Subdivision: 7. Construction Procedures

7.01          CONSTRUCTION – EROSION AND SEDIMENT CONTROL

1.     No construction activity of any kind, including the removal of trees, shall commence until appropriate erosion and sediment controls are in place.

2.     Prior to the commencement of any construction, the Commission or the Director of Public Works may require that the applicant provide a cash bond or equivalent for erosion and sediment controls.

3.     In the event that soil erosion and sediment control measures are not satisfactorily implemented, the Commission or its authorized agent may:

 a.     Issue a cease and desist order, and/or

 b.     Order in writing the remedying of any condition found to be contrary to these Regulations or the approved erosion and sediment control plan, and/or

 c.     Redeem the financial guarantee in order to rectify erosion and sediment control issues at the site.

7.02          CONSTRUCTION – CLEARING AND GRADING

1.     Tree stumps, logs, shrubs, other decomposable material or building debris shall not be used as fill material and the burial of such materials shall be prohibited within the limits of the proposed subdivision.

7.03          CONSTRUCTION OF IMPROVEMENTS

1.     The applicant shall complete, at their own expense, all of the streets, street and area drainage, sanitary and other improvements in accordance with the approved plans, the Commission’s approval, and to the satisfaction of the Director of Public Works.

 2.     Fill Materials

 a.     All fill shall be firm.

 b.     In fill, no boulders over one (1) cubic foot in volume shall be within eighteen (18 inches) of the top of the subgrade.

 c.     Deep fill shall be in layers not to exceed two feet (2 feet) in depth, properly compacted.

 d.     No frozen material shall be used as fill.

 

 3.     Undermining Prohibited – After construction is completed the undermining of concrete curbs, sidewalks, streets, etc. for the installation of water services, sewer laterals, electric lines, CATV, etc. is prohibited.

 

 4.     Unanticipated Field Conditions

a.     Where field conditions (such as, but not limited to, springs, ancient drains, side hill drainage from cuts, ledge rock or other conditions not apparent at the time of the approval by the Commission) require additional construction techniques, such as the need for curtain drains to intercept a previously unknown drainage problem which will interfere with a subdivision improvement, this information shall be brought to the attention of the Commission and the Planner.

b.     The Commission, with the input of the Director of Public Works, may require:

i.     Additional measures be taken to insure the public health, welfare and safety.

ii.    The preparation and submission of proposed construction procedures in conformance with accepted engineering practices to address the field conditions.

iii.   The submission of a supplemental financial guarantee for the additional work.

 c.     Failure to inform the Commission or to take the corrective action may result in:

 i.     Suspending the issuance of any further building permits within the subdivision until the matter is corrected; or

 ii.    Suspending any activities related to acceptance of any City street or other improvement within the subdivision until the matter is corrected.

7.04          INSPECTION OF IMPROVEMENTS

1.     The improvements to be completed as part of the subdivision approval shall be inspected by the Director of Public Works or his authorized agent with regard to progress, quality, and adherence to these Regulations and the approved plans.

2.     In order to conduct inspections, the Director of Public Works or his authorized agent shall have free access to the construction work at all times.

3.     Prior to starting a project, the applicant and all contractors and all subcontractors shall meet with the Director of Public Works to:

 a.     Review job conditions;

 b.     Review erosion and sediment control measures;

 c.     Advise the City of the construction schedule; and

 d.     Review the City of Groton Street Construction Specifications.

 

4.     In the case of a new street or a change in an existing street, the work shall generally be inspected at the following stages of construction:

 a.     Rough grading completed.

 b.     Drainage and all other underground facilities installed, and prior to backfilling.

 c.     Graveling and rolling being done.

 d.     A screened gravel topping being applied.

 e.     Binder course pavement being done.

 f.     Finish course pavement being done.

 

5.     Request for inspection shall be delivered to the Director of Public Works by the applicant or the contractor at least 48 hours in advance. The applicant shall not proceed to work on any subsequent stage until such inspection has been made by the Director of Public Works or his authorized agent on the preceding stage.

6.     The Commission or its agent may take any material, samples, cores and tests as deemed necessary to determine compliance with these Regulations. The Commission shall require the applicant to pay to have such tests made and certified by an engineer selected by the Director of Public Works.

7.     Cessation of work or corrections thereto, to conform with these Regulations may be ordered by the Director of Public Works.

8.     If the Director of Public Works or his authorized agent finds, upon inspection, that any of the required improvements have not been constructed or maintained in accordance with the approved plans, he shall notify the applicant and the Commission, in writing, and the applicant shall be responsible for completing or repairing said improvements according to approved plans.

9.     The Director of Public Works shall maintain records of inspections in order to document that the work is performed in accordance with the approved plans.

7.05          PERIOD FOR COMPLETION OF IMPROVEMENTS

1.     Unless otherwise provided in these Regulations or the Connecticut General Statutes, the subdivision improvements shall be completed in accordance with the statutory timeframe as provided in CGS Section 8-26c. The Commission’s endorsement of approval on the plan shall state the date on which completion period expires.

2.     Planned soil erosion and sediment control measures and facilities shall be installed as scheduled according to the certified plan and maintained in effective condition to ensure compliance with the certified plan.

3.     The sub-grade, sub-base, pavement binder course (if a City street), and all drainage required for any proposed street shall be completed prior to issuance of any Certificate of Occupancy for any structure served by such street.

4.     Upon application by the applicant, the Commission may make one or more extensions of the time period for completion provided that:

 a.     The time for all extensions shall not exceed ten years from the date the subdivision was approved unless otherwise provided in CGS Section 8-26c(e);

 b.     The Commission may revise the amount of the financial guarantee securing the actual completion of the work.

 

5.     Expiration of the time period for completion:

 a.     Shall result in expiration of the approval of such plan and filing of a notice of expiration on the land records which shall prevent the conveyance of any additional lots in the subdivision by the applicant or his/her successor in interest;

 b.     Shall require a new application for subdivision approval of the subject land including a new filing fee;

 c.     May result in the City redeeming any financial guarantee and completing the improvements.

 

6.     For a proposed City street, the applicant shall maintain all improvements and provide for snow removal until the improvements are accepted by the City of Groton. If the improvements are not maintained or snow removal is not provided and the situation is not corrected within two (2) days following written notice from the City to the applicant, the City may proceed to put the street or other improvement into suitable condition and the cost of any such work shall be a charge against the financial guarantee.

7.06          MONUMENTS AND MARKERS

1.     The street lines of all new streets (angle points, points of curvature, and points of tangency) shall be marked at the applicant’s expense with merestones set by a surveyor and such merestones shall:

 a.     Be made of granite or concrete;

 b.     Be at least four (4) inches square at the top and at least three (3) feet long.

 c.     Have the center of the top of the merestone marked with a metal plug, pin, rod, cross or drill hole;

 d.     Be securely set in the ground with the top flush with the finished grade and with the marked point set on the point of reference after all street construction is completed and prior to release of the financial guarantee and/or acceptance of a City street by the City.

 e.     Be installed at all points of curvature, all points of tangency, all angle points and no more than 400 feet apart on straight sections of streets.

 f.     Be indicated and located on the subdivision plan and as-built drawing.

 

2.     Corners of all lots, open space, conservation restriction areas, and other parcels or areas shall be marked with a one (1) inch steel pipe or a 3/4-inch reinforcing rod at least eighteen (18) inches long, or with stone or concrete monuments and such markings shall be set by a surveyor.

3.     All open space and conservation areas shall be suitably identified with a conservation marker at reasonable intervals.

7.07          FINAL ACCEPTANCE AND MAINTENANCE

1.     For final acceptance of public improvements, the applicant shall submit the following materials or such alternative documents acceptable to the Commission:

 a.     A letter requesting a recommendation to the City Council that the City accept the public improvements;

 b.     One mylar and one paper copy of plans showing the “as-built” location of all street and associated improvements approved by the Commission with indication of where the as-built plans differ from the approved construction plans due to field conditions or authorized changes;

 c.     A letter from a surveyor certifying that all required monuments and property corner pins are properly installed in the correct location;

 d.     A letter from the engineer who designed the improvements approved by the Commission stating that all improvements, including all street signs, stop signs, and traffic control signs and devices have been installed or satisfactorily completed in accordance with the approved plans or indicating where exceptions were made;

 e.     A letter from any companies providing utility services to the effect that such utilities have been satisfactorily installed;

 f.     If not previously provided, a financial guarantee of up to ten percent (10%) of the cost of the improvements to protect the City against faulty construction and materials that will remain in effect for a one-year period after the City has accepted the public improvements;

 g.     If not previously provided, copies of all proposed deeds and easements to the City to the satisfaction of the City Attorney and other information as required for review and approval by the City;

 h.     If not previously provided, copies of all other proposed deeds and easements to other parties that are integral to public improvements or conditions of approval or the proposed development.

 

2.     In all subdivisions with ten (10) or more lots, no streets shall be accepted until:

 a.     Final grading has been completed in accordance with the approved final subdivision plan for sixty percent (60%) of the lots in a subdivision or section or phase thereof where grading is required; and

 b.     At least four (4) inches of topsoil shall have been placed and graded on each lot or stockpiled on each lot for future use on that lot; and

 c.     All lots not under construction shall have been seeded in accordance with suggested practices as outlined in the Connecticut “Guidelines for Soil Erosion & Sediment Control” except that sod or other suitable stabilization techniques may be substituted for seeding.

 

3.      If the City agrees to accept the street(s), all executed deeds and easements to the City shall be submitted to the City for filing by the City after the street acceptance.

4.     If the public improvements are accepted by the City and the maintenance financial guarantee is in place, the City shall release the financial guarantee for initial construction as set forth herein.

Groton