daily basis;
(f)
The type of utilities that will service the development
(public or private);
(g)
The parking and loading requirements for the proposed
use; and
(h)
Access management provisions.
10.01.320
(Reserved)
10.01.330
Upon the filing of an application,
the applicant agrees to permit access upon the lot by the Commission
and Staff and technical consultants for purposes of review.
The signature and seal of the professional engineer, and/or
surveyor, and/or architect, and/or landscape architect licensed to
practice in the State of Connecticut shall be included upon all applicable
plans.
Eleven copies of all maps, plans, reports, application forms
and documents shall be submitted as follows:
10.01.410
An A-2 survey of the subject
property with the following information:
10.01.411
Lot area, the existing perimeter
of the property with metes and bounds and any improvements thereon;
10.01.412
Scale, North arrow, date and zone classification;
10.01.413
All existing topographical features on and
within 50 feet of the property, structures, paved areas, foliage limits,
wetlands, vernal pool habitat, watercourses, underground utilities,
septic systems, wells, isolated trees, stone walls, driveways, paths,
ledge outcroppings or boulders, easements, historic factors and building
setback lines;
10.01.414
All existing structures;
10.01.415
Name and address of the owner of the property,
names of all abutting property owners;
10.01.416
Site address, all zone and/or municipal boundaries
within 50 feet of the property.
10.01.420
A site development plan,
with supplemental drawings as necessary to include all information
as required herein drawn to a scale of not less than one inch equals
40 feet (except where otherwise specified or as specifically permitted
by the Commission). The proposed development shall be shown on a site
plan and other drawings which shall not exceed 24 inches by 36 inches
in size.
10.01.421
Vicinity Map at a scale of
one inch equals 1,200 feet.
10.01.422
The layout of the proposed area of construction
at a scale of not less than one inch equals 20 feet.
10.01.423
A zoning compliance table that outlines the
allowed and proposed elements of the development.
10.01.424
All improvements to the property, including
required and proposed building setback distances.
10.01.425
Structures with dimensions, the total gross
floor area of the buildings and structures and the percentage of lot
building coverage.
10.01.426
Pavement and curbed areas (with all radii
shown), including driveways, traffic islands, parking spaces, loading
and walkways.
10.01.427
Materials, details of construction and where
necessary, sample products.
10.01.428
The width of the driveways, dimensions of
the parking and loading spaces and a calculation of the number of
required parking spaces shall be shown.
10.01.429
Field measurements of sight distances in
both directions from each access to Town and State roads.
10.01.430
Utilities, including electric, gas, septic
or sewers, wells or water supply location.
10.01.431
Landscaping plan that shows the location
of all proposed and existing plantings. A table or key that identifies
the type (common and Latin) of plantings, number, their size at planting,
and their mature size. The seal of a landscape architect shall appear
on the plans.
10.01.432
(Reserved)
10.01.433
Signs, including their height, location,
size, illumination, style and materials.
10.01.434
Exterior lighting plan (location, illumination
and style).
10.01.435
Soil erosion and sediment control plan in
compliance with 2002 Connecticut State Guidelines, as amended.
10.01.436
Outdoor storage areas, refuse collection,
exterior machinery and equipment shall be indicated.
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Dimensions in cubic feet of any outdoor storage areas shall
be indicated.
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Dumpsters are to be screened from view.
[Added 7-26-2010] |
10.01.437
Fences, walls, and retaining walls, including
height and materials of construction.
10.01.438
Street furniture, including benches, planters,
trash receptacles, tree grates, and the like.
10.01.439
Existing and proposed contours at intervals
not to exceed five feet. Smaller intervals may be necessary to show
characteristics of that terrain.
10.01.440
Proposed spot elevations at strategic locations,
including several ground level points around the building. A calculation
of cuts and fills shall be provided.
10.01.450
Identification of natural
diversity database species, as listed.
10.01.460
Environmental impact report for site development plans and special
exceptions.
[Added effective 12-28-2009]
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All site development plans and special exception applications
shall include an Environmental Impact Report (EIR), That addresses
conduct which has, or which is reasonably likely to have, the effect
of unreasonably polluting, impairing or destroying the public trust
in the air, water or other natural resources of the town.
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The EIR shall be utilized by the applicant during the design
phase of the project to mitigate any potential negative environmental
impacts.
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The EIR shall include an assessment of environmental issues
and mitigation, in addition to those covered by the Town of Newtown
Inland Wetlands Commission and regulations. These issues, as applicable
to a specific project, may include, but are not limited to, impacts
on:
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(a)
Ecosystem fragmentation, including plant and animal;
(b)
Habitats and wildlife corridors;
(c)
Inter-watershed basin transfer of surface waters;
(d)
Forest ecosystems;
(e)
Natural resources inventory;
(f)
Species diversity;
(g)
Flora and fauna, but not limited to, threatened
or endangered species (i.e., food chain);
(h)
Disruptions; diminished species populations; changes
in predator-prey relationships); and
(i)
The environment, public health and safety.
[Added effective 12-28-2009]
10.01.500
A detailed stormwater management
design for the proposed development that:
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(a)
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Incorporates low impact features;
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(b)
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Encourages stormwater infiltration and aquifer recharge;
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(c)
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Includes elevations, invert elevations of basins, and pipe sizes;
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(d)
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Incorporates nonpoint source pollution controls; and
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(e)
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Complies with 2004 State of Connecticut stormwater quality standards,
as amended.
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10.01.600
Detailed design computations
for the proposed septic system or sewer connection, including type
of sewage, equipment data sources and layout of system (including
100% reserve area), the location and results of each deep test hole
and percolation test or the invert elevations of basins and pipe sizes,
as applicable.
10.01.700
Proposed vehicular and pedestrian
circulation patterns and access management features.
10.01.710
Traffic impact analysis if
so required pursuant to these regulations.
10.01.720
An estimate of the amount
and type of vehicular traffic to be generated on a daily basis and
at peak hours.
10.01.730
Location and dimensions of
private and public streets, common drives, access easements, etc.
10.01.800
Water storage tanks for fire
suppression if so required pursuant to these regulations or fire hydrants
if public water is available.
10.01.900
The following calculations
shall be included as part of the site development plan:
10.01.910
The percentage of structural
coverage, including building, storage, loading and parking areas in
relation to total area of lot.
10.01.920
The bulk of the proposed
building and outdoor storage, if applicable.
10.01.930
The volume of earth to be
removed from the site or to be filled onto the site.
10.01.940
The area of the permitted
signs.
10.01.1000
Preliminary building plans
and exterior elevations shall be included as part of the site development
plan application. At a minimum, the following information shall be
included:
10.01.1010
Location and square foot
coverage of all structures.
10.01.1020
Identification of any buildings
proposed for demolition.
10.01.1030
Identification of accessory
buildings and structures.
10.01.1040
The use of all buildings
and square footage of each use.
10.01.1050
Total number of dwelling
units, including square footage of each unit.
10.01.1060
Floor plans showing existing
and proposed rooms, partitions, and uses.
10.01.1070
Where an exterior elevation of the building is to be altered,
or in the case of new construction, the plans are to show:
(a)
The building elevations, including front, side,
and rear;
(b)
All building details, including door and window
location and type, building and roof materials;
(c)
Location of all roof- or ground-mounted heating
or air-conditioning units, and the screening thereof;
(d)
Any building-mounted signs or lighting; and
(e)
The height of the proposed structures calculated
pursuant to these regulations.
In addition, the applicant shall submit the following statements
with his or her application:
10.01.1110
A statement from the Fire
Marshal on firefighting feasibility of the proposed development.
10.01.1120
A statement from the Town
Sanitarian of the adequacy of waste disposal or from the Water Sewer
Authority (WSA) for a sewer connection as applicable.
10.01.1130
A statement from the public
water company that water service will be provided as applicable for
proposed public water service.
10.01.1140
A report from the Inland
Wetlands Commission with its final decision or a statement from its
designated agent that a license is not required.
10.01.1150
A statement from the Commission's
designated agent that the soil erosion and sediment control plan is
consistent with the State of Connecticut 2002 guidelines as amended
and is eligible for certification recommended for approval.
The Commission may at its discretion hold a public hearing on
any site development plan application.
10.01.1210
A public hearing shall
be warned pursuant to Section 8-7d of the Connecticut General Statutes,
as amended. In addition to such notice, the applicant shall provide
written notice of the time and place of such public hearing to persons
who are owners of land which is within 500 feet from the land which
is the subject of the application. For purposes of such additional
notice, 1) proof of mailing shall be evidenced by a certificate of
mailing, and 2) the person who owns land shall be the owner indicated
on the property tax map or on the last-completed grand list as of
the date such notice is mailed. Such written notice shall be delivered
at least 10 days before the hearing. An affidavit from the applicant
shall be submitted as proof of the mailing.
The Commission shall decide each case within the time period
allowed by Section 8-7d of the Connecticut General Statutes. Notice
of the decision of the Commission shall be published in accordance
with State Statutes. The Commission may approve, modify and approve,
or disapprove any site development plan within the time limits.
10.01.1410
Minor changes in an approved
site development plan are acceptable with the written approval of
the Town Engineer or the Zoning Enforcement Officer provided such
changes shall in no way affect the overall layout, design, density,
impact or nature of the site development plan. Such minor changes
may include, but are not limited to:
(a)
The locations of catch basins, manholes and other
technical aspects of drainage;
(b)
Slight alterations of the locations of roads, structures
or buildings due to unforeseen topographical or geological features;
slight alterations of finished contours;
(c)
Minor rearranging of exterior lighting.
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If the Town Engineer or the Zoning Enforcement Officer have
any question as to whether such a proposed change is minor, such change
shall require the review and written approval of the Commission.
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10.01.1420
Any site plan approval
granted by the Commission shall cease to be effective five years after
the date of issuance (or after the date on which it is finally determined
to be valid by appeal) unless the use for which the site plan approval
was sought is being conducted on the lot or unless work has been commenced
and is being diligently pursued.
10.01.1430
The Commission, at the
time of approving the site plan, may condition the approval contingent
on a schedule of construction being followed, if so requested by the
applicant.
10.01.1440
For good cause shown, the
Commission may grant one or more extensions of time to complete all
or part of the work in connection with the site plan provided the
total extension or extensions shall not exceed 10 years from the approval
date.
