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]
The maps and plans required by these regulations shall show information
and shall be prepared in accordance with the standards hereinafter specified.
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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.
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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.
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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.
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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.
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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]
(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
(6)
The following additional information:
(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:
(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:
(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]
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.
