TOWN OF STODDARD, NEW HAMPSHIRE
Proposed changes to
SITE PLAN REVIEW REGULATIONS
SECTION I. AUTHORITY
Pursuant to the authority vested in the Stoddard Planning Board voted on at the August 09, 1988 Special Town Meeting (Article #3), and in accordance with the provisions of 674:43 and 44, New Hampshire Revised Statutes Annotated, as amended, the Stoddard Planning Board hereby adopts the following regulations governing the development or change or expansion of use of tracts for nonresidential uses or multi-family dwelling units (more than two units), whether or not such development includes a subdivision or resubdivision of the site. These regulations shall be known as the "Site Plan Review Regulations, Town of Stoddard, NH."
SECTION II. PURPOSE
The purpose of the Site Plan Review procedure is to protect the public health and safety, to promote balanced growth, to promote the timing of development of land to prevent premature and uncoordinated development of land without adequate provision of public services and facilities; to ensure sound site utilization, to avoid development which may result in negative environmental impacts, and to guide the character of development.
The Site Plan Review Procedure in no way relieves the developer or authorized agent from compliance with the Zoning Ordinance, Subdivision Regulations or any other ordinance which pertains to the proposed development. No site plan will be approved until it complies in all respects to any and all pertinent ordinances and regulations.
SECTION III. DEFINITIONS
The definitions contained in the Stoddard Community Planning Ordinance and in the Subdivision Regulations shall apply to the Site Plan Review Regulations, where applicable.
SECTION IV. PROCEDURE
A. General
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Whenever any development or change or expansion of use of a site
governed by these regulations is proposed or whenever any changes are proposed which differ from an existing site plan as previously approved by the Planning Board; before any construction, building development or change is begun; before any permit for the erection of any building or authorization for development on such site shall be granted; the owner of the property or authorized agent shall apply for and secure from the Planning Board approval of such proposed site development in accordance with procedures outlined in this regulation.
The Planning Board shall have the responsibility for making the final decision as to the application of these regulations to any proposed development, change or expansion of use.
In an effort to clarify what constitutes a change of use of sufficient magnitude or impact to trigger Planning Board action, the following guidelines will be observed:
1. If the proposal involves a change of use category, e.g., from residential to commercial, or from single family to multi-family.
2. If the proposal involves external modifications or construction, including parking lots (repair, maintenance and replacement in kind is exempted).
3. If a change of use or expansion involves significant impact upon traffic & circulation, parking, or lighting; for example: a change from a ladies' shoe store to a men's shoe store of the same size would not involve significant impact, but a change from a sit-down restaurant to a fast-food restaurant possibly would.
B. Preapplication Review (Optional)
Pursuant to RSA 676:4,II (a), (b) & (c), an applicant may, at their discretion, meet with the Board to discuss the concept of the proposal prior to formal submission of the application. This preapplication review will occur only at public meetings and will be nonbinding on both parties.
C. Filing of Application
1. Application forms and checklists are available at the Stoddard Town Offices during regular business hours. The application shall be filed with
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the Secretary of the Planning Board at least 15 days prior to a
regular meeting of the Board.
2. Acceptance of an application shall occur at a regular meeting of the Planning Board after due notification has been given according to RSA 676:4,I (d). The Board shall review the application, plans and accompanying documentation, and determine whether they are complete, as provided in these regulations, prior to a vote to accept the application and prior to consideration of the merits of the application. Incomplete applications will not be accepted by the Planning Board. Acceptance
shall be by affirmative vote of a majority of the Board members present.
3. The applicant shall provide 4 copies of the plan for the Planning Board's review.
D. Board Action on Completed Application
1. The Planning Board shall begin consideration of the Accepted Application within 30 days of its submission. The Board shall act to approve, conditionally approve or disapprove the Accepted Application within 90 days of submission.
2. The Board may apply to the selectmen for an extension not to exceed an additional 90 days before acting to approve, conditionally approve or disapprove an application. An applicant may waive the requirement for Board action within the time periods specified in these regulations and consent to such extension as may be mutually agreeable. (RSA 676:4, I (f)).
3. Approval of the application shall be certified by written endorsement on the Plat and signed and dated by the Chairman of the Planning Board. If any application is disapproved, the grounds for such disapproval shall be adequately stated in the records of the Planning Board and in written notice given to the Applicant within 72 hours of the decision.
E. Failure of the Planning Board to Act
In the event that the Planning Board does not act on an Accepted Application within the prescribed 90 days, the applicant may petition the Selectmen to issue an order directing the Planning Board to act within 30 days. If the Planning Board fails to act within 40 days of this directive, the Selectmen must approve the application unless they find, in writing,
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that the plan does not comply with a local regulation. In the event the
Selectmen fail to act, the applicant may petition superior court to approve the plan.
F. Public Hearing
Prior to the approval of a site plan, a public hearing shall be held as required by RSA 676:4, I (d) with notice given to the applicant, abutters and the public, as follows:
1. Notice of the public hearing shall be given by the Planning Board to the abutters and the applicant by certified mail, mailed at least ten (10) days prior to the public hearing.
2. The public will be given notice at the same time, by posting at the Town Hall and Town Bulletin Board and the daily Keene newspaper.
3. The notice shall give the date, time and place of the Planning Board meeting at which the Application will be formally reviewed by the Planning Board. It shall include a general description of the proposal which is to be considered and shall identify the Applicant and the location of the proposal.
4. If the notice for the public hearing was included in the notice of submission or any prior notice, additional notice of the public hearing is not required. Additional notice is not required of an continued session of a hearing provided that the date, time and place of the continued session was made known at the meeting.
G. Approvals
The Board may grant conditional approval of an application, but the plat will not be signed or recorded until all of the conditions have been met. If the applicant has not complied with the conditions of approval within one year, the approval is considered null and void and the applicant must submit a new site plan application. A further public hearing is not
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required when such conditions:
1. are administrative in nature,
2. involve no discretionary judgment on the part of the Board, or
3. involve the applicant's possession of permits and approvals granted by other boards or agencies, such as the Department of Transportation, the Wetlands Board or Water Supply and Pollution Control Division. Any subsequent change to the plan based upon such approvals shall require a new submission of application.
Site Plan approval shall be considered void if no substantial work is done on the project in one year's time.
H. Developments Having Regional Impact
If the Board votes to accept an application as complete in accordance with Section III (C) (2), then it shall immediately proceed to a review of the application for potential regional impacts in accordance with RSA 36:54-57. Upon such a finding, the Board shall furnish the Regional Planning Commission and the affected municipalities with copies of the
minutes of the meeting at which the determination was made. The copies shall be sent by certified mail within 72 hours of the meeting. At least 14 days prior to the scheduled public hearing, the Planning Board shall notify, by certified mail, the Regional Planning Commission and the affected municipalities of the date, time and place of the hearing, and of their right to appear as abutters to offer testimony concerning the proposal.
I. Site Inspections
1. Whenever the Planning Board deems it necessary, for the consideration of an application, to visit the site the Board shall request permission from the applicant.
2. Such a site visit shall be posted as a meeting of the Planning Board pursuant to the Right-to-Know provisions of RSA 91-A. A quorum of the Board must be present and minutes shall be kept.
3. All applications are conditioned upon the property owner allowing access to the property, to the extent reasonable and necessary to properly review the application. Denial of access terminates further consideration
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of the proposal.
SECTION V. ADMINISTRATIVE FEES
A. Filing Fees
All applications shall be accompanied by a check of (refer to fee schedule) to reimburse the Planning Board for its administrative and notification costs involved in processing applications. In the event the notification costs exceed the scheduled amount, the applicant will be so notified. All costs of notices, whether mailed, posted or published, shall be paid in advance by the Applicant.
B. Processing Fees
Pursuant to RSA 676:4,I (g) it shall be the responsibility of the Applicant, if the Planning Board deems it necessary, to pay reasonable fees for special investigative studies, review of documents, administrative expenses and other matters which may be required to make an informed decision on a particular application. Failure to pay such costs shall constitute valid grounds for the Planning Board to terminate further consideration of the application.
SECTION VI. PERFORMANCE GUARANTEE
The Planning Board may require that a performance bond, irrevocable letter of credit or other acceptable means of security, the amount and form to be determined by the Planning Board, be posted by the applicant and held by the town until the town is satisfied that all conditions of the site plan approval and any other pertinent zoning, subdivision or building regulations have been met.
A licensed engineer may be hired by the Town, to inspect all site improvements to guarantee compliance with the conditions of bonding. All costs of any such review shall be paid by the applicant. The performance bond shall be released in phases as portions of the secured improvements or installations are completed and approved by the Planning Board or its designee. If a performance bond or other means of security is required by the Planning Board, then the Board of Selectmen and/or Compliance Officer shall be responsible for insuring that the applicant complies with all conditions as set forth by the Planning Board. The criteria for release shall be established by the Planning Board prior to conditional approval.
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SECTION VII. SUBMISSION REQUIREMENTS
The plat shall show or be accompanied by the following information, unless any of these items are waived by the Planning Board. One mylar and three (3) paper copies shall be submitted.
A. Existing Data
1. Name of project, if applicable; location of site; names and addresses of owners of record; all abutting land owners and uses of abutting land within 200 feet of the proposed site, obtained within 30 days of submission.
2. North arrow, date of the plan, scale (1"=60'); a vicinity sketch (suggested scale 1"=500') showing the location of the site in relation to the existing public streets; and the zoning district(s).
3. Name, address, license number and seal of person preparing the plan. Such map shall be prepared by a licensed land surveyor or registered professional engineer, in accordance with the procedures and technical standards adopted by the New Hampshire Board of Licensure for Land Surveyors.
4. The boundary lines of the area included in the site, including angles or bearings of the lines, dimensions and the lot area in acres and/or square feet.
5. The existing grades, drainage system, structures and topographic contours, at intervals not exceeding twenty feet, with spot elevations where the grade is less than 5 percent.
6. Theuse, size, height and location of existing structures located on the site and location and use of those within 200 feet of the site.
7. Natural features such as streams, marshes, lakes or ponds. Wetlands, as defined by the Town of Stoddard Wetlands Conservation District Ordinance.
8. Man-made features such as, but not limited to, existing roads and structures. The map will also show clearly which man-made features are to be altered or removed.
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9. The size and location of all existing public utilities. This shall include the location and size of existing public utilities located off-site and to which connection is planned.
10. Soil survey data from the Cheshire County Conservation District Soils Map.
11. Location of on-site well and waste disposal system, meeting NHWSPC standards.
B. Proposed Plan
1. The proposed grades, drainage systems, structures and topographic contours at intervals not exceeding 2 feet, with spot elevations where appropriate.
2. The shape, size, height, location and use of proposed structures, including expansion or alteration of existing structures. Drawings should show exterior design and appearance.
3. Width and inside radii of curves or all proposed streets, driveways and sidewalks, with indication of direction of travel for any which are one-way. Both vehicular and pedestrian circulation shall be shown.
4. An access plan showing means of access to the site, curb cuts and proposed changes (if any) to existing streets, including traffic control devices necessary in conjunction with the site development.
5. Location and total number of parking spaces; loading spaces and other similar facilities associated with the structure.
6. The size and location of all proposed public and private utilities, to include location and distance to all fire hydrants, if applicable.
7. The location, types and size of all proposed landscaping and screening.
8. The location, type and nature of all proposed exterior lighting.
9. A storm drainage plan, including plans for the retention and slow release of storm water where necessary, and plans for snow removal and/or storage.
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10. Soil erosion and sediment control plan in accordance with town and Cheshire County Conservation District standards.
11. Location of on-site well and waste disposal system, meeting NHWSPC standards.
C. Other
1. The application shall be accompanied by any necessary Federal, State or local permits and approvals.
2. The Planning Board may require such additional information as it deems necessary in order to apply the regulations contained herein. The cost of obtaining such information or conducting necessary study shall be borne by the applicant. Such additional information may take the form of an impact analysis, which takes into account the following items to the extent the Board deems applicable:
a. Demographic Description.
b. Community Facilities Impacts (sewage disposal, water system, traffic, schools, public safety, stormwater management, recreation).
c. Environmental Impact Analysis.
Should the Board determine that some or all of the above-described information is to be required, the applicant shall be notified in writing within ten (10) days of the public hearing at which the determination was made.
D. "As Built" Plans
Supplemental information may be required by the Board to update the final plat to reflect "as built" conditions and details. The plan shall show any easements and dedicated roadways. A security bond may be required to guarantee performance of the applicant's obligations as described herein. "As built" plans shall be submitted to the Board.
SECTION VIII. GENERAL STANDARDS
A. Design of development should fit the existing natural and manmade environments with the least stress:
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1. Site preparation is to be conducted with minimal disturbance to existing vegetation. Stripped topsoil is to be piled and reused on the site where needed. A minimum of 4 inches of topsoil is to be placed on the disturbed area. The site shall be adequately landscaped within 12 months
from the start of construction or in the time frame designated by the Planning Board.
2. Landscape treatment shall consist of natural, undisturbed vegetation or features, or ground cover, shrubs or trees where appropriate.
3. Grading and filling must be conducted to minimize the alteration of surface and subsurface drainage to, toward or across abutting properties.
B. Appropriate buffers are to be maintained or installed to provide privacy and noise reduction to residential areas adjoining nonresidential sites:
Buffer strips (10 feet minimum - distance largely dependent upon the density of development in the area) must be maintained between commercial use and residential uses. Buffer strip between adjacent nonresidential and residential uses must contain vegetation, approved by the Planning Board, which will screen nonresidential uses from sight of the residential uses during winter months.
C. Screening must be provided to reduce visual pollution:
1. If storage or inventory are to be maintained on the area visual screening may be required.
2. Litter (garbage) collection areas must be contained and screened.
3. The use of either fencing or hedges is permitted.
D. Parking, Loading and Pedestrian Safety:
1. Sufficient off-street parking must be provided for the anticipated use to accommodate both employees and customers so that no parking is forced into public streets.
2. Sufficient off-street loading and/or unloading space must be provided, including off-street areas for maneuvering of anticipated trucks or other vehicles. Maneuvers for parking and /or loading or unloading must not take place from a public street.
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3. Access, parking and loading areas are to be constructed so as to minimize dust, erosion and runoff conditions that would have detrimental effect on abutting or neighboring properties.
a. Permeable pavement may be used which might reduce the need for installation of drainage facilities to accommodate runoff; however, the Board may require that access, parking and loading areas be conventionally paved if appropriate.
E. Erosion and Sediment control:
1. Provisions shall be made to accommodate the increased runoff caused by changed soil and surface conditions during and after
development. Sediment in the runoff water shall be trapped by the use of sediment basins or other acceptable methods until the disturbed area is stabilized. Diversions, sediment retention basins and other such devices, shall be constructed prior to any on-site grading or disturbance of existing surface material.
2. Control measures, both during construction and any permanent controls to remain after construction, shall be shown and shall conform to NHDES standards.
3. Ensure that stripping of vegetation, regrading or other development will be done in such a way that will minimize soil erosion. Temporary seedlings and/or mulching may be required by the Board to protect exposed critical areas during development. Whenever practical, natural vegetation shall be retained, protected and supplemented.
F. Illumination:
1. Outdoor lighting shall not glare on abutting properties or on public highways or streets.
2. Indirect lighting should be used on signs advertising goods or services offered on the premises and be consistent with the town sign ordinance. Moving, fluttering, blinking or flashing lights or signs are not permitted.
3. Outdoor lighting is restricted to that which is necessary for advertising and security of the development and determined by the Applicant and Planning Board
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G. Access to Public Streets: will meet the requirements of the NH Department of Transportation and/or the Town of Stoddard, as applicable. Road construction shall conform to the road standards as specified by the governing body which has jurisdiction.
H. Water supply and Sewage Disposal Systems: must be sized to adequately meet the needs of the proposed use under the regulations of the NH Water Supply and Pollution Control Commission. It shall be the responsibility of the applicant to provide adequate information to prove that the area of the lot is adequate to permit the installation and operation of an individual sewerage disposal system.
I. Special Flood Hazard Areas: The Planning Board shall review the proposed development to assure that all necessary permits have been received from those governmental agencies from which approval is required by Federal or State law, including Section 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. 1334. All proposed new developments greater than 50 lots or 5 acres, whichever is the lesser, include within such proposals base flood elevation data.
Sufficient evidence (construction drawings, grading and land treatment plans) shall be submitted so as to allow determination that:
1. all such proposals are consistent with the need to minimize flood damage;
2. all public utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage; and
3. adequate drainage is provided so as to reduce exposure to flood hazards.
J. Underground fuel storage tanks: shall comply with the standards of the NH Water Supply and Pollution Control Division.
K. Stormwater Drainage: An adequate stormwater drainage system developed by a certified engineer for the entire development area may be required.
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L. Specifications and construction features: which will attenuate or otherwise prevent the emission of undesirable and preventable elements of pollution such as noise, smoke, soot, particulate or any other discharge into the environment which might prove harmful to persons, structures or adjacent properties will be included in supporting documentation, including the following:
1. Groundwater Protection: The quality of the groundwater will not be adversely affected by the proposed development. In addition to meeting the above requirements, the applicant may be asked to show that the proposed development will not otherwise violate the rules and regulations of the NH Department of Environmental Services with regard to
groundwater.
2. Air Quality: Smoke, soot, particulates or other discharge into the air which might prove harmful to persons, structures or adjacent property shall not exceed the levels established under the New Hampshire ambient air quality standards.
3. Odor: No odors which cause annoyance to abutting property owners shall be permitted.
4. Noise: Levels at the property boundaries shall not exceed levels determined to be harmful to health and welfare under regulations adopted by the Environmental Protection Agency, 42 USC Chapter 65, Noise
Control, et. seq.
M. Where required by law, all buildings shall have access for handicapped persons.
SECTION IX. ADMINISTRATION AND ENFORCEMENT
These regulations shall be administered by the Planning Board. Enforcement shall be by the Board of Selectmen and/or Compliance Officer who shall not issue any building permit for construction which requires site plan approval until or unless such planned construction has received site plan approval by the Planning Board.
SECTION X. WAIVERS
Any portion of these regulations may be waived where, in the opinion of the Planning Board, strict conformity would pose an unnecessary hardship to the applicant, and such waiver would not be contrary to the spirit and
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intent of the regulations.
SECTION XI. APPEALS
Decisions of the Planning Board are appealable to Superior Court as set forth in RSA 677:15.
SECTION XII. REVOCATION OF PLANNING APPROVAL
An approved site plan may be revoked by the Planning Board in whole or in part, under certain circumstances, as set forth in RSA 676:4-a.
SECTION XIII. VALIDITY
If any provision of these regulations shall be held invalid for any reason by a court, such holding shall not invalidate in any manner any other provision contained herein.
SECTION XIV. ADOPTION
These regulations, and any amendments thereto shall take effect upon their adoption, and all other site plan review regulations, or apart thereof, inconsistent therewith are hereby repealed.
Adopted: February 05, 1996
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SITE PLAN REVIEW CHECKLIST
DOES THIS PROPOSAL CONSTITUTE A DEVELOPMENT HAVING
REGIONAL IMPACT (RSA 36:54)? / / YES / / NO
Submitted General Plat Requirements
Yes No Waived (date) Existing Date:
___ __ ____________ 1. Location of site, names and addresses of owners of record and all abutting land owners and uses of abutting land.
___ __ ____________ 2. North arrow; vicinity sketch, zoning district(s); date of plan, scale.
___ __ ____________ 3. Name, seal and address of engineer/surveyor.
___ __ ____________ 4. Boundary lines of the area included in the site, angles or bearing of the lines, dimensions and lot area.
___ __ ____________ 5. Existing grades, drainage systems, and topographic contours at intervals not exceeding twenty (20) feet; spot elevations where the grade is less than 5%.
___ __ ____________ 6. Size, shape, height, location of existing structures on the site and within 200 feet of the site boundary and location of proposed structures within 200 feet of the site boundary.
___ __ ____________ 7. Streams, marshes, lakes, ponds, wetlands, other natural features on the proposed site and within 200 feet of the proposed site.
___ __ ____________ 8. Existing roads, structures and other man-made features, including any which are to be altered or removed.
___ __ ____________ 9. Type and location of all existing public utilities, including any which are off-site and
to which connection is planned.
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___ __ ____________10. Soil survey date from the USDA Soil Survey of Cheshire County Soils Map.
___ __ ____________11. Location of on-site well and waste disposal
system conforming to the New Hampshire Water Supply and Pollution Control Commission regulations.
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GENERAL PLAT REQUIREMENTS
Submitted
Yes No Waived (date) Proposed Plan:
___ __ ____________ 1. Proposed grades, drainage systems and topographic contours at intervals not exceeding five (5) feet, with spot elevations where appropriate.
___ __ ____________ 2. Exterior design, exterior surface materials including nature, color and texture, and appearance, shape, size, height, location and use of the proposed structures, including any proposed expansion or alteration of existing structures.
___ __ ___________ 3. Width and inside radii of curves for all proposed streets, driveways and sidewalks; indication of direction of travel for any streets which are one way.
___ __ ____________ 4. Access plan, curb cuts, traffic control devices; vehicular and pedestrian circulation.
___ __ ____________ 5. Location, area, and total number of parking spaces and loading areas.
___ __ ____________ 6. Type and location of all proposed public and private utilities.
___ __ ____________ 7. Location, type and size of all proposed landscaping and screening.
___ __ ____________ 8. Location and type of exterior lighting.
___ __ ____________ 9. Plans for storm drainage and snow removal and/or storage.
___ __ ____________10. Soil erosion and sediment control plan.
___ __ ____________11. Location of on-site well and waste disposal system.
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ITEMS TO ACCOMPANY SITE PLAN REVIEW APPLICATION
Required Submitted
Yes No Yes No
___ __ ___ __ 1. State Road access: approval from the NH Department of Public Works and Highways.
___ __ ___ __ 2. Waste disposal approval, if required, from the New Hampshire Water Supply and Pollution Control Division.
___ __ ___ __ 3. A statement of evaluation of the plan by the Stoddard Fire Chief.
___ __ ___ __ 4. Copy of any approvals granted by Zoning Board of Adjustment either a variance or special exception.
___ __ ___ __ 5. Approval from NH Division of Public Health Services for all food service establishments.
___ __ ___ __ 6. Statement concerning any potentially unpleasant or noxious emissions, including noise, light, smoke, soot, odors or particulates.
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FEE SCHEDULE
Application fee: $100.00
Certified Mailings to Abutters: $8.00 each
Advertising: actual cost
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Date Received: ______________
APPLICATION FOR SITE PLAN REVIEW
To: Stoddard Planning Board
Name of Applicant: ____________________Telephone #: ____________
Address: ___________________________________________________
___________________________________________________
Location of Property: ________________ _______________________
Tax Map # Lot #
___________________________________________________________
Street # Street Subdivision
Owner of Property: ___________________________________________
This Application is for:
____________________ A new business
____________________An expansion of an existing business
____________________A change of Use
Please describe your proposed project (use an attachment if necessary):
By applying for this Site Plan Review, the applicant agrees to allow site visits by the Board members and the public as a public meeting.
Signed: __________________________________________________
Applicant
The Stoddard Planning Board strongly suggests a preliminary consultation with the Board to determine what documents will be needed for their review of your application. To schedule an appointment with the Stoddard Planning Board contact: Secretary, Patricia E. Putnam at 446-7104 or email to papasmurf@inc-net.com.
AND
Proposed changes to
TOWN OF STODDARD
ESTABLISHING OF REGULATIONS PERMITTING
THE SUBDIVISION OF LAND
Section I - Authority
Pursuant to the authority vested in the Stoddard Planning Board by the voters of the Town of Stoddard and in accordance with the provisions of RSA 674, 675 and 676 N. H. Revised Statutes Annotated the Stoddard Planning Board adopts the following regulations governing the subdivision of land in the Town of Stoddard, New Hampshire.
Section II - Administration and Enforcement
A. Validity: If any section, subsection, or phrase of these subdivision regulations is found for any reason to be invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of these regulations.
B. Penalties For Transferring Lots in Unapproved Subdivisions: As provided in RSA 676:16, any owner, or agent of the owner, of any land located within a Subdivision, who transfers or sells any land, before a Plat of the said Subdivision has been approved by the planning board and recorded or filed in the office of the register of deeds shall forfeit and pay a penalty of five hundred dollars ($500) for each lot or parcel so transferred or sold; and the description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from such penalties.
C. Penalties For Violating Subdivision Regulations: Any violation of any regulation governing the subdivision of land in the Town of Stoddard shall be subject to a civil fine as provided in RSA 676:17.
D. Enforcement: These regulations shall be administered by the Board or its duly authorized representative and enforced by the Selectmen.
E. Waivers: Where strict conformity to the Subdivision Regulations would cause undue hardship or injustice to the owner of the land, a Subdivision plan substantially in conformity with regulations may be approved by the Board provided that the spirit of the Regulations and public convenience and welfare will not be adversely affected.
F. Appeals: Any person, aggrieved by an official action of the Board, may appeal there from to the Superior Court as provided by RSA 677:15.
Section III - Amendment
These regulations may be amended or rescinded by the Planning Board but only following public hearing on the proposed change(s). The
Chairman or secretary of the Planning Board shall transmit a record of any changes so authorized to the Registry of Deeds of Cheshire County.
Section IV - Definitions
A. Applicant: "Applicant" means the owner of record, or his agent duly authorized in writing at the time of application.
B. Abutter: "Abutter" means any person whose property is located in New Hampshire and adjoins or is directly across the street or stream from the land under consideration by the Planning Board and, where the proposed Subdivision may have a regional impact, all affected municipalities and the regional planning commission. For purposes of receiving testimony only, and not for purposes of notification, the term "abutter" shall include any person who is able to demonstrate that his land will be directly affected by the proposal under consideration. For purposes of receipt of notification by the Planning Board of a hearing, in the case of an abutting property being under a condominium or other collective form of ownership, the term "abutter" means the officers of the collective or association, as defined in RSA 356-B: 3, XXIII. [Ref. 672:3]
C. Approval: "Approval" means recognition by the Planning Board, certified by written endorsement on the Plat, that the Application and Plat meet the requirements of these regulations.
D. Conditional Approval: "Conditional Approval" means an expression by the Planning Board, that the Application meets the requirements of these regulations with the exception of one or more conditions imposed by the Board. The applicant must submit evidence of satisfactory compliance with the one or more conditions, for Approval to become final. [Ref. 676:4,I, c1, i]
E. High Intensity Soils Map: "High Intensity Soils Map" hereinafter called "HIS map" means a soils map of a parcel of land being considered for development, on a perimeter survey with a scale of one inch (1") not to exceed one hundred feet (100'), where soils are identified and mapped in accordance with the high intensity soils mapping standards as adopted by the Cheshire County Conservation District (CCCD).
F. Lot: "Lot,” means a parcel of land meeting all of the requirements for a lot under the Articles of the Stoddard Community
Planning Ordinance.
G. Lot Line Adjustment: "Lot Line Adjustment" means an adjustment to the boundary between adjacent lots. The adjustment may or may not involve an exchange of property.
H. Master Plan: "Master Plan" means the adopted comprehensive plan or plan of development for the community as prescribed by law in RSA 674: 2-4.
I. Minor Subdivision: "Minor Subdivision" means a Subdivision of land into not more than three (3) lots with each resulting lot having no potential for subdivision and with each resulting lot having the required frontage on an existing street, and with the Subdivision requiring no new streets, utilities, or other municipal improvements.
J. Qualified Soil Scientist: "Qualified Soil Scientist" means a person qualified in soil evaluation and mapping whose education and experience meet the qualification requirements of the Cheshire County Conservation District (CCCD).
K. Plat: "Plat" means the final map(s), drawing(s) or chart(s) on which the Applicant's plan of Subdivision is indicated, prepared as required by the Planning Board, and which, if approved by the Board, shall be submitted to the Register of Deeds of Cheshire County for recording.
L. Street: "Street" means the entire right of way of a state highway, or a highway or road which is lawfully existing and maintained by the Town for vehicular travel.
M. Street, Local: "Local Street" means a street used primarily to give access to abutting properties.
N. Street, Collector: "Collector Street" means a street which, in addition to giving access to abutting properties, serves to carry traffic from local streets to thoroughfares and to public and other centers of traffic concentration. A collector street may be further classified as major or minor, depending on average daily traffic count.
O. Street, Arterial: "Arterial Street" means a street or highway used primarily for heavy and/or through traffic.
P. Subdivision: "Subdivision" means the division of a lot, tract, or parcel of land into two or more lots, Plats, sites, or other divisions of land for the purpose, whether immediate or future, of sale, rent, lease, condominium conveyance or building development. It includes resubdivision and, when appropriate to the context, relates to the process of subdividing or to the land or territory subdivided. The division of a parcel of land held in common and subsequently divided into parts among the several owners shall be deemed a Subdivision under these regulations. [Ref. 672:14]
Q. Technical Subdivision: "Technical Subdivision" means a Subdivision of land into two (2) lots where one of the resulting lots is non-conforming as to the requirements for a building lot under the Stoddard Community Planning Ordinance and where this non-conforming lot is to be conveyed directly to an abutting property owner and merged with a lot on the abutting property to create a conforming lot as defined in Article III of the Stoddard Community Planning Ordinance.
Section V - Application Procedures
A. General Procedure: Whenever any Subdivision is proposed to be made and before any construction, land clearing or building development is begun, before any permit for the erection of any structure in such proposed Subdivision shall be granted, and before any Subdivision Plat may be filed in the Office of the Register of Deeds of Cheshire County, the owner thereof, or his authorized agent, shall apply for, and secure, the Approval of such Subdivision from the Planning Board of the Town of Stoddard in accordance with the procedures and specifications contained in these regulations.
B. Pre-application Review
1. General
a. Pre-application review is OPTIONAL at the discretion of the applicant. The applicant is not required to submit any documents as part of a pre-application review.
b. Statements made during a pre-application review by the applicant or by Planning Board members do not bind either the applicant or the Planning Board to subsequent actions.
c. Statements made during a pre-application review by Planning Board members shall not be the basis for disqualifying said members from engaging in subsequent consideration of or action upon a formal Application.
d. No action may be taken by the Planning Board upon the specifics of a proposal during a pre-application review.
e. Pre-application review of a proposal ends when the applicant delivers a formal Application to the Planning Board.
f. An applicant must submit a formal Application to the Planning Board before the Planning Board may conduct a vote upon the specific of a proposal.
2. Preliminary Consultation
a. The Applicant may appear at a regular meeting of the Planning Board to discuss a proposal in conceptual form and in general terms.
b. Such preliminary consultation shall be informal and directed toward:
i. Reviewing the basic concept of the proposal,
ii. Reviewing the desirability of types of
Development under the Master Plan,
iii. Reviewing the Planning Board's Subdivision regulations and procedures,
iv. Referring the applicant to relevant state and local land use regulations,
v. Explaining the Stoddard Subdivision Application Checklist requirements.
c. Discussions involving the specific design and engineering details of a proposal shall not take place during a preliminary consultation.
3. Design Review
a. The Board may engage with the Applicant in non-binding discussions of the more specific design and engineering details of a proposal in a design review.
b. The Applicant may elect to forgo or engage in a Design Review at the option of the Applicant.
c. A Design Review may proceed only after notice to abutters and the general public as provided in paragraph H and paragraph I, of this section.
d. Payment of the fees associated with giving notice to abutters shall constitute agreement by the Applicant to engage in a Design Review. [ref. 676:4,II]
C. Expedited Review
1. If an Application is determined by the Board to be a Minor Subdivision, a Technical Subdivision, or a Lot Line Adjustment as defined by Section IV herein then the Applicant may engage in an expedited review.
2. In an expedited review the Applicant must submit an Application meeting the requirements of paragraph D and E of this section.
3. In an expedited review the Application may be reviewed, may be accepted as complete, a public hearing may be held, and the Application may be approved or denied, at one (1) or more Board meetings.
4. Full notice of an expedited review must be given to abutters and the public as required in paragraph G and paragraph H of this section.
5. Notice of a public hearing may be included in the notice of submission of an Application to the Planning Board, as provided in paragraph H when both submission of an Application for acceptance as complete, and a public hearing on the completed Application are to be scheduled for the same meeting.
D. Filing and Submission of an Application
1. The Application shall be filed with the Secretary or the Chairman of the Board at least fifteen (15) days prior to a scheduled public meeting of the Board.
2. The applicant must file with the Application the names and addresses of the applicant and all abutters, as they exist in town records not more than five (5) days before the day of filing of the Application.
3. The Application shall be formally submitted to and accepted by the Board only at a regularly scheduled public meeting after due notification to applicant, abutters, and the general public of the date the Application will be submitted and received by the Board.
4. An Application filed by the Applicant will not be formally accepted by the Board nor will notices of a public hearing be mailed, posted, or published as provided under paragraph H if the Application fails to meet the requirements of paragraphs 1 and 2 above.
E. Completed Application
1. For an Application to invoke jurisdiction of the Board, it must be complete. To be complete it must include sufficient information to allow the Board to proceed with consideration and to make an informed decision.
2. An Application must be filed by the applicant in accordance with paragraph D of this section.
3. The following shall be required for a Completed Application
a. A formal Application for Subdivision Approval properly filled out and executed by the Applicant and filed with the Board in accordance with paragraph D.
b. A Stoddard Subdivision Application checklist executed by the Planning Board indicating items waived or completed as determined by the Planning Board in its review of the Application.
c. A check payable to the Board to cover filing fees, mailing, advertising, recording, and other costs as provided in Section V paragraph I entitled Fees.
d. A Plat as provided in Section VII.
4. Applications may be disapproved by the Board without a public hearing on grounds of failure of the Applicant to supply information required by these regulations, including:
a. Abutters' identification
b. Failure to pay costs of notices or other costs and fees required by these Regulations, or
c. Failure to meet any reasonable deadline established by these Regulations.
d. Failure to allow access to the property to be sub-divided to both the members of the Planning Board and interested abutters accompanying the Planning Board members to the extent if it is reasonable and necessary for getting information to review the application.
e. Failure to file a complete Application.
5. When an Application is accepted by the Board as complete, the Board shall provide a receipt to the applicant indicating the date of formal acceptance.
F. Board Action on Completed Application
1. The Board shall consider the Application within thirty
(30) days of its formal acceptance as complete.
2. All Applications shall be reviewed for potential regional impact. Upon
finding that an Application has regional impact, the Planning Board shall inform the regional planning commission and the affected municipalities of this finding within seventy-two (72) hours by certified mail.
3. After review of the Completed Application, and after a duly noticed public hearing as provided in paragraph G, the Board may grant a conditional Approval, Approval, or disapproval of the completed Application. The Board shall act to approve or disapprove the completed Application within ninety (90) days after voting to accept the Application as complete, subject to extension or waiver as provided in accordance with RSA 676:4.
4. Approval of the Plat shall be certified by written endorsement on the Plat and signed by the Chairman of the Planning Board. The Chairman or Secretary of the Board shall transmit a copy of the Plat with such Approval endorsed in writing therein to the Registry of Deeds of Cheshire County. The Applicant shall be responsible for any payment of all recording fees. In case of disapproval of any Plat submitted, the grounds for such disapproval shall be adequately stated in the records of the Planning Board and written notice given to the Applicant.
5. If the Planning Board has not obtained an extension as provided in paragraph 1 and has not taken action to approve or disapprove the completed Application within ninety (90) days of its acceptance, the applicant may obtain from the Selectmen an order directing the Board to act within thirty (30) days. If the Board fails to act on this order within forty (40) days after the order is issued, the Selectmen must certify Approval of the Application unless it identifies in writing, some specific local ordinance or regulation that the Application does not meet. Failure of the Selectmen to act shall constitute grounds for the Applicant to petition the Superior Court as provided in RSA 676:4 to approve the Application.
G. Public Hearing
1. Prior to Approval of a Subdivision, a public hearing shall be held as required by RSA 676:4. The public hearing shall be held within thirty (30) days after acceptance of the Completed Application. Notice to Applicant and Abutters, and the public, shall be given in accordance with Section V, paragraph H.2. entitled Notices.
H. Notices
1. Notice of a Planning Board meeting to conduct a Design Review or a Planning Board meeting at which an Application will formally be submitted and reviewed by the Planning Board shall be given by the Board, to the abutters and the applicant, by certified mail, mailed at least ten (10) days prior to the Planning Board meeting at which the Application is to be reviewed, and to the public, at the same time, by posting in at least two public places in the Town, or, by publication in a newspaper of general circulation. The notice shall give the date, time and place of the Board meeting at which Application or other item(s) will be formally submitted to the Board and reviewed, and shall include a general description of the proposal which is the subject of the Application or of the item to be considered and shall identify the Applicant and location of the proposed Subdivision.
2. For any Public Hearing on the completed Application, the same notice requirements shall be given as in paragraph 1 above. If the notice of public hearing has been included in any prior notice, additional notice of the Public Hearing is not required, nor shall additional notice be required of an adjourned session of a hearing if the date, time and place of the adjourned session was properly made known at the prior hearing.
I. Fees
See attached schedule of fees
Section VI – General Provisions for the Subdivision of Land
The Applicant shall observe the following general requirements and principles of land Subdivision:
A. Reserved strips of land which, in the opinion of the Planning Board show intent on the part of the Applicant to control access to land dedicated or to be dedicated to public use shall not be permitted.
B. Land of such character that it cannot be safely used for building purposes because of exceptional danger to health or peril from fire, flood or other menace shall not be Platted for residential occupancy, nor for such other uses as may increase danger to health, life or property or aggravate the flood hazard until appropriate measures have been taken by the owner or his agent to lessen such hazards.
C. Areas set aside for parks and playgrounds to be dedicated or to be reserved for the common use of all property owners by covenant in the deed, whether or not required by the Board, shall be of reasonable size and character for neighborhood playgrounds or other recreational uses.
D. In areas not currently served by public sewer systems it shall be the responsibility of the Applicant or his agent to provide adequate information to prove that the area of each lot is adequate to permit the installation and operation of an individual sewage disposal system (septic tank and leach field).
E. All lots created in a Subdivision for the purpose, whether immediate or future, of building development shall have access from and frontage on an approved public street or a road in a subdivision approved by the Planning Board (Class I through Class V, as defined in New Hampshire RSA 229:5).
Section VII - The Plat
A. The Applicant shall file with the Planning Board four (4) copies of the Plat with the following mechanical requirements:
1. Three (3) of the copies of the Plat submitted for Approval may be made of paper; one (1) copy must be on a reproducible material OTHER than paper and drawn with permanent ink in the form prescribed by the County Registrar of Deeds of Cheshire County for recording.
2. All copies of the Plat must have a horizontal scale of not more than one hundred (100) feet to the inch. All dimensions must be shown in feet.
3. The sheet size drawn according to the above scale must be one of the following sizes:
a. Eight and one half inches by eleven inches (8 1/2 x 11)
b. Eleven inches by fourteen inches (11 x 14)
c. Seventeen inches by twenty-two inches (17 x 22)
d. Twenty two inches by thirty-four inches (22 x 34)
4. Separate sheets must be numbered showing their relationship to one another.
5. A margin of at least one (1) inch shall be provided outside ruled borderlines on three (3) sides and of at least two (2) inches along the bottom side for official use.
B. The Plat shall show the following information:
1. The Subdivision name; the date of the preparation and drawing of the Plat; a north arrow and bar scale; a vicinity map at the scale of Town's base map.
2. The names and addresses of: the owner(s) of record; the designer or planner of the Subdivision; the licensed land surveyor that certifies to having prepared the Plat; the owners of record of abutting properties; the seal and license number of the licensed land surveyor.
3. The names of abutting Subdivisions, streets, easements, building lines, alleys, parks, and public open spaces and similar facts regarding abutting property.
4. The location and approximate dimensions of; the boundaries of the property proposed for Subdivision; property setbacks;existing and proposed easements; areas to which title is reserved by the
owner of record; areas to be dedicated to public use; buildings; watercourses; ponds or standing water; wetlands; rock ledges; and other essential site features.
5. The location and identifying numbers of every lot within the proposed Subdivision; the approximate acreage of each lot; the
dimensions of each lot on an approved public street; the dimensions of each lot line.
6. Existing water mains, sewers, leach fields, culverts, drains and proposed connections or alternative means of providing water supply and disposal of sewerage and surface drainage.
7. Location, names, grades and profiles, and widths and dimensions of existing and proposed streets and highways and their rights-of-way.
8. Contour topographic map of the property to indicate the general site topography. Contour interval of not greater than 20 feet shall be shown. A contour interval of less than 20 feet may be required, if deemed necessary by the Board.
9. Where the topography is such as to make difficult the inclusion of any facilities mentioned above, within the public area so laid out, the Plat should show the boundaries of proposed permanent easements over or under private property. Such easements shall not be less than 10 feet in width and shall have satisfactory access to existing or proposed public ways.
10. Location of all parcels of land, easements, and areas proposed to be dedicated to use of lot owners within the proposed subdivision and/or to public use, and the conditions of such dedication, together with a copy of proposed deed restrictions or other instruments creating the rights the dedicated areas, and, or easements.
11. Preliminary designs of any bridges or culverts, which may be required.
12. Where the Plat covers only a part of the entire holding of the owner of record, a sketch of the prospective future street system of the uncommitted part shall be furnished and the street system of the submitted part will be considered in the light of adjustments and connections with the street system of the part not submitted.
13. Grading and drainage plan showing all pertinent engineering plans, cross sections, construction drawings and specifications, and other data on existing and finished grading, surface and sub-surface drainage, storm drainage system, slope stabilization, and erosion control. (When deemed necessary by the Planning Board).
14. Sufficient data acceptable to the Engineer to determine readily the
15. Location, bearing and length of every street line, lot line, boundary line and to reproduce such lines upon the ground. The final Plat shall show the boundaries of the property.
15. Permanent monuments shall be set as required by the engineer.
16. An indication of the Stoddard Zoning District(s).
Section VIII Septic System Siting and Wetlands Identification Utilizing High Intensity Soil Surveys for Plat Layout
This regulation applies to Subdivisions on which an on-site septic tank and leach field system are to be used for sewerage disposal, and/or where wetland identification is required. In addition to any other town and state sewage disposal requirements for local Subdivision and site plan reviews, or wetland zoning compliance, the following regulations shall apply:
A. Ground control shall be marked, by the applicant, both on the site and on the Plat map(s). The ground control shall consist of numbered flags, stakes, walls, trees or other easily identifiable points on the property. These points will be well distributed throughout the site at a density of not less than four (4) points per acre. The numbered points must be identified, by number, on the Plat plan. The purpose of this requirement is to provide easy identification for all parties required or interested in examining the site.
B. The location of all-existing and proposed buildings, accessory buildings, driveways, sewer lines, water lines, and public and private roads and driveways on the site, and the general location of such features within 100 feet of its boundaries, shall be indicated on the Plat plan.
C. High intensity soils (HIS) maps are to be provided for all site plans and for Subdivisions, except those defined as "minor Subdivisions" per RSA 676:4,111. Additionally, applicants may request the planning board to waive this requirement upon recommendation of the CCCD. (Applicants request waiver of planning board, planning board requests recommendation of CCCD, planning board acts upon CCCD recommendation.)
D. The HIS maps shall be prepared by a qualified soils scientist
who is qualified by the Cheshire County Conservation District.
E. A paper copy of the HIS survey shall be provided to the planning board. In addition to the soils information provided by the
survey, the map shall have on it the following:
1. The signature of the qualified soils scientist
2. Any qualifying notes made by the soils scientist
F. If a soils classification provided on the HIS map is in dispute, the planning board may request an evaluation of the soils designations by the Cheshire County Conservation District.
G. A 4,000 square foot leach field area or an area two (2) times the required leach field area (whichever is greater) shall be designated and reserved on each lot.
1. The designated leach field area must be left open and is not to be used for the siting of any incompatible purpose, including but not limited to a driveway, or structures of any type. Parking areas may be located over the designated leach field area when chambered systems are to be used.
H. The designated leach field area shall be set back as required in section from:
1. Poorly and very poorly drained soils;
2. Naturally deposited soils, which have a seasonal high water table less than six (6) inches from the surface;
3. Naturally deposited soils which have an impermeable layer closer than two (2) feet to the surface;
4. Naturally deposited soils, which have bedrock less than three (3) feet below the surface;
5. Drainage Ways, natural or manmade, perennial or intermittent;
6. Open drainage structures intended to convey water, intermittently or perennially, including but not limited to roadside ditches, culvert openings, diversions and swales.
I. The designated leach field area is required to be set back from all of the areas specified in section H as follows:
1. Seventy-five (75) feet if the designated leach
field area is entirely located in well-drained soil, without a restrictive layer, or well-drained soil with a restrictive layer and slopes of less than eight percent (8%).
2. One hundred (100) feet if the designated leach
Field area is entirely or partially located in somewhat poorly drained soils, moderately well drained soils, excessively drained soils, or soils with a restrictive layer and slope of eight percent or greater (>8%).
J. In addition, the designated leach field area shall be set back seventy five (75) feet from open water bodies and perennial streams.
K. In areas where the HIS survey indicates bedrock at less than three feet from the surface, sufficient test pits shall be made to ensure that the setback requirements established in sections H and I can be met.
L. The designated leach field area may not be placed on areas with finished slopes of over twenty-five percent (25%).
M. If the designated leach field area is located on an area with finished slopes from fifteen to twenty-five (1 5-25%), the septic system must be designed by a registered professional engineer.
Section IX, Streets
A. Location
1. The arrangement of streets in the Subdivision shall provide for the continuation of the principal streets in adjoining Subdivisions or for their proper projection when adjoining property is not subdivided, and shall be of a width at least as great as that of such connecting streets.
2. 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 resemblances to the names of existing streets within the Town of Stoddard.
3. Except where near future connections may be possible, dead-end streets shall be equipped with a turn-around roadway at the closed end with a minimum radius of eighty (80) feet from the center of the turn-around to the outside edge of the right-of-way.
4. No street right-of-way shall be less than fifty (50) feet in width.
B. Daily Traffic
1. The average daily traffic in vehicle trips per day shall be used in determining structural requirements for streets in excess of the minimum.
2. The average daily traffic in vehicle trips per day shall be calculated by multiplying eight (8) vehicle trips by the number of lots in the Subdivision.
C. Slope and Drainage
1. Grades of all streets shall conform in general to the terrain and shall not exceed five percent (5.0%) for arterial and collector streets, and eight percent (8.0%) for local streets. No street shall have a grade of less than one half of one percent (0.5%).
2.
2.2. Streets shall be crowned from the center of the traveled surface to the line separating the shoulder from the ditch. The slope of the crown shall be no less than one half (0.5) of an inch per foot. For streets with traffic in excess of 200 vehicle trips per day the slope of the crown shall be no less that one-quarter (0.25) of an inch per foot.
3. Street drainage facilities, curbs, or sidewalks, when required shall be installed and constructed in accordance with the specifications designated by the Planning Board.
4. All lots created in a subdivision shall be subject to curb cuts approved by the Stoddard Road Agent or his designee.
D. Structure and Dimensions
1. Horizontally streets shall have a ditch, shoulder, travel surface, shoulder, and ditch. Vertically streets shall have a wear course and a base course.
2. Base Course
All topsoil or loam must be removed from beneath the travel surface and shoulders to a depth of at least 12 inches before the Application of a base course. Where loam or improper road foundation materials exceed 12 inches in depth, such material must be excavated and removed and replaced with bank run gravel or broken rock before the Application of a base course.
a. The travel surface and shoulders shall have a compacted base course of bank run gravel with a maximum diameter of 6" and free from loam or improper road foundation materials.
b. The depth of the base course shall be a minimum of 12".
c. Base course depths may be increased in areas of Poor Soils.
d. For streets with daily traffic in excesses of 1500 vehicle trips per day the base course shall be a minimum of 18".
3. Wear Course
The travel surface and shoulders shall have a wear course.
a. The depth of the wear course shall be a minimum of 4".
b. For streets with daily traffic in excess of 750 vehicle trips per day the depth of the wear course shall be a minimum of 6".
c. The composition of the wear course shall be at minimum modified crushed gravel as specified in New Hampshire State Standards for Roads and Bridges item #30.
d. For streets with daily traffic in excess of 200 vehicle trips per day the composition of the wear course of the travel surface shall be hot bituminous.
e. For streets with daily traffic in excess of 1000 vehicles per day the composition of the wear course of the shoulder shall be hot bituminous.
f. Wear course surface requirements may vary depending on condition of slopes and wear course surface. The wear course surface should be paved for steep slopes.
4. Travel surface
The travel surface width should be a minimum of 18 feet.
a. For streets with daily traffic in between 51 and 750 vehicle trips per day the width of the travel surface shall be 20 feet.
b. For streets with daily traffic in between 751 and 1500 vehicle trips per day the width of the travel surface shall be 22 feet.
c. For streets with daily traffic in excess of 1500 vehicle trips per day the width of the travel surface shall be 24 feet.
5. Shoulder
The shoulder width should be a minimum of 2 feet.
a. For streets with daily traffic in between 201 and 1500 vehicle trips per day the width of the shoulder shall be 4 feet.
b. For streets with daily traffic in excess of 1500 vehicle trips per day the width of the shoulder shall be 8 to 10 feet.
6. Ditch
The ditch width should be a minimum of 4 feet.
a. For streets with daily traffic in between 751 and 1500 vehicle trips per day the width of the ditch shall be 4 to 6 feet.
b. For streets with daily traffic in excess of 1500 vehicle trips per day the width of the ditch shall be 6 feet or greater.
7. For illustration purposes see the attached chart of the above requirements labeled Minimum Geometric & Structural Guide For Local Roads and Streets.
E. Installation
1. Scheduled inspections of work in progress may be required by the planning board, to be performed by the Compliance Officer or other Selectmen’s designee.
2. Before Approval of a Subdivision by the Planning Board, there shall be, filed by the Applicant, a bond in an amount sufficient to cover the cost of the preparation of the streets and the extension of public water and sewer lines if available. This shall be approved as to form and sureties by the legal counsel of the Town of Stoddard Planning Board and conditioned on the completion of such improvement within four years of the date of the bond.