§ 4. Final Subdivision Plans.

4.01 [ Submission. ] The applicant shall submit Final Subdivision Plans in conformance with this section. If the applicant submits a Final Subdivision Plan on only a portion of the available land to be subdivided, he shall submit a General Plan covering the entire area of the tract. Said General Plan shall not be construed as a Subdivision Plan within the meaning of Sections 8-26, 8-26a, 8-26b and 8-26c of the General Statutes of the State of Connecticut. The General Plan shall indicate the approximate outline and sequence of those portions of land for which subsequent final subdivision plans will be submitted. Said General Plan shall be drawn to a scale of not less than 1" = 100' [and] shall show:

(1)

Title and boundaries of the tract, total acreage, name of owner, scale of map, date and north arrow.

(2)

Names of adjoining property owners, adjoining subdivisions and existing building on or adjacent to the tract.

(3)

Contours at ten (10) foot intervals, locations of all watercourses and drainage areas on and one hundred (100) feet outside the boundaries of the tract.

(4)

Proposed road and lot layouts. The existing City streets adjacent and proposed or future intersections of streets in the tract with these City streets.

A.

All Final Subdivision Plans and maps submitted shall be as described in [Section] 4.01B with the addition of an original linen transparency or polyester film and a linen reproduction plus seven (7) paper copies.

B.

The Final Subdivision Plan shall indicate disposition of land into lots, streets, open spaces and drainage courses. It shall be based on a boundary survey conforming to Class A-2 Transit Survey as set forth in the code of the Connecticut Technical Council, Inc., dated January 1945; and it shall be certified under seal by a land surveyor and professional engineer licensed in Connecticut. Distances on the Boundary Survey shall be to the nearest one hundredth of a foot, and bearings to be nearest ten (10) seconds.

C.

The Final Subdivision Plan shall further indicate:

1.

Streets to be constructed with stations, curve data, widths of paving, rights-of-way and easements. Station pluses shall be used.

2.

Proposed radii of curvatures at intersections of streets and proposed names of streets.

3.

Proposed lots with dimensions and areas in square feet or acres.

4.

Proposed building and veranda setback lines.

5.

Proposed public land areas and use.

6.

Existing and proposed survey monuments.

7.

Existing and proposed watercourses, ponds and drainageways.

8.

Existing contours, based on USGS mean sea level datum, shall be indicated and certified by a land surveyor or professional engineer licensed in Connecticut. For relatively level areas, the existing contours shall be shown at one or two (2) foot intervals with spot elevations at high and low points. For rolling or rough land, the existing contours shall be shown at five (5) foot intervals with spot elevations at high and low points.

9.

Present wooded areas by foliage line.

10.

Recognized landmarks, swamps, private roads and paths within the area to be subdivided and for a minimum of one hundred (100) feet beyond the boundary lines.

11.

In land of difficult topography, where most of the lots are to be developed by the subdivider, a preliminary site grading plan may be required, and such plan shall become part of the Final Subdivision Plan. Where a site grading plan is required by the Commission, land shall be brought to final grades as shown, and lot grades exceeding five (5) per cent or subject to erosion shall be stabilized with a cover crop.

12.

All easements necessary for the installation of sanitary or storm sewers or water mains. Said easements shall be recorded in the City of Bristol and certified to the Commission by the City Clerk before final approval is granted.

13.

Title and boundaries of proposed subdivision and total acreage, name of owner, scale of map, date and north point, names of proposed streets.

14.

Names of adjoining property owners, subdivision, existing buildings on and/or within one hundred (100) feet of parcel.

15.

Key map at scale of applicable sheet of assessors map relative of proposed subdivision to existing City streets and public utilities and proposed or future intersections with these streets and utilities.

16.

Data on percolation tests and test pits as outlined in [Section] 2.10C 1 and 2 as may be required by Bristol Health Department for subdivisions without City sanitary sewers.

17.

Finished grading contours for the entire subdivision based on USGS mean sea level datum shall be indicated on a separate plan showing street layout, lot layout, and existing contours and shall conform to the tolerances specified in Paragraph 8 above. Finished grading shall not leave any pockets to trap water and suitable piped drainage shall be provided if pockets cannot be eliminated. Finished grading shall not discharge water onto abutting property and no grading shall change the direction of surface flow as existed prior to grading. Grading Plan shall be of a scale not less than 1" = 40' and shall be binding upon the developer and/or builder unless a modification is approved by the Commission. (Amend. of 6-23-70)

4.02 Plan-Profile Drawings.

A.

Plan-profile drawings of all proposed streets shall be submitted with the subdivision plan. Plan-profiles shall be at a scale of 1" = 40', in plan, and 1" = 40' horizontal and 1" = 4' vertical in profile. Elevations shall refer to USGS datum. Drawings shall include the following:

1.

Layout of proposed streets in both plan and profile indicating right-of-way dimensions as shown on the Final Subdivision Plan, width of right-of-way and paving. Existing and proposed center line grade lines with stations every fifty (50) feet, vertical curve data and per cent of grade.

2.

Typical cross section of the streets with paving, shoulders, curbs and ditches in detail.

3.

Plan-profile maps shall also show all utility lines, encroachment lines, and all easements for utilities, drainage, and other rights-of-way, with location, size and inverts of existing and new culverts, and the entire drainage system.

4.

Drainage analysis map shall show the tributary watershed area and downstream area affected by runoff. Drainage computations shall consider the entire watershed area; criteria and computations used in determining pipe sizes shall be submitted on 8½ × 11 inch sheets. All storm drainage shall conform to a twenty-five (25) year design storm. Within the limits of the subdivision, all storm drainage, watercourses, drainage ditches, etc., shall be enclosed in suitable closed conduit unless specifically waived by the Planning Commission. Open drainage allowed shall be in ditches of acceptable design with protection to prevent erosion and other damage to the slopes.

B.

Where required in the judgment of the Commission, street intersections shall be developed at a larger scale, showing catch basins, gutter, road center line, curb and sidewalk elevations.

C.

The name under which the proposed subdivision is to be filed in the office of the City Clerk and the name of the owner or owners shall be indicated on all maps and drawings. (Amend. of 6-23-72)

4.03 Bond Requirements. Before the approval of a subdivision by the Planning Commission or before any building permit is granted or any lots sold, a Performance Guaranty shall be filed with the Commission, guaranteeing completion of street improvements, storm drainage, sanitary sewers, water supply and any other improvement required by the Commission. The satisfactory completion of said improvements shall be within eighteen (18) months after the filing of the Performance Guaranty with the Commission. The Performance Guaranty (Bond) shall be filed with the Commission prior to granting of final approval of the subdivision unless waived by the Commission. The Developer must make, in writing, a request to waive the filing of the Performance Guaranty with the application for approval. The Commission may, if it determines it to be in the best interest of the City of Bristol, waive the filing of the Performance Guaranty until any lots in the subdivision are offered for sale or a building permit is issued, for a period not to exceed eighteen (18) months after the final approval of the subdivision. The granting of a waiver will constitute a condition of the approval of the subdivision. Any subdivision for which a Performance Guaranty (Bond) has not been filed within eighteen (18) months after the final approval by the Commission will be null and void. The Commission will note this condition of approval on the approved plan of the subdivision filed with the City Clerk. The Performance Guaranty shall contain a clause permitting the Commission to, after ten (10) days written notice to the Developer of failure to complete the required improvements within the prescribed time, call that portion of the Performance Guaranty necessary to complete the required improvements for acceptance. Upon written notification by the Developer of his inability to complete the required improvements within the specified time and the reasons for noncompliance, the Commission may extend the completion time of said improvements, for a period not to exceed twelve (12) months, if they deem the reasons for noncompliance a just cause. The original Performance Guaranty shall remain in force for this extension. The Commission shall notify the Building Inspector of noncompliance with the completion of the improvements within the required time in cases where the Commission declines an extension of the completion time. The Building Inspector will be requested to withhold building permits and certificates of occupancy until the required improvements meet the acceptance of the Commission. The Performance Guaranty shall be in the form of a Performance Bond, and shall be approved by the Corporation Counsel. Said Guaranty shall be issued in favor of the City of Bristol. The surety company issuing the bond, shall be licensed to transact such business in the State of Connecticut. The Performance Guaranty shall be in an amount equal to one hundred (100) per cent of the cost of the improvements required by this Commission. The cost of said improvements shall be estimated by the Developer's Professional Engineer using all available data to give a true and reasonable cost. The estimated cost shall be submitted to the City Engineer for review and acceptance. The Performance Guaranty shall not be released until: (1) The Superintendent of Public Works and the City Engineer have certified that the required street improvements, storm drainage, sanitary sewers, water system and all other improvements required by the Commission have been completed to conform to these Subdivision Regulations and the Standard Specifications of the City of Bristol. (2) The City Council shall have accepted the streets. (3) All deeds covering transfer of land for public use, all easements, rights-of-way and rights to drain onto, through or across private property shall have been submitted to the Commission and approved by the Corporation Counsel. The cost of recording of all deeds, easements, rights-of-way and rights of drain shall be borne by the developer. The Commission shall require the developer to file a Maintenance Guaranty before the release of the one hundred (100) per cent Performance Guaranty. The Maintenance Guaranty shall be in an amount not to exceed twenty-five (25) per cent of the original Guaranty, as required by the Superintendent of Public Works and the City Engineer. It shall be a Performance Bond as above specified for Performance Guaranty. The Maintenance Guaranty shall remain in effect until all buildings on the subject subdivision have been completed, and shall be a guarantee that any damage to the accepted street and its appurtenances shall be repaired and said street upon completion of all buildings shall be in the condition it was when the street was accepted. (Amend. of 6-18-69; Amend. of 3-5-71)

4.04 Approval of Final Subdivision Plan.

A.

An application shall not be considered complete until all the following has been submitted to the Commission fifteen (15) days before a regular meeting:

1.

A written application on the form provided by the Commission.

2.

A certified check payable to the City of Bristol. The fee shall be at the rate of fifteen dollars ($15.00) per lot but not less than fifty dollars ($50.00).

3.

Percolation tests and test pits.

4.

Final Subdivision Plan.

5.

Plan-Profile drawings and related documents.

6.

Deeds covering rights-of-way and easements for all utilities.

B.

Approval, modification or disapproval shall be made within sixty (60) days of submission of the completed application as outlined above. Approval of the Subdivision Plan shall be signified by endorsement of the signature of either the Chairman of the Commission or the Secretary and the applicant shall be notified of approval by Certified Mail. If the Final Subdivision Plan is disapproved, the Commission shall include in minutes of its meeting the reasons for disapproval. Notice of Commission action shall then be published in accord with Section 8-26, as amended, of the General Statutes, revision of 1958.

C.

Upon request of the Commission, the Health Office or Sanitary Inspector shall check plans and report to the Commission in respect to the standards of public health particularly for sewage disposal and water supply. (Amend. of 12-1-66; Amend. of 6-23-70; Ord. of 3-25-81)

4.05 Filing. Upon approval, all final plans of subdivision shall be filed and recorded by the developer at his expense in the office of the City Clerk, and any plan not so filed and recorded within thirty (30) days following its approval by the Commission, or within thirty (30) days of the date upon which such plan of subdivision is taken as approved by reason of the failure of the Commission to act, shall become null and void. No such plan of subdivision may be recorded or filed by the City Clerk until its approval has been endorsed thereon, and the filing or recording of a plan of subdivision without such approval shall be void.

4.06 Effective Date. The date of signing the plans is the date on which the approval of the final plans becomes effective.

4.07 Public Hearing. The Planning Commission may hold a public hearing regarding any subdivision proposal if, in its judgment, the specific circumstances require such action.

4.08 Acceptance of Improvements. Requirements and procedures for the acceptance of streets shall be in accord with the Road Construction Specifications of the City of Bristol.