§ 2. General Regulations.
2.01 Information Available:
A.
The applicant should avail himself of the assistance of the Commission before preparation of applications or plans to save unnecessary time and expense due to a lack of understanding of these and other regulations.
B.
The applicant should familiarize himself in advance with all State and City regulations relative to health, buildings, roads and other pertinent data so that he is thoroughly aware of the obligations and standards expected. He should study thoroughly these subdivision regulations and the requirements contained herein, and the Plan of Development.
C.
The applicant should consult with parties potentially interested with him (such as lending and mortgage institutions) and with the ultimate users of the subdivision with a view to reaching firm conclusions regarding what part of the market demand should be served, the suitability of the location of the proposed subdivision, and the most advantageous subdivision plan and other features of the proposed subdivision.
2.02 [ Approval of Plans. ] Plans for a subdivision must have final approval by the Commission and be filed and recorded in the office of the City Clerk before any owner or agent of the owner shall transfer or sell, or agree to sell, or negotiate to sell, any land from or in a subdivision. The application for final approval of a subdivision shall be submitted to the Commission not more than fifteen (15) days nor less than twelve (12) days prior to a regularly scheduled meeting of the Commission. Applications shall not be considered complete and accepted unless all plans and other data required by these regulations are submitted with the application form. Subdivisions containing five (5) lots or less on a City street may be approved at the meeting at which they are presented, action on all other subdivisions may be deferred until the next regular meeting to allow time for the Commission to investigate the application fully. (Amend. of 3-5-71; Amend. of 9-19-72)
2.03 [ Character of Land To Be Subdivided, etc. ] The land to be subdivided shall be of such character that it can be used for building proposed without damage to health or public safety. Land subject to periodic flooding, poor drainage, steep slopes or other hazardous conditions, shall not be subdivided. Land with inadequate capacity for subsurface sanitary sewage disposal shall not be subdivided unless connected to public sewers. Plans for the subdivision of land shall conform with these regulations, the Plan of Development, all updated elements of the Plan of Development, the overall storm drainage plan of the City and all applicable local and state ordinances. Sanitary sewer and water installation shall be made in accordance with the standards and requirements of the City of Bristol Sanitary Code and the Connecticut Public Health Code. The Commission shall not grant approval for new subdivisions or extensions of existing subdivisions proposed by developers and/or owners who, at the time of application, have developments in violation of these subdivision regulations. The Commission's denial shall state the exact reasons for such denial in the Commission record. (Amend. of 3-5-71)
2.04 [ Streets. ] Proposed streets shall be appropriate to the topography and location, giving due consideration to contours and natural features, and shall conform to the objectives of the Plan of Development. The proposed streets shall be in harmony with existing or proposed streets especially with regard to safe intersections and when required by the Commission, provision shall be made for future extension of streets into the adjoining land. Street construction shall conform to the Road Construction Specifications and amendments thereto of the City of Bristol, which are hereby made a part of this regulation.
A.
For the purpose of these regulations, streets shall meet the following minimum requirements.
1.
The street right-of-way shall have been legally established by law and shall conform to the Road Construction Specifications and amendments thereto, and shall have at least one intersection with another City street or state highway.
2.
The street right-of-way shall have a minimum width of fifty (50) feet.
3.
The street shall be one that is not under consideration for discontinuance or realignment by the authority having jurisdiction.
4.
The street alignment and grades shall be in harmony with existing and proposed streets and the Plan of Development of the City, and shall conform substantially to these regulations.
5.
Storm drainage disposal shall be adequate for present uses, and additional storm drainage created by new subdivisions shall not increase the City's obligations for additional storm drainage disposal on existing City streets, unless approved by the Council.
6.
State highways shall be considered to meet the aforementioned standards.
B.
In the case of subdivisions containing three (3) or more lots and subdivisions requiring construction of new streets, any existing street which provides either frontage to new lots or access to new streets shall meet the minimum standards established and defined in Section 2.04A. Where a subdivision requires undue expenditures by the City to improve existing City streets to conform to minimum requirements as determined by the Council, the Commission may disapprove such subdivision until the City of Bristol approves such expenditures.
C.
Where a proposed subdivision street pattern connects to an unimproved street in an existing subdivision left for future extension to abutting property, the Subdivision Plan and the Plan-Profiles of the proposed subdivision shall show and include all work required to connect and complete the improvements and utilities between the proposed and existing subdivisions.
D.
Permanent dead-end streets shall not exceed seven hundred fifty (750) feet in length, and shall terminate in a turnaround one hundred (100) feet in diameter with a completely paved area eighty (80) feet in diameter.
E.
Temporary dead-end streets, where required by the Commission or where indicated on the Plan, shall not exceed seven hundred fifty (750) feet in length and shall provide required street frontage for not more than fifteen (15) dwellings, whichever is lesser. In such cases, the full width of the right-of-way shall be extended to the subdivision property line and shall be dedicated to the City. The City will require easements to the segments of the turnaround outside the normal road right-of-way width. Easements to such segments will revert to adjoining property owners when road is extended.
F.
All new streets on the subdivision, which adjoin any undeveloped land capable of being subdivided, shall whenever feasible, be carried to the boundaries of such undeveloped land to provide outlet streets for such territory. Further, outlet streets shall be provided from the development streets to adjoining property at locations acceptable to the Commission and if not provided may be ordered by the Commission. No reserved strips shall be left at the end or side of any street abutting adjoining property. Further, the subdivider dedicating the outlet streets and street extensions shall rough grade all such streets and prepare and stabilize all slopes made necessary by such streets.
G.
Where a street may now, or in the future, carry other than the neighborhood traffic, and where shown on the Plan of Development, a right-of-way width greater than the required minimum may be required, and such requirements will be determined by the Commission during review of the Plan.
H.
Subdivision streets shall intersect City streets and other subdivision streets at right angles for a distance of at least one hundred (100) feet from the intersecting street lines unless otherwise approved by the Commission. In no case will intersecting streets be approved with the angle included between the adjoining street lines of less than sixty (60) degrees. Street lines at intersections shall be connected by a curve having a minimum radius of fifteen (15) feet.
I.
Where a proposed street or drainage system is proposed to be integrated or connected in any manner with a Connecticut State Highway, no approvals will be granted until the Connecticut Highway Department has expressed its approval in writing to the Commission and all necessary permits are secured by the applicant.
2.05 [ Setback Lines. ] Building and veranda setback lines shall be indicated on all drawings. Such setback distances shall be in accordance with good practice, and the zoning regulations of the City of Bristol.
2.06 [ Street Names. ] Proposed street names are subject to the approval of the Commission in order to avoid duplication or similarity. The applicant shall check all proposed street names with the City Engineer prior to submission. Street names shall be shown on all submission documents.
2.07 [ Street Monuments. ] Stone or concrete monuments conforming to City specifications shall be set at the street line at all points of curvature, points of tangency, angle points and other intermediate points as may be required by the City Engineer. The monuments shall be as approved by the City Engineer and set as directed by the City Engineer at the subdivider's expense. The proposed location of said monuments shall be indicated on the final subdivision plan.
2.08 [ Lot Corner Markings. ] Lot corners shall be marked with iron pins at least one-half (½) inch in diameter by eighteen (18) inches long where not otherwise marked as set forth in [Section] 2.07.
2.09 [ Lot Size and Layout. ] Lot sizes shall be as required in the Zoning Ordinance of the City of Bristol. Layout of lots shall conform to modern standard practices, and shall be appropriate for the intended construction. Corner lots shall conform to [the] Zoning Ordinance of the City of Bristol. Side lot lines shall generally be at right angles to straight street lines, or radial to curved street lines. Except in cases of unusual topography or property lines, through lots bounding on two (2) generally parallel streets will not be permitted. No parcels, strips or other remnants of land or blocking strips of a size unsuited for a minimum lot shall be left in any subdivision.
2.10 [ Water and Sewers. ] All subdivision plans shall make proper provision so that water supply, storm water drainage and sanitary sewage disposal can be installed with respect to all lots. In areas contiguous to brooks, rivers, or other bodies of water, proper provision shall be made for flood control measures.
A.
In subdivisions to which underground utilities are to be furnished from a public source, all necessary mains, branch offsets to street line of each lot, and fire hydrants shall be installed by the subdivider as approved by the corporation or municipal department having jurisdiction, and to the satisfaction of the recognized authorities of the City, and without expense to the City.
B.
1.
The subdivider shall install sanitary sewers in all new streets to be constructed in his development and in existing streets with over five (5) lots on the street. All sanitary sewers shall be designed according to City standards and shall be approved by the City Engineer, who shall set terminal elevations for the sewer line. All construction shall be in accordance with the Standard Sewer Specifications, under the inspection of and to the acceptance of the City of Bristol. All sewer construction shall be performed only after issuance of the developer's permit for sanitary sewers by the City Engineer.
2.
If accepted City sanitary sewers are located within one hundred (100) feet from any portion of the subdivision, the subdivider shall connect the sanitary sewers constructed by him.
3.
If accepted City sanitary sewers are located more than one hundred (100) feet from any portion of his subdivision, the subdivider shall construct a "capped" or "dry" sanitary sewer for future connection when sanitary sewers are extended to that area. "Capped" sewers shall be extended to include complete service to the entire subdivision, with outlet at subdivision boundary. The subdivider will be required to perform all necessary tests and construct all underground sanitary sewage disposal facilities as may be required by these regulations. The subdivider may elect to extend his sanitary sewers to the existing accepted City sanitary sewer if the distance is over one hundred (100) feet from any portion of his subdivision.
4.
The subdivider shall furnish and install complete in place, if required to sewer his subdivision, a suitable underground sanitary sewage pumping station and force main. Pumping station, force main and appurtenances shall be designed, approved, constructed, inspected and accepted as required in Paragraph 1.
5.
If sanitary sewers are not connected at the time of developing and a sewage pumping station will be required for future sewering, the subdivider shall deposit in the City General Sewer Fund the cost of the complete in-place underground sanitary sewer, pumping station, force main and appurtenances for future installation by the City. The City Engineer shall approve the amount of such cost as fair and reasonable and shall be deposited with the City prior to acceptance of any public improvements in the subdivision.
6.
City water shall be installed in the subdivision and extended from existing City mains if required by the Bristol Water Department. Design approval, construction, inspection and acceptance shall be as required by the Standards and Specifications of the Bristol Water Department.
7.
Gas, electric and telephone utilities shall be installed in new and existing streets as specified by the appropriate utility and shall be subject to the inspection and acceptance of the appropriate City agency.
8.
The subdivider shall install laterals from all utilities in new and existing streets to the street line prior to paving of the street. The subdivider shall convey to the City written easements twenty (20) feet in width for sanitary sewer mains and water mains located outside the development's streets for present or future connections or extensions of the City systems.
9.
The installation of all City utilities constructed within the subdivision shall be at no cost to the City, the total expense shall be borne by the developer.
C.
Prior to submission of a Final Subdivision Plan, the applicant must complete the following tests:
1.
In areas where private individual sewage disposal systems are proposed, the applicant shall have completed under supervision and in location recommended by the Bristol Public Health Department, one percolation test for each five (5) acres, with a minimum of two (2) tests. A report indicating the location of such tests and the percolation observed shall be completed and submitted by the Bristol Public Health Department.
2.
In all areas, the applicant shall dig one test pit per five (5) acres in location specified by the City Engineer to a depth of six (6) feet or refusal. The applicant shall arrange to perform such tests in the presence of a representative of the Commission or an appropriate authority. A sketch indicating the location of the test pits and soil characteristics encountered shall be submitted to the Commission before approval.
D.
No subdivision application shall be accepted by this Commission which contains an area or areas classified as Inland Wetland on the map of Inland Wetlands in Bristol prepared by the State Department of Environmental Protection, currently on file in the office of the City Engineer, unless the Bristol Conservation Commission has given its approval of the use of such area or areas and/or the proposed developer has included in his subdivision plans the requirements of the Conservation Commission for use of such area or areas. The approval, and/or requirements for use, or denial by the Conservation Commission shall be in writing. (Amend. of 6-23-70; Amend. of 6-5-72; Amend. of 9-18-73)
2.11 [ Off-Street Parking. ] All lots shall provide off-street parking in accord with the Zoning Commission of the City of Bristol.
2.12 [ Landscaping. ] The Commission reserves the right to require tree planting, and such landscape features as are appropriate to the area being developed. Removal of stripped topsoil or surplus earth materials from the subdivision area shall not be permitted other than in accord with the Zoning Ordinance. See [section] 8.2
A.
Public Open Spaces. In a subdivision of any tract or tracts of land containing twenty-five (25) acres or more, and in areas designated on the Plan of Development as open space or recreation areas, the Commission may require the reservation of open space, at the proportionate rate of one acre per fifty (50) building lots, as provided in the General Statutes.
1.
When only a part of such tract is to be developed immediately, and the subdivider shall agree to dedicate an area of land in the undeveloped portion of such tract equal to the requirements for open space in the developed portion, and shall grant to the City an option to accept such dedication when such undeveloped portion is hereafter subdivided, then the Commission may waive the requirements for immediate provision of open space in a subdivision which is a part of a larger tract of land.
2.
Such open spaces shall abut or have direct access to a public street through a right-of-way dedicated to public use.
3.
When a property line of a subdivision abuts an existing public open space, the Commission may require the new public open space lines to form a continuation of the existing area to provide a single large unified area.
4.
No public open space containing less than one acre of area will be approved unless, in the judgment of the Commission, potential future development of adjoining land makes such smaller area feasible, or unless the area is a continuation of brook and stream protection areas, as noted in the Plan of Development.
B.
Tree Planting. Due regard shall be given to the preservation and potential enhancement of existing natural features, large trees, scenic points, and other assets of a community nature.
Where no trees are preserved in the street yard, each lot shall have two (2) trees of not less than one and one-half (1½) inches caliper planted on it by the subdivider at his expense. These trees shall be of a quality which meets the requirements of the American Association of Nurserymen, Inc., and of a species approved by the appropriate authority of the City of Bristol. These trees shall be planted in the area lying not less than six (6) nor more than twenty (20) feet inside the street line. An amount covering the cost of tree planting shall be included in the Performance Guaranty (Section 4.03). In areas where roads are accepted and the bond released before houses are constructed and trees are planted, the portion of the bond covering tree planting shall be excluded from that portion of the bond released, and shall be retained by the City until the trees are in place.
2.13 [ Seal, Certification of Documents. ] All documents required to be completed by a Registered Land Surveyor or Professional Engineer shall bear the seal and certification of a Professional Engineer.
2.14 [ Street Lighting. ] The developer shall provide street lighting poles or standards where electric utilities are to be placed underground. The developer shall provide temporary street lighting from the time of initial construction of roads until the time of acceptance of roads by the City of Bristol, as outlined in [Section] 4.03B of this regulation. (Amend. of 1-3-67)
2.15 Sidewalks.
A.
Unless specifically waived by the Commission, all streets in residential subdivisions shall have sidewalks on both sides of the pavement and for the entire length of the street, constructed in accordance with the Road Construction Specifications of the City of Bristol. Where subdivision land abuts an existing street, a sidewalk on the subdivision side, and for the full frontage of subdivision land shall be installed. Sidewalks shall be completely installed before the street will be considered for acceptance by the City. (Amend. of 2-16-68)