[HISTORY: Adopted by the Zoning and Planning Commission of
the Town of Suffield 2-20-1973 (Appendix B of the 1987 Code). Amendments noted where applicable.]
The Zoning and Planning Commission of the Town of Suffield,
pursuant to the provisions of Section 7 of 1949 Special Act No. 528,
An Act Establishing a Zoning and Planning Commission for the Town
of Suffield, hereby adopts the following regulations as the Subdivision
Regulations of the Town of Suffield. These regulations may be amended
from time to time in accordance with the procedure outlined in the
General Statutes. The following regulations shall supersede any subdivision
regulations heretofore adopted which may be inconsistent herewith,
which inconsistent regulations are hereby repealed. These regulations
and any amendments thereto shall become effective on the 20th day
after publication of their adoption as provided in General Statutes
§ 9-28, as the same may be amended from time to time.
As used in these regulations, the following terms shall have
the meanings indicated:
Any person, firm or corporation or partnership who or which
shall apply to the Commission for approval of a subdivision or resubdivision
either for himself or itself or as agent for himself or itself or
as agent for others.
The Zoning and Planning Commission of the Town of Suffield.
The turnaround portion of a dead-end street.
[Amended 6-25-2001]
The date of receipt as defined in General Statutes § 8-7d,
as the same may be amended from time to time.
A street or connected series of streets with its only means
of entrance and exit through one common point.
[Amended 6-25-2001]
The number of feet rise in 100 feet of horizontal distance,
expressed as percent.
As the same is defined in General Statutes § 8-18,
as the same may be amended from time to time, which word is defined
at the date this regulation is enacted as follows: "Resubdivision"
shall mean a change in a map of an approved or recorded subdivision
or resubdivision if such change:
Any way which is an existing Town or state highway or any
way shown on a recorded subdivision map duly approved by the Town
Zoning and Planning Commission, or any map duly recorded and approved
prior to the adoption of Subdivision Regulations.
[Amended 4-2-1990]
The owner of record at the time of filing of an approved
subdivision plan.
As the same is defined in General Statutes § 8-18,
as the same may be amended from time to time, which word is defined
at the date this regulation is enacted as follows: "Subdivision" means
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.
Those zoning regulations which are in effect when the final
plan for a subdivision is filed with the Commission.
A.
No subdivision of land shall be made until a plan for such subdivision
has been approved by the Commission.
B.
Should a developer have built upon the same tract or parcel of land two or more houses, or have divided said tract or parcel of land into three or more lots, and it seems otherwise evident to the Commission that he/she is in fact developing a subdivision even though no application for said subdivision has been made, the Commission may declare said tract or parcel a subdivision and require the developer to make application as required in these regulations, unless the developer can reasonably prove to the Commission that his actions do not constitute a subdivision. Failure to follow the action of this Commission shall make the developer liable to appropriate penalties as indicated in § 310-3C of these regulations, and no further building permits will be granted to said tract until the developer has complied.
C.
Penalty. Any person, firm or corporation making any subdivision of
land without the approval of the Commission shall be fined not more
than $500 for each lot sold or offered for sale or so subdivided.
The Town may enjoin such action by a subdivider by action for injunction
and/or may recover such penalty by civil action; the remedies shall
be cumulative, not alternative.
[Amended 12-17-1990]
D.
Land to be subdivided. Land to be subdivided shall be of such character
that it can be used for residential purposes without danger to health
and safety. Land not to be subdivided for residential purpose includes
land that:
(1)
Is subject to flooding.
(2)
Cannot be adequately sewered.
(3)
Could be a hazard to public health, safety, welfare, property or
life of present or future residents.
(4)
Is classified as wetlands which cannot be used for construction purposes
as determined by the Inland Wetlands and Watercourses Agency.
[Amended 4-7-1980]
E.
All subdivision plans must conform to the Zoning Regulations of the
Town and to the Subdivision Regulations herewith prescribed, and they
shall be guided in their layout by the plan of development covering
the area involved, before receiving final approval.
F.
Lot sizes and geography.
(1)
The size of lots shall be as required by the Zoning Regulations of
the Town of Suffield, and the dimensions, shape, orientation and ground
conditions of each lot or parcel shall be conducive to its maximum
usefulness.
(2)
Land of such geophysical nature that, in its present state, cannot
safely be used for building purposes because of hazards such as danger
to health, peril from fire or flood, inadequacy of public drainage
systems, difficult site drainage, temporary flooding, erosion, steep
slopes, or any other condition deemed by the Commission to make the
land unfit for building purposes shall not be approved for residential
subdivision unless the Commission is satisfied that the proposed engineering
for treatment of the site will eliminate such hazards.
(3)
Larger lot sizes than the minimum under the Zoning Regulations may
be required by the Commission in areas to be served by private sewage
disposal systems where adverse soil or topographic conditions make
such necessary in order to meet the requirements of the Director of
Public Health.
G.
Existing streets; relationship to existing streets. Proposed subdivisions
and any proposed streets therein shall be planned to coordinate with
existing streets as follows:
(1)
Abutting streets. Proposed subdivisions abutting an existing Town
street or a state highway shall provide for proper widening of the
right-of-way of such street or highway to the width appropriate for
the classification given such street or highway by the Commission.
Provision shall also be made for improvements in the travel way as
to width, grade and alignment (vertical and horizontal), base, drainage
and pavement as, in the opinion of the Commission, may be necessary
for the creation of the subdivision.
(2)
Access. Any proposed street in a subdivision shall connect to an
existing Town street or state highway or to another street in the
proposed subdivision or to a street in another subdivision approved
by the Commission where the applicant has access rights.
(3)
Suitability of access. The existing street to which the proposed
subdivision street connects shall be of sufficient width and have
a suitable travel way, grade and alignment as determined by the Commission
to provide adequate access for fire protection, other emergency, utility
and highway maintenance services to the subdivision and sufficient
to accept the traffic to be generated by the proposed subdivision
street without undue hazards to vehicles and pedestrians.
[Amended 5-21-1990]
H.
Waivers.
(1)
Where conditions exist which affect the subject land and are not
generally applicable to other land in the area and where strict conformity
with these subdivision regulations would cause undue hardship to the
landowner or where the particular requirement of the subdivision regulation
would not be of benefit to the public, then such requirement may be
modified or waived by the Commission, provided that no waiver shall
be granted that would have significant adverse effect on adjacent
property or on the public health and safety. All requests for modifications
or waivers shall be submitted in writing and must receive a three-fourths
vote of all the members of the Commission.
(2)
Each waiver or modification of the requirements shall be voted upon
separately, and the reasons for each such modification or waiver shall
be entered in the records of the Commission and noted on the subdivision
plan prior to affixing signatures for filing.
(3)
Waivers may be granted or modifications approved for the following:
(a)
Installation of sidewalks: where the Commission finds that such
facilities will serve no useful purpose.
(b)
Open space: where the amount of land to be set aside would be
insignificant or lot sizes are to such size that common open space
would be superfluous.
(c)
Curbs and gutters: where subdivision lots are on existing streets
that have adequate drainage, pavement and proper grading to make such
improvements unnecessary or on new streets where topography or other
physical factors make such improvements nonessential.
(d)
Design standards: minor deviations to engineering standards
due to physical characteristics of the land or problems created by
existing improvements may be permitted provided that resulting design
changes are minimal.
(e)
Other waivers as provided.
[Amended 4-11-1988]
I.
The Commission may prescribe the extent to which and the manner in
which streets shall be graded and improved and public utilities and
services provided, and in lieu of the completion of such work and
installations previous to the final approval of a plan, the Commission
may accept a bond in an amount and with surety and conditions satisfactory
to it scouring the Town the actual construction and installation of
such improvements and utilities within a period specified in the bond.
The Commission, in lieu of the completion of the work and installations
referred to herein, previous to the final approval of a plan, may
provide for the assessment or the method whereby the Town is put in
an assured position to do such work and make such installations at
the expense of the owners of the property within the subdivision.
A.
No plan of subdivision shall be approved unless it is drawn on sheets
of permanent transparent drafting material not larger than 24 inches
by 36 inches and to a scale of one inch equals 40 feet. Prior to filing
the plan of subdivision the owner shall also submit four copies reproduced
by black and white print or similar process and one permanent transparency.
The plan shall contain the following statement: "The Subdivision Regulations
of the Suffield Town Zoning and Planning Commission are a part of
this plan, and approval of this plan is contingent on completion of
all the requirements of said Subdivision Regulations, excepting only
any variances or modifications made in writing by the Suffield Town
Zoning and Planning Commission, and attached hereto," together with
the following information:
[Amended 12-5-1977]
(1)
Name of record owner of land.
(2)
Name of subdivision, if any, and subdivider.
(3)
Certificate of registered professional engineer and/or land surveyor.
(4)
North point, scale of map and date.
(5)
Boundary lines of subdivision and accurate distances and bearings
shall conform to Class A-2 Transit Survey as set forth in the Code
of Connecticut Technical Council, Inc.
(6)
Names and addresses of abutting property owners within 200 feet of
property line (including across the street) according to the most
recent Assessor's records. A separate list of these abutters/addresses
shall be submitted as part of the subdivision application.
[Amended 11-19-2004]
(7)
Layouts of lots, showing accurate dimensions, angles, building lines,
and zone or zones, and location of any monuments or markers to be
placed at corners or angles of all lots. Dimensions of lots on curved
streets shall be given in arc lengths.
(8)
Accurate location and description of monuments to be placed at corners
and angles of all streets, at all curvature, and points of tangency
of curved streets, with accurate reference to some existing recognized
governmental monument or marker.
(9)
Layout of existing streets and proposed new streets, easements, rights-of-way
including those for utilities, sewers, and drainages, either on or
off site, open spaces reserved for parks, playgrounds, or other common
or public uses. Bearings and dimensions shall be accurate, and shall
include arc length, radius, and central angle of all curves.
(10)
The map at scale one inch equals 500 feet locating the subdivision
within the surrounding proposed and existing street system.
(11)
Locations and outlines of all existing buildings within or 200
feet adjacent to the proposed subdivision, and all wetlands, waterways,
and other significant site features, including stone walls, fences,
trees 24 inches in diameter measured four feet above the ground, wooded
areas, rock ridges and outcroppings on the site.
[Amended 6-25-2001]
(12)
A tabular summary which includes:
[Amended 6-25-2001]
(a)
The proposed and required lot area and frontage for each lot
required by the Zoning Regulations.
(b)
The total land area, including ratio of wetlands to nonwetlands.
(c)
The percentage and area of proposed open space to be included
in the subdivision, including the ratio of wetlands to nonwetlands.
(d)
The average lot area (in square foot) proposed in the Flexible
Residential Development (FRD).
B.
Additional accompanying statements and data required as part of the
subdivision plan:
[Amended 4-11-1988; 6-25-2001]
(1)
At least one test hole per lot or more if there appears to be considerable
variation in subsurface conditions shall be dug to determine soil
conditions for drainage. Seepage tests, made in accordance with the
procedure recommended by the State Health Department, will be required
in areas served by subsurface sewage disposal systems. The statement
of a registered professional engineer showing results of these tests,
and soil conditions, shall be attached.
(2)
The location of all existing and proposed sanitary and stormwater
sewers, catch basins, manholes, bridges, and culverts. Invert elevations
of all drainage structures shall be shown.
(3)
Methods of proposed sanitary sewerage, methods of stormwater drainage
into existing sewers or into existing natural watercourse, and method
of supplying water.
(4)
Methods of dedication of proposed easements, rights-of-way, and open spaces which may be required in §§ 310-6D and E and 310-8A and B, and shall contain a written acknowledgment of the developer's responsibility for maintenance, and the assumption by him/her of liability for injuries and damages that may occur on any land to be dedicated for public use, until such land has been legally accepted by the Town of Suffield.
(5)
Final street plan profiles drawn in ink on plan profile paper at
scales of one inch equals 40 feet horizontally and one inch equals
four feet vertically, one print on a stable transparent material,
and four black line prints on white paper.
(6)
Contours, in sufficient detail to show general topography, watercourses
and drains. In general, contours shall be shown at no less than two-foot
intervals.
(7)
Flow-line elevations for all brooks shall be given at one-hundred-foot
stations and the location and size of all culverts shall be given.
(8)
Approved plan of the Suffield Conservation Commission concerning
inland wetlands and watercourses.
(9)
Approved plan of the Suffield Conservation Commission for erosion
and sediment control.
(10)
Report of the North Central Health District concerning septic
systems and/or wells if proposed.
(11)
A streetlighting plan.
(12)
A 100 scale plan which shows the following:
(a)
All property lines as they abut the outside perimeter of the
subdivided tract together with the outside perimeter dimensions and
bearings for description purposes.
(b)
All proposed lot lines and lot numbers without dimensions, together
with easements, rights to drain, open space, conservation easements,
slope rights and power and utility easements (permanent or temporary).
(c)
All utilities and associated structures, including stormwater
drainage systems (and curtain drains if any), sanitary sewer system,
if any, public water systems, if any, (including) hydrants, shown
graphically to scale with appropriate symbols, structure numbers,
pipe sizes and length of run, and percent of grades, but no top of
frame or invert elevations.
(d)
A transparency of Subsection B(12)(c) above to which shall be added drainage areas from off site contributing to site and leaving the site (pre and post subdivision) and drainage areas contributing to each inlet structure, all of which shall be coordinated with an attached detailed stormwater drainage analysis and computations.
(13)
A tree plan shall be prepared which shows the location and species
of proposed street trees located outside of the street right-of-way
line of existing or proposed streets approximately 10 feet from said
right-of-way. Street trees shall be required at a minimum of 40 feet
apart on both sides of all streets, shall be not less than three inches
in caliper measured four feet above grade, and shall be a variety
of noninvasive species.
(14)
To facilitate the review of the subdivision plan, at the time
of filing, the applicant shall stake the center line of all proposed
streets no greater than every 100 feet with the center line station
as marked on the plans. An application shall be considered incomplete
without staking.
(15)
A plan showing the general location of proposed buildings (building
envelope) and driveways for each lot.
(16)
Four full-size copies of all plans and supporting materials,
and eight half-size reductions of all plans.
(17)
Upon completion of construction and prior to final acceptance
by the Town, the applicant shall provide final as-built drawings submitted
on Mylar transparencies and in Disk/CD AutoCad format.
(18)
A report containing the final decision of the Suffield Conservation
Commission for subdivision involving regulated activities under the
Suffield Inland Wetlands and Watercourses Regulations.
C.
Index map. If more than one sheet is required to show the entire
subdivision, one print on a stable tracing material and four black
line prints on white paper of a map showing the entire street system
at a scale of one inch equals 100 feet shall also be submitted.
D.
Resubdivision; necessity to provide information. All plans of resubdivision
shall include sufficient information to enable the recorded original
subdivision plan to be identified in the Town records. Requirements
and procedures of subdivision shall normally be followed for all resubdivisions.
E.
Master development sketch. Where all land proposed for development
or land under ownership of applicant is not included in the proposal,
a master development sketch shall accompany the original submission.
This sketch, at a scale of not less than one inch equals 100 feet,
shall show proposed rights-of-way and lot layout. Additional information
may be required by the Commission where any part of the subdivision
would be affected by development of another part. Sections in proposed
order of development shall be labeled with Roman numerals and each
section shall be applied for and processed individually.
A.
An adequate subsurface stormwater drainage system shall be provided
unless, in the opinion of the Commission, the natural topography and/or
easy access to natural watercourses makes storm drains unnecessary.
Drainage plans shall be based on seepage tests made in a sufficient
number of test holes by a professional engineer, whose data shall
be submitted to the Commission with the drainage plans.
B.
In the case of subdivisions to which water, sewers and/or electric
streetlighting are to be furnished from a public source, all necessary
mains, branch offsets to each lot, fire hydrants and streetlighting
equipment shall be installed as approved by the corporation or municipal
department having jurisdiction.
C.
The Commission may impose reasonable and necessary conditions in
connection with the approval of subdivision plans.
D.
Where it is necessary to discharge water from a public right-of-way
across private land that is not included in the subdivision, the developer
shall obtain from the owners of said private lands an agreement which
grants to the Town of Suffield a right to permanently discharge water
across said lands and shall submit copies of said agreements to the
Commission at the time of application for subdivision plan approval.
E.
Where it is necessary to drain a public highway across lands included
in the subdivision, the plans shall provide an easement for the discharge
of water in favor of the Town of Suffield. The location of such easements
shall be satisfactory to the Commission.
G.
Metal boundary-marker pins shall be permanently established at the
corners of each lot. If it is impractical to establish pins at a corner,
reference pins shall be established on the lot line as close as possible
to the corner.
H.
Metal boundary-marker pins shall be permanently established to define
all easements.
I.
Agriculture buffers shall be established adjacent to actively farmed land in accordance with § 310-8E of these regulations and shall be identified on the subdivision plan. Interior boundaries shall be identified in the field by metal boundary-marker pins placed on the lot lines.
[Amended 11-9-1987]
J.
Street signs, in accordance with Town standards, shall be provided
and installed by the developer. Where the Chief of Police determines
that traffic signs are warranted, said signs shall be provided by
and installed by the developer in accordance with Town and/or state
standards.
[Amended 4-11-1988]
A.
Land shall not be subdivided in such a manner as to prejudice the
possibility of further subdivision of the land or of the convenient
subdivision of adjoining lands.
(1)
There shall be direct access to each lot from a public street.
[Amended 4-21-1990]
(2)
There shall be access provided by street-width reserve parcels to
allow further subdivision of the lands and to provide access into
adjoining lands. The location of the access reserve parcels shall
be determined by the Commission, and any such reserve parcel shall
be designated as a future street on all subdivision plans. The Commission
may require the developer to deed to the Town said reserve parcels,
or otherwise give rights to said parcels.
(3)
Reserve strips controlling access to land dedicated or to be dedicated
to public use will not generally be permitted, nor will reserve strips
of land which may prove to be untaxable for improvements be permitted.
B.
Preservation of natural features. Due regard shall be given to the
preservation and potential enhancement of natural features, large
trees, scenic points, and other assets of a community nature.
(1)
All watercourses shall be protected during the construction stage
of the subdivision, and shall be left in a condition satisfactory
to the Town Engineer or his authorized representative.
(2)
No watercourse shall be disturbed, re-routed or otherwise altered
unless approved by the Suffield Conservation Commission and the Town
Engineer and all other local, state and/or federal requirements are
satisfied.
[Amended 5-9-1988]
C.
Dedication of streets. Approval of a final subdivision plan shall not constitute an acceptance by the Town of any street, as defined in § 310-2, included in the plan. However, the filing of an approved final subdivision plan in the office of the Town Clerk shall constitute an irrevocable offer of dedication to the Town for acceptance as a street of any land shown as a street on said plan. Said offer of dedication shall be binding upon the owner of said land, his heirs, successors and assigns.
D.
Flexible Residential Development (FRD). For subdivisions proposed in the R-90 and R-45 and R-25 Zones on parcels of 10 or more acres with five or more lots, or for those choosing to utilize Flexible Residential Development subdivision procedure, reference is made to Chapter 315, Zoning Regulations, Article VI.
[Amended 6-25-2001]
E.
Undergrounding of utilities. All utilities shall be placed underground
wherever new streets are installed. Undergrounding of utilities shall
be required in general, unless specifically waived by the Commission.
Location shall be in accordance with Town standards.
F.
Provision of buffer strips. The Commission may regulate the location
and orientation of lots along existing streets for public safety and
may require the installation of planting strips along existing streets
for the purpose of providing buffer screens for present or future
residences abutting such streets.
[Amended 4-7-1980]
A.
The Commission shall require such open spaces for passive or active
recreation as it may deem proper. Areas shall be conveniently accessible
to all lots and shall be accessible from public ways. Land reserved
for such purposes shall be of suitable area, dimensions, topography
and natural character for the purpose intended. The Commission may
require that the area or areas so reserved shall be located and laid
out for use in conjunction with similar areas of adjoining subdivisions
or of probable future subdivisions or as part of additions to areas
shown in the plan of development for open space uses. Areas reserved
for park or playground purposes shall not contain less than one acre
of land, but may be part of a similar area in an adjoining subdivision
so that the total area is not less than one acre, unless otherwise
specifically approved by the Commission. Land to be reserved for open
space purposes shall amount to 20% of the gross area of the subdivision.
Land so reserved shall be graded to properly dispose of surface water
and shall be left in condition for the purposes intended, as required
by the Commission. Should the Commission determine that an open area
should be fenced, such fencing shall be installed and paid for by
the developer.
[Amended 11-9-1987; 12-18-2000; 6-25-2001]
B.
In order to permit the subdivision of land most suitable for residential
use, to preserve for farming land most suitable for such use, and
to accomplish the purpose of the requirements for public open lands,
the Commission may waive the requirement for the immediate provision
of open spaces in a subdivision which is part of a larger parcel of
land when:
(1)
Part of a parcel of land under one ownership is to be subdivided
for residential use and the balance of such parcel is to be reserved
for farming or future development;
(2)
The required open spaces may be properly and more advantageously
located in that part of such parcel of land not immediately to be
developed;
(3)
The proposed plan, § 310-4B, shows all the land in such parcel and either a tentative layout of future subdivision or the adequacy of the balance of the parcel to provide for future open spaces for the entire parcel;
(4)
The developer shall agree to dedicate an area of land in the undeveloped
portion of such parcel equal to the requirements for open spaces in
the developed portion or portions and shall grant to the Town an option
to accept such dedication when such undeveloped portion is hereafter
subdivided.
C.
Legal instrument.
[Amended 4-7-1980; 6-25-2001]
(1)
Land dedicated as permanently preserved open space shall by legal
instrument approved by the Commission be one or more of the following:
(a)
Deeded to the Town of Suffield.
(b)
In the form of a conservation easement.
(c)
Deeded to the Suffield Land Conservancy or similar nonprofit
organization.
(d)
Deeded to the State Department of Energy and Environmental Protection
with a conservation easement.
(e)
In the form of an agricultural easement.
(f)
Deeded to a homeowners' association.
(2)
Such legal instrument shall provide that:
(a)
No structure may be erected on such open land except that which
is approved by the Commission.
(b)
The Town of Suffield, its agents, servants and employees may,
without liability, enter upon such land and remove, or cause to be
removed, any thing, object or condition which may be deemed to be
a nuisance or in the nature of a nuisance.
(3)
If a homeowners' association is established, it must be legally
established and fulfill the following requirements:
(a)
The association must be established prior to filing of the approved
subdivision plan.
(b)
Membership must be mandatory for each home buyer and any successive
buyer and recorded in all deeds.
(c)
Open space restrictions must be permanent and not just for a
given period of years.
(d)
The association must be responsible for liability insurance,
taxes and the maintenance of recreational and other facilities.
(e)
Homeowners must pay their pro rata share of the cost of the
assessment levied by the Town or the same may become a lien upon the
delinquent member's house, lot and share of the open space in
that subdivision.
(f)
The instrument establishing the association must be submitted
for approval by the Commission as part of the subdivision application.
(g)
Each lot owner shall own a proportionate share of the common
open space shown on the subdivision plan and a statement to that effect
shall be indicated on said plan.
D.
Open space fee. In lieu of providing open space the Commission may
accept a fee equivalent to 10% of the fair market value of the land
to be subdivided. The fair market value shall be determined by an
appraiser jointly selected by the Commission and the applicant (cost
to be born by applicant). A developer shall be exempted from payment
of such fee if 20% of the total housing units to be constructed in
the subdivision is affordable housing. Also exempted are transfers
of subdivision of less than five parcels to a parent, child, brother,
sister, grandparent, grandchild, aunt, uncle, or first cousin for
no consideration. Fees shall be held by the Town Treasurer in a fund
reserved for the preservation or acquisition of open space.
[Amended 12-17-1990; 2-25-1991]
E.
Agriculture buffer strips.
[Amended 11-9-1987; 11-19-2004]
(1)
Buffers adjacent to actively farmed land shall be established in
residential subdivisions. Said buffer strips, when required, shall
be no less than 30 feet in width and may be required up to a width
of 100 feet (depending on the type of agriculture or farm use, the
topography and the proposed design and planting of such strip). It
shall be the responsibility of the developer, subject to approval
by the Commission, to provide an effective barrier that will reasonably
protect adjacent residential living areas from dust and spray drift.
It shall be the responsibility of individual lot owners, where such
buffers are established on their lots, to maintain the buffer in accordance
with the designed intent. Such responsibility shall be specifically
noted on the subdivision plan and in the deeds of affected lots. Where
a buffer strip is part of a common open space, the responsibility
for maintenance will be assumed by a homeowners' association
or by other arrangement that is acceptable to the Commission.
(2)
In addition, the following statement shall be noted on the subdivision
plan: "This property abuts or is in proximity of an active agricultural
or farming operation which is a permitted zoning use. Agricultural
operations sometimes emit noise, runoff, odor, dust and chemical spray
drift during either the day or night that are annoying or irritants
to some people."
(3)
If abutting actively farmed land comes under development then these
requirements are voided.
F.
Aircraft noise. For properties lying within or partially within the
sixty-five-decibel or higher noise exposure contours (as shown on
the Bradley International Noise Abatement Maps), as amended, the applicant
shall be required to provide warnings to potential buyers. Said warnings
shall be, at minimum, noted on the subdivision plan and shall be placed
in the deed of each property transferred for residential use. The
warning shall state that: "This property lies within or partially
within the sixty-five-decibel noise exposure contour for Bradley International
Airport as depicted on map dated _____. Aircraft noise experienced
may be annoying to some people or detrimental to their well-being."
[Amended 2-16-1998]
A.
Street design standards.
(1)
Streets in each subdivision shall be laid out so as to provide for
continuation of the principal streets adjoining or entering the subdivision
and/or for the proper projection of streets in the proposed subdivision
into adjoining land where there are no existing streets. Said streets
shall be laid out so as to maintain harmony with existing or proposed
thoroughfares shown in any plan of development for the Town adopted
by the Commission. They shall be so arranged and of such width as
to provide an adequate and convenient system for present and prospective
traffic needs, and special attention shall be given to assure safe
intersections with present and proposed thoroughfares.
(2)
Streets designated to accommodate presently or at any future time
traffic other than that of the immediate neighborhood shall be indicated
as secondary thoroughfares and if required by the Commission shall
be not less than 60 feet wide. Principal thoroughfares as indicated
on the Town plan shall be of such width as the Commission may deem
necessary. All other streets shall be not less than 50 feet wide.
Thoroughfares shall have grades not greater than 5% and the curves
of radii not less than 300 feet, measured at the center line.
B.
Ingress and egress. Normally a subdivision shall have two means of
ingress and egress. In the case of physical or other hardship, the
Commission shall determine whether a subdivision will require two
entrances and exits or a divided roadway for safety purposes.
[Amended 5-9-1988]
C.
Streets shall be built to established Town of Suffield standards,
but streets which may be used as secondary to principal thoroughfares
may be required to have pavement of greater than minimum width. Such
requirement will be determined by the Commission after pre-application
scrutiny.
D.
Curbs, gutters, and sidewalks, where required in the opinion of the
Commission, shall be constructed in accordance with the specifications
of the Town of Suffield.
E.
Dead-end streets or dead-end street systems will only be allowed
under the following conditions:
(1)
To provide access to undeveloped rear land surrounded by subdivided
land, or to solve a topographic problem.
(2)
The turnaround diameter of the cul-de-sac right-of-way shall be at
least 110 feet and shall have a minimum pavement radius of 45 feet
to the outside curb.
(3)
A dead-end street or dead-end street system(s) shall be limited to 1,200 feet as measured from the edge of the connecting street to the center of the proposed cul-de-sac unless waived by the Commission for severe topographic reasons or for the purpose of fulfilling § 310-8A of these regulations when said street has public water and has no more than a total of 13 lots in the R-90 Zone, 15 lots in the R-45 Zone, or 20 lots in the R-25 Zone.
[Amended 11-19-2004]
F.
Minimum gradient for streets with curbs and gutters shall be not
less than 1%. Maximum gradient shall not be generally more than 10%.
G.
Street line deflections will require an inside radius of at least
75 feet.
H.
Street intersections shall be straight line intersections and as
nearly at right angles as possible, and in no case shall be less than
60°. Intersection right-of-way lines at street intersections shall
be connected by a curve of at least twenty-five-foot radius.
I.
Street jogs with center-line offsets of less than 200 feet shall
be prohibited.
J.
Proposed street names are subject to approval of the Commission.
No street name in use in Suffield shall be used, and no street name
phonetically similar to any street name in use in Suffield shall be
used.
K.
Lot and block standards.
(1)
Each subdivision lot must front on an approved street at least 50
feet in width (unless it fronts on a state highway marginal access
street), whether the street is private or public. An existing street
shall have adequate right-of-way width, suitable road surface, and
suitable drainage for increased traffic.
(2)
Block width shall not be less than 240 feet, and block lengths shall
not generally be longer than 1,200 feet nor less than 600 feet. In
blocks longer than 1,000 feet, pedestrian crosswalks may be required
to serve community facilities such as schools or shopping centers.
Such walkways shall not be less than 10 feet wide and shall be straight
from street to street with fencing on each side and walks installed.
L.
Engineering and construction.
(1)
All engineering and construction shall be in accordance with the
requirements of the Town of Suffield Engineering Standards and Specifications,
as the same may be amended from time to time, which standards and
specifications are on file in the Commission's office and available
for inspection during regular business hours of said office.
(2)
The developer shall be required to carry away by pipe or open ditch,
based on recommendations of the Town Engineer, any spring water that
may exist. The developer shall have designed by a licensed professional
engineer a stormwater drainage system that shall contain, where necessary,
culverts, catch basins, head walls, storm sewers and other structures
or facilities suitable to give the streets and adjacent lots proper
drainage. It will be the responsibility of the developer to install
an adequate stormwater drainage system which will handle the runoff
from a fifty-year storm.
(3)
A culvert or other drainage facility shall, in each case, be large
enough to accommodate potential runoff from its entire upstream drainage
area, whether inside or outside the subdivision. Size of facility
based upon potential development and anticipated runoff from a fifty-year
storm shall be subject to approval by the Town Engineer. The culvert
or drainage facility from the subdivision shall continue to a natural
watercourse.
(4)
Downstream drainage effect of each proposed subdivision outside the
area of the subdivision shall also be calculated. Where it is anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility during a fifty-year
storm, the Commission shall not approve the subdivision until the
subdivider has made such provision for the improvement of such potential
condition as the Commission deems reasonable to require of the subdivider.
The Commission shall notify the chief administrative officer of the
Town of such potential condition where facilities may be involved
prior to final approval.
(5)
Where a subdivision of land proposes building lots on an existing
approved road, or where the tract of land to be subdivided presently
receives stormwater drainage from an existing road or watercourse,
it will be the responsibility of the developer to provide an approved
stormwater drainage system suitable to give the existing road and
adjacent lots of the proposed subdivision proper drainage.
(6)
The engineering and construction in the field shall be in accordance
with plans which have been approved by the Commission, except that
filed changes may be authorized by the Town Engineer or his authorized
representative.
(7)
The site shall be graded in accordance with plans which have been
approved by the Commission, except that field changes may be authorized
by the Town Engineer or his authorized representative, provided that
the drainage characteristics of the site are maintained. The grading
of the land on each lot shall be such that each lot is adequately
drained.
(8)
When building storm sewers are constructed prior to house construction,
the piping shall be installed to a point not less than six feet within
the lot if sidewalks are proposed.
(9)
The construction in the field shall be carried on with a minimum
of nuisance to the general public, and effective measures shall be
taken to reduce the hazards of dust and flooding.
(10)
Safety precautions and measures shall be implemented during
the construction to protect the public against hazards which may be
caused by construction machinery and heavy equipment, earthmoving,
erosion slopes, excavated holes and similar construction works.
(11)
Adequate environmental protection is to be achieved, in part,
through recommendation of the Hartford County Soil and Water Conservation
District. Data concerning soil characteristics of the parcel of land
to be subdivided shall be submitted in written form with an overlay
indicating soils classification. Test pit data may be part of the
subdivision.
(12)
Stumps, logs, branches or other construction debris such as
scrap lumber, metal, concrete, asphalt or other discarded material
shall be removed from the construction site. In no case shall such
material be buried or left on the site. This requirement shall not
prohibit the use of wood chips or like products for mulching or other
landscape purposes.
[Amended 4-11-1988]
M.
Sanitary sewage disposal. Provision shall be made for sanitary sewage
disposal as follows:
(1)
Where a subdivision in the opinion of the Commission is within a
reasonable distance of an existing sewer line, a complete sanitary
sewer system shall be installed and connected to the existing Town
sewers by the developer or subdivider. Said sanitary sewer systems
shall be designed and constructed in accordance with the Suffield
Sewer Commission's Regulations and Specifications for Housing
Developments as adopted October 1966, as the same may be amended from
time to time. A copy of the regulations can be obtained at the office
of the Suffield Sewer Commission located in the Suffield Town Hall.
(2)
Where a subdivision is located beyond the range of an existing sewer
but is in an area planned to be served by a future extension of the
sewer system, the subdivider shall install a complete capped sanitary
sewer system and shall make provisions for a future house sewer lateral
connection from the street sewer to each dwelling. He/she shall provide
a surety bond based on the estimated cost of installing a capped sewer
system in all streets of the subdivision to cover the cost of installing
such sewers at the subdivider's expense. The capped sanitary
sewer system shall be designed and constructed in accordance with
the Suffield Sewer Commission's Regulations and Specifications for
Housing Developments as adopted October 1966, as the same may be amended
from time to time. Under such conditions septic tank systems shall
also be installed to serve each dwelling.
(3)
Where a subdivision is located in any area of the Town to which future
extension of the sewer system is not planned, septic tank systems
shall be used in accordance with current State Sanitary Code regulations.
Lots to be served by septic tank systems shall contain sufficient
land of proper character to permit satisfactory performance of septic
tank disposal fields. (In general, where public water supply is available
such lots shall have an area of at least 1/2 acre; where both private
sewage disposal system and a well are to be located on the same lot,
such lot should have at least one acre. These areas may be reduced,
but not less than the minimum requirements for the zone, where the
subdivider submits a certificate of a licensed sanitary engineer stating
that the facilities as planned can be safely accommodated on each
lot.) The Commission may require a report from a licensed sanitary
engineer demonstrating that a suitable sanitary waste system can be
provided on each lot for the proposed subdivision where lots are not
to be served by public sewers.
N.
Commercial pipelines. Subdivision of land upon which there exist
high-pressure pipelines shall show, either on the subdivision plan
or on supplementary maps signed by a licensed surveyor or engineer
suitable for filing with the Town Clerk, the exact location of the
pipeline as actually located by the surveyor or engineer signing the
map. This location map shall also show, along the center line of the
pipe, vertical profiles of the pipe and the existing terrain. The
following requirements are considered as minimum requirements to lessen
hazards of such pipelines:
(1)
Building setback lines on both sides of such pipelines and 40 feet
distant from the center line of pipe shall be established.
(2)
Where septic tanks are to be utilized, such septic tanks and all
appurtenances and connections shall be on the same side of the pipeline
as is the building they will serve.
(3)
Proposed streets shall cross such pipelines at right angles or nearly
so. In such street crossings, the pipe shall be enclosed in a casing
which at least meets the requirements of the specifications in American
Petroleum Institute (API) Code No. 1102 issued by the API titled "Recommended
Practice on Form of Agreement and Specifications for Pipe Line Crossings
Under Railroad Tracks," except that the minimum distance from the
top of the casing to the proposed road surface shall be four feet,
six inches and its casing shall extend the full width of the right-of-way.
O.
Fire hydrants.
(1)
Fire hydrants shall be installed at the developer's expense
in all subdivisions serviced by a public water system.
[Amended 4-11-1988]
(2)
In residential subdivisions the hydrants shall be spaced at intervals
not exceeding 1,000 feet, unless a greater space between hydrants
is approved by the Fire Marshal or his authorized representative.
(3)
In no event shall the distance between a hydrant and any house location
in a subdivision exceed 500 feet.
(4)
In retail business subdivisions the hydrants shall be placed at intervals
not exceeding 500 feet, unless a greater space between hydrants is
approved by the Fire Marshall or his authorized representative.
P.
Monuments. All monuments shown on the final plan shall be installed.
They shall be reinforced concrete, not less than four inches square
and four feet long with brass or copper plug or drill hole with cross
marking the center of the four-inch square, all set flush with proposed
grades, except that markers indicating lot boundaries may be iron
pins one inch inside diameter, four feet long.
Q.
Passive solar design. An applicant for a residential subdivision
shall demonstrate to the Commission that, in developing the plan,
the uses of passive solar energy techniques were considered. The purpose
of such techniques is meant to encourage energy conservation, primarily
by taking advantage of southerly exposures to the maximum extent possible.
By proper lot design and house orientation, a wider range of choices
is made available to the future owner regarding building design alternatives
which can maximize the solar access advantage.
(1)
The
passive solar energy techniques considered shall as a minimum include:
(a)
House orientation. In order to take maximum advantage of the winter sun for heating purposes, a building's longest plane would be positioned no more than 30° off the east/west axis (see diagram below). For the Commission's consideration and for the information of the future lot owner, the subdivision plan will show house orientations which would provide the best solar access. Such information shall be included as supporting data on a separate plan as called for under § 310-4B.
(b)
Street and lot layout. Street patterns and lot lines generally determine
building orientation. Where no topographic constraints exist, streets
shall have east/west orientation to the greatest extent possible,
preferably within 30° of the east/west axis. Where this orientation
is not possible or desirable, side lot lines adjacent to intercardinally
positioned streets are encouraged to be placed as close as possible
to the north/south axis (see sketch below).
(c)
Vegetation. Trees can serve as valuable tools in conserving energy
in residential buildings. If existing plant materials serve as wind
barriers at the north or northwest of homes, they should be retained.
Street trees should be planted by type and location to avoid conflict
with a building's southern exposure.
(d)
Natural and man-made topographical features. Adequate solar orientation
is dependent upon the slope of the land. When open space is part of
a subdivision proposal, consideration shall be given to placing this
area on north facing slopes not conducive to good solar orientation.
Consideration shall be given to the placement of lots on south facing
slopes favorable to good solar access.
(e)
Protection of solar access within the development. For the information
of the future lot owner, areas shall be shown on each lot where tree
removal would be necessary to provide solar access for the building's
south facing wall. Lots with major yard areas to the south of the
building are encouraged as these are under the owner's control.
Where necessary, the placement of solar easements on lots is encouraged.
(2)
BUILDING ORIENTATION
LOT ORIENTATION ON INTERCARDINAL STREETS
PASSIVE SOLAR ENERGY TECHNIQUES
SOLAR ACCESS
Passive solar design definitions. As used in § 310-9Q, the following terms shall have the meanings indicated:
The relationship of a building's longest axis to the
south compass point.
 |
[Amended 11-9-1987]
 |
Site design techniques which maximize solar heat gain, minimize
heat loss and provide thermal storage within a building during the
heating season and minimize heat gain and provide for natural ventilation
during the cooling season,
The access to unobstructed direct sunlight required by a
solar collector for its efficient operation, generally determined
as having the south walls of a building receiving uninterrupted sunlight
between the hours of 9:00 a.m. and 3:00 p.m. on December 21.
R.
Streetlighting.
(1)
Streetlights shall be installed in subdivisions, at the developer's
expense, unless waived by the Commission and shall be installed in
accordance with construction standards of the Connecticut Light and
Power Company (CL&P). Ornamental poles shall be used wherever
underground wiring is installed. Lighting shall be in accordance with
standards of the Illuminating Engineering Society and all proposals
shall be referred to the Board of Selectmen for review.
(2)
In residential subdivisions, half-code lighting shall be used unless
the Commission determines otherwise following review by the Board
of Selectmen. For major thoroughfares and collector streets and in
commercial or industrial areas, full-code lighting shall be installed
unless the Commission determines otherwise following review by the
Board of Selectmen. Full-code lighting requires a light on every pole
at spacing of 100 feet to 140 feet using 100 watt, 9,500 lumen high-pressure
sodium luminaires.
[Amended 4-11-1988]
A.
The Commission will receive applications for subdivision or resubdivision
plan approval at regular scheduled meetings in accordance with a schedule
which is filed annually in the office of the Town Clerk. All such
applications should be submitted to the Commission office not less
than 15 days prior to a regular meeting for review as to its completeness.
All required approvals, local, state and/or federal, as the case may
be, shall be submitted with the application.
[Amended 4-11-1988]
B.
The procedures of the Commission in considering subdivision or resubdivision plans and appeals from the actions of the Commission thereon shall be in conformity to § 8-1 of the General Statutes as the same may be amended from time to time; provided, however, that the Commission may hold a public hearing on any subdivision and shall hold a public hearing regarding any resubdivision or regarding any subdivision of 25 or more lots.
C.
D.
The filing of all approved subdivision and resubdivision plans shall
be governed by the provisions of § 8-2a of the General Statutes
as the same may be amended from time to time.
F.
All work in connection with a subdivision shall be completed within
five years from the approval date, and such approval endorsed upon
the plan shall state the date on which such five-year period expires.
Failure to complete all work within such five-year period shall result
in automatic expiration of the approval of such plan, provided that
the Commission shall file on the land records of Suffield notice of
such expiration and shall state such expiration on the filed subdivision
plan, and no further conveyances of lots shall be made without Commission
approval of a new application for subdivision of the subject land.
If lots have been conveyed during such five-year period, the bond
on said subdivision shall be called in order to complete the work
required to serve those lots. "Work" for purposes of this subsection
means all physical improvements required by the approval of the plan,
other than the staking out of lots, and includes but is not limited
to the construction of roads, storm drainage facilities, water and
sewer lines, the setting aside of open space and recreation areas,
installation of telephone and electric services, planting of trees
or other landscaping and installation of retaining walls or other
structures.
[Amended 12-5-1977]
A.
Before approval of a subdivision is granted by the Commission, an
estimate of all costs for street improvements, storm sewers, sidewalks,
utilities, fire hydrants, streetlights, traffic signs, trees, monuments
and pins and all improvements proposed in the subdivision construction
plan shall be approved by the Town Engineer and submitted to the Commission.
Detailed and accurate estimates shall be prepared by the developer's
Connecticut licensed professional engineer. Prior to the commencement
of the construction of any public improvements, the developer shall
submit a bond as described below to the Commission. The amount of
all bonds shall be determined by the Town Engineer as described above
and shall include a contingency of 10% of the amount of the construction
estimates prepared by the developer's engineer. All bonds shall
be in a form acceptable to the Commission's counsel. Bonds shall
be in the form of:
(1)
Irrevocable letter of credit from a financial institution licensed
to do business in the State of Connecticut with the Town of Suffield
as beneficiary. Said letters shall allow for partial withdrawals and
must be for a period of not less than one year with provisions to
be automatically renewable for successive periods of one year.
(2)
Performance bond issued by an insurance company or other surety licensed
to do business in the State of Connecticut, together with a power
of attorney issued by said insurer or surety, authorizing the person
signing to act on behalf of said insurer. All companies issuing performance
bonds shall have a rating of A3 or higher by Moody's Financial Rating
Services or a similar rating from an alternate rating service. The
developer shall submit evidence that the issuing company's rating
complies with the provisions of this subsection.
(3)
Passbooks or certificate of deposit with the Town listed as co-owner
of the account, together with a written bond agreement as prepared
by the Commission's counsel. All accounts shall use a third party
tax identification number for tax purposes. Withdrawals from those
accounts shall be limited to the Town for the duration of the bond.
B.
Following the submission of the initial bond and partial completion of public improvements, the developer may request one bond reduction. The reduced bond amount shall be based upon estimates prepared by developer's engineer and shall include those items listed in § 310-11A above. All requests for bond reduction shall be reviewed by the Town Engineer. The amount of the reduced bond shall be established by the Commission and shall include a contingency amount of 10% of all uncompleted work. In no event shall any bond be reduced to less than 1/3 of the amount of the original bond or $10,000, whichever is greater.
[Amended 11-19-2004]
C.
The Commission shall conduct an annual review of outstanding bonds
in order to determine the status of each project and may, at its discretion,
require a developer to increase the bond amount. Such determination
shall take place after review and verification of such need by the
Town Engineer.
[Amended 4-11-1988]
D.
If the Commission at any time determines that the Town is in danger
of not being assured of proper completion of subdivision improvements
without expense to the Town, then the Commission may initiate action
that will place the Town in an assured position to satisfactorily
complete all planned improvements.
[Amended 4-11-1988]
E.
At the time that a developer requests a release of bond, the developer
shall also:
[Amended 4-11-1988; 5-15-1989; 11-19-2004]
(1)
Request acceptance of any streets, easements, or improvements that
are part of a subdivision or resubdivision.
(2)
Submit deeds or other documents for streets, easements or other improvements.
(3)
Submit "as built" drawing of all improvements.
(4)
Submit a maintenance bond in an amount equal to 10% of the total
construction cost for all public improvements. Said bond shall be
written to expire two years from the date of acceptance of streets
and/or other bonded public improvements to insure the Town against
any defects which become apparent during that period.
F.
The Town shall not release any bond until the Commission has received
from the Town Engineer certification that all work to be performed
by the developer under the bond has been completed in substantial
compliance with the final plan of subdivision or resubdivision, as
approved by the Commission, and with any specifications or conditions
made a part of such plan.
[Amended 4-11-1988; 11-19-2004]
G.
Where a bond is required and no streets or other public improvements
subject to acceptance by a Town Meeting are involved, a developer
may petition the Commission for release of such bond following verification
by the Town Engineer that all bonded improvements have been satisfactorily
completed.
[Amended 4-11-1988]
A.
The requirements of the foregoing regulations may be modified or
varied when, in the opinion of the Commission, specific circumstances
surrounding a subdivision, or conditions of the land in such subdivision,
indicate that such modification or variance will better carry out
the purposes and intent of these regulations.
B.
Revision of regulations. These regulations may be amended from time to time by the Commission in accordance with the provisions of § 8-1 of the General Statutes as the same may be amended from time to time.
C.
Any subdivision regulations heretofore adopted which are inconsistent
herewith are hereby repealed.
A.
AASHTO
ASTM
COMMISSION
CONNDOT SPECIFICATIONS
STREETS or ROADS
TOWN
Definitions. As used in this section, the following terms shall have
the meanings indicated:
Refers by number, letter, or both to the latest standard
or tentative standard of the American Association of State Highway
and Transportation Officials as to material specifications or methods
of testing.
[Amended 2-10-2006]
Refers by number, letter, or both to the latest standard
or tentative standard of the American Society for Testing and Materials
as to material specifications or method of testing.
The Town of Suffield Zoning and Planning Commission.
Refers by number, letter, or both to the State of Connecticut
Department of Transportation, Bureau of Highways, Standard Specifications
Form 814 (2004) or as amended, as to construction.
Includes streets, avenues, boulevards, lanes, highways and
other thoroughfares which afford a principal means of access to abutting
property. Streets for purposes of these regulations shall be further
classified as follows:
[Amended 6-25-2001]
|
Road Classification
|
Definition: Vehicle Trips per Day
|
ROW Width
(feet)
|
Pavement Width
(feet)
|
|---|---|---|---|
|
Arterial
|
Greater than 5,000
|
60
|
32
|
|
Collector
|
1,000 to 5,000
|
60
|
30
|
|
Local
|
200 to 1,000
|
50
|
26
|
|
Limited local (dead-end streets)
|
Fewer than 200
|
50
|
24
|
The Town of Suffield.
B.
Roadway requirements.
(1)
General. Proposed streets shall be in harmony with the existing and
proposed Town street system and the Town's plan of development.
As far as practicable, streets shall follow the natural contours of
the land.
(2)
Geometric data. The following table of geometric data shall be used
in designing streets:
[Amended 2-10-2006]
|
Minimum Street Standards
|
Arterial
|
Collector
|
Local
|
Limited Local
|
|---|---|---|---|---|
|
ROW width (feet)
|
60
|
60
|
50
|
50
|
|
Pavement width (feet)
|
32
|
30
|
26
|
24
|
|
Maximum grade
|
5%
|
8%
|
8%
|
8%
|
|
Minimum grade
|
1%
|
1%
|
1%
|
1%
|
|
Minimum length of vertical curve (feet)
|
100 but not less than 30 for each 1% algebraic difference in
grade
| |||
|
Minimum curb radius at intersection (feet)
|
25
|
25
|
25
|
25
|
|
Minimum sight distance
|
In accordance with AASHTO standards*
| |||
|
Permanent cul-de-sac ROW diameter (feet)
|
NP
|
NP
|
110
|
110
|
|
Pavement diameter (feet)
|
NP
|
NP
|
NP
|
NP
|
|
Temporary cul-de-sac diameter (feet)
|
NP
|
NP
|
110
|
110
|
|
Pavement diameter (feet)
|
NP
|
NP
|
90
|
90
|
|
NP - Not Permitted
| |
|---|---|
|
*
|
Applicants shall determine the 85th percentile of operating
speed on existing streets by conducting a speed study or by determining
the AASHTO sight distance requirements for the posted speed limit
plus 10 miles per hour.
|
(3)
Street classifications. The developer shall be required to identify
the proposed designation of street classifications on the subdivision
map at the time of application, but the final determination of those
classifications will be at the discretion of the Commission.
(4)
Embankment slopes. No banks adjoining a street right-of-way shall
have a slope greater than two to one, except when modified in rock
formation.
(5)
Width requirements. Streets which are now or may be in the future used as minor arterials or collectors may be required to have right-of-way and pavement widths greater than the minimum widths listed in § 310-13B(2). Such determination will be made by the Commission after study of the subdivision plan.
(6)
Vertical grades.
(a)
On land of difficult topography, a safe and appropriate street
pattern may be approved where short distances of streets do not exceed
a ten-percent grade.
(b)
Except where allowed by the Commission, all new streets shall
have a vertical grade which averages not more than 3% for a distance
of 50 feet from an intersection of any other street.
(7)
Cross slopes. All streets shall have a crown of not less than 1/4
inch per foot of pavement width.
C.
Clearing and grubbing.
(1)
Area to be cleared. This work shall consist of clearing the ground
of trees, stumps, brush, rubbish and all objectionable material within
the roadway and to the slope limits of roadway excavation, embankments
and fill areas, except that these limits maybe reduced as necessary
to confine this work within the highway limits. This work shall also
include the clearing of the ground necessary for the construction
and installation of drainage structures, ditches, channels, fences
and other highway appurtenances.
(2)
Method of clearing. Within the excavation lines all trees shall be
cut off and stumps removed.
(a)
Within the fill lines where an embankment is to be made not
more than five feet in depth, trees, stumps, roots, etc., shall be
removed. Where embankments exceed five feet in depth, trees, stumps,
roots, etc., shall be cut off to within six inches of the ground surface.
(3)
Disposal of material. All trees that are cut shall be removed from
within the limits of the highway before the grading is started. The
contractor shall dispose of all such trees, stumps, brush, etc., in
a manner suitable to the Town.
(4)
Backfilling. All excavations made below subgrade surface by the removal
of trees, stumps, etc., shall be filled with suitable material which
shall be compacted thoroughly in accordance with the provisions governing
formation of embankments.
D.
Excavation and backfill.
(1)
Excavation.
(a)
All excavation shall be made in conformity with the requirements
of the plans, cross sections, or as directed by the Town.
(b)
When ledge rock is encountered, this material shall be excavated
to a depth of not less than two feet below subgrade.
(c)
If blasting is required in rock excavation all possible care
shall be taken to avoid injury to persons and property. Sufficient
warning shall be given to all persons in the vicinity of the work
before blasting.
(2)
Embankments.
(a)
Embankments shall be constructed of earth, rock, or a mixture
of earth and rock. Stumps, trees, sod, or other organize matter shall
not be incorporated in embankments. The depth of each layer shall
not exceed 12 inches before compaction.
(b)
Frozen material shall not be used. No embankment layer shall
be deposited on surfaces of snow or ice, nor shall it be placed on
frozen or unstable surfaces.
(c)
No stone over five inches in its greatest dimension shall be
placed within 12 inches of the elevation of the subgrade.
(d)
The entire area of each layer shall be compacted with rollers
or compactors, exerting a pressure of not less than 300 pounds per
linear inch of compression wheel or roller width.
(e)
All fill material shall be compacted at a moisture content suitable
for obtaining the required density. In no case shall the moisture
content be more than 3% drier than the optimum moisture content determined
by the AASHTO Designation T-99, Method C.
(f)
Loam, topsoil and unsuitable material shall be removed prior
to placing embankments.
(g)
All loam and topsoil suitable for seeding and planting removed
from cut and embankment areas shall be stockpiled in approved locations
for use in roadside seeding.
(3)
Gravel backfill.
(a)
This material shall be used as a foundation for structures,
to replace unstable material, backfilling around drainage structures,
backfilling trenches where unsuitable material or ledge has been encountered
and elsewhere as indicated on plans, drawings or required by specifications.
(b)
The material shall meet the gradation requirements of Section
H.02.01 of the ConnDOT Specifications.
(c)
When gravel fill is used for foundation for structures, to replace
rock or unsuitable material in trenches, or backfilling around drainage
structures, it shall be deposited in layers not over six inches in
depth and each layer thoroughly compacted before the addition of other
layers unless other compaction methods have been approved.
E.
Subgrade and slopes.
(1)
All soft and yielding material and other portions of the subgrade
which will not readily compact shall be removed and all loose rock
and boulders over five inches in size shall be removed or broken off
to a depth of not less than one foot below subgrade. Any material
removed shall be replaced with suitable gravel and compacted.
(2)
The subgrade shall be thoroughly compacted with a smooth steel wheel
roller weighing not less than 10 tons.
(3)
Any portion of subgrade which is not accessible to a roller shall
be compacted with hand tampers or mechanical vibrators.
(4)
Slopes shall have a uniform surface as shown on the plans, cross
section or as directed.
(5)
In no case shall earth slopes steeper than one foot vertical to two
feet horizontal be constructed. In erodible soils, flatter slopes
will be required.
(6)
All slopes, except those in rock or ledge formations, shall be seeded
or turfed as soon after construction as practicable and after all
loose stone or other unsuitable material is cleared.
(7)
Should the foundation material beneath the subbase become churned
up and mixed with the subbase material, the contractor shall remove
and replace it with new subbase material to the required depth. Such
replaced subbase material shall be thoroughly compacted as specified
above.
F.
Subbase.
(1)
The roadway subbase shall meet the requirements and be installed
in accordance with Section 2.12 of ConnDOT Specifications.
(2)
The foundation for the subbase shall be prepared in accordance with
Section 2.09 of ConnDOT Specifications and shall be shaped carefully
to the required cross section and compacted thoroughly.
(3)
Where underdrains and outlets are required, they shall be in place
and functioning before any subbase materials are placed.
(4)
The requirements for subbase shall be based upon samples taken at
two-hundred-foot intervals by an independent laboratory employed by
the developer. Test pits shall extend to a minimum depth of five feet
below proposed pavement elevation or to rock and condition of groundwater
and mottling shall be determined. Tests shall include mechanical analysis,
liquid limit and plasticity index.
(5)
Depth of subbase shall be based upon the test data as will be the
need for underdrains.
(6)
Subbase course shall be compacted to a density of 95% when tested
in accordance with AASHTO T-100 Method D. Compaction testing by an
independent laboratory shall be required at intervals of one per 500
linear feet of roadway, with a minimum of three years.
(7)
Should the foundation material beneath the subbase become churned
up and mixed with the subbase material, the contractor shall remove
and replace it with new subbase material to the required depth. Such
replaced subbase material shall be thoroughly compacted as specified
above.
G.
Processed aggregate base.
(1)
The roadway processed aggregate base shall meet the gradation requirements
and be installed in accordance with Section 3.04 of the ConnDOT Specifications.
(2)
The developer shall supply certification from a soils laboratory
satisfactory to the Town that this material is in compliance with
the specifications.
(3)
Minimum thickness of processed aggregate base will be as shown on
Plate No. 1.
(4)
Processed aggregate base course shall be compacted to a density of
95% when tested in accordance with AASHTO T-100, Method D. Compaction
testing by an independent laboratory shall be required at intervals
of one per 500 linear feet of roadway.
I.
J.
Drainage.
(1)
General.
(a)
This item shall consist of the complete storm sewer installation
at the locations and to the lines and grades designated on the plans
or as directed and in conformity with these specifications.
(b)
All materials, labor, equipment and appurtenances necessary
for a complete installation, whether or not all such materials and
appurtenances are shown on the plans or described in the specifications,
shall be furnished by the subdivider.
(c)
All existing pipes, drains, conduits and drainage structures
which are not to be changed in location shall be carefully supported
and protected from injury by the subdivider, and in case of injury
they shall be restored by him/her to their original condition.
(2)
Pipe.
(a)
Reinforced concrete pipe shall conform to the requirements of
AASHTO M-170, Class IV. Developer shall provide certification to the
Town Engineer.
(b)
Mortar for reinforced concrete pipe joints shall be a 1:2 Portland
cement-sand mixture, with a minimum of water. No mortar shall be used
after it has partially set.
(c)
Asphalt coated corrugated metal pipe and asphalt coated corrugated
metal pipe elbows shall conform to ConnDOT Section M.08.01-2 Specification.
(3)
Construction methods.
(a)
Pipe shall be laid in open trench two feet plus the outside
diameter of the pipe in width. All rocks, cemented gravel, old masonry
or other hard materials shall be excavated to at least six inches
below the pipe at all points; such space and all other cuts below
the pipe grade shall be filled with compacted gravel bedding of 1/2
stone.
(b)
When soft or unsuitable material is encountered, the depth of
excavation below the pipe shall be increased and such space shall
be filled with thoroughly compacted gravel or broken stone.
(c)
Trenches shall be maintained in a safe condition at all times
and adequate sheeting and shoring shall be installed when so required.
(d)
When blasting is required for rock excavation, adequate provisions
for safety shall be provided and such work shall be performed in compliance
with applicable local requirements.
(e)
The bottom of trenches shall be sufficiently graded to ensure
uniform bearing for the full length of the pipe(s).
(f)
All pipe(s) shall be bedded in firmly compacted gravel or stone
bedding from six inches below the pipe to the center line of the pipe.
Backfill from the center line of the pipe to 12 inches above the top
of pipe shall be firmly compacted gravel or other suitable material.
(g)
Commencing at the lowest point in the system, the pipe(s) shall
be carefully laid true to line and grade with the bell or groove and
upgrade.
(h)
Joints in the reinforced concrete pipe(s) shall be filled with
mortar. Joints in the concrete pipe(s) shall be thoroughly wetted
before making the mortar joint.
(i)
The inside of the joint shall be wiped and finished smooth.
(j)
The stopper shall be kept in the pipe mouth when the pipe laying
is not in progress.
(k)
Trenches shall be backfilled only after the pipe(s) has been
inspected and approved and locations of the pipe(s) and appurtenances
have been recorded.
(l)
Trenches located in paved or improved areas shall be backfilled
with approved granular material or gravel fill. Trenches in unimproved
areas may be backfilled with existing material.
(m)
Backfill material shall be free from frozen lumps, wood, and
other extraneous material.
(n)
Rock fills or boulders shall not be placed closer than two feet
to the pipe at any point.
(o)
The ends of the pipe(s) which enter masonry shall be neatly
cut to fit the inner face of masonry.
(p)
Dry conditions shall be maintained at all times and under no
circumstances shall the pipe(s) be laid or appurtenances installed
in water.
(4)
Underdrain.
(a)
Perforated or plain asphalt coated corrugated metal pipe for
underdrains or outlets shall conform to ConnDOT M.08.01.03 Specifications.
(b)
The aggregates for filling the trench shall consist of clean,
tough, durable pieces of broken stone or screened gravel meeting the
following gradation requirements:
|
Square Mesh Sieves
|
Percent
|
|---|---|
|
Passing 5/8 inch
|
100
|
|
Passing 1/2 inch
|
90 to 100
|
|
Passing 3/4 inch
|
30 to 100
|
|
Passing #4
|
0 to 80
|
|
Passing #8
|
0 to 35
|
|
Passing #100
|
0 to 2
|
(5)
Structures.
(a)
All structures, including manholes, catch basins, drop inlets,
endwalls, etc., shall be constructed in accordance with the standard
details of the Town of Suffield or ConnDOT Specifications.
(b)
Concrete shall meet the material requirements and shall be placed
in accordance with Section 6.01 of the ConnDOT Specifications.
(6)
Rip rap. Material and method of placement shall be in accordance
with Section 7.03 of ConnDOT Specifications for Modified Rip Rap.
All rip rap shall be installed on bed of gravel not less than six
inches in depth.
K.
Sidewalks.
(1)
Requirements. Concrete or bituminous concrete sidewalks shall be
constructed where shown on the plans and/or required by the Town of
Suffield in accordance with these specifications. The depth of the
concrete sidewalks shall be five inches with a cross slope not less
than 1/4 inch per foot towards the street. Width shall be four feet
constructed on a six-inch deep base of compacted process gravel. Base
shall extend six inches beyond the width of the sidewalk on both sides.
Concrete walks shall be a one-half-inch pre-molded joint at intervals
not exceeding 16 feet. Bituminous concrete sidewalks shall have a
compacted depth of no less than two inches with other dimensions similar
to the concrete sidewalk above.
L.
As-built maps. Complete as-built maps showing all improvements shall
be prepared and certified plans shall be on reproducible three mil
Mylar and shall show the following:
(1)
North arrow.
(2)
Bench mark: indicate elevation, datum used, with exact location and
description noted.
(3)
Location, size and material of all underground utilities, including
sanitary sewers, drainage, water, electric, telephone, gas transmission
mains, shall be shown with depths indicated at intervals of not more
than 500 feet. Location of manholes, catch basins, end walls, wyes,
tees, risers, etc., shall be noted.
(4)
Scale shall be noted.
(5)
Name of subdivider or other responsible person, along with firm and
project name shall be indicated.
(6)
Date construction was completed (month and year only), and date of
finished as-built map shall be indicated.
(7)
Revisions shall be noted and re-dated.
(8)
Profiles of newly constructed gravity pipelines shall be shown.
(9)
As-built pipe grade in percent shall be shown as well as invert elevations
at every structure.
(10)
The name of the professional engineer or surveyor shall be shown
on said plan with the plan scaled by the professional.
(11)
Houses or other structures shall be located and noted on the
plan along with corresponding house number or lot number, if available.
(12)
Location, size and depth of all utilities entering homes shall
be shown.
(13)
All drainage outfalls shall be profiled for a distance of not
less than 50 feet from the outlet structures.
