The Mansfield Planning and Zoning Commission, pursuant to authority
conferred on it by the Connecticut General Statutes (particularly
Chapter 126), hereby adopts the following regulations, which are designed
to meet statutory responsibilities and to achieve the following purposes:
A. That land to be subdivided shall be of such character that it can
be used for building purposes without danger to health or the public
safety;
B. That proper provisions shall be made for water supply, drainage,
sewage disposal, soil erosion and sediment control, and protective
flood control measures;
C. That proposed streets are in harmony with existing or proposed principal
thoroughfares shown in Mansfield's Plan of Conservation and Development,
especially in regard to safe intersections, and so arranged and of
such width and design as to provide a safe and convenient system for
present and prospective traffic needs;
D. That open spaces, parks and playgrounds be provided when and in places
deemed proper by the Planning and Zoning Commission after taking into
account goals, policies and recommendations contained in Mansfield's
Plan of Conservation and Development, the natural and man-made features
of a proposed subdivision site, and other subdivision characteristics;
E. That proposed subdivisions encourage energy-efficient patterns of
development and land use; the use of solar and other renewable forms
of energy, and energy conservation;
F. That proposed subdivisions, including new streets, lot size and configuration
and placement of new structures and site improvements, are designed
in a manner that is consistent with Mansfield's soil types, terrain,
natural and man-made features, scenic views and vistas, infrastructure,
and recommendations contained in Mansfield's Plan of Conservation
and Development, the Capital Region Plan of Conservation and Development
and the State Plan of Conservation and Development. Mansfield's
lot sizes are based on State Health Code requirements, Eastern Highlands
Health District recommendations, the limited availability of public
sewer and water systems, the high percentage of land within public
reservoir and public wellfield drainage basins and Mansfield's
soils, topography and other natural resource characteristics and development
limitations.
These regulations of the Mansfield Planning and Zoning Commission
shall be known and may be cited as the "Subdivision Regulations of
the Town of Mansfield, Connecticut," which herein are called "these
regulations."
For the purposes of these regulations, certain terms and words
used herein shall be interpreted and defined as set forth in this
section. The word "shall" is mandatory.
BUILDING AREA ENVELOPE
Portion of a "development area envelope" within which a house, garage, shed and other structures, swimming pools, outside storage areas and other improvements that are subject to the Schedule of Dimensional Requirements contained in Article
4 of the Mansfield Zoning Regulations are located.
COMMISSION
The Planning and Zoning Commission of the Town of Mansfield,
Connecticut.
CONSTRUCTION STANDARDS
The Town of Mansfield Department of Public Works Engineering
and Construction Standards as outlined in the "Engineering Standards
and Specifications Ordinance."
DEVELOPMENT AREA ENVELOPE
Portion of a lot within which a house, garage, shed and other structures, swimming pools, driveways, parking areas, outside storage areas, septic system, septic reserve area, water supply well, utility lines, lawn areas and other site improvements are to be located. Proposed development area envelopes shall meet the minimum area requirements of Article
4, §
190-19 (fka Article
VIII, Section B.6), of the Mansfield Zoning Regulations.
HEALTH OFFICIAL
The Director of Health of the Eastern Highlands Health District
or his authorized agent.
LOT
A separately identified parcel of land designed, plotted
or intended for separate occupation or use.
NATURAL AND MAN-MADE FEATURES
Significant trees, standing singly or in groves; agricultural
lands, including open fields and pastures; water, including ponds,
lakes, brooks, streams, rivers, and cascades; ledges, and large rock
outcroppings or formations, large hills or ridges, or expanses of
valley floors; visible historic sites or features, such as stone walls,
individual buildings or groupings of buildings, cemeteries, cellar
holes, foundations, or similar features.
PLAN, CONCEPTUAL LAYOUT
A plan prepared after analyzing off-site influences and site and neighborhood features and indicating potential streets, lots, open space areas and other site alterations. Conceptual plans, which are required for subdivisions with potential streets and/or four or more lots, are reviewed by the Planning staff pursuant to §
169-5.
PLAN, FINAL
The final map or drawing(s) and all required supporting data upon which the subdivider's plan of subdivision is presented to the Commission for approval (see §
169-6 for requirements).
RESERVE STRIP
Land controlling access to an area dedicated or to be dedicated
to public use.
RESUBDIVISION
A change in a map of an approved or recorded subdivision
or resubdivision if such change i) affects any street layout shown
on such map, ii) affects any area reserved thereon for public use,
or iii) diminishes the size of any lot shown thereon and creates an
additional building lot, if any of the lots shown thereon have been
conveyed after the approval or recording of such map.
SCENERY
The general appearance of a place regarding its natural and
man-made features, as viewed from particular vantage points with regard
to their beauty.
SCENIC
Of or relating to natural and man-made features, with regard
to their beauty.
STREET
Any existing highway that is accepted and actively maintained
by either the Town of Mansfield or the State of Connecticut; or any
proposed roadway which is shown on a subdivision map approved by the
Planning and Zoning Commission and duly recorded in the Mansfield
Land Records and which is formally bonded for completion and dedication
to the Town of Mansfield.
STREET, DEAD-END
A right-of-way closed at one end with an intersection with
a through street at the other end, and also includes the term "cul-de-sac
street." A street with a temporary turnaround is a dead-end street.
SUBDIVIDER
The owner of record at the time of filing of an approved
subdivision or resubdivision plan or, at the time of application,
a person holding an option or agreement to purchase land.
SUBDIVISION
The division of a tract or parcel of land into three or more
parts or lots for the purpose, whether immediate or future, of sale
or building development, expressly excluding development for municipal,
conservation or agricultural purposes, and includes resubdivision.
TREES, SIGNIFICANT
A healthy, well-formed, individual tree nine inches or greater
dbh (diameter breast height) on a proposed lot or within an existing
or proposed street right-of-way, and/or a grove of trees of any size,
especially as they stand along streets or boundaries of existing or
proposed lots, that add scenic character or serve as privacy screens
or buffers.
VANTAGE POINT
A ground that offers the best advantage for observing scenery.
VIEW
Scenery that exceeds 180° in width as observed from a
vantage point.
VISTA
Scenery that is less than 180° in width as observed from
a vantage point and is framed by trees, landforms, buildings or other
vertical features.
WETLANDS AND WATERCOURSES
As defined in Section 22a-38 of the Connecticut General Statutes,
as may be amended. In case of any question over the meaning of a word,
phrase, or sentence, whether defined herein or not, the Commission
reserves the right to make a determination thereof, being guided in
such determination by the purposes and intents of these regulations.
YIELD PLAN
A map or maps containing a lot and site improvement layout and additional information, as required by these regulations [see §
169-6J(1)], that demonstrates compliance with the zoning Schedule of Dimensional Requirements provisions for standard lot size, lot frontage and building setbacks; compliance with all other zoning requirements, including minimum lot area requirements for new lots; and compliance with all subdivision requirements, including the design objectives of §
169-5A, the lot size and configuration provisions of §
169-7D and the open space requirements of §
169-13.
Sidewalks, bikeways, trails and/or other improvements designed
to encourage and enhance safe pedestrian and bicycle use shall be
required, unless specifically waived by a 3/4 vote of the entire Commission
(seven votes), in all subdivisions within or proximate to Plan of
Conservation and Development designated "Planned Development Areas"
proximate to schools, playgrounds, parks and other public facilities;
or proximate to existing or planned walkway, bicycle or trail routes.
In evaluating any waiver request, the Commission shall consider the
size and the location of the proposed subdivision, its relationship
to existing or planned development, school sites, playground areas
and other public areas and the location and nature of existing or
planned sidewalk, bikeway or trail improvements.
The subdivider and/or contractor shall have available at the
project, at all times, a clearly readable copy of all approved plans
and specifications, and shall cooperate in every way possible with
any inspector or representative of the Town.