 |
 |
 |
|
|
|
CITY OF NORWALK PLANNING COMMISSION
SUBDIVISION AND RESUBDIVISION
REGULATIONS
ARTICLE III - DESIGN OF SUBDIVISIONS AND RESUBDIVISIONS
A. GENERAL REQUIREMENTS
Sec. 3.01 HAZARDOUS AREAS: Land shall not be subdivided or resubdivided if it is of such character that it cannot be safely used for building purposes because of danger to health, peril from fire, flood or other menace. Nor shall subdivisions or resubdivisions be permitted which might increase the danger to health, life or property, or aggravate the flood hazard.
Sec. 3.02 PLAN OF DEVELOPMENT: [Amended 9/8/98] Proposed subdivisions or resubdivisions shall conform to the Plan of Development or any section thereof.
Sec. 3.03 NATURAL FEATURES: [Amended 8/15/79, 9/16/87, 9/8/98] Natural features such as water courses, water basins, wetlands, beaches, trees, ridge tops, scenic points and similar natural features shall be conserved to the maximum extent feasible. Applicants must demonstrate that passive solar energy techniques have been considered in the design of the subdivision or resubdivision.
Applicants shall consider the problems of accelerated erosion and sedimentation in accordance with the Erosion and Sedimentation Control Handbook, available in the Planning Commission Office. In the discretion of the Commission, the applicant may be required to submit a conservation plan which will conform to, but not be limited to, those plan requirements listed on pages 7 & 8 of the Erosion and Sedimentation Control Handbook. In addition, applicants may be required to submit a soil erosion and sediment control plan as provided for in Article 112 of the Building Zone Regulations.
Sec. 3.04 LOTS: All building lots created by subdivision or resubdivision shall front on a publicly accepted street, a street proposed for public acceptance or a private road conforming to, or to be constructed to, City standards.
Sec. 3.05 LOTS CONTAINING NATURAL BODIES OF WATER: [Amended 9/8/98] A parcel of land containing, or abutting, an open body of water, shall meet the following design requirement upon subdivision or resubdivision:
(a) The minimum land area required within any given minimum size lot shall conform to the following:
| ZONE | MIN. LAND AREA REQUIRED |
| AAA | 32,670 sq.ft |
| AA | 17,424 sq.ft. |
| A | 10,625 sq.ft. |
| B | 5,625 sq.ft. |
| C (1 family) | 4,750 sq.ft. |
| C (2 family) | Total Zoning Requirement |
| D | Total Zoning Requirement |
Sec. 3.06 RESERVED STRIPS: Strips of land which permit the control of access to land dedicated, or to be dedicated, to public use shall not be served by subdivision or resubdivision.
Sec. 3.07 BLOCK WIDTH AND LENGTH: Blocks created by new subdivision or resubdivision shall be at least 200 feet wide and at least 200 feet long, but not more than 1200 feet long.
Sec. 3.08 OFF-STREET PARKING: [Amended 9/8/98] Adequate space shall be provided on every lot, either in open area or by the provision of a garage, to permit the parking of at least two cars for each family residence allowed under the zoning ordinance. The location of the parking area shall be in back of the front yard setback.
Sec. 3.09 BUILDING LINES: [Amended 9/16/87, 9/8/98] Minimum building setback lines shall be governed by the zoning requirements. In locations where street widening or other improvements are contemplated, the building setback line shall be established by the Planning Commission.
Sec. 3.10 HIGH PRESSURE PIPE LINES: Subdivision and resubdivision plans of land upon which there exists high pressure pipe lines shall show the exact location of the pipe line as actually located by the surveyor or engineer signing the map. The map shall also indicate all data available from the pipe company showing pipe location, depth, etc.
The following requirements are considered minimum requirements to lessen the hazard around such pipe lines:
(a) Building setback lines shall be established that are at least 40 feet from the center-line of the pipe.
(b) Where septic tanks are to be utilized, such septic tanks and all appurtenances and connections shall be on the same side of the pipe line as is the building they will serve; and in no case shall they be closer than 15 feet to the exterior wall of the pipe.
(c) Proposed streets shall cross such pipe lines at right angles or nearly so. In such street crossings, the pipe shall be enclosed in a casing which, at a minimum, meets the requirements of the specifications in A.P.I. code No. 1102 issued by the American Petroleum Institute entitled "Recommended Practice on Form of Agreement and Specification for Pipe Line Crossing Under Railroad Tracks" except that the minimum distance from the top of the casing to the proposed road surface shall be three feet, six inches and its casing shall extend the full width of the right-of-way.
Sec. 3.11 HIGH TENSION POWER LINES: Subdivision and resubdivision plans of land upon which there exists high tension power lines shall show the exact location of all tower bases and the area of the easement or right-of-way of power lines both by dotted lines and dimensions. Such subdivisions and resubdivisions shall meet the following special conditions:
(a) All required building setback lines shall be measured from the edge of the power easement nearest the proposed structure.
(b) Streets to be located beneath such lines shall require approval of the power company which owns the lines.
(c) Streets located directly beneath high tension power lines shall be, as nearly as possible, at right angles to the power lines an in no case shall make an angle of less than 60 degrees with the power line easement.
(d) Subdivisions and resubdivisions shall be designed so as to best minimize the encroachment of a power line easement on the lot within the subdivision or resubdivision.
Sec. 3.12 TOP SOIL: All top soil, to a depth of six inches, removed during residential construction shall be stored at the site of the subdivision or resubdivision for the purpose of replacing ground surfaces.
B. STANDARDS & DESIGN REQUIREMENTS FOR PUBLIC IMPROVEMENTS
Sec. 3.13 SUBMISSION TO REGIONAL PLANNING AGENCY: [Amended 9/8/98] Whenever a subdivision of land is planned, the area of which will abut or include land in two or more municipalities one or both of which are within a region or regions having a regional planning agency or agencies, the planning commission, where one exists, of each such municipality shall, before approving the plan, submit it to the regional planning agency or agencies of the region in which it or the other municipality is located.
Sec. 3.13-5 NOTICE TO ADJOINING MUNICIPALITIES: [Amended 9/8/98] The planning commission of any municipality shall notify the clerk of any adjoining municipality of the pendency of any application, petition, request or plan concerning any project on any site in which: (1) Any portion of the property affected by a decision of such planning commission is within five hundred feet of the boundary of the adjoining municipality; (2) a significant portion of the traffic to the completed project on the site will use streets within the adjoining municipality to enter or exit the site; (3) a significant portion of the sewer or water drainage from the project on the site will flow through and significantly impact the drainage or sewerage system within the adjoining municipality; or (4) water runoff from the improved site will impact streets or other municipal or private property within the adjoining municipality. Such notice shall be made by certified mail, return receipt requested, and shall be mailed within seven days of the date of receipt of the application, petition, request or plan. No hearing may be conducted on any application, petition, request or plan unless the adjoining municipality has received the notice required under this section.
Sec. 3.14 REQUIRED PUBLIC IMPROVEMENTS: [Amended 8/18/81] In order to maintain the public health, safety and general welfare of the City of Norwalk under conditions created by the development of vacant land, the following public improvements shall be required in subdivision and resubdivision plans:
STREETS
Sec. 3.15 ACCESS TO NORWALK STREET SYSTEM: [Amended 9/8/98] Where a subdivision or resubdivision is near a municipal boundary, all proposed lots must be directly connected with the Norwalk street system to provide access for school buses, police, fire and emergency vehicles and public works department equipment. Where such streets are to remain private and the lots are not connected with the Norwalk street system, approval shall be granted only if the proposal is approved by the Fire, Police and Public Works Departments of the City of Norwalk.
Sec. 3.16 ARRANGEMENT OF STREETS: [Amended 3/5/80, 9/8/98] The arrangement of streets shall show consideration to existing and planned streets, topographical conditions, public convenience, safety, and the proposed uses of the land to be served by such streets.
Where streets do not extend to the boundaries of the tract, they shall be separated from such boundaries by a distance of seventy (70) feet.
If a further extension of the proposed street is anticipated and if said extension is, in the opinion of the Commission, compatible with the Comprehensive Plan, the above regulations may be waived.
Where the land to be subdivided, or resubdivided, does not abut an accepted city street or state road, the subdivider, or resubdivider, shall provide and construct a street from the subdivision, or resubdivision, to such city street or state road to be built in compliance with requirements and specifications of the ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended.
To facilitate inspection of sites involving proposed streets, the subdivision or resubdivision applicant shall have temporary stakes located at 50' intervals along the center-line of the proposed streets.
Sec. 3.17 STREET-RIGHT-OF-WAY-WIDTH: [Amended 7/17/85] The street right-of-way width shall conform to the requirements of the ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended.
Sec. 3.18 CUL-DE-SAC STREETS: Except where near future connections may be possible, dead-end or cul-de-sac streets shall not exceed 600' in length and shall be equipped with a turnaround roadway at the closed end having a minimum radius of 60 feet from the center to the outside edge of the right-of-way and a minimum radius of 50 feet from the center to the outside edge of the traveled way. Whenever a cul-de-sac street is adjacent to a tract to be subdivided, or resubdivided, the continuation of the street shall be platted within such adjacent tract. Where there is a possibility of extension of a cul-de-sac, there shall be a notation on the record map stating that all segments of the turnaround shall be returned to the record owners of adjacent properties at such time as the turnaround is eliminated and that street extension shall begin at the neck of the turn-around.
Sec. 3.19 INTERSECTIONS: [Amended 9/8/98]
Intersections shall conform to the requirements of the ACity
of Norwalk, Connecticut Department of Public Works Roadway Standards,
May 1982" as amended.
Street jogs shall be no less than 125' apart, measured
from the center of the street (see diagram below).
Sec. 3.20 STREET GRADES: [Amended 9/8/98] Grades of all streets shall conform in general to the terrain and shall, so far as practicable, not exceed 4% for major streets and 8% for minor streets. No street shall have a grade less than 0.5% No secondary street shall have a grade of more than 5% within 200' of an intersection with another street.
Sec. 3.21 CENTER-LINE RADIUS: [Amended 9/16/87] Curve radius shall conform to the requirements of the ACity of Norwalk, Conn. Department of Public Works Roadway Standards, May 1982" as amended.
Sec. 3.22 STREET CONSTRUCTION: [Amended 3/5/80, 3/3/83, 9/9/98] Construction of all streets required within a subdivision or resubdivision shall conform to the specifications and Roadway Standards, May 1982A as amended; and the@ City of Norwalk, Connecticut Department of Public Works Standards Specifications, April 1982", as amended.
Construction of new pavement shall be required between edge of existing pavement and the new curb on existing streets which bound or intersect the proposed subdivision.
In subdivisions or resubdivisions containing new streets, guard rails shall be installed along the shoulder where the slope of the lot at the street line exceeds the amount specified in the ACity of Norwalk, Conn. Department of Public Works Roadway Standards, May 1982" as amended (See Appendix B).
Sec. 3.23 SIGHT DISTANCE PRESERVATION: At a street intersection, no obstruction to sight over 30 inches high shall be allowed within the corner area as shown below:
Sec. 3.24 PRIVATE ROADS: Private roads from a proposed subdivision or resubdivision to an existing public street shall conform to all present City road standards.
When a subdivision, resubdivision or part thereof, utilizes a private road, written approval of the owners of records of the private road shall be required.
Sec. 3.25 STREET ACCEPTANCE: Procedure for the acceptance of streets shall conform to the AStreet Ordinance, City of Norwalk@ (See Appendix A and Appendix B)
Sec. 3.26 STREET NAMES: Streets which join, or are in alignment with streets of abutting or neighboring properties shall bear the same name. Names of new streets shall not duplicate, nor bear phonetic resemblance to, the names of existing streets within the City of Norwalk.
A cul-de-sac shall be entitled :court: and bear the name of the street to which it is joined except when more than one cul-de-sac opens from the same street.
Sec. 3.27 SIDEWALKS: [Amended 8/18/80, 9/16/87, 9/8/98] Sidewalks shall be required for all lots where the Commission finds that use, intensity of development, and/or safe pedestrian circulation warrant their installation. All sidewalks shall have ramps at the corners of street intersections to allow use by the handicapped.
Construction of sidewalks shall comply with the ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended. The Commission shall state for the record its findings in each subdivision under this section.
Sec. 3.28 CURBS: [Amended 9/16/87, 9/8/98] Curbs shall be required for all lots where the Commission finds that site conditions including use, intensity of development, safe pedestrian or vehicular traffic movement, storm water drainage, and / or street gradients warrant their installation. Where required, the material shall be as required by the ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended. The Commission shall state for the record its findings in each subdivision or resubdivision under this section.
Sec. 3.29 WAIVER OF STANDARDS: [Amended 2/18/81] Where conditions exist which affect the subject land and are not generally applicable to other land in the area (such as wetlands, watercourses and other natural features) and where the Commission finds that wetlands, watercourses or other significant natural features would be impaired by strict adherence to the Standards for Design and Construction of Streets (Section 3.15 through 3.28), or where strict conformity to those sections would cause undue hardship, but where the plan otherwise conforms with the regulations, the requirement may be waived by the Commission, provided that the plan conforms to the spirit of the regulations. No waiver shall be granted that would have a significant adverse effect on adjacent property or on public health and safety.
Waivers shall be granted only by three quarters majority of the Commission, which shall state upon its record the reason for granting the waiver. The specific standard(s) waived shall be noted on the final subdivision or resubdivision plan.
STORM DRAINAGE FACILITIES
Sec. 3.30 REQUIREMENTS: [Amended 3/1/78, 9/16/87, 9/8/98]
(a) Adequate drainage shall be provided across all property and for all streets by means of culverts or channels which shall be designed by a professional engineer registered to practice in Connecticut in accordance with accepted engineering practice and shall meet the approval of the Department of Public Works.
(b) All drainage shall comply with the "City of Norwalk Drainage Manual, May 1983" as amended.
If a proposed subdivision or resubdivision is in a flood prone area, as designated on the Flood Insurance Rate Map (FIRM) published by the Federal Emergency Management Agency, (1) it shall be consistent with the need to minimize flood prone areas; (2) all public utilities and facilities, such as sewer, gas, electrical and water systems, shall be located and constructed to minimize and eliminate flood damage; and (3) adequate drainage shall be provided to reduce exposure to flood hazards.
(c) Drainage easements to the City of Norwalk shall be required in subdivisions or resubdivisions where new lots are located on an existing street and drainage flows from that City street.
Sec. 3.31 SPECIAL STRUCTURES: Bridges, retaining walls, head walls, and other special structures shall be designed by a professional engineer registered to practice in Connecticut and shall be subject to the approval of the Planning Engineer, and the Department of Public Works. No structure shall be back filled or covered until inspected and certified by a professional engineer.
SANITARY SEWERS
Sec. 3.32 REQUIREMENTS: The Commission shall require the subdivider or resubdivider to provide sanitary sewer facilities and connect them to the existing sewer system to the maximum extent practical
Sanitary sewer installation shall conform to the ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended (see Appendix B).
WATER FACILITIES
Sec. 3.33 PUBLIC WATER SERVICE: The Commission shall require facilities for public water supply to serve each lot to the maximum extent practical.
Subdivisions or resubdivisions served by the First and Second Taxing Districts shall require a notation on the utility map stating that the location of the water main or service lines has been approved by the Taxing District Chief Engineer who shall sign and date the aforementioned notation.
Sec. 3.34 [Amended 7/18/84, 9/8/98] Where public water and sanitary sewers are located in front of the building lots, and where the only utilities to be installed are the water and sewer laterals, the Commission may waive the bonding requirement for the subdivision or resubdivision.
FIRE HYDRANTS
Sec. 3.35 REQUIREMENTS: [Amended 10/2/85] For each lot in a subdivision or resubdivision served by public water facilities, a fire hydrant is required to be within 500' as measured along the right-of-way or rights-of-way on which the lots front.
New hydrants shall be marked "Proposed." Where a fire hydrants exists, it shall be marked "Existing" and in both cases shown on the Utility Map.
MONUMENTS
Sec. 3.36 REQUIREMENTS: The subdivider or resubdivider shall provide monuments on property lines of new streets in sufficient number to adequately locate such street lines. The sufficiency of the amount of monuments to be provided shall be attested to the Department of Public Works.
[Amended 9/8/98] Each monument installed shall be within a sighting distance of one other monument.
UNDER DRAINS
Sec. 3.37 REQUIREMENTS: Under drains to protect the sub-base of any road from underground water action shall be required when and in places deemed necessary by the Commission. The Commission shall allow the requirement for under drains to be included at any time as a condition of City acceptance at the discretion of the Planning Engineer.
SHADE AND FLOWERING TREES
Sec. 3.38 REQUIREMENTS: Shade and / or flowering trees shall be planted on the street frontage of all new lots, within the property lines, according to the following standards:
(a) [Amended 9/8/98] Trees shall be planted approximately 30 feet apart subject to the location of driveways, cross streets, and walks.
Such trees shall be at least two feet but not more than ten feet within the property lines of the building lots. Existing trees, of an acceptable type, if located within the above defined areas should be noted on the submitted plans and may be substituted for one or more of those required if the Commission deems them sufficiently conforming.
(b) [Amended 9/8/98] The diameter of new trees shall be approximately three inches (3") for shade trees and two and one-half inches (2 1/2") for flowering trees.
(c) [Amended 9/8/98] Trees shall be of a species and planted in such locations as to prevent interference with overhead power utility lines.
(d) Neither evergreen nor similar low-branching species of trees shall be permitted in fulfillment of this regulation.
(e) The size, type and location of such trees shall be subject to the approval of the Commission.
STREET SIGNS
Sec. 3.39 REQUIREMENTS: [Amended 9/8/98] Street signs naming all streets shall be placed at all new road intersections and constructed in accordance with ACity of Norwalk, Connecticut Department of Public Works Roadway Standards, May 1982" as amended as shown in Appendix B. Such street signs shall show the name of both streets at the intersection.
SEEDING OF PLANTING STRIPS, CIRCLE AND SLOPES
Sec. 3.40 REQUIREMENTS: Planting strips, turnaround circles and slopes shall be graded and seeded with perennial grass.
MASTER PLAN OF PARKS AND OPEN SPACE
Sec. 3.40.5 REQUIREMENTS: [Amended 9/8/98] When proposed parks, schools, public buildings or portions thereof, are shown on subdivision or resubdivision plans, the City of Norwalk shall make known its intention to acquire such land; by purchase and or otherwise, within a period of ninety (90) days from the date of preliminary approval of the subdivision or resubdivision plans by the Commission. Failure to initiate any formal action to acquire title to park land shown on subdivision or resubdivision plans within stipulated 90 days shall constitute a release of the reservation on such land.
Sec. 3.41 GUARANTEE OF PUBLIC IMPROVEMENTS: [Amended 3/5/80, 3/3/83, 9/8/98] The subdivider or resubdivider shall have the option of:
a. Completing all public improvements required to the satisfaction of the Planning Engineer within ninety (90) days following Commission approval and posting a 25% maintenance surety for a period of two (2) years.
b. Posting a surety, letter of credit, or passbook in an amount determined by the Planning Engineer sufficient to secure proper installation of the required improvements. Such a bonding procedure shall be used to guarantee proper installation of public improvements when a subdivider or resubdivider chooses to file his map in the Norwalk Lands Records before completing the required public improvements. When a surety is in existence and the subdivider or resubdivider fails to install the required public improvements within one (1) year or fails to meet the design specifications of such public improvements to the satisfaction of the Planning Engineer, the surety guarantee will be utilized to fulfill the subdivider=s or resubdivider's commitment.
c. Upon completion of improvements required in the approval of a subdivision or resubdivision, the Commission shall require that said work be certified by a Professional Engineer as conforming with the construction standards for the City of Norwalk. In addition, a maintenance bond or other surety shall be posted in the amount of 25% of the original amount ($1000.00 minimum) for said required improvements for a period of two (2) years.
This maintenance surety shall be retained for a period of two (2) years after the date of certification of satisfactory completion of the required improvements in order to assure their satisfactory condition and shall be in the form of a separate bond. The bond and Letter of Credit forms are shown in Appendix G and Appendix H, respectively and copies are available in the Commission office.
Such liability shall be limited to defects in materials or workmanship and the Planning Commission shall be the sole judge of the requirements of satisfactory completion.
Sec. 3.42 IMPROVEMENTS REQUIRED BY UNFORSEEN CIRCUMSTANCES: If it shall appear, during the course of the construction of any new road, or any change in an existing road, or any other improvements required by the Commission in connection with the final approval of the plans, profiles and specification thereof, that additional or extra work or requirements are necessary owing to unforseen conditions, e.g., sidehill drainage from cuts, ledge rock, or other conditions which were not apparent at the time of the final approval by the Commission, the Commission may modify the terms and conditions of the final approval so as to require such additional work to be done as may be necessary to conform to accepted engineering practices and , if it shall appear necessary, may require additional bond.
 |
 |