A written application, in a form prescribed by the Commission, shall be submitted by the applicant or lawful agent. If the applicant is not the owner of the land to be subdivided, the forms shall also be signed by the owner or lawful agent.
[Amended 2-5-1997]
A fee shall be paid at the time of submittal of the formal application in accordance with the Town Ordinance entitled "Amended Fee Schedule Ordinance 1996", adopted at the Annual Meeting of the Town of Old Saybrook on November 25, 1996 and effective December 17, 1996.[1]
[1]
Editor's Note: See Ch. 118, Fees, Art. I, Land Use Fees.
The maps and plans required by these regulations shall show information and shall be prepared in accordance with the standards hereinafter specified.
Information on the proposed subdivision shall be provided on maps with an overall dimension of 24 by 36. Five blueline copies of all maps shall be provided as part of the completed application. The Commission may require additional copies of plans if referrals to outside parties are indicated.
If more than one map sheet is required, each sheet shall be sequentially numbered in the form "Sheet - of." An index of all supporting detail map sheets shall be included on the first sheet. For a more efficient presentation, any information required in § 302-26 may be combined on plan sheets, provided that the information is presented in a clear and understandable manner. Revision dates shall be shown if plans are updated or revised during the review process.
All prints of maps and plans shall be clear and legible and shall be bound along the left side with required identifying data on each sheet. North arrows shall, to the extent practical, be consistent from one map to the other.
All maps shall be prepared by and shall bear the name, seal and original signature of a land surveyor or engineer, or both, as required by law and licensed as such by the State Board of Registration for Professional Engineers and Land Surveyors of the State of Connecticut. Final maps presented for endorsement and filing shall include a raised seal and original signature of the land surveyor or engineer, or both, and shall be a print on good quality polyester film meeting the requirements for filing with the Town Clerk, as determined by state requirements.
A. 
Key map: A Key map showing the relationship of the proposed subdivision to the surrounding neighborhood shall be provided, and shall show all public streets, lands reserved for special use, and major subdivisions located within one-half mile of the boundaries of the tract to be subdivided. All proposed property lines within the tract to be subdivided shall be shown on the key map in sufficient detail to allow for transfer of information to the Commission's base map. The scale of the Key Map shall be 1 = 1000. The key map may be included as an insert on the boundary survey map.
B. 
Boundary survey map: A boundary survey map of the entire tract to be subdivided shall be provided, prepared by a registered land surveyor to Class A-2 Standards, as specified in the "Code of Recommended Practice for Standards of Accuracy of Surveys and Maps", approved by the State Board of Registration for Professional Engineers and Land Surveyors. The error of closure for the survey shall be specified. The boundary survey map shall show names of all abutting land owners and public streets, the layout of all lots and streets within the tract to be subdivided, and all lands to be dedicated as open space, parks or playgrounds. The scale of the boundary survey map shall be at 1 = 100. The boundary survey map shall contain the name of the subdivision, the date prepared, North arrow, and graphic scale.
C. 
Detailed layout maps: Detailed layout maps shall be at a scale of one inch equals 40 feet (1 = 40) unless otherwise approved by the Commission. Where it is not possible to fit the entire subdivision plan on one sheet, more than one sheet may be used, provided that match lines are indicated. If more than one sheet is used, an index map shall be provided showing the entire subdivision with lots, lot numbers, streets, street names, delineation of areas covered by the section or sheet and match lines between sections. All detailed layout maps shall show the following information to the extent that the information occurs in or is applicable to the particular subdivision:
(1) 
Title of the subdivision, which shall not duplicate the title of any previous subdivision in the Town of Old Saybrook.
(2) 
Date, scale, visual scale, north point, Town and state.
(3) 
Information on site conditions and land evaluation as follows:
(a) 
Existing and proposed grading contours at an interval not exceeding five feet, based on field or aerial survey, using the bench mark as required for Construction Plans in Subsection D of this section.
(b) 
Existing and proposed manmade features, including but not limited to buildings, structures, existing trails, stone walls, fences and dams.
(c) 
Location of all known significant archaeological historic, and natural features.
(d) 
Location of all exposed ledge outcroppings.
(e) 
Existing watercourses.
(f) 
Exterior limits of inland wetlands, which shall be confirmed by soils tests and field survey.
(g) 
Any areas subject to frequent, periodic or potential flooding; the boundaries of any Special Flood Hazard Areas and floodways and the base flood elevation data therefore; the lowest floor elevations that would be applicable for building on any lot in any Special Flood Hazard Area in accordance with the Flood Plain Management Ordinance of the Town.[1]
[1]
Editor's Note: See Ch. 128, Floodplain Management.
(h) 
Boundaries and classification codes of soil types under the National Cooperative Soils Survey of the U.S.D.A. Soil Conservation Service.
(i) 
Existing mix of forest tree species, their approximate height, age and density; a description of the cutting or removal activities to be undertaken.
(j) 
Location and results of any percolation test holes, deep test pits and borings.
(k) 
Approximate location of any existing wells on the property and on land within 200 feet of the property.
(l) 
Location of any drainage discharge points onto the property from any street or other property.
(4) 
Property ownership information and proposals as follows, with all lines (except as noted) drawn with dimensions to the hundredths of a foot, bearings or deflection angles on all straight lines and the central angle, tangent distance and radius of all arcs;
(a) 
Name and address of owner of property;
(b) 
Name and address of applicant, if different from the owner;
(c) 
Perimeter boundary of the property, with approximate dimensions, and the estimated area of the property to be subdivided;
(d) 
Approximate location of existing property lines for a distance of 200 feet from the property;
(e) 
Both street right-of-way lines of any street abutting or within 200 feet of the property;
(f) 
The survey relationship of the property to nearby monumented Town streets or state highways, where practical;
(g) 
Names of all subdivisions or owners of property abutting the property to be subdivided, including those across any street if the proposed subdivision abuts an existing street;
(h) 
Proposed lots and lot numbers, and the and the square footage or acreage of each lot with dimensions and areas;
(i) 
Proposed streets and other rights-of-way, and the width thereof;
(j) 
Names of existing and proposed streets;
(k) 
Location and dimension of existing and proposed easements;
(l) 
Existing and proposed monuments;
(m) 
The zoning district in which the property is located, and any zoning district upon or within 200 feet of the property;
(n) 
Any municipal boundary line;
(o) 
Any boundary line of the Lower Connecticut River Gateway Conservation Zone;
(p) 
Any building setback lines established by zoning, Town ordinance or other law;
(q) 
Any building setback lines proposed for the subdivision;
(r) 
Existing and proposed open space for parks and playgrounds and other open space purposes, and the square footage or acreage thereof;
(s) 
Any reserved areas for watercourses and wetlands protection or for conservation areas; and
(t) 
Any encroachment lines along rivers and watercourses.
(5) 
Proposals for development of the subdivision as follows:
(a) 
Location and width of street pavement, including location of pavement on existing streets;
(b) 
Spot elevations on both existing and proposed streets to indicate tentative grading of roads; approximate road grades;
(c) 
Existing and proposed storm drains, catch basins, manholes, ditches, headwalls, sidewalks, gutters, curbs and other structures;
(d) 
Any relocation or construction for channels or watercourses;
(e) 
Any sanitary sewers, treatment facilities and appurtenances;
(f) 
Water mains, hydrants and appurtenances;
(g) 
Location on each proposed lot of a minimum area of buildable land, as required under § 302-32A(6);
[Amended 4-16-1994]
(h) 
The location proposed for a building on each lot and a driveway, including floor elevations and driveway grades where necessary to demonstrate feasibility of use of the lot;
(i) 
The location of any proposed on-site wells and sewage disposal systems;
(j) 
The limits of any area proposed for major regrading, cuts, fills, or soil or rock removal;
(k) 
The limits of any area proposed to be reserved and protected from excavation or filling; and
(l) 
The proposed location of any activity that is subject to the Inland Wetlands and Watercourses Regulations of the Town of Old Saybrook, Connecticut.[2]
[2]
Editor's Note: See Ch. 301, Inland Wetlands Regulations.
(6) 
The following additional information:
(a) 
Map information as required for a Coastal Site Plan under § 302-27D.
(b) 
Map information as required for a Sedimentation and Erosion Control Plan as specified under Subsection E below.
(c) 
A signature block entitled "Soil Erosion and Sediment Control Plan certified by -------" with a place for signature of the certifying agent and date of signing.
(d) 
For subdivision involving construction of roads, drainage and other improvements, a signature block entitled "Approved by the Board of Selectmen under the Design and Construction specifications of the Town of Old Saybrook", with a designated place for the signature of the First Selectman and the date of signing.
(e) 
A signature block entitled "Approved by the Old Saybrook Planning Commission", with a designated place for the signature of the Chairman or Secretary and the date of the Commission vote to approve; and the words "Expiration date per Section 8-26c, Connecticut General Statutes," with a designated place for such date.
(f) 
Such additional notes as may be required or approved by the Commission, such as restrictions pertaining to building lines, reserved areas, easements, on-site sewage disposal and water supply and other features on the map.
D. 
Construction plans:
(1) 
Construction plans shall conform to the standards set forth in these Regulations for streets, sidewalks, storm drainage, water and sewer systems, and other improvements, and to the standards set forth in the Design Construction Specifications.
(2) 
Construction plans, including details and specifications, shall be prepared by and shall bear the name and seal of a licensed professional engineer, provided however, that particular elements of the plan, as authorized by law, may be prepared by a licensed land surveyor or other qualified professional.
(3) 
Construction plan drawings shall have a horizontal scale of 1 = 40; profile and cross section drawings shall have a vertical scale of 1 = 4. Drawings of special structures and details may be prepared in other format acceptable to the Commission and First Selectman. Profile drawings, inverts, existing and proposed contours and key elevations shall be based on official Town, state or U.S. bench marks. The bench marks used shall be consistent among the plan sheets and shown on the plans.
(4) 
The following information shall be shown on the construction plans as applicable to the particular subdivision:
(a) 
Title of the subdivision as in § 302-26C.
(b) 
Date, scale, visual scale, North point, Town and state.
(c) 
For streets:
[1] 
Existing profile grades at the center line and both right-of-way lines.
[2] 
Proposed profile grades and key elevations at the center line.
[3] 
Right-of-way lines, the edge and width of pavement; and stations at 50 intervals.
[4] 
Pavement radii at corners.
[5] 
Typical street cross section.
[6] 
A cross section at all cross culverts.
[7] 
Cross sections at 50 intervals where there are to be substantial cuts and fills affecting abutting lots.
[8] 
On plan drawings the approximate location of lot lines intersecting the right-of-way line and the lot numbers of the lots.
[9] 
Sidewalks, curbs and gutters.
[10] 
Locations for guide rails or posts.
[11] 
Street names.
(d) 
For drainage, sanitary sewers and pipe systems:
[1] 
Location, depth, invert, slope and size of all pipes, culverts, manholes, headwalls, and catch basins.
[2] 
Cross section, depth, slope and location of all natural and manmade watercourses, ditches and swales.
[3] 
Water mains and hydrants.
[4] 
Sanitary sewers and appurtenances.
(e) 
Detail drawings of bridges, box culverts, deep manholes, retaining walls and other special structures.
(f) 
Provision for control of erosion and sedimentation both during and upon completion of construction, in accordance with § 302-26E.
(g) 
At intersections and other locations where there may be sight distances restrictions, proposed grading contours at two foot intervals.
(h) 
Pertinent survey data and computations to enable the Commission and First Selectman to review the drainage design and the sufficiency of downstream drainage systems to accommodate runoff from the subdivision; design for any temporary or permanent storm water detention.
(i) 
The words "For location of underground electric, telephone, gas, cable TV and other facilities of public utility companies, inquire of appropriate utility company (or inquire of Call Before You Dig, Inc. 1-800-922-4455)"
(j) 
A signature block entitled "Approved by the Board of Selectmen, Town of Old Saybrook, Connecticut" with a designated place for the signature of the First Selectman and date of signing.
(k) 
A signature block entitled "Approved by the Old Saybrook Planning Commission" with a designated place for the signature of the Chairman or Secretary and date of approval.
E. 
Sedimentation and Erosion Control Plan:
(1) 
A soil erosion and sediment control plan shall be submitted with the subdivision application in the following cases:
(a) 
When the disturbed area of such subdivision is cumulatively more than one half acre, or contains inland wetlands or watercourses;
(b) 
For any lot within the Lower Connecticut River Gateway Conservation Zone; or
(c) 
For any lot within a proposed subdivision which is within 50 feet of coastal resources, including rocky shorefront, coastal bluffs and escarpments, beaches, dunes and tidal wetlands, as defined in the Connecticut Coastal Management Act.
(2) 
The plan shall include a map showing existing and proposed topography; location of any areas proposed to be cleared, stripped of vegetation and/or graded, or otherwise altered; location and design of structural control measures, including diversions, waterways, grade stabilization structures, debris basins and other measures; revegetation plans; and a schedule of operations including sequencing of clearing, grading, installation of control measures, and revegetation. Design of control measures and operations shall be consistent with principles, methods and practices found in the "Connecticut Guidelines for Soil Erosion and Sediment Control" (1985), and amendments thereto.
(3) 
The applicant shall provide a written narrative describing the project, the schedule of conservation practices, design criteria, construction details and the maintenance program for any erosion and sediment control facilities that are installed.
(4) 
All development shall comply with the following guidelines:
(a) 
Development shall be fitted to the topography and soils so as to create the least erosion hazard.
(b) 
Natural vegetation shall be retained and protected wherever feasible.
(c) 
Only the smallest practical area of land shall be exposed at any one time during development.
(d) 
When land is exposed during development, the exposure shall be kept to the shortest practical period of time.
(e) 
Temporary vegetation and/or mulching shall be used to protect exposed areas during development.
(f) 
Sediment basins (debris basins, desilting basins or silt traps) shall be installed and maintained to remove sediment from runoff waters and from land undergoing development where feasible and practical.
(g) 
Permanent final vegetation and structural erosion control measures shall be installed as soon as practical in the development.
(5) 
The soil erosion and sediment control plan may be incorporated on the detailed layout map and/or construction plans.
F. 
Grading plan. In the event that any major grading, cuts, fills or soil or rock removal is proposed in the subdivision, a grading plan shall be submitted, as follows:
(1) 
The area shown on the grading plan may be limited to the portion of the subdivision affected by the proposed major grading, cuts, fills, or soil or rock removal.
(2) 
The grading plan shall be shown at the same scale as the subdivision map, and shall be prepared to similar standards of accuracy.
(3) 
Existing and proposed contours at intervals of two feet are required. If requested by the Commission, cross-sectional drawings of the area to be regraded shall be provided.
(4) 
The plan shall indicate the total volume and nature of material to be removed or deposited.
G. 
Future development of undeveloped portion of a tract/phased development: If the proposed subdivision covers only a part of the record owner's or applicant's contiguous land holding, a map shall be submitted drawn at a scale of 1 inch = 400 feet, showing the approximate location of future development, including proposed street locations, approximate lot layouts, and the location of areas to be designated as open space. The map shall be accompanied by a written statement of intent for the tentative or proposed future use of the undeveloped portion. This map and statement is for informational purposes only and shall not be binding on either the applicant or the Commission.
Reports required under this section may be included as plan notes where appropriate, provided that all information is shown in a clear and legible form.
A. 
Water and sewer: The applicant shall submit a written report, prepared and sealed by a professional engineer licensed in the State of Connecticut, describing the proposed water supply and method of sewage disposal for the subdivision. The engineer shall certify that the proposed water supply and method of sewage disposal comply with all applicable sanitary codes, rules and regulations, including the requirements of §§ 302-41 and 302-42 of these Regulations. Prior to submission of the report to the Commission, the applicant shall secure endorsement of the report by the Director of Health of the Town of Old Saybrook or his agent.
B. 
Traffic study: For all residential subdivisions containing 25 lots or more, and for all nonresidential subdivisions, the applicant shall submit a traffic study describing the pedestrian and vehicular access to and within the proposed subdivision. In the case of resubdivision or phased development, previously approved lots shall be considered as part of the total when determining the need for a traffic study. Traffic studies may be required for subdivisions containing less than 25 lots, if the Commission determines that hazardous or unsafe conditions may be created or exacerbated by the proposed development. The report shall include traffic characteristics and level of service on existing streets affected by the subdivision, and any proposed measures to increase traffic safety and mitigate identified hazardous or unsafe conditions resulting from the subdivision. In preparing this report, the applicant shall be guided by the requirements of Articles V and VI of these Regulations, and the Design and Construction Specifications.[1]
[1]
Editor's Note: See Ch. 110, Design and Construction Specifications.
C. 
Stormwater runoff: For all subdivisions involving the creation of new streets, including private residential streets, the applicant shall provide a mapped and written description of all drainage measures, prepared by a professional engineer licensed in the State of Connecticut. The mapped description shall be shown in accordance with requirements for construction plans in § 302-26D. The written description shall identify the method used to calculate runoff, runoff characteristics of the property before and after development, drainage calculations, structural elements of the proposed drainage design, maintenance procedures, safety measures including fencing and trash racks, etc., proposed landscaping and vegetative measures used to stabilize slopes and bottom surfaces, and proposed ownership of any structural elements. The applicant shall obtain the written endorsement of the mapped and written drainage plan from the engineer designated to review the report on behalf of the Commission.
D. 
Coastal management: All subdivisions of land located fully or partially within the coastal boundary, as defined the Connecticut General Statutes Chapter 444, Section 22a-94, and indicated on the Old Saybrook Coastal Boundary Map, shall be subject to the coastal site plan review requirements, procedures and definitions set forth in Chapter 444, and with the following requirements of these regulations:
(1) 
In addition to requirements set forth elsewhere in these Regulations, coastal site plans must include the following information:
(a) 
A plan showing the location and spatial relationship of coastal resources on and contiguous to the property proposed for subdivision.
(b) 
A description of the location, design, and timing of construction of any subdivision improvements.
(c) 
An evaluation of the capability of resources to accommodate the proposed use.
(d) 
An evaluation of the suitability of the subdivision for the proposed site.
(e) 
An evaluation of the potential beneficial and adverse impacts of the subdivision and a description of proposed methods to mitigate adverse effects on coastal resources.
(2) 
The applicant shall demonstrate that the adverse impacts of the proposed subdivision on coastal resources and future water dependent development opportunities are acceptable and that such activity is consistent with the goals and policies of the Coastal Management Act.
E. 
Flood protection: When a subdivision is proposed for land subject to flooding, as identified by the National Flood Insurance Program, the applicant shall supply written confirmation from the Building Official of the Town of Old Saybrook that utilities, water, sewage disposal systems and electrical service are located or designed so as to minimize or eliminate flood damage or infiltration. The applicant's engineer shall provide assurances that the flood carrying capacity is maintained within any altered or relocated portion of any watercourse. Flood protection measures shall be designed in accordance with the requirements of § 302-34.
F. 
Energy conservation: The applicant shall submit a written statement describing the manner in which the proposed subdivision will utilize passive solar energy techniques, as required in § 302-35.
G. 
Purpose and disposition of open space: The applicant shall provide a written report describing any open space proposed in accordance with §§ 302-38 and 302-52. The written report will include a description of natural resources on the open space tract, proposed use of the tract, proposed ownership and management recommendations. A copy of any restrictive covenants and/or conservation easements shall be included in the report.
H. 
Archaeological and historic preservation: The applicant shall provide a written description of any significant historical sites or buildings, identified archaeological sites, existing trails, stone walls, and unique natural features located on the property to be subdivided. The applicant shall include a written statement of any measures which will be taken to preserve important cultural and natural resources on the site. Suitable public access to any preserved feature may be required by the Commission.
I. 
Other approvals:
(1) 
State highway connections: Where a proposed street or storm drainage system joins with a state highway, the applicant shall present a copy of a letter or other document giving evidence that the construction plans have been submitted to and reviewed by the Connecticut Department of Transportation. A permit from CONNDOT or a letter indicating intent to issue such permit shall be obtained by the applicant and accompany the application prior to Commission approval.
(2) 
Other state and federal approvals: In the case of any use, improvement, system, or facility requiring approval of any department or agency of the federal or state government not cited elsewhere in these Regulations, the applicant shall provide evidence of the approval from such department or agency, or a copy of a letter or other documentation showing that the applicant has applied for such approval.
All legal instruments related to roads, open space, drainage and other restrictions shall be submitted in duplicate as part of the subdivision application. All legal documents are subject to approval by the Town Counsel and the Commission. Legal documents which must be submitted include, but are not limited to, the following:
A. 
Deeds for proposed roads, whether public or private.
B. 
Deed for proposed open space areas.
C. 
Deeds and/or easements for the proposed storm drainage system, including any necessary rights-to-drain onto private property.
D. 
Required easements of all types, including easements for storm drainage, conservation, utilities, access, temporary easements for construction purposes, and sloping rights.
E. 
Organizational documents and bylaws for homeowners' association, when proposed.
F. 
Any maintenance agreements.
The Commission may require any other information necessary to establish that the proposed subdivision is in conformance with the purposes of these Subdivision Regulations, as established in § 302-6.
A waiver of specific information requirements in Article IV may be requested under § 302-11 of these Regulations. The Commission may grant the waiver request if it determines that the information for which the waiver is requested is not necessary to determine compliance with these subdivision regulations. Requirements for the key map, boundary map, coastal site plan, water and sewer report, and Sedimentation and Erosion Control Plan shall not be waived.