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SECTION 31 - SITE PLANS
31.1 General: A Site
Plan application is required to aid the Commission
in determining the conformity of a proposed
building, use or structure with specific provisions
of these Regulations. All Site Plan requirements in
Section 31 are in addition to townwide standards and
requirements of the zoning district in which the
building, structure or use is to be located.
31.2 Applicability:
Buildings, structures and uses which require Site
Plan approval are identified in Schedule A of these
Regulations. Any change in a building, structure or
use shown on a previously approved site plan and any
change of an existing building, structure or use
which requires a site plan shall be submitted to the
Commission for a decision if any of the following
conditions apply:
a.
The proposed change alters
any feature which is required to be shown or
described in a site plan application (Sect. 31.4).
b.
A proposed use is listed
in Schedule A on a different line than the use(s)
previously existing or previously approved as part
of a site plan.
c.
The proposed change
involves a division of the property or a change of
property line.
d.
A proposed change requires
a building permit.
All Site Plan revisions must
bring into conformance, to the extent practicable,
all aspects of the site which do not conform to
current regulations.
The Commission may exempt from
site plan review any change in a previously approved
site plan which does not involve an increase in
required parking and does not significantly alter
the nature of the use of the site.
31.3 Procedure: An
Application for Site Plan shall be processed as
follows:
a.
Application is submitted
to the Planning and Zoning Department staff, who
shall review it to determine whether it contains all
of the information required by Section 31.4. If it
does not, the staff will attempt to notify the
applicant of any deficiencies. An incomplete
application on the receipt date, may be cause for
denial of the application if the deficiency prevents
the Commission from determining the conformity of
the proposed building use or structure with the
specific provisions of these Regulations.
b.
The receipt date is the
day of the next regularly scheduled Commission
meeting following the day on which the application
is submitted.
c.
The Commission shall
render a decision within 65 days of the receipt date
of an application. The Commission may, at its
discretion, hold a public hearing on a site plan
application and render a decision within 65 days of
the close of such hearing. The decision period may
be extended for up to 130 additional days with the
consent of the applicant.
d.
The Commission shall
approve, deny, or approve with conditions, each Site
Plan application and note on its records the reasons
for such decisions. The Commission shall deny any
application which fails to meet one or more of the
applicable requirements or standards.
e.
Notice of decision shall
be sent to the applicant within 15 days of the
decision.
31.4 Application:
Applications for a Site Plan approval shall be in a
form prescribed by the Commission and shall be
considered in accordance with the procedures adopted
by the Commission. An application shall include:
31.4.1 Statement of Use:
Four (4) copies of a written statement describing
the proposed use in sufficient detail to determine
compliance with the permitted use provisions of
Section 24 and the performance standards of Section
41.
31.4.2 Site Plan Map:
Four (4) copies of an accurate scale plan, prepared
and sealed by the appropriate licensed design
professionals as required by State Statutes, at a
minimum scale of one (1) inch equals forty (40)
feet. Said site plan shall be prepared from a plot
plan certified Class A-2 by a registered Land
Surveyor. After approval applicant must submit to
the Planning and Zoning Department a paper copy of
the final site plan(s) revised to demonstrate
compliance with all conditions of approval and
sealed by a licensed design professional. This
final plan must also be submitted in a data exchange
format acceptable to the Commission. An Auto-Cad
drawing file is preferred; however other formats
will be considered upon request. The site plan
shall illustrate the proposed development of the
property and shall include, in addition to all
applicable requirements of Section 44, the following
information:
31.4.2.1 The Property
a.
The boundaries of the
property.
b.
Location, width and
purpose of all existing and proposed easements and
rights-of-way on the property.
c.
Existing and proposed
contours at intervals of two feet referred to NGVD
datum and spot elevations at key locations.
d.
Location of all existing
wooded areas, watercourses, wetlands, rock outcrops,
stone walls and other significant physical features
and, where applicable, the mean high water line,
wetlands boundary, 100—year flood line, floodway
boundary, CAM boundary and areas of 25% or greater
slope. Wetlands shall be field located by a
registered soils scientist.
e.
Location of existing
buildings, structures, signs, fences, walls, paved
areas, curbs, curbcuts, edges-of-pavement,
sidewalks, light poles, utility poles, catch basins,
manholes, hydrants and other similar physical
features.
f.
Zoning district
boundaries.
31.4.2.2 Off-Site Information:
Buildings, parking areas and curb-cuts on all
adjoining property located within 100 feet of the
site; all cross streets located within 100 feet of
the site; all curb—cuts or driveways located across
the street from or opposite the site; all traffic
lights and controls, public trees, catch basins,
manholes, hydrants, utility poles and utility lines
located in adjacent streets; and contours on
adjacent property for a distance of 100 feet from
the property line.
31.4.2.3 Buildings, Structures
and Uses
a.
Location, design and
height of all proposed buildings, structures, signs,
fences and walls.
b.
Location of all existing
and proposed uses and facilities not requiring a
building.
31.4.2.4 Parking, Loading, and
Circulation
a.
Location, arrangement and
dimensions of standard automobile parking stalls,
aisles, vehicular drives, fire lanes, entrances,
exits and ramps.
b.
Location, arrangement and
dimensions of loading and unloading areas.
c.
Location and dimensions of
pedestrian entrances, exits, sidewalks and walkways.
d.
Tabulation of parking
spaces noting type of use upon which the parking
requirement is based.
31.4.2.5 Landscaping
A landscape plan showing the
number, size, species and location of plantings
within all landscaped areas, fencing, walls, and
other screening and any areas to be retained in
their natural state.
31.4.2.6 Signs and Lighting
Locations, size, height,
orientation, design and plans of all signs and
outdoor lighting.
31.4.2.7 Utilities
Applications for multifamily development of more
than two dwelling units, any new use which proposes
to discharge more than 3000 gallons per day of
sewage to the collection system or any new
commercial or industrial building which exceeds
6,000 square feet of gross floor area shall include
certification from the Branford Sewer Authority
stating that the impacts of the flows generated from
the site have been reviewed and conditional approval
of the acceptance of the flows from the proposed
development has been granted. The foregoing
requirement shall not be effective as to properties
affected by the sewer moratorium adopted by the
Branford Sewer Authority on March 16, 2005 until the
earlier of the repeal of the sewer moratorium or 26
months from the date of adoption. The purpose of
this exception is to permit applicants to proceed
with the planning and zoning application process
during the period of the sewer moratorium.
Locations and design of all existing and proposed
sanitary sewer, storm drainage, water supply
facilities and refuse collection areas as well as
other underground and above ground utilities and any
ground level mechanical equipment. All new utility
services shall be located underground and the
Commission may require existing overhead lines to be
placed underground. Sanitary sewer, storm drainage,
retaining walls and other similar engineering
improvement plans shall be designed and sealed by a
registered professional engineer unless the Town
Engineer otherwise approves an incidental
improvement. Such engineering improvements shall be
accompanied by appropriate data in accordance with
good engineering practice such as pipe sizes, flow
lines, pipe slopes and lengths, invert and top of
grate elevations, existing and proposed grades and
construction materials. Quantity and velocity
calculations, profiles, cross-sections and other
engineering documentation may be requested by the
Commission for review by the Town Engineer.
31.4.3 Erosion and Sediment
Control: Appropriate erosion control measures
shall be submitted for all proposed development. For
development involving more than one-half acre of
disturbed land area, a soil and erosion control plan
prepared in accordance with Section 46 of these
Regulations shall be submitted.
31.4.4 Tabulation of
Standards: The area, location and bulk standards
actually used in the site plan design shall be
compared in tabular form with the requirements of
Section 25 and Schedule B of these regulations.
Actual parking spaces shall be compared to the
requirements of Section 42.
31.4.5 Staging Plan: In
cases where the applicant wishes to develop the site
in stages, an overall site and staging plan
indicating all phases and ultimate development shall
be submitted.
31.4.6 Building Plans:
Four (4) copies of preliminary architectural
drawings of all proposed buildings and structures at
a minimum scale of one (1) inch equals eight (8)
feet, prepared by an architect or professional
engineer licensed to practice in the State of
Connecticut, showing the following:
31.4.6.1 All exterior wall
elevations, indicating finished floor elevations,
overall building heights in relation to mean sea
level, base flood elevation data, top-of-foundation
elevation, lowest floor elevation, fenestration,
size and location of roof top mechanical equipment
and building material.data, top-of-foundation
elevation, lowest floor elevation, fenestration,
size and location of roof top mechanical equipment
and building material.
31.4.6.2 Building floor plan(s)
indicating existing and proposed usage, interior
floor area and/or patron floor
area.
31.4.7 Traffic Report: A
traffic analysis shall be required for any project
containing either one hundred (100) or more surface
and/or garage parking spaces in a new or expanded
parking lot or 40,000 or more sq. ft. of gross floor
area in a new or expanded building. The traffic
analysis shall include at least the following
information: past and present roadway conditions,
existing roadway capacity, traffic accidents,
existing and projected traffic volumes (ADT, Peak
A.l~1. and Peak P. N.) existing and projected
volume/capacity ratios, existing and proposed
sightlines based on facts and reasonable generation
factors for the site and affected road networks and
intersections. The Commission may require a traffic
report for other projects if conditions warrant.
In all cases in which the
Commission feels that a peer review of the
applicant’s traffic report is warranted, the
applicant shall be required to reimburse the Town
for the cost of the peer review. This payment shall
be made to the Town prior to the decision by the
Commission on the Application.
31.4.8 Drainage Report: A
storm drainage analysis shall be required for any
project containing either twenty (20) or more
parking spaces in a new or expanded parking lot or
ten thousand (10,000) or more square feet of gross
floor area in a new or expanded building. The storm
drainage analysis shall contain at least the
existing and projected storm water runoff
calculations for the affected watershed based on a
25 and 100 year storm. The Commission may require a
drainage report for other projects if conditions
warrant.
31.4.9 Flood Plain Districts:
Applications shall contain assurances that the
flood—carrying capacity is maintained within any
altered or relocated portion of any watercourse.
Applications encompassing areas greater than five
(5) acres shall include base flood (100 year flood)
elevation data. A copy of the Development Permit as
approved by the Town Engineer or evidence that such
permit has been applied for shall also be submitted
with the application. The Site Plan shall also show
the limits of any area to be filled or excavated and
either existing and proposed ground elevations or
existing and proposed contours at an interval not
exceeding two (2) feet and shall be accompanied by
detailed drawings for any proposed dike, berm,
groin, seawall, jetty, navigation channel, boat
basin, pier, dock, wharf, bulkhead, retaining wall
and/or piling, as well as the elevations of the
lowest floor. All elevations shall be based upon
MGVD.
31.4.10 Local, State, and
Federal Agency Reports: At the request of the
Commission, the applicant shall submit a report
stating the recommendations from the following
agencies or any other governmental agency having
jurisdiction over any aspect of the application:
a.
Zoning Board of Appeals
b.
Inland Wetlands Commission
c.
Sewer Authority
d. Fire
Marshall
e. Police
Chief
f.
Building Inspector
g. Town
Engineer
h. East
Shore Health District
i. Connecticut
Dept. of Transportation
j.
Connecticut Dept. of
Environmental Protection
k. Army
Corps of Engineers
The Commission may specify the
extent of the report and specific issues to be
reviewed. Applications which require approval by the
State Traffic Commission shall include a statement
describing the status of such approval.
31. 4.11 Other: The
Commission, upon written request by the applicant,
may by resolution, waive the required submission of
all or part of the information required under
Paragraphs 31. 4.1 through 31.4.12 if the Commission
finds that the information is not necessary in order
to decide on the application. The Commission may
also request the submission of such additional
information that it deems necessary in order to
decide on the application.
31.4.12 Application Fee:
An application fee in an amount determined by the
Commission and posted in the Planning and Zoning
Department.
31.5 Standards: The
Commission shall approve a Site Plan Application
only if it finds that the proposed buildings, uses
and structures conform to the following standards,
in addition to the townwide standards and
requirements of the zoning district in which the
building, structure or use is to be located, as well
as such special standards for particular uses as may
be imposed. The Commission shall deny a site plan
application if it finds that one or more of the
applicable standards or requirements are not met.
The Commission may approve a site plan conditionally
if conformance with conditions specified by the
Commission will bring the site plan into conformance
with all applicable standards and requirements.
31.5.1 Public Safety: All
buildings, structures, uses, equipment or material
shall be directly accessible for fire, police and
ambulance services. Plans shall comply with the
Town’s Fire Ordinance and the State Building Code.
31.5.2 Traffic and Pedestrian
Access: All proposed vehicular and pedestrian
accessways shall be safely designed, adequately
provided and conveniently arranged to prevent
traffic and pedestrian hazards both within the site
and on the street. The following aspects of all
circulation and parking plans shall be evaluated to
determine conformity to these objectives:
a.
The number, location and
dimensions of vehicular and pedestrian entrances,
exits, drives and walkways. Sidewalks shall be
required along all major roadways and in other
locations with high pedestrian and/or vehicular
traffic.
b.
The width, grade and
alignment of entrances and exits.
c.
The distance of entrances
and exits from street corners, places of public
assembly and other accessways.
d.
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.
e.
Adequacy of emergency
access.
31.5.3 Circulation and
Parking: The vehicular circulation pattern and
the off-street parking and loading spaces shall be
safely designed, adequately provided and
conveniently arranged to meet the needs of the
proposed uses and prevent traffic congestion, within
the site and on the street. The proposed use shall
not reduce the level of service on any road or at
any intersection within one mile of the site. At
least the following aspects of the site plan shall
be evaluated to determine conformity to this
objective:
a.
The effect of the proposed
development on traffic conditions on abutting
streets in terms of roadway capacity, traffic
accidents, traffic volumes, volume capacity ratios,
and sightlines.
b.
The patterns of vehicular
and pedestrian circulation both within the
boundaries of the development and in relation to the
adjoining street and sidewalk systems. Sidewalks
shall be provided on all sites with frontage on
Route I or other major arterial.
c.
The adequacy of traffic
signalization, traffic channelization, left turn
lanes, or roadway width on the adjoining streets.
d.
The interconnection of
parking areas via access drives within and between
adjacent lots or uses, in order to maximize
efficiency, minimize curb cuts and encourage safe
and convenient circulation.
e.
The adequacy of vehicular
stacking lanes and/or distances.
f.
The adequacy of pedestrian
drop-off areas for visitors, car pools or transit
buses.
g.
The location, arrangement
and adequacy of off-street parking and loading
facilities.
h.
The location, arrangement
and adequacy of handicapped facilities such as
ramps, depressed curbs and reserved 15 foot wide
parking spaces.
i.
The location and design of
vehicle maneuvering areas, backaround areas and fire
lanes.
j.
The physical
identification of entrances, exits, one-way drives,
small car spaces, handicapped spaces and fire lanes.
k.
The provision of bumper
guards, guard rails, wheel stops, speed bumps,
traffic signs, islands, crosswalks and similar
safety devices necessary to protect life and
property.
31.5.4 Landscaping and
Screening: That the proposed development will
protect the environmental quality of the site and
will preserve and enhance the adjacent property
values. At least the following aspects of the site
plan shall be evaluated to determine conformity to
these objectives:
a.
Existing large and/or
specimen trees shall be preserved to the maximum
extent possible particularly within the front
landscape and buffer strip areas.
b.
The location, arrangement
and adequacy of landscaping within and bordering
parking and loading areas.
c.
Vehicular parking, loading
and service areas shall be screened during all
seasons of the year from adjacent residential
districts.
d.
The location, height and
materials of walls, fences, mounds, berms, hedges
and plantings so as to ensure compatibility with the
character of adjacent development, screen parking
and loading areas, and conceal storage areas,
utility installations and other such features.
e.
The prevention of dust and
erosion through the planting of ground cover or
installation of other surfaces.
f.
The preservation of
natural attributes and major features of the site
such as watercourses, waterbodies, wetlands, highly
erodible areas, major trees, historic structures and
scenic views both from the site and onto or over the
site.
31.5.5 Lighting and Noise
a.
That all exterior lights
and illuminated signs shall be designed, located,
installed and directed in such a manner as to
prevent objectionable light at the property lines
and disability glare at any location on or off the
property. The “maintained horizontal illuminance
recommendations” set by the Illuminating Engineering
Society of North America (IES) shall be observed.
(See Appendix A)
AlI parking area lighting
will be full cut-off type fixtures.
Uplighting is prohibited.
Externally lit signs, display, building and
aesthetic lighting must be lit from the top and
shine downward. The lighting must be shielded to
prevent direct glare and/or light trespass. The
lighting must also be, as much as physically
possible, contained to the target area. Internally
lighted signs are acceptable. “Internally lighted
signs are prohibited within the Town Center Overlay
District,”
AlI building lighting for
security or aesthetics will be full cut-off or a
shielded type, not allowing any upward distribution
of light. Floodlighting is discouraged, and if used,
must be shielded to prevent: A. disability glare for
drivers or pedestrians, B. light trespass beyond the
property line, and C. light above a 90 degree,
horizontal plane. Wallpack type fixtures are not
acceptable.
Adjacent to residential
property, no direct light source will be visible
at the property line at ground level or above.
AlI non-essential lighting
will be required to be turned off after business
hours, leaving only the necessary lighting for site
security. (“Nonessential” can apply to: display,
aesthetic, parking and sign lighting).
b.
Buildings and accessory
facilities shall be designed and arranged and the
installation of sound absorptive shielding on the
site (mounds, berms, screening or other suitable
noise barriers) may be required so as to minimize
noise levels at the property line.
31.5.6 Public Health:
That all utility systems are suitably located,
adequately designed, and properly installed to serve
the proposed uses, to protect the property from
adverse air, water or land pollution, and to
preserve and enhance the environmental quality of
the surrounding neighborhood and that of the Town.
a.
Provisions shall be made
for any necessary sedimentation control and/or
control of erosion by wind or water during the
construction period.
b.
Storm drainage facilities
shall be provided to adequately and safely drain the
site while minimizing downstream flooding.
c.
All refuse collection
areas shall be located near the service entrance or
loading area of a building, shall be easily
accessible to service trucks, and shall be enclosed
by walls.
31.5.7 Character and
Appearance: That the location, size and design
of any proposed building structure or use, as well
as the nature and intensity of operations involved
in or conducted in connection therewith, their
location on the site in relation to streets, parking
and adjacent residences and their relationship to
the natural terrain, watercourses, waterbodies,
wetlands and vegetation, will be compatible and
harmonious with the character and appearance of the
surrounding neighborhood, and will not be hazardous
or otherwise detrimental to the appropriate and
orderly development or use of any adjacent land,
buildings or structure.
31.6 Bond: The
Commission may require that the applicant file a
performance bond in form, amount and with surety
approved by the Commission, to insure completion of
streets, driveways, parking areas, sidewalks, storm
drainage sewer systems, landscaping, and other
essential site improvements in accordance with the
application as approved.
31.7 Expiration of
Approval: Site Plan approval shall become null
and void in the event of failure to obtain a
building permit within one (1) year of approval by
the Commission. One extension of such period for an
additional period not to exceed one (1) year may be
granted by the Commission at the request of the
applicant. A public hearing may be required for a
Site Plan extension if so determined by the
Commission. Failure to complete all work in
connection with an approved Site Plan within two (2)
years of issuance of the building permit shall
result in automatic expiration of the approval.
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