A site plan, as prescribed in this section, shall accompany the application for any permitted use or special permit. This site plan shall be approved by the Commission prior to the issuance of a Zoning Permit or Special Permit by the Zoning Enforcement Officer. Applications for dwellings and permitted accessory buildings and uses shall be submitted to the Zoning Enforcement Officer together with such information as he may prescribe, and such applications may be approved by him. An A-2 Survey must be included with all applications for a Zoning Permit. These requirement may be waived at the sole discretion of the Zoning Enforcement Officer.

A decision by the Commission on a site plan shall be rendered within sixty-five (65) days after receipt of such site plan. The applicant may consent to one or more extensions of such period, provided the total period of any such extension or extensions shall not exceed two (2) further 65-day periods, or may withdraw plans.

In reviewing site plans, the zoning Commission shall take into consideration the public health, safety and general welfare, the comfort and convenience of the general public and as a condition of approval, may require such modifications of the proposed plans as it deems necessary to comply with the spirit as well as the letter of these Regulations. The Commission shall take into account the following objectives:

7.3.1.

Conformity of all proposals with the plan of conservation and development.

7.3.2.

Safe, adequate and convenient vehicular and pedestrian traffic circulation both within and without the site. At least the following aspects of the site plan shall be evaluated to determine the conformity of the site plan to this standard:

a.

The effect of the proposed development on traffic conditions on abutting streets;

b.

The number, locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways;

c.

The visibility in both directions at all exit points of the site and the visibility of a vehicle entering or exiting the site to the driver of a vehicle traveling on the street;

d.

The location, arrangement and adequacy of landscaping within and bordering parking and loading facilities;

e.

Interconnection of parking areas via access drives within and between adjacent lots, in order to provide maximum efficiency, to minimize curb cuts, and to encourage safe and convenient traffic circulation;

f.

The location, arrangement and adequacy of truck loading and unloading facilities;

g.

Patterns of vehicular and pedestrian circulation both within the boundaries of the development and in relation to the adjoining street and sidewalk system;

h.

The location, arrangement and adequacy of facilities for the physically handicapped such as ramps, depressed curbs, and reserved fifteen (15) foot wide parking spaces;

7.3.3.

The protection of environmental quality and the preservation and enhancement of property values. At least the following aspects of the site plan shall be evaluated to determine the conformity of a site plan to this standard:

a.

The location, height, and materials of walls, fences, hedges and plantings so as to ensure harmony with adjacent development, screen parking and loading areas, and conceal storage areas, utility installations and other such features;

b.

The prevention of dust and erosion through the planting of ground cover or installation of other surfaces;

c.

The preservation of natural attributes and major features of the site such as wetlands, highly erodible areas, historic structures, major trees, and scenic views (both from the site and onto or over the site);

d.

The design and arrangement of buildings and accessory facilities and the installation of proper shielding so as to minimize noise levels at the property boundary;

e.

The provision of adequate storm and surface water drainage facilities to properly drain the site while minimizing downstream flooding.

7.3.4.

A high-quality of building design, neighborhood appearance, and overall site design. At least the following aspects of the site plan shall be evaluated to determine the conformity of a site plan to this standard:

a.

A design in harmony with existing and/or proposed neighborhood appearance, as shown by the exterior appearance of the buildings, their location on the site, and their relationship to the natural terrain and vegetation.

b.

In multifamily developments, the adequacy of usable outdoor living space.

The Commission may require a performance bond in a form satisfactory to the Commission to cover 125% of the cost of site improvements to guarantee satisfactory completion of drainage facilities, erosion and sediment control measures, parking and access features, walkways, recreation facilities, buffer strips, landscaping and any other site improvements, other than buildings.

7.4.1.

The applicant shall provide an estimate of improvements to be bonded, together with a description of the basis for the estimate.

7.4.2.

No Zoning Permit or special permit shall be issued until the bond is received.

7.4.3.

The bond shall be held by the Town Treasurer until its release is voted by the Commission. The Commission shall not release the bond until it receives certification from the Zoning Enforcement Officer that all of the requirements of these Regulations have been met.

The improvements in an approved site plan shall be completed within one year, unless an extension of time is applied for and granted by the Commission; otherwise, the site plan shall become null and void.

The site plan shall be prepared, signed, and sealed by a registered land surveyor, engineer, or architect and shall be drawn at a scale that clearly shows all of the information required by these Regulations. The Plan shall contain the following:

7.6.1.

Name of applicant and owner of property.

7.6.2.

Scale and North arrow.

7.6.3.

Property boundary, dimensions, angles, area, and zoning classification.

7.6.4.

Names of record owners of abutting properties.

7.6.5.

A key map which clearly identifies the location of the property at a scale of not less than 1 inch equals 2,000 feet.

7.6.6.

Locations and dimensions of all existing and proposed buildings, driveways, parking and loading areas, walkways, storage areas, drainage features, fences and walls, natural and artificial water features, wetlands, and exposed ledge rock.

7.6.7.

Sign locations, dimensions, and means of illumination.

7.6.8.

Locations and methods of water supply and sewage disposal facilities.

7.6.9.

Landscaped areas, including types of trees and shrubs to remain or to be planted.

7.6.10.

Certification by the Town Health Officer concerning satisfactory conditions for sewage disposal.

7.6.11.

Where grading is required, existing and proposed contours at two foot intervals unless the Commission agrees that ground surface conditions can be adequately represented by contours with larger intervals or by spot indications of elevations. Sufficient information shall be required to clearly show existing and post construction surface drainage patterns.

In order to comply with Connecticut General Statutes, Sections 22a-325 to 22a-329, a soil erosion and sediment control plan shall be submitted with any application for development if the development includes, cumulatively, a disturbed area of more than one-half (½) acre. All development not specifically exempted shall require a certificate of compliance.

7.7.1.

A single family dwelling that is not a part of a subdivision of land may be exempt from these soil erosion and sediment control regulations, contingent upon approval by the Zoning Commission and/or Zoning Enforcement Official.

7.7.2.

To be eligible for certification, a soil erosion and sediment control plan shall contain proper provision to adequately control accelerated erosion and sedimentation and reduce the danger from storm water runoff on the proposed site based on the best available technology. Such principles, methods and practices necessary for certification are found in the Connecticut Guidelines for Soil Erosion and Sediment Control (1985), as amended. Alternative principles, methods and practices may be used with prior approval of the Commission.

7.7.3.

The erosion and sedimentation control plan shall include, but not be limited to, the following:

a.

A narrative describing:

1.

The development;

2.

The schedule for grading and construction activities including: 1) start and completion dates; 2) sequence of grading and construction activities; 3) sequence for installation and/or application of soil erosion and sediment control measures; 4) sequence for final stabilization of the project site.

3.

The design criteria for proposed soil erosion and sediment control measures and storm water management facilities.

4.

The construction details for proposed soil erosion and sediment control measures and storm water management facilities. These measures and facilities shall result in a zero increase in run-off from the proposed subdivision or other proposed project.

5.

The installation and/or application procedures for proposed soil erosion and sediment control measures and storm water management facilities.

6.

The operations and maintenance program for proposed soil erosion and sediment control measures and storm water management facilities.

b.

A site plan map at a sufficient scale to show:

1.

The location of the proposed development and adjacent properties;

2.

The existing and proposed topography including soil types, wetlands, watercourses and water bodies;

3.

The existing structures on the project site, if any;

4.

The proposed area alterations including cleared, excavated, filled or graded areas and proposed structures, utilities, roads and, if applicable, new property lines;

5.

The location of and design details for all proposed soil erosion and sediment control measures and storm water management facilities;

6.

The sequence of grading and construction activities;

7.

The sequence for installation and/or application of soil erosion and sediment control measures;

8.

The sequence for final stabilization of the development site.

c.

Any other information deemed necessary and appropriate by applicant or requested by the Commission or its designated agent.

7.7.4.

The Zoning Commission shall either certify that the soil erosion and sediment control plan, as filed, complies with the requirements and objectives of this Regulation or deny certification when the development proposal does not comply with these Regulations.

7.7.5.

Nothing in these Regulations shall be construed as extending the time limits for the approval of any application under Chapters 124, 124A or 126, Connecticut General Statutes.

7.7.6.

Inspections shall be made by the Commission or its designated agent during development to ensure compliance with the certified plan and that control measures and facilities are properly performed or installed and maintained.

7.7.7.

Any application for a subdivision which, when said subdivision is fully developed, will result in a disturbed area that is cumulatively more than one-half (½) acre in size, shall include a soil erosion and sediment control plan, developed and implemented under requirements of Section 7 of these Zoning Regulations.

In case of a subdivision in which individual lots are to be sold and developed over a period of time, in which the cumulative effect of developing all lots and related improvements will result in a disturbed area of more than one-half (½) acre-a soil erosion and sediment control plan shall be submitted on a lot by lot basis to the Zoning Commission for its review and approval prior to the issuance of a Zoning Permit for each lot. In addition, a note shall be added to the map for said subdivision and in the deed for each lot stating that no development may take place on any lot until a soil erosion and sediment control plan for said lot has been reviewed and approved by the Zoning Commission.

7.7.8.

The definitions of Connecticut General Statutes, §22a-327 are incorporated herein by reference. Subdivision of Land shall include all subdivisions, whether created or approved, after passage of this Regulation.

7.7.9.

This Regulation shall become effective on July 1, 1985.

The following standards shall apply to all site plans:

7.8.1.

All buildings and uses shall be located so as to be accessible by emergency vehicles.

7.8.2.

The streets serving the proposed use shall be adequate to safely carry the vehicular traffic generated by the proposed activity, and there shall be provision for entrance and exit points which will not create a traffic hazard or undue traffic congestion.

7.8.3.

A planting strip along the frontage of the site shall be provided to a depth of not less than twenty (20) feet. Such strip shall be sodded or seeded to grass and may be planted with trees or shrubs, provided they do not interfere with visibility from driveways in both directions along the street.

7.8.4.

Side and rear yards shall be planted with evergreens, shade trees and/or other plant materials with a minimum of one tree for every twenty-five (25) feet of yard length. Trees may be planted in groups. Planting strips shall be at least five (5) feet in width along the lot line.

7.8.5.

The Commission may require a paved walkway the full width of the front planting strip, four (4) feet wide and set back ten (10) feet from the edge of the roadway where pedestrian traffic is likely.

7.8.6.

The planting strip may be traversed by not more than one driveway, unless the Commission finds that more than one is desirable for safety reasons. Applicants are encouraged to arrange common accesses with adjoining properties, and the Commission may approve temporary access designs when a more desirable permanent access serving more than one property appears achievable in the future.

7.8.7.

Driveways shall be provided with a paved surface and shall be (30) feet wide for two-way traffic and fifteen (15) feet wide for one-way traffic. No driveway shall be closer than forty (40) feet to another driveway or fifty (50) feet from a street comer.

7.8.8.

The Commission may require planted buffer strips not less than twenty (20) feet wide along a property line where the adjoining property contains or may contain an incompatible or dissimilar land use. Such a strip shall be sodded, seeded or planted with at least two staggered rows of evergreen trees placed approximately on twelve (12) foot centers. Acceptable existing trees shall be preserved and supplemented by additional plantings as deemed necessary by the Commission to meet the requirement of privacy of adjacent properties and to eliminate noise, dust and objectionable lighting. The Commission may vary the above requirements as to the planting in accordance with the effectiveness of screening proposed and the architectural character of the neighborhood in which the use is located.

7.8.9.

All plant materials used to carry out the intent of these Regulations may be of species and varieties as approved by the Commission.

7.8.10.

Applicants are urged to consider solar access in the layout of features on the site plan. Building locations and positioning should be such that south facing walls are not shaded by buildings, topographic features or evergreen trees on the same or adjoining lots. Buildings should not be located where they would cast shadows on the buildable part of an adjacent lot between the hours of 9:00 a.m. and 3:00 p.m. E.S.T. on December 21 ^st of any year.

7.8.11.

The bulk storage of materials and all loading facilities shall be located at the rear or side of the proposed or existing buildings. All storage areas shall be screened on all sides by a wall or fence of approved materials and be not less than six (6) feet high and/or by a planted evergreen strip so as not to be visible from adjacent properties or public streets.

7.8.12.

The remaining area of the lot not occupied by buildings, loading and unloading areas, parking, storage areas, vehicular access, sidewalks and landscape screening shall be well maintained, and any areas disturbed from their natural condition and which are not used for structures, parking or streets shall be covered with four (4) inches of topsoil and planted with grass or other suitable ground cover.

7.8.13.

All landscaping, trees and screening material contiguous to parking areas or driveways shall be properly protected from vehicular damage by adequate curbing or any other means prescribed by the Commission.

7.8.14.

Landscaping trees and screening plants required by these Regulations shall be kept in a healthy growing condition. Any landscaping, trees and screening plants in a condition that does not fulfill the intent of these Regulations shall be replaced by the property owner during the planting season most imminent.

7.8.15.

In acting upon any site plan, the Commission may take into consideration the recommendations of the Town Planner, the Regional Planner, the Building Inspector, the Town Fire Department, the Director of Health, and any other Town agency or outside specialist with which it consults.

If any minor modifications of the Plan are made prior to its approval, two (2) corrected copies shall be presented to the Zoning Enforcement Officer prior to the issuance of any zoning or building permit relating to the application. If any major modifications of the Plan are made prior to its approval such as changes in roads, utility layout, parking, drainage or building placement, the Commission may require a public hearing.