A. 
Street pattern.
(1) 
The street pattern within the subdivision shall be orderly. All street patterns shall be designed to accommodate prospective traffic and to afford satisfactory access for police, fire fighting, snow removal, sanitation and road maintenance equipment, as well as school buses. Roads shall be coordinated to compose a convenient system and to minimize adverse impacts on adjoining properties. Where appropriate, a collector street shall be used for more direct access to local streets.
(2) 
It is preferred that road patterns be curvilinear rather than linear. In general, straight sections of roads should not exceed 1,500 feet in length. Vertical and horizontal curves should be appropriately used to reduce the straight road patterns. In those areas where the roads are straight and fairly level, suitable techniques shall be employed to discourage and minimize speeding, particularly in residential neighborhoods. The use of stop signs on straight roads will not be considered sufficient to assure safe vehicular speeds and turning movements. Street lot patterns shall also be used to accomplish this requirement.
(3) 
Road crossings over wetlands, swamps, brooks and watercourses shall be designed to have the least impact and cross at the narrowest width possible consistent with good design. The street pattern shall be appropriately related to the topography and terrain, both within the subdivision and the surrounding lands. Local roads shall be curved wherever possible to avoid uniformity of lot appearance. Rectilinear or grid-pattern-type street arrangements shall generally be unacceptable. The final road pattern and lot pattern, in addition to complying with Chapter 214, Zoning, shall be designed in such a way as to minimize the need to develop land areas having severe development limitations (as defined by the United States Department of Agriculture Soil Conservation Service) or significant natural or historic resources. All streets shall be arranged so as to obtain as many as possible of the building lots at or above the grades of the streets.
B. 
Grades. Grades of streets shall conform as closely as possible to the original topography. Streets having steep grades, high fills or deep cuts shall be avoided where possible. Street and lot patterns shall be carefully designed to minimize the need for regrading and defoliation of sites.
C. 
Stub roads.
(1) 
Where a new subdivision abuts other land that is susceptible to subdividing, a right-of-way for future road purposes shall be carried to the boundaries of the land susceptible to subdividing. Upon approval of the subdivision, proper easements for all such rights-of-way shall be deeded to the Town.
(2) 
The applicant shall provide sufficient technical information to permit the Commission to evaluate the need for such rights-of-way and the adequacy of all proposed locations for such rights-of-way.
D. 
Blocks. Street block length shall not exceed 1,200 feet nor be less than 600 feet, unless the applicant demonstrates to the satisfaction of the Commission that a different block length will still provide an orderly, safe and convenient street pattern. Minimum block width shall be related to the zone district requirements for lot depth and shall provide for at least a double tier of lots.
A. 
Length. All new dead-end streets shall be culs-de-sac. Culs-de-sac shall not exceed one thousand two hundred (1,200) feet in length, nor serve more than 14 lots. The length of 1,200 feet shall be measured on the center line from the street line of the starting roadway to the extreme tip of the right-of-way (beyond the turnaround). The turnaround shall have a minimum radius of 55 feet from the center to the outside edge of the right-of-way, with a forty-five-foot pavement. Where there is a possibility of an extension of a cul-de-sac, there shall be a notation on the record plan stating that the Town's easement for all segments of the turnaround outside the normal right-of-way (50 feet) shall be relinquished at such time as the turnaround is eliminated. The developer creating the extension shall be responsible for the removal of the surplus pavement, the repair of driveways leading to the former turnaround and the regrading and reseeding of the area.
B. 
Use. There shall be no more than two culs-de-sac to a subdivision unless the applicant can demonstrate that this limitation precludes any reasonable subdivision of the parcel at issue. Where culs-de-sac are permitted, they shall serve no fewer than three interior lots (i.e., lots that have frontage only on the cul-de-sac; the corner lots fronting on the main roadway shall not be considered to be interior lots under this section).
C. 
Stem and loop roads. In lieu of a cul-de-sac, an applicant may propose a divided-entrance roadway and circular terminus for a so-called stem-and-loop-style road pattern.
(1) 
In such instances, the divided entry road shall have two segments of pavement 18 feet wide each on either side of a dividing island 12 feet wide within a seventy-foot right-of-way. This entry road shall not exceed 1,200 feet in length measured on the center line from the street line of the starting roadway to the center line of the street of the first intersection.
(2) 
The maximum number of interior lots (see Subsection B) permitted with this arrangement shall be 22.
(3) 
A planting plan for the center island shall be presented to the Commission. The developer shall be required to set up a properly funded homeowner's association or other legally effective mechanism to maintain the center island at no expense to the Town. The maintenance mechanism, including the designation of the persons or entities who will be responsible for such maintenance, shall be described on the subdivision plan. An appropriate document, legally sufficient to establish and continue the maintenance mechanism, shall be presented in draft form to the Commission at the time the subdivision application is filed. The document shall provide for a sound and adequate funding program, and shall also give the Town of Somers the right to perform this maintenance and secure the appropriate funds in the event that the responsible persons or entities do not fulfill their obligations. The Commission may require such modifications in the document as are necessary or desirable to accomplish the purposes of this section. The final document shall be properly executed and filed in the Somers Land Records as a condition of final subdivision approval.
D. 
Restrictions.
(1) 
Where cul-de-sac or stem-and-loop-style road patterns are created off of existing Town roads, due consideration for the total number of lots served by the existing Town road shall be made. If the existing Town road is itself a dead-end road, or if the access on one end of the road is in poor condition or unimproved, the Commission may reduce the number of lots otherwise allowable under Subsections A and C.
(2) 
The Commission may allow the use of an existing Town road as a portion of the stem-and-loop-style road system. In such cases the Commission shall determine whether a divided entrance roadway shall be installed to replace the existing road.
(a) 
This requirement shall be decided only after consideration of the following:
[1] 
The stem of the stem-and-loop road pattern shall not be more than 900 feet and the loop of the stem-and-loop road pattern shall not be more than 4,700 feet. The Commission shall encourage the shortest road pattern possible consistent with good planning and engineering practices.
[2] 
Proposed road pavement width shall be no less than 22 feet.
[3] 
Existing road pavement width shall be no less than or upgraded to 18 feet.
[4] 
The amount of disruption to the area where a divided entrance roadway would be required.
[5] 
Approval from the Fire Department and the Department of Public Works.
(b) 
In making this determination the Commission shall consider the protection and maintenance of the existing terrain, historical values of the area, topography, disruption to the drainage patterns and vegetation. Where a proposal does not use or reuse an existing road, the Commission shall require the divided entry road.
E. 
Island culs-de-sac. Island culs-de-sac (culs-de-sac having an island in the center of the vehicular turnaround) may be permitted on a case-by-case basis, depending on the needs of the individual design proposal.
(1) 
At a minimum, any such turnaround shall have a street line radius of 55 feet, a pavement outside radius of 45 feet and an island radius of 25 feet.
(2) 
The island and the outside pavement curbing shall all be granite back to the starting points of the turnaround, unless curbing is not required by the Commission.
(3) 
A planting plan for the center island shall be presented to the Commission. The developer shall be required to set up a properly funded homeowner's association or other legally effective mechanism to maintain the center island at no expense to the Town. The maintenance mechanism, including the designation of the persons or entities who will be responsible for such maintenance, shall be described on the subdivision plan. An appropriate document, legally sufficient to establish and continue the maintenance mechanism, shall be presented in draft form to the Commission at the time the subdivision application is filed. The document shall provide for a sound and adequate funding program, and shall also give the Town of Somers the right to perform this maintenance and secure the appropriate funds in the event that the responsible persons or entities do not fulfill their obligations. The Commission may require such modifications in the document as are necessary or desirable to accomplish the purposes of this section. The final document shall be properly executed and filed in the Somers land records as a condition of final subdivision approval.
A. 
Widths.
(1) 
Except as hereafter provided, proposed streets shall have a right-of-way width of not less than 50 feet and a paved roadway width of not less than 28 feet. Street rights-of-way and roadway widths shall be no less than are shown in the following schedule:
Width
Classification
Right-of-Way
(feet)
Paved Roadway
(feet)
Arterial
60
36
Collector
60
32
Local and dead end
50
28
(2) 
The Commission shall make the final determination as to the appropriate classification of any street. Right-of-way and/or roadway widths wider than those shown above may be required if deemed necessary for public safety by the Commission.
(3) 
The Commission may permit reduced pavement width for local and dead-end streets where the site topography, ground cover, soils, wetlands and watercourses or other natural or historic resources would be best preserved by considering a pavement reduction and where the reduction would not have deleterious effects on public health or safety. The reduced pavement width may be no less than 22 feet plus twelve-inch slope-style curbs for cul-de-sac or very low traffic volume roads. For higher volume and lengthy roads the width may be no less than 24 feet plus twelve-inch slope-style curbs. The Commission may permit reduced pavement width for an existing road when such road is proposed to be used in a subdivision where the road is not a through street.
(a) 
The reduced pavement width shall be no less than 18 feet if the following is provided for:
[1] 
Appropriate turnouts, the location and number of which shall be approved by the Department of Public Works and the Fire Department.
[2] 
Pedestrian safety, including provisions for pedestrian traffic using sidewalks or trails within the subdivision.
[3] 
On-street parking shall be prohibited.
[4] 
Driveways shall provide for adequate off-street parking to accommodate the on-street parking prohibition.
[5] 
Pavement standards for new roads shall be met.
[6] 
The Commission may waive the requirements for curbing for up to a twenty-two-foot paved road when the requirement for curbing is inappropriate or when the Commission requires sheet flow drainage. Side road drainage may be conveyed into shallow swales with the approval of the Town Engineer.
(b) 
In making reductions in the pavement width, the Commission may consider the following:
[1] 
Site topography.
[2] 
Ground cover, including trees and plants.
[3] 
Impact on cutting and filling for roadways.
[4] 
Vertical and horizontal road alignment.
[5] 
Site soils, including exposed or shallow cover over bedrock and groundwater effects.
[6] 
Stormwater runoff.
[7] 
Vehicular and pedestrian safety.
[8] 
Impact on inland wetlands and watercourses.
[9] 
School bus access.
[10] 
Long-term Town maintenance.
[11] 
On-street parking.
[12] 
Historical values.
B. 
Other standards. All streets shall be constructed according to the current Town of Somers road specifications.
C. 
Existing streets. Proposed subdivisions abutting any existing Town street or abutting any abandoned or discontinued street shall provide for the widening and improvement of such street in accordance with the standards set forth in these regulations. Sufficient land shall be dedicated along any such street to provide the right-of-way and paved roadway widths specified in Subsection A of this section. Existing road conditions shall be examined and the applicant's registered design professional shall make a recommendation. Town staff shall review the recommendations and agree or modify as is deemed necessary based upon the conditions, circumstances and facts. The Commission may, in its sole discretion, modify the requirements for rights-of-way and paved roadway widths in said section, based upon a finding of reasonable need and satisfaction of any conditions which may be imposed by the Commission as certified by a professional engineer in accordance with § 213-50 of these regulations.
A. 
Design speed.
(1) 
The minimum design speed for local streets, including culs-de-sac, shall be 30 miles per hour. Collector and arterial streets shall have minimum design speeds of 35 miles per hour or higher, as determined by the Commission based on site conditions. The minimum design speed for access streets, including culs-de-sac, shall be 20 miles per hour. Street patterns which encourage speeding will not be permitted.
(2) 
Design speed values on existing Town streets shall be determined by measuring the 85th percentile speed. In no event shall the design speed be less than the posted speed limit.
B. 
Horizontal design criteria (local roads).
(1) 
Roadways shall have a minimum stopping sight distance (SSD) of 200 feet for design speeds of 30 miles per hour, 225 feet for design speeds of 35 miles per hour and 125 feet for design speeds of 20 miles per hour. Streets with higher speeds shall be designed using the latest AASHTO criteria. Streets shall be corrected for grade in accordance with the latest AASHTO standards. See A Policy on Geometric Design of Highways and Streets 1990, or as amended.
(2) 
A minimum tangent distance of 100 feet between reverse horizontal curves shall be provided on all streets. The Commission may reduce the distance of 100 feet between reverse horizontal curves to 50 feet on roads with design speeds of 20 miles per hour.
C. 
Minimum curve radius. Where design speeds of 30 miles per hour are used, the minimum center-line radius shall be 275 feet. Higher design speeds shall require higher values, based on AASHTO criteria. Lower speeds shall use lower values based on the latest AASHTO criteria.
D. 
Intersection design.
(1) 
New streets shall be designed to be at right angles or radial to the streets they join for a distance of at least 100 feet from the intersecting street line. The vertical tangent approach length, as shown in the figure, shall not exceed 3% for the first 100 feet. Where unusual geometry, terrain or existing road constraints are found, the Commission may, with the recommendation of the Town Engineer, reduce the vertical tangent approach length to a maximum of 3% for the first 50 feet. Reduction, if any, shall also take into consideration the traffic volume and pattern on each of the roads at the intersection.
(2) 
No street intersection shall result in more than four corners.
(3) 
No streets shall intersect or meet at an angle of less than 75° or more than 105°. Skewed intersections followed by sharp curves shall be discouraged, especially if the street gradient changes rapidly.
(4) 
The center line of all streets entering an intersection shall pass through a single point.
(5) 
Side streets intersecting with local roads shall be directly opposite each other. If not directly opposite each other, the intersections shall be spaced a minimum of 200 feet apart, as measured from the center lines of the streets.
[Amended 4-7-2014, effective 4-24-2014]
(6) 
Side streets intersecting with collector roads shall be directly opposite each other. If not directly opposite each other, the intersections shall be spaced a minimum of 400 feet apart, as measured from the center lines of the streets.
[Amended 4-7-2014, effective 4-24-2014]
(6.1) 
Side streets intersecting with arterial roads shall be directly opposite each other. If not directly opposite each other, the intersections shall be spaced a minimum of 800 feet apart, as measured from the center lines of the streets.
[Added 4-7-2014, effective 4-24-2014]
(7) 
Intersection street lines at corner lots shall have a minimum radius of 25 feet. This shall include situations where new roads are adjacent to properties not under the applicant's ownership.
(8) 
At a street intersection, no obstruction to sight over three feet in height will be allowed within the corner area. For these purposes, the corner area shall be in the shape of a triangle with each leg being 30 feet long as measured along the street lines from their point of intersection. A sight line easement for each such corner area shall be provided to the Town. Where any street intersection would involve a corner lot having earth banks or existing vegetation that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent required by the Commission to provide an adequate sight distance.
(9) 
The line of sight at intersections shall comply with the State of Connecticut Department of Transportation Geometric Highway Design Standards Manual, Interim Guidelines (2-25-1986, or as amended). For informational purposes, the guidelines are printed in the Appendix.[1]
[1]
Editor's Note: The guidelines are available at the office of the Town Planner.
E. 
Vertical design criteria.
(1) 
At all changes in grades, a vertical curve shall be provided. The minimum length of vertical curve required shall be sufficient to provide a minimum stopping sight distance of 200 feet at 30 miles per hour. Greater distances will be required for higher speeds, as determined by the Commission using the latest criteria of AASHTO.
(2) 
All streets and highways shall have a gradient of no less than 1% (except in a vertical curve at a change in the direction of slope) and no more than 8%, except by permission of the Commission on an individual site basis, in which case the maximum gradient shall be no more than 10%. The gradient leading into or out of the vehicular turnaround of a cul-de-sac street shall be no more than 5%, and the gradient along the gutter in the cul-de-sac shall be no less than 1.0%.
(3) 
Careful determination of gradients at sags in the street profile shall be made to be certain that these criteria are met. The ten-percent gradient, if and when granted, shall only be allowed for short distances.
F. 
Miscellaneous design criteria.
(1) 
All lot driveways shall comply with all applicable Town regulations and ordinances.
(2) 
All regraded areas shall be covered with topsoil to a depth of six inches and fertilized and seeded.
(3) 
It is the policy of the Commission to severely restrict regrading of sites to maintain natural features of the landscape and topography. Restricted activities shall include cuts and fills for streets, houses and driveways and removal of natural ground cover or destruction of worthwhile topographic features. If a special use permit is required for any proposed movements of earth products under Chapter 214, Zoning, such permit must be obtained prior to application for final subdivision approval.
(4) 
Curbs shall be required on all new streets and shall conform to construction and design standards as required in the Appendix to these regulations.[2] Normally, curbs shall be bituminous; however, granite shall be required for corners, islands and vehicular turnarounds. The Commission may determine that curbs are not required on existing Town roads where there are no existing curbs or when drainage is better accommodated without curbing.
[2]
Editor's Note: Appendix materials are available at the office of the Town Planner.
(5) 
Guide rails shall be provided along any portion of a street having a side slope (below street level) steeper than one vertical to four horizontal. Such rails shall conform to AASHTO Roadside Design Guide standards for roadside barriers. The design shall be related to the required design speed.
(6) 
All road pavement, shoulders, drainage, improvements, structures, curbs, turnarounds and sidewalks shall conform to all construction standards and specifications adopted by the Town of Somers.
(7) 
Pedestrian walkways having a right-of-way not less than 15 feet wide shall be required where deemed essential to provide access to nearby or adjacent schools, playgrounds or other community facilities. The walkways shall be graded and surfaced as directed by the Commission.
(8) 
The developer shall provide for the proper elimination of all shallow ponding or stagnant water (not including wetlands or watercourses) within the limits of the proposed subdivision.
(9) 
The burial of tree stumps, shrubs and large boulders is prohibited within the limits of the proposed subdivision.
(10) 
The Commission may require street rights-of-way to be free and clear of obstructions, including but not limited to walls, fences, trees and open drainage ditches.
(11) 
Where new roadways are to be constructed now or in the future, the developer shall reserve for his/her successors, heirs and assigns the rights to slope the ground adjacent to the new road construction. Such slope rights shall extend a sufficient distance onto the individual adjacent lots to provide the standard road cross section without special earth-bank stabilization. These slope rights may be required onto lands of adjacent owners if this is needed to construct the proposed design. These rights in draft or final form must be reviewed and approved by the Commission prior to final subdivision approval. Slope rights must be obtained by the applicant prior to the commencement of construction.
G. 
Street monuments and iron pins.
(1) 
Street monuments shall be placed at all street block corners, angle points, points of curvature in streets and such other intermediate points as are directed by the Commission. All monuments shall be furnished by the developer and installed where indicated on the final subdivision plan. Monuments shall be reinforced concrete and shall be designed as required in the Appendix.[3] All monuments are to be set flush with proposed grades.
[3]
Editor's Note: Appendix materials are available at the office of the Town Planner.
(2) 
Iron pins shall be placed at all lot corners, as well as angle points and points of curvature in lot lines. Pins shall be one-half-inch outside diameter or larger, and three feet long. Where an iron pin cannot be set, another permanent marker shall be set, such as a plug, disk or drill hole. Where it is not practical to set points at the exact designated locations, markers shall be set on an offset from the true point. This alternate point shall be clearly shown and dimensioned on the recorded plan. All work shall be in place prior to street acceptance.
(3) 
The developer shall be responsible for the maintenance and repair of all monuments installed until such time as all required subdivision improvements have been completed and accepted by the Town.
A. 
Standard details. All storm drainage facilities constructed under these regulations shall conform to the Connecticut State Highway Department Standards, Form 814, as amended.
B. 
Drainage design methods.
(1) 
The stormwater flows and management shall be based on the Model Runoff Management System Regulations prepared by the Tolland County Soil and Water Conservation District, May 1988, as amended. Modeling shall be performed, using SCS TR55 or SCS TR20 methods, as appropriate. Detention basins and other designs shall also be consistent with the SCS Guidelines for Soil Erosion and Sediment Control 1988, or as amended. Where deemed necessary by the Commission, the flows in streets shall be verified by gutter-flow analysis.
(2) 
Where the watershed area or flows are smaller than those governing in the model regulations above, the applicant may use the Rational Method for determining the stormwater runoff, provided that the applicant demonstrates that such method may be appropriately used under the circumstances.
(3) 
The Commission may require the applicant to provide an analysis by a competent professional of the drainage impacts of the proposed development on any watercourses which may receive drainage from the development.
C. 
Flood damage prevention.
(1) 
All subdivision proposals shall be consistent with the need to minimize flood damage, as required in § 213-26 of these regulations.
(2) 
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
(3) 
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.
(4) 
Where possible, existing flood-prone areas shall be determined from Flood Insurance Rate Maps. Where such maps do not cover the area to be subdivided or where such maps do not include base flood elevations, existing flood-prone areas shall be determined by standard hydrological methods. The applicant shall show any projected changes that would occur in the flood-prone areas as a result of development.
(5) 
All flood-prone areas located on the land to be developed shall be shown on the subdivision plan.
(6) 
The Commission shall disapprove any application for a subdivision that would result in an increase in flood-prone areas or in flood levels or flows on other property, unless the applicant demonstrates that such increase or increases can be safely accommodated by existing natural or artificial drainage facilities without risk of harm to such other property.
D. 
Aquifer or public water supply protection. Site development shall be consistent with and conform to all relevant statutes, regulations and ordinances for the protection of aquifers and public water supplies.
E. 
Design storm criteria.
(1) 
All designs shall be based on the maximum possible development of the entire watershed as permitted by Chapter 214, Zoning. All bridges and culverts shall be designed so that the required head and backwater produced by the structure would not cause flooding of upstream property.
(2) 
On watersheds one square mile or more in area, the design of culverts, bridges and through watercourses shall be based upon not less than a one-hundred-year storm. On watersheds of less than one square mile, the design shall be based upon not less than a fifty-year storm.
(3) 
The drainage system for roads, including catch basins, inlets, pipes, underdrains and gutters within or abutting the subdivision shall be designed for not less than a ten-year storm.
(4) 
An adequate flood storage area for larger storm frequencies (up to and including a one-hundred-year storm) shall be provided within the road and lot pattern.
F. 
General hydraulic design requirements.
(1) 
Storm drains shall be designed to flow full.
(2) 
All storm sewers shall be designed to provide a self-cleansing velocity of at least 2.5 feet per second when flowing full.
(3) 
A minimum cover of two feet shall be provided for all storm drains. This cover shall be maintained over cross-drain pipes connecting both sides of a street as well as along main runs. The Commission may reduce the cover to no less than 12 inches as recommended by the Town Engineer. This shall be discouraged except in unusual circumstances.
(4) 
No storm drainage system shall outlet into a natural watercourse, whether continually flowing or intermittent, so as to cause the watercourse to overflow its banks more frequently than it would otherwise. The developer shall obtain all necessary drainage rights for flows across adjacent properties in writing. The rights shall include the right for the Town to enter such properties and to construct or maintain existing or proposed facilities if the system is to be accepted by the Town. These rights in draft or final form must be reviewed and approved by the Commission prior to final subdivision approval. The rights must be obtained prior to the commencement of construction.
(5) 
Where a new street intersects an existing street which has no underground drainage system or has a drainage system of insufficient capacity to carry the additional flow, appropriate facilities shall be installed by the developer to intercept and dispose of any drainage from the new street which would otherwise be discharged onto the surface of the existing street or into its drainage system.
(6) 
All storm system outlets shall have an appropriate outlet structure and the streambed shall be properly stabilized. Before submitting a storm drainage plan to the Commission, the designer shall examine the outlet and downstream channels on site so as to verify their adequacy and future stability.
(7) 
The first set of catch basins in a storm drainage system shall be located a maximum of 350 feet from the roadway high point. Spacing between sets of catch basins shall be a maximum of 300 feet. A drainage structure shall also be placed at each vertical grade change along a storm drain, at each change in horizontal direction and at each junction point of two or more storm drains. Where required by watershed size or steep road grades, double or multiple catch basins shall be provided.
(8) 
The minimum pipe size for all storm drainage systems constructed under these regulations shall be fifteen-inch inside diameter. The material shall be approved by the Public Works Department.
[Amended 4-7-2014, effective 4-24-2014]
(9) 
All underground public utilities shall be confined to street rights-of-way wherever possible. In all other cases an appropriate construction and maintenance easement shall be deeded to the Town of Somers. No underground utility shall be installed within five feet of any street or property line.
(10) 
The center 10 feet of all street rights-of-way shall remain clear as much as possible to provide space for possible future sanitary sewers.
(11) 
The designer should carefully consider the size of standard catch basins and manholes where large-sized, skewed or multiple pipes enter into a structure. The proposed plan shall clearly spell out and detail for the contractor how these special structures are to be built.
(12) 
The Commission may require the developer to provide stormwater retention basins. The design of these basins shall be in accordance with the Connecticut Guidelines for Soil Erosion and Sedimentation Control (1988), as may be amended. Construction and maintenance easements, including access roads as well as fencing and planting, shall be provided as required by the Commission.
(13) 
Where large storm sewer pipes or special situations such as bridges or culverts are considered, the Commission may require the use of construction materials other than reinforced concrete. This choice will be based on maintenance and long-term replacement costs, as well as on suitability of the material for the intended use.
G. 
Drainage easements. Drainage easements, outside of street lines, shall be a minimum of 30 feet wide and shall include an easement strip at least 15 feet wide along each bank of any channel or watercourse passing through the easement area. The width of the easement strip along the bank of a channel or watercourse shall be measured from the top of the bank. Easements for outlet pipes shall extend to a suitable existing storm drain or an adequate natural watercourse. Normally the storm pipe shall be 10 feet off one side of the easement so as to provide a larger (20 feet) working area on the other side.
H. 
Intersection drainage. Where the development streets join existing Town streets, the developer shall provide suitable and adequate drainage at the intersections.
I. 
Private drains.
(1) 
The size and location of all private storm drains that would connect to the Town storm drainage system must be approved by the Commission prior to installation. A waiver for maintenance and liability must be filed by the developer with the Town of Somers. This waiver shall relieve the Town of any responsibility in the event of any failure of either the private or Town storm drainage system. The waiver shall be recorded in the land records of the Town of Somers. A method of assuring private maintenance and funding for such storm drains must be proposed by the applicant and approved by the Commission prior to installation.
(2) 
Rear yard drains and cellar or foundation drains that are connected to the storm drainage system must be shown on the final as-built plan of the drainage system.
J. 
Underdrains. Adequate street underdrains shall be constructed whenever, in the opinion of the Commission, drainage conditions require it. All underdrains shall be designed based on the existing soil and terrain requirements. They shall be not less than six inches in diameter, but the actual size shall be based on groundwater conditions. Access cleanouts or openings shall be provided. Proposed underdrains shall be shown on the final subdivision plans. Where no underdrains have been shown, but the Commission determines during the course of street construction that underdrains are needed, the applicant or his successor shall install such underdrains and make appropriate modifications to the subdivision plans. The Commission or Town may refuse to accept any street in which such underdrains have not been installed.
[Amended 4-7-2014, effective 4-24-2014]
The developer shall provide and install street signs at any new street intersection. The size, material and installation will be determined and approved by the Public Works Department.
[Amended 4-7-2014, effective 4-24-2014]
Stop signs, stop bars and centerline striping shall be installed by the applicant as directed by the Public Works Department.
There shall be no duplication of existing street names or names with similar words, nor shall there be a phonetic resemblance to the names of existing streets within the Town. The names must be approved by the Town Assessor and the Fire Chief.
A. 
All streets shall have lighting as required and approved by the Selectmen.
B. 
All of the utilities itemized below shall be buried underground. The Commission may require, upon recommendation of the Town Engineer, that utilities be placed in sleeves or ducts depending upon the type and location of the utilities in the street or underneath the pavement. Underground locations shall generally comply with the following:
(1) 
Sanitary sewers: center line of street.
(2) 
Storm sewers: edge of street opposite water line.
(3) 
Water line: within right-of-way above and at least 10 feet from sanitary sewer line.
(4) 
Gas line: within right-of-way opposite electric, telephone and cable lines.
(5) 
Electric, telephone and cable television: within right-of-way opposite waterline. Cross cables or cables under or close to the pavement shall be placed in ducts or sleeves to facilitate the maintenance of the cables.
C. 
In all locations where sanitary sewers or lines for water, gas, telephone, cable television or electric service are to be furnished from a public source, all necessary mains, branch lines to each lot, fire hydrants and necessary equipment must be approved by the public or private entity having jurisdiction. All subsurface utilities shall be shown on the as-built plan. The applicant shall be responsible for all costs of utility installation, including any costs for bringing such utilities to the proposed subdivision from off-site.
Final subdivision plans shall show street numbers for each lot based upon the current Town house numbering system. Where the subject lot is a corner lot, a number shall be assigned for each street frontage. These numbers shall be assigned by the Town Assessor and placed on the final subdivision plan after the location of the lots is certain but before it is signed by the Commission.
[Amended 7-16-1998, effective 7-18-1998]
The applicant shall install sidewalks along any portion of the frontage of subdivisions on existing or proposed Town streets within one mile of any Town school property as measured along the street pattern. The new walks shall be at least four feet wide and include concrete handicapped ramps at street corners. The sidewalks shall be on both sides of the new streets unless the Commission determines that the public safety will be adequately protected by providing a sidewalk on one side only. Sidewalks on permanent cul-de-sac roads shall be required on one side only. When a subdivision includes an existing Town road or roads under 22 feet wide, the Commission may require sidewalks or trails to provide for safe pedestrian traffic within the subdivision. With a three-fourths vote of all the members of the Commission, the requirement for installing sidewalks on existing Town roads may be waived when:
A. 
There is no other continuous sidewalk from any Town school property to the property proposed for development; and
B. 
Where the Commission finds that requiring sidewalks as part of the proposed development will serve no useful purpose.
The applicant shall reserve suitable corridors of land for future street connections to adjoining property which the Commission determines to be susceptible to subdivision. The Commission may require the conveyance of easements for these corridors to the Town when the improved roads within the subdivision are accepted by the Town.