[Adopted by Town Meeting 5-30-1973]
Any person, firm or corporation desiring to
lay out and construct any proposed new street, highway or public way
in the Town of Brookfield shall first submit a plan of the proposed
facility to the Planning Commission for its approval as prescribed
by Chapter 126 of the General Statutes of the State of Connecticut.
This plan shall conform to the standards set forth in the Subdivision
Regulations[1] of the Town of Brookfield as to form and content.
A.
After submission of the subdivision layout to the
Planning Commission, the developer shall submit to the Town Engineer
or Board of Selectmen a detailed plan showing the proposed road profiles
and the layout of any proposed utilities, including storm drainage,
water lines, sanitary sewers and any other underground utilities.
B.
Road plans shall be prepared by a professional engineer
licensed to practice in the State of Connecticut. Each sheet of said
plan shall bear his seal and title box.
C.
Road plans shall be drawn on plan-profile sheets,
the size of which shall not exceed 24 inches in width and 36 inches
in length.
D.
The road plans and/or profile shall include the following
data:
(1)
The scale. Generally the vertical scale should be
one inch equals four feet and the horizontal scale should be one inch
equals 40 feet.
(2)
The existing center-line profile based upon actual
field measurements taken at intervals no greater than every 50 feet
along the proposed roadway.
(3)
The center-line profile of the proposed roadway, showing
gradients and vertical curve data.
(4)
The plan portion of the road plan submission shall
show the proposed road layout as submitted to the Planning Commission
with lot lines as they intersect the street lines, as well as lot
numbers.
(5)
The road plan shall also show roadway stationing as
it relates to the accompanying profile with each proposed road starting
at zero plus zero, 10 plus zero, 20 plus zero, etc.
(6)
The plan shall show in detail the location and size
of all drainage lines, including existing pipes which drain onto or
off of the proposed land to be serviced by the roadway. The plan shall
also indicate location of all proposed catch basins, manholes, headwalls
and streams or open ditches which relate to the proposed construction.
The plan shall show invert elevations at inlet points, catch basins,
manholes and discharge points. Proposed storm drainage shall be shown
on the profile with stations and offsets to the proposed center line
of the roadway.
(7)
Proposed underground utilities other than storm drains
shall be shown in the same general detail, including location, size,
etc.
(8)
Each proposed roadway shall be shown on a separate
sheet.
(9)
Where streams discharge onto the parcel to be subdivided,
the petitioner shall submit maps and calculations of area of watershed
and estimated flow information. This date shall be prepared by a licensed
professional engineer and shall be used in the design of all conduits
which relate to the watercourse in question. Design criteria shall
be as follows:
Roads shall meet the following design criteria:
D.
F.
Cul-de-sac.
(2)
Dead-end streets with culs-de-sac shall not exceed
1,500 feet in length unless an alternate means of access for emergency
vehicles is provided which is acceptable to the Planning Commission.
The Planning Commission may waive the requirement for an alternate
means of access for emergency vehicles if the Commission finds that
such alternate means of access is not required for public safety.
[Amended 12-19-1977]
(3)
Where an alternate means of access for emergency vehicles
is required, the Planning Commission shall determine the standards
of construction and impose such conditions as it finds necessary to
insure adequate and proper maintenance of said emergency accessway.
The Planning Commission may require that the applicant post a permanent
maintenance bond in an amount satisfactory to said Commission to insure
adequate and proper maintenance of said accessway.
[Added 12-19-1977]
G.
Curbs. Bituminous concrete curbing shall be installed
on all roads where finished center-line grades exceed 5% and are required
by the Board of Selectmen or Town Engineer.
H.
Vertical curves. Every change in grade shall be effected
with a vertical curve of sufficient length to ensure adequate stopping
sight distance and to provide for smooth transition. Using the basic
formula of L equals KA where A equals the algebraic sum of grades,
the following K factor shall be used:
I.
Cross slope of pavement. The transverse slope of all
paved sections shall be at the minimum rate of 3/8 inch per foot as
shown on the standard detail.
J.
Driveway entrances. Where driveways have been constructed
prior to the petition for acceptance, said driveways shall conform
to the standard detail as to configuration. Driveway entrances shall
be paved with bituminous concrete into the right-of-way line. In all
cases the gutter line of the roadway shall be maintained in a true
line and grade.
K.
Street signs. Street signs shall be required at all
intersections. To ensure uniformity the developer shall pay to the
municipality a sum to be determined by the Board of Selectmen per
required sign and his responsibility under this provision shall end
upon payment of this sum.
L.
Mailboxes. When homes within a subdivision are occupied
prior to acceptance of the street, it shall be the responsibility
of the developer to erect mailboxes where said street intersects the
nearest public highway. The mailboxes shall be erected as directed
by the Postmaster, and they shall be maintained in good order until
the street is accepted as a public highway. The developer shall remove
same when postal service is supplied to the individual home.
A.
Subgrade.
(1)
The subgrade shall be prepared in an approved manner
by excavating or filling, as required. Filling shall be done in layers
not to exceed eight inches in depth, using suitable material; each
layer shall be consolidated by rolling before the next layer is placed.
Stones in earth fill shall be well distributed, and no stone over
four inches in diameter shall be left within 12 inches of the finished
subgrade.
(2)
Wherever soft clay, spongy or other types of unsuitable
soil which will not compact under rolling are encountered, such soil
shall be removed and replaced with gravel or other material, approved
by the Board of Selectmen or Town Engineer, which shall be compacted
as specified above.
(3)
Wherever soil is of such nature that it retains an
excessive amount of moisture, or where conditions do not afford ready
natural drainage, subdrains and underdrains shall be provided, in
accordance with the requirements of the Board of Selectmen or Town
Engineer.
(4)
Preparation of the subgrade shall be performed upon
completion of required excavation, filling and the installation of
utilities. Where roadways are in cut, they shall be brought to subgrade
elevation for a width of at least two feet wider than the finished
pavement width, i.e., one foot on either side.
(5)
Where roadways are in embankment, the fill shall extend
to subgrade level, and for a width not less than six feet outside
the curbline, i.e., three feet on each side. The total subgrade area
shall then be thoroughly consolidated by repeated rollings, using
a self-propelled roller weighing not less than 10 tons. Areas beyond
the above-described lines shall be excavated or filled to the full
width of the right-of-way in a method satisfactory to the Board of
Selectmen or Town Engineer.
(6)
Rough tolerance. Rough subgrade shall be formed and
compacted in accordance with Board of Selectmen or Town Engineer approved
drawings, and work shall be performed within tolerance of two inches
of indicated levels.
B.
Surface drainage. A complete system of surface drainage,
to the satisfaction of the Board of Selectmen or Town Engineer, including
catch basins and manholes, shall be installed, prior to the final
construction of the subgrade. Catch basins and manholes shall comply
with requirements of the standard detail. All pipe shall comply with
the Highway Specifications of the State of Connecticut.
C.
Gravel course.
(1)
Upon the prepared subgrade, finished parallel to and
15 inches below the surface of the finished grade of the street, shall
be spread a layer of the approved run-of-bank gravel to a depth which,
when thoroughly compacted, shall be 10 inches. The largest stone size
permitted in this course is four inches. This course shall be rolled
with a ten-ton roller until thoroughly compacted.
(2)
Inequalities in the surface shall be corrected and
rolling continued as may be necessary for a satisfactory result and
to the satisfaction of the Board of Selectmen or Town Engineer.
D.
Pavement.
(1)
Upon the prepared gravel course as herein described
(10 inches in thickness), a two-inch layer of screened gravel shall
be placed so as to effect a fine grade. This gravel shall be carefully
spread by means of a motorized grader and shall be wetted and thoroughly
rolled with a ten-ton roller. When completed, the surface shall be
smooth and true to line and grade parallel to the finished surface.
(2)
The final wearing surface shall consist of bituminous
concrete placed in two courses. The compacted thickness of each course
shall be 1 1/2 inches. Material for this course shall conform
to the requirements of Article M.04.01, Class 1 of the Standard Specifications
for Roads, Bridges, and Incidental Construction of the Connecticut
State Highway Department, Form 810, 1969 Revision. This article is
entitled "Bituminous Concrete Mixture." The method of placing shall
conform to all the requirements of Article 4.02.03 of the above-described
Standard Specifications.
E.
Inspection. Before commencing any of the herein described
roadway items, it shall be the responsibility of the builder to notify
the Board of Selectmen or Town Engineer at least 48 hours in advance
of his intent to proceed. No construction shall take place without
the specific authorization, after inspection, of the Board of Selectmen
or Town Engineer.
F.
Scheduling of roadway construction. In all cases the
gravel course shall weather at least one full winter (November 1 through
March 31) in place. The second of the two wearing surfaces shall be
placed only at the discretion of the Board of Selectmen or Town Engineer
and only after all patches and repairs have been made to the first
course as directed. In general, this final surface shall not be installed
until a substantial number of homes have been constructed in the subdivision.
In no case shall bituminous concrete be placed after November 1 unless
specific written approval is granted by the Board of Selectmen or
Town Engineer.
Storm drainage shall be provided and designed
in accordance with the following standards:
A.
Pipe. Sufficient pipe shall be installed within the
subdivision to carry existing watercourses and to drain the proposed
roads and/or easements which may reasonably be expected to be constructed
at some future date on adjoining property which normally drains across
the area of the proposed subdivision or which, in the opinion of the
Board of Selectmen or Town Engineer, would be the most practical course
for such drainage. Cross-lot drainage shall be piped to at least 30
feet behind proposed buildings and/or leaching systems. If in his
judgment there will be no substantial danger from soil erosion or
danger to the public health and safety, the Board of Selectmen or
Town Engineer may permit the discharge of rivers and large streams
in their natural courses and may permit the discharge of stormwater
and established watercourses in open ditches across proposed lots
of one acre or larger. All pipe shall be of such diameter, not less
than 15 inches, as will, in the judgment of the Board of Selectmen
or Town Engineer, be sufficient to properly carry stormwater expected
to enter the pipe from the proposed subdivision and from other properties
when developed which normally drain across the area of the proposed
subdivision. The minimum slope for fifteen-inch pipe shall be 0.75%.
The intent of this subsection is that pipes shall be installed the
full length in all proposed roads to permit the connection of house
storm drains and cellar drains where required by ground conditions.
B.
Manholes. Manholes shall be provided at each change
in direction or grade of the pipe and shall not be spaced more than
300 feet apart. Manholes shall be constructed as shown on the standard
detail. Only precast concrete units or solid concrete blocks shall
be used.
C.
Catch basins.
(1)
Catch basins shall be provided in order that surface
water will not travel without interception more than as shown in the
following schedule of grades and distances:
(2)
Each basin shall be connected to a manhole or adjacent
catch basin where no manhole exists. Construction shall conform to
the standard detail. Only precast concrete units or solid concrete
blocks shall be used.
D.
Underdrains.
(1)
In all roadway areas where a high water table is found
to exist, either before commencing or during actual construction of
the roadways, the developer shall be required to install underdrains
as directed by the Board of Selectmen or Town Engineer or his duly
authorized agent, to protect the stability of the roadway.
(2)
If required, perforated concrete or metal pipe shall
be used, backfilled with washed gravel or crushed rock 1/2 inch nominal
size to a depth of at least 12 inches over the top of the pipe. The
remainder of the trench shall be backfilled with bankrun gravel as
approved by the Board of Selectmen or Town Engineer.
(3)
Sufficient pitch shall be provided to allow this underground
water to run freely to a point of discharge. The size and type of
conduit shall be as directed by the Engineer.
E.
Discharge. The discharge of all stormwater shall be
into suitable drainage structures or watercourses. Where the discharge
shall be onto private property within or adjoining the proposed subdivision,
property easements and discharge rights for the Board of Selectmen
or Town Engineer shall be secured by the applicant before approval
of the final map and acceptance of the drainage plan is requested
by the developer.
The storm drainage system shall be constructed
in accordance with the following standards and procedures:
A.
Pipe. All pipe used shall be of reinforced concrete
meeting State Highway Department specifications. In some instances
the Engineer may recommend use of corrugated metal pipe where he feels
such pipe will provide a more satisfactory drainage system.
B.
Joints. The joints of all pipe shall be shoved tight.
Pipe laid in sandy, silty or other soil where, in the judgment of
the Engineer, there is the possibility of silting shall have joints
thoroughly sealed with 1:3 portland cement mortar or other approved
method.
C.
Catch basins and manholes. Catch basins and manholes
shall be constructed in accordance with the approved plans. Manholes
shall be constructed of solid concrete radial manhole blocks eight
inches thick or of precast concrete units. Catch basins shall be constructed
of eight-inch solid concrete blocks or precast concrete units.
D.
Headwall, culverts and bridges. Headwalls, culverts
and bridges shall be constructed where required, in accordance with
good engineering practice and as specified by the Engineer.
E.
Open ditches. Open ditches may be permitted at the
discretion of the Engineer. The size of the waterway shall be of sufficient
size to convey all water expected to be discharged and shall be suitably
stabilized against erosion. The side banks shall be moderately sloped,
not less than three horizontal to one vertical and then seeded or
otherwise stabilized paved bottom sections and rip-rap slopes shall
be provided when directed by the Engineer to prevent scour and erosion.
When, in the opinion of the Engineer, a guard
railing is necessary to protect the traveling public, the subdivider
shall install same as directed. The guard railing shall consist of
the two-cable variety and shall conform to the applicable State Highway
Department specification.
Prior to the placement of the base course, all
utilities are to be installed together with service extensions to
each lot within the property line. The intent of this section is to
provide all required underground services to each lot prior to the
placement of base course and finished pavement.
A.
Prior to consideration for acceptance as a public
highway, the developer shall submit as-built drawings, at a scale
of one inch equals 40 feet horizontal, one inch equals four feet vertical.
Such drawings shall be on plan-profile sheets and shall not exceed
36 inches by 24 inches in size. Drawings shall be prepared by a person
registered as a professional engineer in the State of Connecticut
and shall show the following detail:
(1)
Concrete monuments delineating the right-of-way.
(2)
Edge of paved surfaces as they relate to right-of-way.
(3)
A center-line profile of the paved surface.
(4)
The location and size of all sanitary and storm sewer
conduits and structures, including invert elevation of same.
(5)
Bearings and distances on all right-of-way boundaries
tied into the monuments described above.
(6)
Drainage easements as shown on the approved subdivision
plan.
B.
The original of this plan shall be delivered to the
Board of Selectmen or Town Engineer, and said plan shall be reviewed
as to conformance with these standards before submission to the legislative
body for approval.
A.
All petitions for the acceptance of new streets as
public highways shall be presented to the Board of Selectmen during
the month of May. During the month of June, final inspection shall
be made, and a written report shall be delivered to the petitioner
setting forth any repairs which will be necessary to bring the roadway
up to standard.
B.
All repairs and/or modifications shall be effected
by the developer prior to September 15, at which time a final determination
shall be made as to the adequacy of the construction. If the Board
of Selectmen or Town Engineer determines that the construction meets
the standards as set forth herein, and provided that all other statutes
and requirements are met, the petition shall be presented to the legislative
body for action.
[Added 6-26-1975]
The Board of Selectmen shall approve the names
of new streets and have the authority to change the name of any street
where confusion exists in similar sounding names or street-numbering
sequences. For the purpose of this section, streets shall be defined
to include any road, highway, avenue, lane or right-of-way providing
access to more than one structure and/or living unit.
