Transcription

Town of Pomfret, Subdivision RegulationsSUBDIVISION REGULATIONSTOWN OF POMFRET, CTEffective Date: August 15, 1996Amended Effective Date: March 26, 1997Amended Effective Date: April 11, 2001

Town of Pomfret, Subdivision RegulationsTABLE OF CONTENTS1. GENERAL PROVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11.11.21.31.41.5Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Repeal of prior regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Effective date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .112232. ADMINISTRATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.12.22.32.42.52.62.72.82.9Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Approval and endorsement required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Easements and deeds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Surety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Waivers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Enforcement officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Effect of regulation changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Invalidity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3333444553. PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . eliminary Discussion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Submission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Receipt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Notice to adjoining towns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Notice to the Regional Planning Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Formal consideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Commission approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Notice and appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Endorsement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Filing and Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Completion of Required Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Approval of Required Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Town of Pomfret, Subdivision Regulations4. REQUIREMENTS FOR MAPS AND PLANS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 114.14.24.34.44.54.6Requirements for maps and plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Location map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Property history map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Record subdivision map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Site analysis map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Construction plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1112121313155. EROSION AND SEDIMENT CONTROLS PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165.15.25.35.45.55.65.7Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Erosion and Sediment Control Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Information and requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Minimum acceptable standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .161616171717186. SPECIAL FLOOD HAZARD AREAS/FLOODWAYS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 186.1Special Flood Hazard Areas/Floodways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 187. PUBLIC OPEN SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 197.17.27.37.47.57.6Required Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Basis for choice of Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Easement or fee interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Fee in lieu of Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Open Space exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1919191919208. SOLAR ACCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 208.18.2Consideration of passive solar energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20Passive solar energy techniques. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

Town of Pomfret, Subdivision Regulations9. DESIGN AND CONSTRUCTION STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .159.169.179.189.199.209.21General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Road Classification. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Road Names . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Road planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Access via existing roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Road widths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Cul-de-sacs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Road trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Storm drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Foundation drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Driveways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Driveway aprons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Utility lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Fire ponds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Supervision and inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20212122222223232323232425252526262627272710. WATER SUPPLY AND SANITARY REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2810.110.210.3Evidence of suitability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28Water supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28Single family sewage disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2911. DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3011.1Individual Words . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30

Town of Pomfret, Subdivision RegulationsSubdivision Regulations1. GENERAL PROVISIONS1.1TitleThese Regulations shal l be known and may be cited as the “Subdivision Regulations,Town of Pomfret, Connecticut,” and are herein referred to as “these Regulations.”1.2PurposeThe Town of Pomfret, herein referred to as ‘Town,” through the Planning Commission,for the purpose of providing for orderly growth and to establish proper standards for thedesigns of subdivisions and construction of roads and other improvements, has adoptedthe following Regulations in accordance with Section 8-25 of the General Statutes of theState of Connecticut. The Planning Commission may approve, modify and approve, ordisapprove a subdivision after applying these Regulations to reasonably protect therights of individuals, property values, public health, public safety and public welfare andafter considering the following:1.2.1Land to be subdivided shall be suitable for building purposes without danger to health orthe public safety, and development shall not result in water or air pollution, excessivenoise, or other menace. Except as specified below, each lot or parcel to be created by aproposed subdivision must be proven to the satisfaction of the Commission to besuitable for at least a single-family dwelling under current applicable regulations TheCommission may allow the creation of one or more lots or parcels that have not beenproven to be suitable for at least a single-family dwelling if this applicant places a noteon each such lot or parcel on the record subdivision map stating: “This lot [or parcel]has not been reviewed or approved for development purposes by the Pomfret PlanningCommission and may not be suitable for such purposes. No building permit may beissued for this lot [or parcel] unless it is reviewed and approved for developmentpurposes by the Planning Commission under applicable regulations.”1.2.2Proper provision shall be made for fire protection such as fire hydrants, fire ponds anddry hydrants in accordance with National Fire Protection Association standards.1.2.3Proper provision shall be made for protection of the quality and quantity of watersupplies and for sewage disposal as determined by the Town Health Authority.1.2.4In areas subject to flooding, proper provision shall be made for protective flood controlmeasures. Land subject to flooding shall comply with the Town Flood Ordinances. (SeePomfret Town Ordinances and Special Acts)1.2.5Proposed roads shall be properly coordinated with the Town road system asrecommended in the Town Plan of Development. Existing and proposed roads and related1

Town of Pomfret, Subdivision Regulationsimprovements shall be of such width, grade, location, and design as to provide a safe andconvenient system for present and prospective traffic. Road construction shall comply withthe Public Improvement Specifications (available at the town clerk’s office).1.2.6Proper provision shall be made for the conservation of natural and historic resourcesand the preservation of open space, streambelts, agricultural lands and recreation areasas identified in the Town Plan of Development and Pomfret Town Ordinances and SpecialActs.1 .2.7 Proper provision shall be made for erosion and sediment control and to prevent thepollution of wetlands, watercourses, and water bodies. See Connecticut General Statutes22a-329.1.2.8Provision shall be made to encourage energy-efficient patterns of development and landuse, the use of solar and other renewable forms of energy, and energy conservation1.2.9Each subdivision plan shall provide for storm water drainage, surface water drainage,utilities, curbs, walkways and any other improvements, in amounts and locationsconsidered necessary by the Commission to protect health, safety and general welfare asdefined by the Connecticut General Statutes and these Regulations.1.2.10 Due regard shall be given to the preservation and enhancement of natural features,scenic points, large trees and natural cover and contours of the land and other communityassets,1.2.11 The subdivision plan shall conform to the Pomfret Plan of Development as adopted by theCommission in accordance with Section 8-23 of the Connecticut General Statutes, asamended.1.2.12. Adequate surety shall be received from the subdivider to protect theTown from anyexpenses incurred or necessary to complete the required work of the subdivision.1.3AuthorityThese Regulations are promulgated by the Pomfret Planning Commission under theprovisions of Chapter 126 of the Connecticut General Statutes, Revisions of 1958, asamended, hereinafter referred to as the C.G.S. Wherever the requirements of the C.G.S.with regard to these Regulations, and the contents thereof, shall differ from theseRegulations as to procedure or otherwise, the C.G.S. shall prevail.1.4Repeal of prior regulationsThe “Town of Pomfret Subdivision Regulations” adopted May 1, 1968 and all amendmentsthereto, are repealed coincident with the effective date of these Regulations. The repealof the above Regulations and all amendments thereto shall not affect, validate, excuse, orimpair any act done, offense committed or right accruing, accrued or acquired, or any2

Town of Pomfret, Subdivision Regulationsliability, penalty, forfeiture or punishment incurred, prior to the time such repeal tookeffect, but the same may be enjoyed, asserted, enforced, prosecuted or inflicted as fullyand to the same extent as if such repeal had not been effected.1.5Effective dateThe Regulations, and any amendments or changes hereto, shall be in full force and effectfrom the date established by the Commission in accordance with the General Statutes ofthe State of Connecticut. (The effective date of these Regulations is August 15, 1996)2. ADMINISTRATION2.1ApplicabilityThese Regulations shall be applied to subdivision and resubdivision of land within theTown.2.2Approval and endorsement required2.2.1No person or other entity shall make a subdivision of land, or sell or offer for sale lots froma subdivision, until a plan for such subdivision has been approved by the Commissionand has been filed or recorded by the Town Clerk. No such plan shall be recorded or filedby the Town Clerk until its approval has been endorsed thereon by the chairperson of theCommission, and the filing or recording of a subdivision plan without such approval shallbe void.2.3Easements and deeds2.3.1Any open space, parks or playgrounds to be dedicated to the Town and any easementsfor storm drainage, sanitary sewers or rights of way to be dedicated to the Town shall beconfirmed by written conveyance and certificate of title describing the land involved andprivileges of the Town in a form satisfactory to legal counsel as designated by theCommission. Open space, parks, playgrounds, easements and rights of way which are notto be dedicated to the Town shall also be confirmed by written conveyance or otherappropriate documentation suitable for filing in the Land Records, approved as to form bylegal counsel as designated by the Commission, describing the land involved and theprivileges of the owner of the open space, easement or right of way.2.4SuretyIn lieu of the completion of proposed public work the Commission may require asubdivider to file with the Town a surety, performance or maintenance guarantee. Theamount of the surety must be sufficient to protect the Town from any expenses incurred ornecessary to complete the required work of the subdivision. The surety shall satisfy thefollowing requirements:3

Town of Pomfret, Subdivision Regulations2.4.1The surety shall be cash or other form satisfactory to legal counsel as designated by theCommission.2.4.2The amount of the surety shall be set by the Commission in consultation with the TownEngineer and/or other qualified party. The amount shall be set 20 percent higher than theestimated cost of construction of the work to allow for inflation and expenses incurred bythe Town in overseeing any necessary construction.2.4.3The Commission shall state the improvements or group of improvements which theguarantee secures the completion of and shall state the amount for each improvement orgroup of improvements.2.4.4The Commission shall not recommend full release of the surety until it has determinedthat all improvements subject to the surety have been completed.2.4.5The Commission may, at its discretion, recommend reducing the amount of the surety aswork progresses.2.4.6The Commission shall set the time period within which the work covered by the suretyshall be completed.2.5WaiversNo waiver shall be granted that would have a significant adverse effect on adjacentproperty or on public health and safety. All requests for waivers shall be made in writingby the applicant. A three-quarters vote of all the members of the Commission is requiredto approve a waiver. The Commission shall state its reasons for granting the waiver andthese reasons will be clearly stated in the minutes.2.5.1The Commission may waive specific provisions of the Pomfret Public ImprovementSpecifications relative to a Application, upon receiving a recommendation from the TownEngineer and approval from the Board of Selectmen to do so.2.5.2Where there is existing housing on a proposed lot the Commission may waive thefollowing.a)grading planb)Section 4.5.4: Existing and Proposed contoursc)Section 9.13: Underground Utilities2.6Enforcement officerThe Commission may designate the Chairperson, a member of the Commission, or anyother person it deems appropriate as the enforcement officer of these Regulations.2.7AmendmentsThese Regulations may be amended, changed, or repealed in accordance with the4

Town of Pomfret, Subdivision RegulationsGeneral Statutes of the State of Connecticut. Amendments shall become effective at suchtime as is fixed by the Commission, provided a copy of such change shall be filed in theTown Clerk’s office and notice of the decision shall have been published in a newspaperhaving substantial circulation in the Town before such effective date.2.8Effect of regulation changesSubdivision Appli cations that are complete and contain all information required by theseRegulations when filed shall be protected from subsequent changes in the Subdivisionregulations to the extent provided in Connecticut General Statutes 8-28a and 8-28b.2.9InvalidityInvalidity of any provision of these Regulations shall not invalidate any other provision.3. PROCEDURES3.1Preliminary DiscussionThe Commission recommends subdivision applicants come to a Commission meeting fora preliminary discussion prior to their submission of an Application. Persons wishing to doso should notify the Commission seven days prior to the meeting date. A preliminarydiscussion is not a substitute for a formal Application, and neither an Applicant nor theCommission is bound by the comments made during a preliminary discussion. Bindingdecisions can only be made by the Commission after a formal Application is submitted.3.2ApplicationA complete Application consists of the following documents:3.2.1A written Application, completed in full on forms provided by the Commission, signed bythe Applicant or lawful agent. If the Applicant is not the owner of the land the owner shallsign also. The Application form shall contain a list of all items submitted as part of theApplication, including a breakdown of the fee paid. Final determination of completeness ofthe Application shall be made by the Commission. An incomplete Application is groundsfor denial. The Application includes an agreement to be signed by the owner of the landgranting to officials and agents of the Town and of the Commission permission to enteronto any part of the land that is the subject of the Application for the purposes ofinspection and, in the event of the failure of the Applicant to make required improvements,in order to make such improvements.3.2.2Application and Review FeesThe applicant shall pay an application fee of 250.00 dollars for a subdivision and 250.00 for a resubdivision. In addition to the application fee, the applicant shallpay the review fees as established by Town Ordinance.Amended: Pomfret Planning Commission Meeting of March 11, 1997.Published: March 15, 1997-Norwich Bulletin. Effective Date: March 26, 1997.5

Town of Pomfret, Subdivision Regulations3.2.3Two sets of the following drawings:a) Location Mapb) Property history Mapc) Record Subdivision Mapd) Site Analysis Mape) Construction Plans If There Is Required Work3.2.4Where Section 3.5 applies, an additional set of drawings shall be submitted. In addition,where the site abuts another town another three sets of drawings shall be submitted.3.2.5A development map stamped with the approval of the Town Health Authority showingproposed water, sewer, on-site septic systems, and any additional information that may berequired by Section 10.3.2.6The Applicant shall send notice of the proposed subdivision to the owners of all adjacentland, including land directly across any road, by certified mail, return receipt requested,and mailed not less than 10 days nor more than 30 days before the submission of thesubdivision Application. One copy of the notice shall be submitted. All of the certified mailreceipts and as many of the return receipts as have been received shall also besubmitted.3.2.7Where a proposed road, driveway or storm drainage system joins with a state highway,the Applicant shall present a copy of a letter from the Connecticut Department of Transportation indicating the result of their review of the proposal.3.2.8If an Application involves regulated areas under the jurisdiction of the Pomfret InlandWetlands Commission, an Application shall be submitted to the Pomfret Inland WetlandCommission no later than the day the Application is filed with the Planning Commission,The Planning Commission shall not render a decision until the Inland WetlandsCommission has submitted a report with its final decision. In making its decision thePlanning Commission shall give due consideration to the report of the Inland WetlandsCommission3.2.9Copies of all other Applications filed with local state or federal commissions or agenciesin connection with the proposed development, and any dispositions of those Applications.If such an Application is made subsequent to the filing of an Application with theCommission and prior to its decision on the Application, or if any decision is made on anApplication submitted to such other commission or agency during that period, theApplicant shall forward a copy of such Application and decision to the Commissionimmediately.3.2.10 The Commission reserves the right to require additional copies of Application materials asnecessary for review by the Commission or other interested parties.6

Town of Pomfret, Subdivision Regulations3.3SubmissionApplications and related documents shall be submitted by mail or by hand to the PomfretPlanning Commission at the office of the Commission in the Town Hall Applicationsreceived less than 7 days before a regularly scheduled meeting will be consideredreceived as set forth below, but the Commission will not be required to consider suchApplications on the agenda of the upcoming meeting.3.4ReceiptThe official date of receipt of Applications and requests shall be the date of the nextregularly scheduled meeting of the Commission immediately following the day ofsubmission at the office of the Commission, or thirty-five (35) days after such submissionwhichever is sooner. The official date of receipt for Applications and requests submitted ata regular or special meeting shall be the date of the next regularly scheduled meeting orthirty-five (35) days after such submission, whichever is sooner.3.5Notice to adjoining townsIn accordance with Connecticut General Statutes Section 8-26f, the Commission shallnotify the clerk of an adjoining town of any Application in which one or more of thefollowing apply:a) Any portion of the property is within five hundred feet of the town’sboundary.b) A significant portion of the traffic to the completed project on the site will use roadswithin the adjoining town to enter or exit the site.c) A significant portion of the sewer or water drainage from the project on the site willflow through and significantly impact the drainage or sewerage system within theadjoining town.d) Water runoff from the improved site will impact roads of other municipal or privateproperty within the adjoining town.Such notice shall be made by certified mail, return receipt requested, and shall bemailed within 7 days of the receipt of the Application. No hearing shall be held unlesssuch notice has been received.3.6Notice to the Regional Planning AgencyIn accordance with Connecticut General Statutes Section 8-26b, whenever a proposedsubdivision includes land that abuts another town, the Commission shall notify theregional planning agency of the pendency of the subdivision application. If the agencydoes not report back within 30 days the Commission may presume that the agency doesnot disapprove of the Application.3.7Public Hearing.No plan of resubdivision shall be acted upon without a public hearing. The Commissionmay hold a public hearing on a proposed subdivision plan if, in its judgment, the specificcircumstances require such action.7

Town of Pomfret, Subdivision Regulations3.7.1If a public hearing is held, it shall commence within sixty-five (65) days of the officialreceipt of the Application by the Commission, and shall be completed within thirty (30)days thereafter. The Applicant may consent to one or more extensions of the time tocommence or complete a public hearing, provided the total amount of the extensionsdoes not exceed an additional 65 days to commence the hearing or an additional 30days to complete it.3.7.2Due notice of the public hearing shall be given in accordance with Chapter 126 of theGeneral Statutes of the State of Connecticut.3.7.3The Commission shall send a copy of the notice of hearing to the applicant by certifiedor registered mail.3.8Formal considerationThe following procedures shall be followed by the Commission in its formal considerationof the Application:3.8.1The Commission shall determine whether the Application submitted is complete. If theApplication is not complete, the Commission may, in its discretion, deny the Applicationor allow the Applicant additional time to complete it.3.8.2The Commission shall transmit copies of the maps and plans to other boards andCommissions, other public agencies and officials, and to consultants as in the opinion ofthe Commission may be advisable, for their information, review and recommendations.3.8.3Whether or not a public hearing is held, every Applicant shall be afforded the opportunityto appear before the Commission to discuss the Ap

Passive solar energy techniques mean site design techniques which maximize solar heat gain, minimize heat loss, and provide thermal storage within a building during the heating season, and minimize heat gain and provide for natural ventilation during the cooling season. 8.2 Passive solar energy techniques. The site design techniques shall include: