All subdivision proposals shall be consistent with the need to minimize
flood damage. When the subdivision includes land in a special flood hazard
area or regulated floodway, the lots, streets, drainage and other improvements
shall be reasonably safe from flood damage and shall conform to the following:
A. Lots and improvements shall be consistent with the need
to minimize flood damage within special flood hazard areas and shall be capable
of use without damage from flooding or flood-related damage.
B. All utilities and facilities, such as sanitary sewer
systems, water supply systems and electric and gas systems, shall be located
and constructed to minimize or eliminate flood damage. Water supply and sanitary
sewer systems shall be designed to minimize or eliminate both infiltration
of floodwaters into such systems and discharges from such systems into floodwaters.
C. The Commission shall require written assurances prepared
by and bearing the seal of the applicant's licensed professional engineer,
and written confirmation from the Old Lyme Building Official and Sanitarian,
as appropriate, or their designated agents, that utilities, water, sanitary
sewer systems, and electrical service can be located or designed so as to
minimize or eliminate flood damage or infiltration. Endorsement of the engineer's
report by the Zoning Enforcement Officer and/or Sanitarian or their agents
shall constitute written confirmation.
D. Where feasible, the Commission may require that new streets
and existing streets being brought up to current street design and construction
standards be constructed above the base flood elevation of a flood hazard
area. The Commission may also require that any access driveway to a residential
dwelling be raised above the base flood elevation to provide safe access during
flood conditions.
E. None of the following shall be constructed on land lying
within a coastal high hazard area or in the regulated floodway:
(1) Any portion or part of a public or community water system,
including public or community water supply wells, pumping stations, treatment
facilities, storage tanks and towers.
(2) Any portion or part of a public or community sewage disposal
system, including sewage treatment facilities, septage lagoons, and sewage
pumping stations.
(3) Any portion or part of an electrical utility system,
including generating facilities, transformer substations, and high-voltage
transmission lines.
(4) Any structural storage facility or nonstructural storage
area for chemicals, explosives, flammable liquids (including gasoline and
motor fuels, except for storage of fuels for retail sale to boats), road salt,
manure or fertilizer, or other toxic materials which could be hazardous to
public health and safety.
Pursuant to C.G.S. § 8-25(b), the applicant shall demonstrate
to the Commission that in developing the subdivision plan, consideration has
been given to the use on each lot of passive solar energy techniques that
would not significantly increase the cost of use and occupancy of the lot.
Passive solar energy techniques are subdivision or site design techniques
which:
A. Maximize solar heat gain, minimize heat loss and enable
thermal storage within buildings on each lot during the heating season; and
B. Minimize heat gain and provide for natural ventilation
during the cooling season.
The Commission may require the installation of sidewalks 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. Sidewalks shall be a minimum of four feet in width and
shall be located within the street lines, with one edge abutting the property
line unless otherwise authorized by the Commission.
A. Sidewalk construction. Unless otherwise approved by the
Commission, sidewalks shall be constructed of portland cement concrete, shall
be a minimum of five inches thick and shall be constructed on a gravel base
having a minimum compacted thickness of eight inches. All materials and construction
methods shall conform to the requirements of the state standard specifications
for concrete sidewalks. Alternative materials may be approved by the Commission
where the character of the area and the anticipated level of use permit, in
accordance with the requirements of the Town's Design and Construction Standards.
B. 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 semipublic places, the Commission may require the establishment of easements
for pedestrianways, which shall be a minimum of 10 feet in width.
C. Bikeways. The Commission may require bikeways to be constructed
when deemed necessary or appropriate for public safety and when such bikeways
will contribute to an 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.
Each lot shall be capable of being provided with adequate and safe means
of sewage disposal and water supply on a continuous, long-term basis to meet
the requirements of uses permitted on the lot under the Old Lyme Zoning Regulations.
A. Public water.
(1) The Commission may require public water supply connections
and/or extensions to be made available to each lot in any subdivision:
(a) Which is located within an area currently served by an
existing public water supply system; or
(b) Where any part of the land being subdivided is located
within 200 feet of the nearest existing public water supply service line.
(2) Where such service is available, each lot shall be served
by, and provided with, a curb connection to a central water supply system.
Such system and connection shall meet all the technical and administrative
requirements of the Public Health Code of the State of Connecticut as interpreted
by the Old Lyme Director of Health or the Director's designated representative,
and of the utility company providing the service. The Commission may approve
individual private wells if it determines that a central water system is not
available or cannot reasonably be provided or extended by the applicant to
serve one or more lots. If a public water supply is to be used for the subdivision,
the applicant shall submit written evidence of agreement by the water company
to provide a safe and adequate public water supply.
B. Private water supply.
(1) If private water supply wells for individual lots are
proposed, the applicant shall submit written evidence that the Old Lyme Director
of Health or the Director's designated agent concurs with the adequacy of
the plans for a permanent water supply and that such private wells can be
located in compliance with the separation requirements of the Public Health
Code of the State of Connecticut or the ordinances and special acts of the
Town of Old Lyme, whichever are more restrictive.
(2) For any subdivision containing 20 or more lots in which
private water supply wells are proposed, the Commission may require a water
study, prepared by a certified hydrogeologist, addressing the adequacy of
groundwater supplies and the effect of the proposed subdivision on surrounding
wells. Such water study shall be submitted to the Director of Health for review.
Written evidence shall be provided that the Director of Health or the Director's
designated agent concurs with the adequacy of the plans for a permanent water
supply.
A private subsurface sewage disposal system shall be provided for each
lot in accordance with the Connecticut Public Health Code, latest revision,
or the ordinances and special acts of the Town of Old Lyme, and any applicable
regulations and standards of the Connecticut Department of Environmental Protection,
whichever are more restrictive. No proposed lot shall be approved unless a
written report endorsed by the Old Lyme Director of Health, or the Director's
designated agent, is submitted to the Commission concurring with the adequacy
of plans for sewage disposal facilities.
A. Soil tests required. If private subsurface sewage disposal systems on individual lots are proposed, percolation tests and deep observation pits shall be required on each lot, in the vicinity of the primary and reserve leaching areas, at the subdivider's expense. These tests shall be conducted to conform with requirements of the Connecticut Public Health Code or the ordinances and special acts of the Town of Old Lyme, whichever are more restrictive. The Director of Health or the Director's designated agent may prescribe the location and depth of tests, number of tests, specifications for testing, season of year necessary for valid testing, and stage of site preparation suitable for relevant testing. All soil tests shall be witnessed by the Director of Health or the Director's designated agent, whose findings and recommendations shall be submitted to the Commission. All proposed lots shall provide for a reserve leaching area in accordance with the Connecticut Public Health Code or the ordinances and special acts of the Town of Old Lyme, whichever are more restrictive. The location, test dates and results of deep test pits and percolation tests shall be shown on detailed layout maps as required in §
219-29.
B. Site capacity for individual lots and site capacity for
multiple lots. Using the Minimum Leaching System Spread (MLSS) criteria in
the Connecticut Public Health Code or the ordinances and special acts of the
Town of Old Lyme, whichever are more restrictive, the applicant shall demonstrate
to the satisfaction of the Commission's reviewing engineer that each proposed
lot can accommodate a subsurface sewage disposal system for a single-family
residence having four bedrooms. The applicant may be required to demonstrate
that the cumulative effect of all the sanitary systems to be built in the
subdivision will not degrade the groundwater quality at the boundaries of
the subdivision, the total sewer shed area, or at areas of concern, including
wetlands and ledge outcroppings. The analysis of the cumulative effect shall
include, but not be limited to, nitrogen renovation, bacteria renovation,
and hydraulic capacity.
C. Larger lots. 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.
D. Septic systems in special flood hazard areas. For lots
in special flood hazard areas, the applicant shall submit a report by a professional
engineer, currently licensed in the State of Connecticut, giving assurances
that each lot is capable of accommodating an on-site sewage disposal system
in a manner that avoids impairment of the system and contamination from the
system during flooding.
A stormwater management system shall be designed and constructed for
each subdivision to provide for the efficient drainage of the subdivided land
and surrounding lands which normally drain across the areas of the proposed
subdivision. The stormwater management system shall accommodate collection
and discharge of stormwater on the development site, while adequately mitigating
downstream impacts from any alteration of stormwater discharge characteristics
resulting from the subdivision. Such alterations include changes in the rate
and volume of discharge, changes in the duration of discharge and time to
peak discharge, and alteration of water quality characteristics.
A. General design requirements for stormwater management. When a stormwater management plan is required in accordance with §
219-29C of these regulations, the stormwater management design shall meet the following general criteria, in addition to any other requirements:
(1) Subdivisions shall be designed to provide effective management
of stormwater runoff. The volume of stormwater runoff generated shall be minimized
by keeping total impervious surface area within the subdivision to a minimum.
Reducing the volume of stormwater runoff will result in less potential for
on-site and downstream flooding and fewer pollutants being transported from
the development site.
(2) Where the proposed development is likely to cause an
increase in the volume or rate of stormwater runoff so as to overload the
existing drainage system, causing flooding and damage downstream, measures
shall be taken by the developer to prevent or alleviate such harmful effects.
Potential adverse impacts from changes in discharge characteristics shall
be minimized through use of structural and/or natural control measures. A
zero-percent increase in discharge characteristics is not mandated for all
subdivisions but may be required in certain cases where existing downstream
land use or property is shown to be subject to flooding. Natural runoff detention
or retention capacity of adjoining inland wetlands may be used as a mitigating
factor in determining the scope of downstream impacts and the extent of on-site
drainage control measures warranted.
(3) Storm drainage within the subdivision shall be designed
and constructed to be capable of accommodating all additional runoff which
can reasonably be expected to result from future development of the drainage
area upstream of the subdivision and which will drain through the subdivision.
(4) Diversion prohibited. Due consideration shall be given
to minimizing the disruption of existing drainage patterns. In general, stormwater
runoff shall not be diverted from one watershed or watercourse to another.
B. Discharges.
(1) All stormwater from the subdivision shall be discharged
only to suitable streams or rivers, or into Town or state drains, ditches,
or other Town or state drainage facilities with adequate capacity to carry
the additional water. Where the discharge is onto private property adjoining
the subdivision, proper easement and discharge rights shall be secured by
the applicant prior to approval of the subdivision plan. Discharge shall be
designed with particular regard to discharge points and velocities and in
a manner that protects streams and wetlands from pollution and flooding due
to increase in runoff.
(2) If the Commission determines that, in its judgment, there
will be no substantial danger to the public health and safety, the Commission
may approve, on lots of one acre or larger, the discharge of stormwater in
open ditches, swales, or detention basins, except that such structures shall
not be located in that portion of the lot customarily used for front and side
yards or which might be used for on-site sewage disposal or water supply systems.
C. Additional requirements for stormwater management. Additional
requirements for stormwater design and construction are set forth in the Town's
Design and Construction Standards.
Monuments and pins shall be installed in accordance with the following
requirements:
A. Permanent monuments. Permanent monuments shall be installed
at all points of change in direction or curvature of new streets along the
line separating the street right-of-way and the adjoining property and at
other points as shown on the final plan and where, in the judgment of the
Commission, permanent monuments are necessary. Granite or concrete monuments
at least 30 inches in length, dressed to at least four inches square at the
top and with a cross or a three-eighths-inch hole drilled to a depth of 1/2
inch in the center of the top, shall be set to a height of four 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. In cases where large boulders, surface
ledge, or stone walls are present, an iron pin may be substituted for the
monuments described above in this subsection.
B. Lot markers. Permanent monuments as described above shall
be installed at all lot corners. At other points of change in direction along
property lines, the applicant shall have a choice of drill holes or permanent
monuments. During construction, it is permissible to use temporary surveyor's
stakes to delineate boundaries.
C. Open space markers. Monuments shall be installed at all
corners and at intervals no greater than 200 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 100 feet.
D. Driveway access markers. Driveway access strips for all
rear lots shall be marked with 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 subdivisions
where property markers are the only improvement, the applicant may choose
to have the markers installed prior to filing the subdivision plan in lieu
of posting a security for marker installation.
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 office of the First
Selectman, in accordance with the Town's Design and Construction Standards.
A. Driveway paving and drainage. All driveways shall be
provided with paved aprons between the paved portion of the street and the
edge of the street right-of-way. Driveways to individual lots shall be located,
designed and constructed so as to prevent excess road drainage down driveways
or excessive driveway drainage onto public streets.
B. Driveways shall not enter onto state highways or Town
roads classified as arterial or collector, 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. Frontage where access is
restricted shall be so indicated on the subdivision plan.
C. Safe driveway entrances with adequate sight lines for
safe vehicular entry onto a street shall be required for all lots, and adequate
vehicular turnarounds shall be provided within each lot.
D. Driveways shall meet the construction requirements of
the Town's Design and Construction Standards.
E. 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 common
or shared driveways to serve more than one lot. Whenever a shared driveway
is proposed, the following requirements shall be met:
(1) All shared driveways shall be provided with a right-of-way
at least 25 feet in width. The driveway location shall allow the construction
of a driveway not exceeding 12% grade at any point.
(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 to access other property except for
agricultural purposes and that the Town of Old Lyme shall not ever be required
to plow, maintain, assume ownership or provide school bus service or other
services along the driveway access to such lot.
New electric, telephone and cable television wires within the subdivision
shall be installed underground 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 the type of service
existing in the area adjacent to the subdivision, topographic and construction
conditions, and the size of the subdivision. Requirements for underground
wires shall be noted on the subdivision plan.
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 and adequately described
in all legal documents. Easements shall be provided in at least the following
cases:
A. For access to bridges and culverts by construction and
maintenance equipment;
B. For stormwater pipes and other drainage features, 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 30
feet in width;
C. For the full width of the channel, plus an additional
width of 10 feet for maintenance purposes, 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;
D. Easements for temporary turnarounds;
E. Temporary construction easements for grading and other
construction work in the front 25 feet of each lot along a proposed street
where such grading is required;
F. Sight easements across corners of lots at intersections
or other places where viewing is obstructed, to assure safe line of sight
on the street;
G. Easements at least 10 feet in width for pedestrianways
to parks, playgrounds, schools and other public or semipublic places where
the street system does not conform to a convenient pattern of pedestrian circulation;
H. For shared driveways in accordance with §
219-45; and
I. Any other easements required under the Town's Design
and Construction Standards.