A formal subdivision application shall consist
of the following documents and materials:
A.
Format requirements. The final plans shall be prepared
and certified by the appropriate professionals (e.g., engineer or
land surveyor), who must be properly licensed, registered and/or certified
for such work in the State of Connecticut. The plans shall provide
the information noted in this section.
(1)
The subdivision plan sheet size shall be twenty-four
by thirty-six (24 x 36) inches, including borders.
(2)
Subdivision plans shall be at a scale of one inch
equals 40 feet unless the Commission specifically authorizes a different
scale. If more than one sheet is required, clearly drawn match lines
shall be shown on all sheets. Each lot must be shown in its entirety
on at least one sheet. An overall master plan shall also be provided
showing the entire proposed subdivision at a suitable scale on one
sheet.
(3)
A title block containing the information specified in § 213-9B(18) of these regulations shall be provided.
(4)
An approval block shall be placed on each subdivision
plan page near the title block, reading:
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Town Planning Commission, Somers, Connecticut
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Approved on __________________, 19______
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Date signed __________________, 19______
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This approval shall expire __________________
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(5)
An engineering review signature block shall be placed
on each subdivision plan page, reading:
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Plan reviewed and found in general compliance
with the Somers Subdivision Regulations, as amended and approved by
the Town of Somers.
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Town Engineering Consultant
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Date
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(6)
An approval block for the Town Sanitarian shall be
placed on each subdivision plan page, reading:
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Approved:
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Town Sanitarian
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Date
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(7)
A key map of the entire subdivision containing the information specified in § 213-9B(20) of these regulations shall be the same as that prepared for a preliminary layout, including the depiction of roads, lot lines and wetlands and watercourses.
B.
General information required:
(1)
Zoning districts.
(2)
The names and section numbers of all adjoining recorded
subdivisions.
(3)
Proposed street names and the location of existing
and proposed street rights-of-way, including stations, curves, widths,
paving and corner cutoffs.
(4)
Other rights-of-way and easements, including identification,
description, location, width and other dimensions necessary for description.
(5)
Lot number identification by consecutive numbers.
Lot numbers shall be circled. If the subdivision is phased, lot numbers
shall not be duplicated.
(6)
House numbers for each lot as assigned by the Assessor
(identified in squares). House numbers should be designated before
the subdivision plans are approved but after the location(s) of the
proposed lots is certain. House numbers must be included in the final
plans before they are signed by the Commission.
(7)
Lot lines with accurate lengths to the nearest hundredth
of a foot and angles or bearings to the nearest 10 seconds of arc.
(8)
Boundary lines of adjoining lots or parcels of land
within 200 feet of the boundaries of the proposed subdivision, showing
the full extent of each such lot or parcel and the names and mailing
addresses of current adjacent landowners, together with the volume
and page number of their recorded deeds.
(9)
Building setback lines with dimensions.
(10)
Lot and total tract areas in acres and square
feet, each to the nearest hundredth.
(11)
Lot and total tract areas, minus the areas of
wetlands, watercourses, flood-prone areas and slopes greater than
25%, in acres and square feet, each to the nearest hundredth.
(12)
A description of proposed uses for any portions
of the subdivision not to be incorporated in a lot or lots, including
a note where an offer of dedication is being made.
(13)
Existing and proposed public trails across the
land.
(14)
Boundary lines with accurate dimensions to the
nearest hundredth of a foot and angles or bearings to the nearest
10 seconds of arc, certified to Class A-2 accuracy.
(15)
Special flood hazard areas and floodways.
(16)
Inland wetlands and watercourses as flagged
by a certified soils scientist. The soil scientist who flagged the
wetlands and watercourses shall sign the plans on which they are delineated.
(17)
A proposed construction schedule indicating
the work to be done in each phase of the subdivision and the length
of time expected to complete such work.
(18)
The location of any portion of the Somers Town
boundary line that is within 500 feet of any portion of the property
to be subdivided.
(19)
Locations of public wells within 2,000 feet
of the site, inland wetlands and watercourses, flood-prone areas,
exposed bedrock (ledge), slopes over 25% and major aquifers.
(20)
Name(s) and address(es) of the applicant, developer
and owner.
C.
The applicant may be required by the Commission to
submit additional information in order to demonstrate the feasibility
and prudence of the proposed road and lot layout and storm sewer pattern.
D.
Survey data requirements:
(1)
Survey tie-ins with measured angles and distances
to two established street monuments, Town boundary monuments and state
highway monuments which are within 1,000 feet of the tract boundary.
Use of the State Plane Coordinate System is encouraged.
(2)
Radii, internal angles, points of curvature, tangent
bearings and lengths of all arcs. Special survey data may be required
to ensure reproducibility.
(3)
Accurate dimensions, with lengths to the nearest hundredth
of a foot and angles or bearings to the nearest 10 seconds of arc.
(4)
Existing and proposed monuments and iron pins with
a legend on the subdivision plans.
E.
Topography plan. Even if a preliminary topography
plan was submitted by the developer, a final plan shall be prepared,
clearly showing all physical site features, including contours, roads,
streams, buildings, ponds, vegetation, inland wetlands and existing
utilities. Utility information shall include size, type, location
and top-of-frame and invert elevations.
(1)
The plan shall be at a scale of one inch equals 40
feet. If a preliminary plan is not prepared, a plan at a scale of
one inch equals 100 feet will also be required if more than one sheet
is required to cover the property.
(2)
The topographic information shall be prepared either
by an on-the-ground survey or by photogrammetric methods, supplemented
as necessary by ground measurements, certified Class A-2. Contours
shall be at one-foot intervals for ground up to a five-percent slope,
at two-foot intervals for ground up to twenty-five-percent slope and
at five-foot intervals for ground over a twenty-five-percent slope.
The surveyor shall demonstrate that photogrammetric methods give acceptable
accuracy, especially where there is obscuring ground cover.
F.
Master grading and layout plan.
(1)
A master grading and layout plan shall be submitted,
showing the physical changes to be made at the site. This plan shall
include, but not necessarily be limited to, the following:
(a)
Existing and proposed contours, both within
a roadway and on the lots.
(b)
Typical house shape and location on each lot.
(c)
Driveway location and grade, including intercepting drains and swales conforming to Chapter 104, Driveways.
(d)
Typical on-site sewage disposal system location,
showing primary and reserve fields appropriately sized for each lot
and a well site or public water source.
(e)
Drainage swales and underdrain grades and location
with any easements to be retained for maintenance and protection.
(f)
House first floor and garage elevations.
(g)
Property line fences or walls and retaining
walls, including special structural design if needed.
(h)
Replacement of trees and ground surface vegetation.
(i)
Slope easements.
(2)
It is the purpose of this master grading and layout
plan to serve as a construction plan for the grading within the roadway
and as a model for the eventual preparation of a building permit plot
plan. It is the intent of these regulations to maximize preservation
of site features, especially vegetation. In order to minimize erosion
and sedimentation and the alteration of surface drainage patterns,
the Commission may modify the plan to limit the grading, movement
or removal of earth, topsoil or trees.
(3)
The grading and layout plan shall clearly show free
drainage along the ground surface. Where necessary, local lot drains
shall be provided to prevent flooding or ponding and to protect house
foundations. Where curtain or footing drains are likely to be necessary,
the plan shall show the areas to be reserved for such drainage. Due
care shall be taken to follow the approved erosion and sedimentation
control plan.
G.
Sanitary waste disposal system data.
(1)
The sanitary waste disposal system shall comply with
all Connecticut Department of Health Services, Department of Environmental
Protection and Town regulations.
(2)
A minimum of one percolation test and two test pits
shall be required on each proposed building lot at the approximate
location and elevation of the proposed leaching system. If conditions
indicate the need, additional tests may be required.
(3)
All test pits and percolation tests, including results
and observation dates, shall be numbered and located on both the subdivision
plan and the final topographic grading plans, as shown on Plate Number
1.
(4)
Systems which require engineered design shall be clearly
marked on the final subdivision plans. A note shall be placed on each
lot of the record plans for which an engineer's design is required
stating "Based upon soil data available as of the testing date for
this lot, this lot will require a septic system designed by a Connecticut
registered engineer."
(5)
All soil tests for sanitary waste disposal systems,
including percolation and test pits, shall be performed by the developer's
engineer under the supervision of the Town Sanitarian. The developer's
engineer shall contact the Town Sanitarian at least 10 business days
prior to making such tests.
(6)
The Town Sanitarian, at his discretion, may limit
the time of year when percolation tests and test pits may be taken.
In general, it is preferable that these tests be taken at a time when
the groundwater is likely to be at or near its highest level. The
Town Sanitarian may limit such testing to the period from February
15 to May 15 if he or she determines that the groundwater is most
likely to be at or near its highest level during that period.
(7)
A site condition plan shall be provided, showing inland
wetlands, flood-prone areas, floodways, steep slopes (those slopes
greater than or equal to 15% and, separately, those slopes greater
than or equal to 25%), shallow bedrock (less than four-foot overburden),
and streams, rivers, lakes, ponds and other watercourses.
(8)
A soils overlay map shall be provided for the subject
property and surrounding land within 200 feet.
H.
Utility plan and profile. Plan and profile drawing
requirements are as follows:
(2)
All drawings shall show the existing ground, the center
line stationing of the street, the proposed profile of the street,
stations and elevations of all vertical control points and stations
and elevations of vertical curve high points and low points, as well
as elevations at fifty-foot stations. In addition, the profile drawings
shall show the complete proposed street storm drainage pipes, sanitary
sewers and structures, including invert and top-of-frame elevations.
The center line profiles of any existing streets to which the subdivision
streets would connect shall be shown on a profile drawing for a distance
of 300 feet beyond the end of the proposed road. Plans shall show
proposed water, gas, electric, telephone and cable television lines
and streetlights.
(3)
The plan shall show the outline and dimensions of
all street and public and private rights-of-way and easements. Lot
numbers and, following subdivision approval, house numbers shall be
marked.
(4)
A bench mark referred to a USC&GS or USGS datum
shall be shown on each plan-profile sheet. It is preferable that the
bench marks be set at not more than one-thousand-foot horizontal intervals
and not more than a fifty-foot difference in elevation. All bench
marks shall be set on items of a durable nature.
A.
The official date of receipt of a formal subdivision
application shall be the day of the next regularly scheduled meeting
of the Commission immediately following the day of submission of the
application or 35 days after such submission, whichever is sooner.
Regardless of the official date of receipt of the application, the
Commission need not, and ordinarily shall not, place the application
for discussion purposes on the Commission's agenda for any regular
meeting unless the application is submitted to the office of the Town
Planner 10 or more business days prior to such meeting. However, the
Commission may, in its discretion, schedule an application for discussion
and/or action at any regular or special meeting.
If a formal subdivision application involves
any land regulated as an inland wetland or watercourse under the provisions
of Chapter 440 of the Connecticut General Statutes, as amended,[1] the applicant shall submit an application to the Somers Conservation Commission, or to such other agency as may be made responsible for administration of Chapter 211, Inland Wetlands and Watercourses, no later than the day the subdivision application is filed.
[1]
Editor's Note: See Connecticut General Statutes
Section 22a-28 et seq.
When a formal subdivision application involves
land located within the watershed of a water company, the applicant
shall notify the water company no later than seven days after the
date of submission of the application. Such notice shall be sent to
the water company by certified mail, return receipt requested, and
the applicant shall submit a copy of the returned receipt to the Commission.
Whenever a formal application is submitted for
a subdivision of land, the area of which will abut or include land
in another municipality, the Commission shall, before approving the
plan, submit it to the regional planning agency or agencies serving
the Town of Somers and the neighboring municipality. If the regional
planning agency or agencies do not submit a report regarding the proposed
subdivision within 30 days after transmittal by the Commission, the
Commission shall presume that the agency or agencies do not disapprove
of the proposed subdivision.
A.
The Commission shall notify the clerk of any adjoining
municipality of the pendency of any formal application for a subdivision
on any site in which:
(1)
Any portion of the property proposed for subdivision
is located within 500 feet of the boundary of the adjoining municipality;
(2)
A significant portion of the traffic to the subdivision,
if approved, would use streets within the adjoining municipality to
enter or exit the site;
(3)
A significant portion of the sewer or water drainage
from the subdivision, if approved, would flow through and significantly
impact the drainage or sewerage system within the adjoining municipality;
or
(4)
Water runoff from the subdivision, if approved, would
impact streets or other municipal or private property within the adjoining
municipality.
B.
Such notice shall be made by certified mail, return
receipt requested, and shall be mailed within seven days of the date
of receipt of the application. No hearing may be conducted on any
application unless the adjoining municipality has received the notice
required under this section. Such adjoining municipality may, through
a representative, appear and be heard at any hearing on any such application.
The requirements of this section are based upon Section 8-26f of the
Connecticut General Statutes. If that statute is amended, the provisions
of this section shall be deemed to have been amended accordingly.
If that statute is repealed, the requirements of this section shall
no longer apply.
Within 65 days after the date of receipt of
a formal subdivision application, the Commission shall either render
a decision or commence a public hearing on such application.
A.
In the event that an application involves a resubdivision,
a public hearing must be commenced. If an application does not involve
a resubdivision, it shall be within the Commission's discretion whether
or not to commence a public hearing.
B.
If a public hearing is to be held, the Commission
shall publish a legal notice of the time and place of such hearing,
the location of the property involved and the number of lots to be
created in a newspaper having general circulation in the Town of Somers
in accordance with Section 8-26 of the Connecticut General Statutes,
as amended. The Commission shall also send notice of any hearing to
the applicant by certified mail, return receipt requested, at least
14 days before the hearing.
C.
If the Commission chooses not to hold a public hearing
on a subdivision application, it shall notify the applicant by certified
mail, return receipt requested, at least 14 days before any regular
or special meeting at which a decision is to be made on the application.
D.
Copies of all materials submitted in connection with
the subdivision application shall be on file in the office of the
Town Planner for review by the general public.
The applicant shall send by certified mail,
return receipt requested, a notice describing the location of the
property to be subdivided, the number of lots proposed and the date
and time of any public hearing to all current owners of record of
property abutting or within 200 feet of the proposed subdivision no
less than seven days prior to the commencement of any public hearing
or, if a public hearing is not to be held, no later than seven days
after the date of the issuance of the notice by the Commission to
the applicant that a public hearing will not be held. The applicant
shall submit copies of all returned receipts to the Commission.
The Commission shall approve, modify and approve
or disapprove each subdivision application and the maps and plans
submitted therewith. All Commission approvals shall be conditional
upon the applicant making any and all required additions and/or corrections
to the plans and carrying out the following additional steps:
A.
Obtaining a performance bond or other security in
an amount and with surety and conditions satisfactory to the Commission
securing to the Town of Somers the actual construction, maintenance
and installation of such improvements and utilities as are approved
within a period to be specified in the bond or other security. Any
bond or other security shall be submitted to the Town Engineer and
Town Attorney for review and comment.
B.
Obtaining the Town Sanitarian's signature signifying
that the plans, as approved, are in compliance with State Public Health
Code.
C.
Obtaining the Town Engineer's signature signifying
that the plans, as approved, are in general compliance with these
regulations.
In approving or modifying and approving any application for subdivision or the maps or plans submitted therewith, the Commission may make such changes or place such conditions on the approval as it deems necessary or appropriate to further the purposes set forth in § 213-2 of these regulations and to cause the subdivision and the maps and plans submitted therewith to meet or better comply with the general criteria set forth in Article V and the specific criteria set forth in other relevant sections of these regulations. Such changes and conditions may include, but shall not be limited to, the following:
A.
Modifications in lot layouts, dimensions and boundaries.
B.
Reductions in the number of lots.
C.
Merging of two or more proposed lots.
D.
Modifications in proposed street layouts, dimensions,
boundaries and materials.
E.
Construction or modification of, or other provision
for, on-site utilities, services and improvements.
F.
Provision for additional or alternative public open
spaces, parks or playgrounds.
G.
Additions and modifications of sediment and erosion
control plans and measures, including schedules for such activities
and limitations on the amount and area of clearing of vegetation and/or
soil movement that may occur during prescribed periods of time.
H.
Preservation or replacement of natural and historic
resources.
