All application materials shall be submitted to the Planning
Commission at least four days prior to the regular meeting scheduled
by the Commission. Receipt of the application will be at the next
regularly scheduled meeting of the Commission immediately following
the day of submission to the Commission or its authorized representative
of the completed application form, the appropriate fee and supporting
materials or 35 days after such submission, whichever is sooner. The
Commission shall not be required to consider an application for approval
of a subdivision or resubdivision plan while another application for
the same or substantially the same parcel is pending before the Commission.
The Commission shall notify the Town Clerk of the abutting municipalities
of Hebron, East Hampton, Glastonbury or Colchester by certified mail
within seven days of receiving an application when in the sole opinion
of the Commission:
A.
Any portion of the affected property is within 500 feet of the Town's
border; or
B.
A significant portion of the traffic to and from the completed project
will use its streets; or
C.
A significant portion of the sewer or drainage from the project will
use and significantly affect the adjoining Town's sewerage or
drainage system; or
D.
Water run-off from the improved site will affect the municipality's
streets or property or private property within it.
For any proposed subdivision which will abut one or more of
the municipalities of Hebron, East Hampton, Glastonbury or Colchester,
the Commission shall, upon receipt of the application, submit the
application to the regional planning agency or agencies of the region
in which it or the other community is located for a report. If a report
is not submitted to the Commission within 30 days of transmittal,
the Commission will presume that the regional planning agency does
not disapprove of the proposed subdivision.
When a subdivision involves dedication of open space land to
the Town, the Commission shall refer the application to the Board
of Selectmen for comments. If the Board of Selectmen does not respond
by the close of the public hearing the Commission shall consider the
Board has no objection to the proposal.
Upon receipt of the formal application and all required accompanying
material, the Commission may hold a public hearing on any application
if, in its judgment, the specific circumstances require such action.
The Commission shall hold a public hearing on any application for
a resubdivision and any subdivision application involving five lots
or more or their equivalent in acreage. At the public hearing, the
Commission will give an opportunity to any interested persons to examine
or comment upon the subdivision plan and supporting documentation.
The public hearing shall commence within 65 days after receipt of
the application and shall be completed within 35 days after such hearing
commences.
The Commission will submit notices for publication at least
twice at intervals of not less than two days, the first not more than
15 days nor less than 10 days, and the last not less than two days
prior to the date of such hearing. Notices will be published in a
newspaper having general circulation in the Town of Marlborough.
The applicant shall by certificate of mailing at least 10 days
prior to the public hearing, send notification of their application
to adjoining property owners as listed on the most recent Town Grand
List within 500 feet of the perimeter of the subject site. The notice
shall include the date, time, and place of the public hearing and
that the application and plans are available in the Land Use Department
of Town Hall. The applicant shall submit the proof of mailing and
the mailing list prior to the public hearing.
When an applicant files an application within the watershed
boundaries of a water company, as defined in C.G.S. 25-32a as amended,
the applicant shall provide written notice of the application to the
water company, provided that such water company has filed a map showing
the boundaries of the watershed on the Marlborough Land Records. Such
notice shall be made by certified mail, return receipt requested;
and shall be mailed within seven days of the filing of the application.
The applicant may request in writing or consent to one or more
extensions of the time periods provided herein for the commencement
or the completion of hearings, or for decisions after completion of
hearings, provided that the total period of any such extensions shall
not exceed 65 days for the commencement and for decisions after completion
of the hearing and 35 days for the completion of a hearing.
A.
Within 65 days after the date of receipt of the application or, in
the event that a public hearing is held, within 65 days of the date
that said hearing is completed, the Commission will approve, modify
and approve, or disapprove the subdivision application by resolution
which will set forth, in detail, any conditions to which the approval
is subject and the expiration date, or the reasons for disapproval.
Failure of the Commission to act thereon shall be considered as an
approval, and a certificate to that effect shall be issued by the
Commission on demand. Notice of all official actions or decision,
not limited to those relating to approval or denial of subdivision
plans, shall be published in a newspaper having a substantial circulation
in the Town within 15 days after such action or decision. Notice of
such action shall also be sent to the applicant by certified mail
within 15 days of the Commission's action. If the Commission
fails to publish said notice within the time frame mentioned above,
the applicant may provide for publication of such notice within 10
days thereafter.
B.
Decision criteria. The Commission is empowered to approve, modify
and approve, disapprove or the applicant may withdraw the application.
(1)
The Commission shall approve the application if it finds that
said application, maps, plans, data and documents, submitted conform
to the requirements of these regulations; or
(2)
The Commission may, modify and approve any application, maps,
plans, data and documents, submitted, if the Commission's directions
or conditions, will conform to the requirements of these regulations
providing nothing herein shall be construed as imposing a requirement
upon the Commission to modify an application and any such modification
shall be in the sole discretion of the Commission; or
(3)
Denial. The Commission may disapprove any application for the
following reasons:
(a)
The application materials, plan or fees received by the Commission
were incomplete, insufficient or inaccurate;
(b)
The application failed to conform to the requirements of the
Marlborough Zoning Regulations or Subdivision Regulations;
(c)
The application failed to conform to the Highway Construction
and Design Standards of these regulations;
(d)
The reports from other agencies indicate serious problems relative
to the suitability of the proposal for building department;
(e)
Failure to receive approval from the Town Sanitarian.
The applicant shall have the subdivision plan and supporting
plans revised to conform to any modifications and shall satisfy any
conditions called for in the Commission's resolution. If such
modifications and conditions are not satisfied and the plans are not
signed by the Commission within 90 days of the expiration of the appeal
period of the Commission's action or in the case of an appeal,
within 90 days of the termination of such appeal by dismissal, withdrawal
or judgment in favor of the applicant, such approval will be considered
expired and the subdivision null and void and of no legal standing.
Notice of such expiration shall be sent to the applicant by certified
mail within seven days. The Commission may grant, upon written request
of the applicant, a maximum of two ninety-day extensions.
A.
One Mylar copy certified per Section 11-8-21 of the Regulations of
Connecticut State Agencies and two paper prints of the approved subdivisiony
plan and supporting plans shall be submitted to the Chairman of the
Commission who, after determining that they comply with the Commission's
resolution approving the subdivision plan, shall sign all copies (or
the Secretary of the Commission may sign). The signature of the Commission
Chairman or Secretary is the minimum legal requirement for signifying
Commission approval and authorizing filing of the plan in the office
of the Town Clerk. Commission approval of plans shall not be deemed
as acceptance by the Town of any street or other land shown as offered
for dedication to public use.
B.
Changes, erasures, modifications or revisions shall not be made on
any final subdivision plan after approval has been given by the Commission
and the plan signed. In the event that any final subdivision plan,
when recorded, contains any changes, the plan shall become null and
void and of no legal standing, and the Commission may record a notice
of expiration. The applicant shall be allowed to record a corrected
plan, noting the reasons for such filing after receiving approval
and endorsement of the Commission.
In the case of a subdivision approved after October 1, 1977,
failure to complete all work within five years of final approval shall
result in automatic expiration of the approval of such plan. The Commission
shall file on the land records of the Town, notice of such expiration
and shall state such expiration on the subdivision plan on file in
the office of the Town Clerk. No further lots shall be conveyed in
the subdivision except with approval by the Commission of a new application
for subdivision for the subject land. If lots have been conveyed during
such five-year period, the municipality shall call the bond or other
surety on said subdivision to the extant necessary to complete the
work required to serve those lots. "Work" for the purposes of this
section means all physical improvements required by the approval of
the plan, other than staking out 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 acres,
installation of telephone and electric services, planting of trees
or other landscaping, and installation of retaining walls or other
structures.
Prior to endorsement and recording the final subdivision plan,
the developer must submit a performance bond(s) in the form of a letter
of credit, certificate of deposit, or passbook from a Town-approved
banking institution, in an amount approved by the Director of Planning
and Development and Town Engineer, with surety conditions satisfactory
to the Commission and Town Counsel, securing the actual construction
and installation cost of all public improvements including a twenty-percent
contingency.
The following material and information is to accompany the application
form. It is recommended that the final subdivision plan incorporate
suggestions made in the optional preapplication stage and conform
fully to the design standards of these regulations. The drawings and
required attachments submitted with an application for subdivision
of land constitute the final subdivision application. Once an application
is submitted, no revisions, modifications or other changes to any
of the materials submitted will be considered unless expressly requested
by the Commission. The Commission will discourage the developer from
making changes of any kind after submission and will follow a policy
of disapproval, rather than modify and approve or approve with stipulations,
if changes are required. The Commission may waive this policy when,
in its judgment, it feels such a waiver is warranted.
A.
Application fee: a fee payable to the Town of Marlborough in the
amount as specified in the fee schedule adopted by the Board of Selectmen
including a fee equal to 8% of the cost of all public improvements
as determined by the Town. In addition the following fees shall be
submitted:
B.
Authorization. If the applicant(s) is not the owner of the property,
written documentation of the applicant's interest in the property,
including a written authorization from the property owner, shall be
submitted.
C.
Bond estimate: statement from the applicant's professional engineer,
indicating the cost breakdown for all public improvements, erosion
and sediment control measures, and landscaping.
D.
Common interest ownership association. If a common interest ownership
association is proposed, the provisions of the association must be
submitted to the Commission and Town Attorney for approval before
final approval shall be issued by the Commission.
E.
Community sewerage system. Any subdivision applicant proposing the
use of a community sewerage system, as that term is defined by Section
7-245 of the C.G.S., shall submit to the Commission a copy of the
tentative staff determination of the State of Connecticut Department
of Environmental Protection and report of the Marlborough WPCA. Maintenance
and ownership arrangements shall be submitted to and approved by the
Commission before final subdivision approval shall be issued by the
Commission. The Commission shall require that an escrow account be
set up by the developer in an amount determined by the Marlborough
WPCA and the Town Engineer for the sewage disposal systems in the
event of emergency failures or lack of proper maintenance.
F.
Community well(s). Any subdivision application which proposes the
use of community wells supplied by a water company, as that term is
defined in Section 16-262m(a) of the C.G.S., shall submit an application
for a certificate of public convenience and necessity to the Connecticut
Department of Public Utility Control pursuant to C.G.S. § 16-262m(b).
The Phase II certificate shall be issued in writing before final subdivision
approval shall be issued by the Commission. The Commission shall require
that an escrow account be set up by the developer in an amount determined
by the Commission and the Town Engineer for the water system in the
event of emergency failures or lack of proper maintenance.
G.
Easements and deeds. A grant or grants to the Town or other approved
entity of all required easements, maintenance agreements, certificates
of title, required dedications, all required rights to drain, and
slope rights. Such easements, dedications and rights shall be submitted
along with a certificate of title to Town Counsel for review prior
to final approval, not to be executed until final approval is granted
and recorded with the Record Subdivision Plan with the exceptions
to deeds and drainage easements to any proposed roads. Deeds and drainage
easements for proposed roads shall be held in escrow and recorded
upon acceptance by the Town of those improvements.
H.
Environmental impact review. The Commission may require an environmental
impact statement, prepared by an appropriate professional, to be submitted
by the applicant evaluating the impact of the subdivision on the land,
air and water, and considering among other elements, soils, surface
and subsurface water topography, air quality, flora and fauna, noise
levels and any other such elements as may be specified by the Commission.
I.
Inland Wetland Agency report. If an application involves land regulated
as an inland wetland or watercourse under the provisions of Chapter
440 and the Inland Wetland Agency (Conservation Commission) has not
already reviewed the application, the applicant shall submit an application
with said agency no later than the day the application is filed with
the Planning Commission. The Commission shall not render a decision
on a subdivision application until such time as the Conservation Commission
has submitted a report with its final decision. In making its decision,
the Commission shall give due consideration to the report of the Conservation
Commission.
J.
Minimum buildable area. The appropriate design professional shall
submit a letter of certification containing their original seal and
signature that the lots as configured meet this requirement.
K.
Right of entry for violations. For the purposes of inspecting and/or
installing required improvements in the event of failure of the applicant
to make such improvements or properly maintain them until the Town
has assumed responsibility for them, a written agreement is required,
in a form satisfactory to Town Counsel, permitting entrance by the
Town onto the land covered by any easement or deeds as shown on the
subdivision plan.
L.
Sanitation reports. A separate report prepared by a State of Connecticut
registered professional engineer and town sanitarian itemizing each
test pit and its results relative to description of soil strata, depth
to water and mottling, if any, depth to bedrock, percolation rate
and slope, MLSS calculations indicating that the proposed lots and
the proposed plan are satisfactory for subsurface sewage disposal
shall be submitted to the Commission.
M.
State of Connecticut highway permit. The subdivision plan shall be
submitted to the State of Connecticut Department of Transportation
(DOT) if a proposed street, or driveway in the subdivision intersects
with a state highway, drainage from the site will impact a state drainage
system, or if the proposal is considered a major traffic generator
by the State Traffic Commission (STC). At a minimum, preliminary approval
from the STC and DOT shall be given in writing prior to the close
of the public hearing.
N.
Storm drainage calculations and reports. All storm drainage computations,
worksheets, and plans showing all contribution areas and related proposed
improvements shall be submitted as supporting documentation for the
drainage system in accordance with the Highway Construction and Design
Standards. All computations shall be prepared by a State of Connecticut
registered professional engineer.
O.
Subdivision plan: a minimum of six paper prints of the subdivision
plan and additional prints if requested by the Commission or staff.
Drawings shall be on sheets of 24 inches by 36 inches, including borders.
If more than one sheet is required, clearly drawn match lines shall
be shown on all sheets, and an index coordinating all drawings with
the plan shall be provided. Scale of the final subdivision drawings
shall be at a scale of one inch equals 40 feet, except the index sheet,
which shall be provided at a scale sufficient for said presentation.
The Commission may, at its discretion, require drawings at a different
scale from that presented by the developer.
P.
Waiver: any requests for a waiver(s) specifically authorized by these
regulations.
Q.
Additional requirements.
(1)
Upon review of the application and other information required
by these regulations, which have been submitted to the Commission,
Town Engineer, Town Sanitarian, and/or Town Planner, additional information
may require the submission of the following:
(a)
A traffic report prepared by a recognized expert and State of
Connecticut registered professional engineer.
(b)
A letter from the Hartford County Soil and Water Conservation
District.
(c)
A report from some or all of the following agencies and individuals,
but shall not be limited to: Fire Marshal, Fire and Police Department,
Board of Fire Commissioners, Conservation Commission, Board of Selectmen,
Zoning Commission, and Park and Recreation Commission.
(2)
Archaeological report. The Commission may request a report from
the Office of the State Archaeologist regarding any historic, cultural
or archaeologically sensitive areas that may be impacted by the development.
When required by the Commission, the applicant shall perform an archaeological
survey in accordance with state requirements to identify, protect,
preserve or properly remove these features to an appropriate location.
The applicant shall submit an investigative report to the Commission,
prepared by an appropriately trained professional, that includes an
assessment of the project's impact, recommendations regarding
additional site research techniques and recommended alternatives to
mitigate adverse impacts from the project.
The final plan shall conform to the following requirements and
contain the following information and shall be prepared by a State
of Connecticut registered professional engineer, a State of Connecticut
licensed land surveyor, and/or landscape architect, whichever shall
be appropriate, and shall contain the original seal and the signature
of the person responsible for the preparation of the plan. Lands adjacent
to the subdivision owned by the subdivider must be identified. The
Commission may, at its discretion, permit such adjacent holdings to
be shown on the key map or may require a larger scale drawing and
other information.
A.
Cover sheet: shall be required when the proposed subdivision consists
of more than nine lots or more than 25 acres. The cover sheet shall,
whenever possible, be submitted at a scale of one inch equals 200
feet and shall indicate the geographical location of the property
to be affected by the proposed application and features that include,
but are not limited to: site boundary lines, all property lines, roads,
driveways, open space, buildings, flood areas, conservation easement
areas, topography at five-foot intervals, zone district boundaries,
properly dimensioned with zone designations, key map locating the
subdivision within the surrounding street system at a scale of one
inch equals 800 feet, a North arrow, scale, date, name of subdivision,
name of subdivider, name of engineer and/or land surveyor, number
of acres in the site to the nearest tenth of an acre and the number
of lots proposed.
B.
Sanitation sheet. The plans shall include a sheet(s) that list all
deep test pit and percolation test results and all supporting data
sheets, groundwater monitoring results, and MLSS calculations. Also,
summary by lot of the above information.
C.
Detail sheet. The plans shall include a sheet(s) depicting all the
appropriate details for all erosion and sediment controls, roadway
construction, stormwater management system components, traffic safety
devices, etc.
The following information shall be shown on the plans identified
below and contain the original seal and signature of the appropriate
design professional as identified. All lots shall be depicted in their
entirety on the appropriate plan sheet. Within the subdivision plan,
splitting lots between two sheets or more shall not be permitted.
When a subdivision involves five lots or fewer, the Commission may
waive all or part of the following plan requirements.
A.
Site analysis plan: prepared by a State of Connecticut licensed landscape
architect and registered professional engineer showing:
(1)
Existing contours at two-foot intervals.
(2)
Slopes equal to or greater than 15% shall be highlighted.
(3)
Soil types.
(4)
Significant rock outcropping.
(5)
Inland/wetland and watercourses, floodplain, and their associated
regulated area, and 100-year FEMA areas.
(6)
Significant vegetation, such as large trees, significant stands
of trees, and rare species.
(7)
Significant view sheds.
(8)
Historic structures and sites on and within 400 feet from the
site.
(9)
Identify those parts of the site more suitable for development
and those parts of the site where development should be discouraged.
B.
Subdivision plan: prepared by a State of Connecticut licensed land
surveyor to a Class A-2 Survey as defined in the Code of Practice
for Standards and Accuracy of Surveyors and Maps as published by the
State of Connecticut Board of Registration for Professional Engineers
and Land Surveyors, as amended from time to time, showing:
(1)
Subdivision boundary lines and all proposed property lines with
dimensions accurate to the nearest hundredth of a foot and angles
and bearings to the nearest second. Each lot shall be identified by
consecutive number with each number circled. Open space land reserved
for public use and other special parcels shall not be numbered but,
instead labeled with a description of proposed action, use and development
including a note where an offer of dedication to the Town is being
made.
(2)
If any part of the subdivision falls within 1,000 feet of a
state grid coordinate reference point, or USGS monument, the subdivision
boundary line shall be tied into that point.
(3)
The acreage and square feet of each lot and open space area
within the boundary of the site shall be expressed in acreage and
square feet clearly shown within the boundaries of said parcel.
(4)
The proposed yard setbacks in feet and inland/wetland watercourses
and their regulated buffer area.
(5)
Location of all existing and proposed easements with metes and
bounds description.
(6)
Zoning boundaries, if applicable.
(8)
The names of all adjoining subdivisions; the side lines of abutting
lots; and the names of the adjacent property owners, and Tax Assessor's
Map, Block, and Lot numbers, as shown on the current Town Grand List.
(9)
Title block indicating the name of the owner, subdivider, subdivision,
scale, date, North arrow, legend, and the name of the engineer and/or
surveyor responsible for plan preparation.
(10)
Approval blocks reading:
|
MARLBOROUGH PLANNING COMMISSION, MARLBOROUGH, CONNECTICUT
|
|
DATE APPROVED _______________ DATE OF EXPIRATION __________
|
|
___________________________________________________, CHAIRMAN
|
|
___________________________________________________, SECRETARY
|
|
MARLBOROUGH SANITARIAN,
|
|
THE FOLLOWING LOTS SOIL TEST DATA MEETS THE STANDARDS OF THE
STATE OF CONNECTICUT
|
|
PUBLIC HEALTH CODE FOR SUBSURFACE DISPOSAL SYSTEM LOTS;
|
|
,
|
|
___________________, TOWN SANITARIAN DATE __________
|
|
MARLBOROUGH CONSERVATION COMMISSION, MARLBOROUGH, CONNECTICUT
|
|
DATE APPROVED ______________ DATE OF EXPIRATION __________
|
|
__________________________________________________, CHAIRMAN
|
|
__________________________________________________, SECRETARY
|
(11)
Date, scale, true North point.
(12)
Existing walls, existing structures and property line fences
existing structures.
(13)
Existing utility poles and cabinets with their numbers shall
be shown and USGS markers with elevation and coordinates, if available.
(14)
A notation identifying any private roads.
(15)
Delineation of flood hazard areas and floodways.
(16)
Existing property lines, structures, septic systems, wells,
and street lines within 200 feet of the perimeter of the site. The
Commission may waive this requirement when an applicant is unable
to attain this information through field investigation or the review
of public records.
(17)
A location map showing the location of the subdivision or resubdivision
in relation to existing Town streets at a scale of not less than one
inch equals 1,000 feet.
(18)
Minimum buildable area as defined in these regulations.
C.
Site construction plan. It is the intent of the construction plan
to show preservation of site features, especially vegetation, thus
discouraging massive movement of earth and removal of vegetation and
topsoil. Drawings shall be drawn on standard plan-profile paper cut
to a maximum sheet size of 24 inches in height and 36 inches in length
at a scale one inch equals 40 feet. Plans shall be prepared by a State
of Connecticut licensed landscape architect and a State of Connecticut
registered professional engineer containing all the information required
in the subdivision plan and the following information:
(1)
Existing and proposed contours at an interval not exceeding
two feet based on field and aerial survey. Contours are to be based
on official USGS datum, with the source of the contours and location
of benchmarks noted on the plans. Ground verification and a letter
of certification signed and sealed by a State of Connecticut licensed
land surveyor is required. Interpretation between contours on USGS
Maps is not permitted.
(2)
Clearing limits. The limits of cleared area proposed for individual
lot development and public improvements.
(3)
Cultural/physical features. The location of all existing features
including: all major trees with an eighteen-inch caliper, three feet
off the ground; distinctive outcroppings of trees, specimen trees,
or trees of unusual variety for the area; ridgelines and vistas; retaining
walls, stone walls, and fences; all historical site features, such
as buildings, foundations, cemeteries, etc.
(4)
Grading: all grading for all drainage, road construction, and
proposed lot development. A follow-up ground survey may be required
at a scale and contour interval determined by the Commission.
(5)
Septic system. Each lot shall show the following:
(a)
A percolation test and three deep test pits within each primary
and reserve leaching area. In the event restrictive subsurface materials
are encountered, additional deep test pits may be required to determine
the extent of the restrictive condition within the proposed leaching
area. Test pits shall be located at least 25 apart within each trench.
(b)
Septic areas are to be designed by a State of Connecticut registered
professional engineer to meet the required effective leaching area,
including all filling and grading necessary for a four-bedroom house
and shall be depicted on the plan in accordance with the State of
Connecticut Public Health Code and Technical Standards for Subsurface
Disposal Areas and additional requirements provided in these regulations.
No lot shall be approved unless all grading or filling for a septic
area shall be located entirely on the lot it is servicing.
(c)
Indicate on the plan the existing slope and proposed area utilized
for both primary and reserve areas to determine the slope for each
septic area.
(d)
If conditions warrant the use of a curtain drain, the location
shall be shown and shall be located entirely on the lot it is servicing.
All curtain drains shall when possible outlet into an open watercourse,
wetland, or subsurface drainage structures, but in no such case shall
such discharge flow directly or indirectly onto a Town road.
(e)
The entire septic system shall be depicted on the plans including
proposed septic tank, piping, D-boxes, leaching systems, and all necessary
grading and filling.
(f)
No primary and/or reserve septic area shall be located within
55 feet up gradient and 30 feet down gradient of the curbline of an
existing or proposed street.
(6)
Soils types. The locations of all soil types, flood hazard areas
and floodways and all inland wetland and watercourse conservation
areas, including regulated buffer zones on the property and within
200 feet thereof beyond the property lines and a brief description
of the soil types. All inland wetland soil types and watercourses
shall be field identified and classified by a State of Connecticut
licensed soil scientist. The soil scientist shall identify and mark
wetland boundary lines on the site using consecutively numbered survey
tapes. Such markers shall be located and shown on the subdivision
plan by a State of Connecticut licensed land surveyor at an A-2 transit
survey level of accuracy and the soil scientist's signature shall
be affixed with the date of field delineation.
(7)
Spot elevations: actual field verified elevations for all driveways
with cuts or fills of four feet or more; also, existing Town roads
fronting the property every 50 feet to a point 200 feet from the perimeter
of the property.
(8)
All stormwater drainage components.
(9)
Footing drains for the building depicted.
D.
Road plan and profile: prepared by a State of Connecticut registered
professional engineer with each street shown on a separate sheet and
consisting of a street layout and street profile as follows:
(1)
Drawings shall be drawn at a scale of one inch equals 40 feet
horizontal and one inch equals four feet vertical.
(2)
All drawings shall be based on a ground survey and show the
existing ground, the center-line stationing of the street, the proposed
profiles of the street at the street center line and 25 feet from
the center line of the proposed street, underdrains, rate of slope,
stations and elevations of all vertical control points, stations and
elevations of vertical curve high points, points, stations and actual
ground elevations at fifty-foot stations and the complete plan for
any community well or sewerage system, including pipes, hydrants,
mains, valves, etc. The center-line profiles of any existing streets
to which the subdivision streets connect shall be shown on a profile
drawing for a minimum distance of 300 feet beyond the end of the proposed
road.
(3)
Elevations within the proposed road rights-of-way shall be completely
profiled or cross-sectioned at fifty-foot intervals on the ground.
This shall apply to proposed streets and to existing streets where
upgrading is proposed.
(4)
The complete drainage system for the entire subdivision, with
appropriate development stages for each of the final subdivision sections
shall be shown with all drainage features including pipes and structures
which are to be incorporated and properly identified as existing or
proposed. All proposed surface drainage and stream structures shall
be shown.
(5)
All utilities, traffic control devices and streetlighting and
signs shall be shown and shall include size.
(6)
All appropriate details and dimensions necessary to clearly
explain the proposed construction, including type of construction,
material, top of frame, size, pitch, invert elevations and stream
cross sections and profiles, etc., shall be shown.
(7)
All proposed electrical, telephone and cable television lines,
terminal and streetlighting shall be shown.
E.
Landscaping plan: prepared by a State of Connecticut licensed landscape
architect. The Commission may waive the requirement of a landscape
architect and allow landscaping plans submitted by a professional
horticulturist approved by the Commission The Commission may waive
the requirement of a landscaping plan when natural vegetation will
achieve the objectives of these regulations.
(1)
Proposed location, size and species of proposed landscaping
elements and the proposed methods for the preservation of selected
vegetation.
(2)
Proposed buffer strips, fencing, berms or other methods of screening.
(3)
Proposed subdivision entrance signs.
(4)
Planting of trees and/or shrubs within the designated road right-of-way.
F.
Soil erosion and sediment control plan.
(1)
A plan and narrative with the appropriate details in accordance
with the Connecticut Guidelines for Soil Erosion and Sediment Control,
as amended, shall be submitted with any application. Said plan shall
contain, but not be limited to:
(a)
A narrative that describes the schedule for grading and construction
activities, including a checklist and a written narrative outlining
the start and completion dates of major operations on the land, such
as installation of erosion control measures, clearing, grading, temporary
stabilization, construction, permanent stabilization and maintenance
of erosion control measures and stormwater drainage facilities.
(b)
The name, address and telephone number of person(s) responsible
for maintenance during and after construction.
(c)
The design criteria for proposed soil erosion and sediment control
measures and stormwater management facilities.
(d)
The construction details for proposed soil erosion and sediment
control measures and stormwater management facilities.
(e)
A note that reads "Topsoil shall be redistributed on all regraded
surfaces so as to provide at least four inches of even cover to all
disturbed areas of the development and shall be stabilized by seeding,
planting or other acceptable techniques."
G.
Public utility plan: prepared by a State of Connecticut professional
engineer or licensed land surveyor depicting the location and size
of utilities to be constructed on the site and their proposed connections
to existing utilities, and any special features, such as culverts,
pumping stations, power boxes etc.
H.
Additional information: any other information deemed necessary and
appropriate by the applicant or requested by the Commission or its
authorized representative.
