A. 
Applicable standards:
(1) 
Proposed subdivisions and resubdivisions, and all street, drainage and other improvements required by these Regulations, shall be designed and constructed in accordance with the following:
(a) 
The standards specified in these Regulations;
(b) 
Applicable ordinances and special acts of the Town of Old Saybrook; and
(c) 
Design and Construction Specifications of the Town of Old Saybrook. Connecticut, and any amendments or supplements thereto, adopted by the Board of Selectmen, when accepted by vote of the Commission as applicable to subdivisions and resubdivisions.[1]
[1]
Editor's Note: See Ch. 110, Design and Construction Standards.
(2) 
Whenever there is a conflict among the provisions of A(1)(a),(b) and (c) above, the most stringent requirement shall govern.
B. 
Permits from Selectmen: The construction plans for streets, drainage and other subdivision improvements required by these Regulations shall be approved in writing by the Board of Selectmen. If grading plans are required under § 302-26F, said plans shall also be approved in writing by the Board of Selectmen. Construction and installation of streets, drainage and other improvements shall not be commenced until a road construction permit has been issued by the Board of Selectmen, as required by the Design Construction Specifications.
C. 
Site disruption and restoration: Insofar as possible, natural vegetation and unusual topographic features shall not be disturbed during construction. Upon completion of improvements, and prior to release of the construction bond, the developer shall be required to properly grade any disturbed land to dispose of undesirable surface water, remove all brush and debris created by human intervention, and grade and seed all open or disturbed areas to field grass. All temporary ditches shall be filled; all sewer lines, drains, catch basins and manholes shall be cleaned and flushed; all streets, walks, curbs and other structures shall be cleaned and repaired; and the whole site shall be left in a neat and clean condition.
D. 
Disposal areas shown on plan: Any area used for disposal of material from site clearing (rocks, trees, tree stumps) shall be shown and designated on the subdivision plan as a "site clearing disposal area".
E. 
Easements: Easements for access to and use of land outside a street right-of-way shall be provided as required or approved by the Commission, and shall be shown on the subdivision map with adequate survey information so that the land subject to easement may be accurately located by field survey. Easements shall be provided in at least the following cases:
(1) 
For access to bridges and culverts with construction and maintenance equipment;
(2) 
For storm water pipes, water mains and sanitary sewers and appurtenances shown on the plan, or which may need to be installed in the future, such easements to be not less than 20 feet in width;
(3) 
For the full width of the channel of any stream or drainage ditch in the subdivision which will carry drainage runoff from any proposed street, existing street or streets which may be constructed in the future on the undeveloped land within the watershed;
(4) 
Easements for temporary turnarounds;
(5) 
Temporary construction easements for grading and other construction work in the front 25 feet of each lot along a proposed street;
(6) 
Sight easements across corners of lots at intersections to assure safe line of sight on the street;
(7) 
Easements at least 10 feet in width for pedestrian ways to parks, playgrounds, schools and other pubic or semipublic places where the street system does not conform to a convenient pattern of pedestrian circulation; and
(8) 
For shared driveways in accordance with § 302-48D.
A. 
Suitable sewage disposal shall be provided in accordance with § 302-36. A written report endorsed by the Town Sanitarian or an official of the Town designated to act as the Town Sanitarian shall be submitted to the Commission concurring with the adequacy of plans for sewage disposal facilities.
B. 
Soil tests required: If private subsurface sewage disposal systems on individual lots are proposed, a percolation test and deep observation pit shall be required on each lot in the vicinity of the primary and reserve leaching areas. These tests shall be conducted to conform with requirements of the Connecticut Public Health Code and as required by the Town Sanitarian. Deep test pits shall be conducted to a depth required by the Town Sanitarian, and shall be witnessed by the Sanitarian or an official designated to act as Sanitarian, whose findings and recommendations shall be submitted to the Commission. All proposed lots shall provide for a reserve leaching area in accordance with the Public Health Code. When the results of deep test pits and percolation tests indicate a need for larger lots, final approval of the subdivision plan shall not be granted until such larger lots as required are shown on the maps. Results of deep test pits and percolation tests shall be shown on detailed layout maps.
A suitable water supply shall be provided in accordance with § 302-36. A written report endorsed by the Town Sanitarian or an official of the Town designated to act as the Sanitarian shall be submitted to the Commission concurring with the adequacy of plans for a permanent means of water supply.
In addition to the requirements of § 302-33, the following standards shall apply to all proposed streets which are part of a subdivision application:
A. 
Grades: Maximum street grades shall not exceed 10 percent for local and private residential streets, and shall not exceed 6 percent for feeder and commercial streets and thoroughfares. The minimum grade for any street shall be not less than 1 percent. The maximum grade for a turnaround shall be 3 percent. Maximum grade for driveways shall not exceed 12 percent.
B. 
Curves:
(1) 
Horizontal curves: The tangent distance between reverse curves shall not be less than 250 feet on feeder streets and 50 feet on local and private residential streets. Except for intersections and turnarounds on culs-de-sac, no local or private residential street curve shall have a radius of less than 100 feet, and no feeder or commercial street or thoroughfare shall have a radius of less than 350 feet, measured radial to the center line.
(2) 
Vertical curves: Appropriate vertical curves for transition shall be established on all streets and at street intersections to insure adequate site distance in accordance with the classification of the street. Vertical curves shall provide a minimum sight distance of 200 feet on local arid private residential streets, and 275 feet on feeder and commercial streets and thoroughfares.
C. 
Intersections: Except where impractical because of topography or other conditions, local residential streets and private residential streets shall be perpendicular to intersections for a distance of at least 100 feet, and feeder and commercial streets and thoroughfares shall be perpendicular to intersections for at least 150 feet. Corners shall be rounded with a radius of not less than 25 feet. Center lines of alternate side streets shall not be closer than 125 feet, measured along the center line. Wherever a local residential street or private residential street intersects with a feeder or commercial street or thoroughfare, a minimum sight distance of 275 feet shall be required in each direction along the major street.
D. 
Turnarounds: A turnaround shall be provided at the closed end of a dead-end street, except that the Commission may determine that a turnaround is not required for a private residential street when the Commission is assured that safe and convenient access will be provided, taking into account the length of the private residential street, the size of the lots abutting such street and the grade and alignment of the street. The turnaround shall be of a thermometer type with a minimum right-of-way radius of 75 feet and a minimum paved radius of 50 feet, or a hammerhead type capable of accommodating the turn and backing movements of a vehicle not less than 40 feet in length. Right-of-way for a turnaround on a temporary dead-end street shall be provided by means of a temporary easement accompanied by a notation on the subdivision map providing for automatic termination of the easement upon extension of the street.
E. 
Street alignment: Connecting curves between tangents shall be provided for all deflection angles in excess of five degrees. Suitable tangents shall be provided between curves and the minimum radius of curvature at the center line of streets shall be as follows:
(1) 
Local residential street: 250 feet.
(2) 
Private residential street: 150 feet.
(3) 
Feeder and commercial street: 300 feet.
(4) 
Thoroughfare: 600 feet.
F. 
Guide rails: Suitable guideposts or rails shall be installed along all streets where there will be an embankment with a depth of four feet or more within 20 feet of the edge of the pavement.
G. 
Private residential street: A private residential street shall be permitted at the discretion of the Commission when such street is compatible with the character of the neighborhood, when circulation streets through the subdivision are clearly not needed, when access to the lots will be safe and convenient, and when the following requirements are met:
(1) 
Such street shall be clearly identified on the subdivision plan and shall be subject to a restriction on the map specifying that the street is a private residential street, privately owned and privately maintained, and is not offered to, accepted or maintained by the Town of Old Saybrook; and
(2) 
The applicant shall record in the office of the Old Saybrook Town Clerk covenants acceptable to the Commission and referenced on the subdivision plan:
(a) 
Providing for the repair, improvement and maintenance of the private residential street by the owners of lots using the street and the funding of such work; and
(b) 
When necessary to protect the public health and safety, providing for repair, improvement and maintenance by the Town of Old Saybrook at the expense of such owners.
H. 
Additional standards: Additional standards for streets are set forth in the Design Construction Specifications of the Town of Old Saybrook, adopted pursuant to Town Ordinance 46, "An Ordinance Concerning the Construction and Acceptance of Streets in the Town of Old Saybrook".[1] Where there is a conflict between these Regulations and the Design Construction Specifications, the more stringent requirements will govern.
[1]
Editor's Note: See Ch. 110, Design and Construction Standards.
The Commission may require the installation of sidewalks on feeder streets, commercial streets and thoroughfares, in pedestrian easements, on local streets in the vicinity of schools and playgrounds, and in other places deemed proper by the Commission for public necessity and safety. When sidewalks are required, plans for the sidewalks shall be shown on the construction plans and shall be designed and constructed to conform to the Design and Construction Specifications.
A. 
Pedestrian easements: In areas where the proposed street system does not conform to a convenient pattern of pedestrian circulation, particularly in the vicinity of parks, schools, playgrounds or other public or semipubic places, the Commission may require the establishment of easements for pedestrian ways, which shall be a minimum of 10 feet in width.
B. 
Bikeways: The Commission may require bikeways to be constructed when deemed necessary for public safety and when such bikeways will contribute to a coherent integrated system of bikeways providing an alternative means of transportation for the Town. A bikeway may be either a separate trail or path for the exclusive use of bicycles, or a portion of the roadway which has been designated for preferential or exclusive use of bicycles, separated from the roadway by a paint stripe or curb or other similar device.
Street name signs shall be installed at all intersections, and shall be of a design and material approved by the Board of Selectmen in accordance with the Design and Construction Specifications.
A. 
Streetlighting shall be installed in accordance with the Design and Construction Specifications.
B. 
Cost: In the case of the installation of streetlight poles which for reasons of design, location or materials are accompanied by a monthly or lump sum charge in excess of the basic monthly charge for the standard light pole, the applicant shall be responsible for:
(1) 
The payment of such additional monthly or lump sum charges, and
(2) 
The installation of such streetlight poles at locations approved by the First Selectman.
A permit to connect a new driveway to a state highway must be obtained from the Connecticut State Department of Transportation. A permit to connect a new driveway to a Town road must be obtained from the Board of Selectmen.
A. 
Driveway drainage: In addition the requirements of any other regulations, driveways to individual lots shall be located, designed and constructed so as to prevent excess road drainage down driveways or excessive driveway drainage unto public streets.
B. 
Restricted driveway access: In accordance with § 302-33G, driveways shall not enter onto state highways, or Town roads classified as feeder or commercial streets or thoroughfares, except where no method of layout other than entrance onto such roads is possible. In such event, driveways shall be combined between lots wherever possible.
C. 
Sight lines: Safe driveway entrances with adequate sight lines for safe vehicular entry onto a street shall be required for all lots, and adequate vehicular turnarounds provided within each lot.
D. 
Requirements for shared driveways: In order to minimize adverse environmental impacts of development, reduce the need for new driveway cuts and provide access to developable land which is otherwise inaccessible due to topographic conditions, the Commission may allow or may require the construction of common or shared driveways to serve more than one lot. Whenever a shared driveway is to no be constructed, the following requirements shall be met.
(1) 
All shared driveways shall have a right-of-way of at least 25 feet in width, and a pavement width of at least 15 feet. Construction standards shall be at least equal to that required for a private road. Slopes shall not exceed 12 percent grade at any point. Construction plans and profiles for a shared driveway must be prepared by a licensed professional engineer and are to be provided by the developer as part of the subdivision application.
(2) 
The deed for any lot which utilizes a shared driveway shall include all appropriate easements to pass and repass and to install utilities as necessary. Further, the deed shall contain the provisions that the access driveway shall not be used for access to any other property except for agricultural purposes, and that the Town of Old Saybrook shall not ever be required to plow, maintain, assume ownership or provide school bus service or other service along the driveway access to such lot. The developer shall prepare an agreement for maintenance of the driveway by the owners of the property which is accessed thereby, which agreement shall become part of the conditions of sale, and which shall be binding on all future owners of the lots. All deeds and easements for shared driveways shall be filed with the subdivision application.
(3) 
Construction of shared driveways shall be done by the developer, in accordance with the above requirements, prior to the sale of lots. The Commission may require a bond to assure the completion of driveways.
Stormwater drainage shall be installed in accordance with the Design and Construction Specifications, and provisions of § 302-37 of these Regulations.
A. 
Electric, telephone and cable lines: New electric, telephone and cable television wires within the subdivision shall be installed underground in accordance with the Design Construction Specifications, unless the Commission determines, based on a written report submitted by the applicant, that such underground installation is inappropriate or unfeasible for all or part of the subdivision. In making such a determination, the Commission shall take into account:
(1) 
The type of service existing in the area adjacent to the subdivision,
(2) 
Topographic and construction conditions, and
(3) 
The size of the subdivision.
B. 
Requirements for underground wires shall be noted on the subdivision plan.
Monuments and pins shall be installed in accordance with Design and Construction Specifications and the following requirements:
A. 
Permanent monuments:
(1) 
Permanent monuments shall be installed at all points of change in direction or curvature of new streets and at other points as shown on the final plan, and where in the judgement of the Commission, permanent monuments are necessary. These monuments shall be installed along the line separating the street right-of-way and the adjoining property. Granite or concrete monuments at least 30 inches in length, dressed to at least 4 inches square at the top and with a cross or a 3/8 inch hole drilled to a depth of 1/2 inch in the center of the top shall be set to a height of 4 inches above the finish grade. No permanent monuments shall be installed until all construction which could destroy or disturb the monuments has been completed. In the event that any monument is destroyed or disturbed during construction of subdivision improvements, the monument shall be replaced or repositioned prior to release of the subdivision construction bond.
(2) 
In cases where large boulders, surface ledge, or stone walls are present, a 3 inch long 3/8 inch diameter brass pin inserted in a rock may be substituted for the monuments described in Subsection A(1).
B. 
Lot markers: Permanent monuments as described above shall be installed at one front and one rear corner of all lots. At the remaining front and rear corners, and at other points of change in direction along property lines, the applicant shall have a choice of 36 inch permanent pipe markers set to a height of 4 inches above grade, or permanent monuments. During construction, it is permissible to use temporary surveyor's stakes or pipe markers to delineate boundaries.
C. 
Open space markers: Monuments, permanent pipe markers or brass pins shall be installed at all corners and at intervals no greater than 100 feet along the boundaries of all open space parcels. Rights-of-way to open space parcels which are 50 feet in width or less shall be marked at intervals no greater than 50 feet.
D. 
Driveway access markers: Driveway access strips for all rear lots shall be marked with permanent pipe markers, monuments or brass pins on both sides at intervals of not more than 100 feet for the length of the access strip.
E. 
Certification of installation: The accurate placement and location of markers and monuments shall be certified by a land surveyor and the cost of such shall be included in the construction bond.
In addition to the requirements of § 302-38, open space within subdivisions shall comply with the following requirements:
A. 
Condition of land: Land reserved for open space shall not be used for the storage of equipment or the deposit of debris. The land so reserved shall not be excavated, filled or regraded, and trees shall not be removed therefrom, except in accordance with a grading plan submitted under § 302-26.
B. 
Methods of open space reservation: Open space areas required under § 302-38 shall be permanently reserved for the designated use by means acceptable to and approved by the Commission, such as, but not limited to:
(1) 
Deeded to the Town of Old Saybrook. Where open space areas are to be conveyed to the Town, the applicant shall convey them at the stage and in the condition agreed upon in connection with the processing and approval of the subdivision.
(2) 
Deeded to a nonprofit organization acceptable to the Commission. Such nonprofit organization shall be a private nonprofit, nonstock corporation which has as its purpose the preservation of open space land. The deed to such organization shall contain language satisfactory to the Commission requiring that the land be held in perpetuity as open space land for the use of the general public. If open space is to be conveyed to a nonprofit organization, the Commission may require that a copy of the organization's Certificate of Incorporation be submitted for its review. The deed to the organization shall contain the provision that in event of the dissolution of the corporation, the property shall be conveyed to the Town of Old Saybrook, or subject to the approval of the Commission, to another nonprofit corporation. The Commission shall have the right to reject any proposal for the transfer of open space land to a private nonprofit organization if the Commission determines that such conveyance would not be in the best interest of the Town.
(3) 
Held in corporate ownership by owners of lots within the subdivision. Open space may be conveyed by warranty deed to a homeowners' association within the subdivision upon such terms and conditions as specified by the Commission. When tracts are conveyed in this manner, a copy of the bylaws of the homeowners' association shall be submitted as a part of the application for the subdivision. Membership in such corporation shall be mandatory for all lot owners within the subdivision. Each deed conveyance to lot owners shall include the membership stipulation, the beneficial right in use of the open land, and all other pertinent restrictions, and shall be recorded in the Old Saybrook Land Records. Wording on each deed shall state that such open land is reserved for use only as open space in perpetuity.
(4) 
Perpetual easement: Where the right of use, interest or privilege, short of fee ownership in the open space owned by another, is obtained by the Town or acceptable nonprofit organization, a deed stipulating that the owner transfers development rights to, and open space or scenic easements over, the land shall be required. The fee owner shall retain the fee title to the premises and all incidents of fee ownership therein, except the right to construct any structure, sign, fence, or other improvement thereon, or to alter the contours thereof. Minimum lot requirements cannot be satisfied by use of land dedicated to open space.
C. 
Conditions of open space conveyance: Title to the open space land shall be unencumbered and shall be transferred at a time approved by the Commission, and in any case, not later than the time at which title to the streets in said subdivision is accepted by the Town.
D. 
Deed guarantees: Regardless of the method employed, the instrument of the open space conveyance must include provisions suitable to the Commission and the Town Counsel for guaranteeing the following:
(1) 
The continued use of such land for the intended purpose.
(2) 
Continuity of proper maintenance for those portions of the common open space land requiring maintenance.
(3) 
When appropriate, the availability of funds required for such maintenance.
(4) 
Recovering of loss sustained by casualty, condemnation or otherwise.
A construction bond shall be posted with the Town of Old Saybrook to guarantee satisfactory completion of all work shown on the approved subdivision plan. The bond shall be in the amount and form required by the Board of Selectmen in accordance with the Design and Construction Specifications of the Town of Old Saybrook, Connecticut.
Construction of all required improvements shall be carried out in accordance with supervision, inspection and other procedures specified in the Design and Construction Specifications. Unless otherwise certified under the Zoning Regulations or by the Middlesex County Soil and Water Conservation District, the measures and facilities in the Soil Erosion and Sediment Control Plan shall also be subject to supervision and inspection by the First Selectman or his authorized agent. The Commission, the First Selectman, and their authorized agent shall have free access to the construction work at all times and shall be authorized to take material samples, cores and other tests as deemed necessary to determine compliance with the standards of these Regulations.
Upon satisfactory completion of all improvements, the applicant shall submit a request to the Commission for acceptance of the improvements and release of the performance bond. Such request shall be accompanied by deeds, as-built plans, maintenance bond and any other documents necessary to support the request. The Commission shall refer the request to the appropriate Town agencies for their review. Upon receipt of favorable reports from these agencies, the Commission shall recommend to the Board of Selectmen that the improvements be accepted and the performance bond released.
A. 
The applicant shall be required to maintain all improvements in the subdivision and provide for snow removal, street cleaning, drainage and general maintenance on streets and sidewalks until acceptance of said improvements by the Town. In the event that the applicant fails to comply, the Town is authorized, through the Board of Selectmen, to perform the necessary work, without incurring any liability, and charge such work to the applicant.
B. 
The applicant shall be required to file a maintenance bond in accordance with § 302-22A(3) and the Design and Construction Specifications.