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.