3.1.A.
Establishment of district.
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An Albany Turnpike Gateway District, to be known as the Albany
Turnpike - Lawton Road Gateway District (ATG-2), is hereby established
for the area shown and designated as "Area of Proposed Zone Change"
on the map entitled "ATG-2 District Map, Standards for Development,
ATG-2 District, Canton, Connecticut," which map is dated November
9, 2004, was prepared by F.A. Hesketh & Associates, Inc. (Job
No. 00213), and is hereby referred to as "ATG-2 District Map". Except
as otherwise provided in this Section the property within the ATG-2
District shall be subject to all applicable provisions of the Zoning
Regulations of the Town of Canton. The property within ATG-2 District
may be developed as a Unified Development Parcel in accordance with
the provisions of Article V of the regulations and the ATG-2. Accordingly,
any parcel of land within the ATG-2 Unified Development Parcel may
be created by subdivision or other appropriate process, and/or held
under separate ownership, without having to comply on its own with
the development standards of the Zoning Regulations, as long as said
parcel is developed in accord with the ATG-2 Master Plan.
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3.1.B.
Adoption of Master Plan.
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The Master Plan for the ATG-2 District shall consist of the
regulations set forth in this section, together with plans entitled,
"Illustrative Master Layout Plan," "Sample Building Elevations," including
actual titles and dates of final elevations and "ATG-2 District Map"
as well as such other figures and materials as may be specifically
referenced in this section. The aforesaid document shall be referred
to herein as the "Master Plan."
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3.1.C.
Uses.
2.
Permitted accessory uses:
b.
Parking and service areas.
c.
Water supply and water pollution control facilities, including
pump stations and customary accessory structures.
d.
Utility facilities, including transformers, meters, and gas
service manifolds.
e.
Such other uses as the Commission may find to be necessary for
the conduct of any principal use permitted under Section 3.1.C.1 or
Section 3.1.C.3.
f.
Outdoor dining.
[Added 8-30-2023]
3.
Special permit uses:
a.
Drive-in windows for establishments in accordance with the standards and criteria set forth in § 470-401C(3) (Business District), and except as prohibited in Section 3.1.C.4.
4.
Prohibition of outdoor display, storage and sales. Except as
provided by special exception pursuant to Section 3.1.C.3, all principal
uses in the ATG-2 District shall be conducted exclusively within a
building or buildings. Without limiting its scope, the foregoing provision
shall be deemed to prohibit the use, setting aside or designation
of any outdoor area for the display, storage or sale of any goods,
merchandise, equipment or other materials except as these regulations
may specifically allow.
3.1.D.
Standards.
1.
Bulk standards:
a.
Minimum lot area: 60,000 square feet.
b.
Minimum yards: 75 feet along Albany Turnpike, 50 feet along
Lawton Road, and 50 feet along any other property boundary.
c.
d.
Basements and height. When a building design incorporates a
basement-level, loading dock service area, the dimension of any exposed
basement walls shall not be counted in the calculation for the maximum
height of the building.
e.
Fences, walls and terraces. The required setback distances shall
not apply to fences or walls eight feet or less in height nor to necessary
retaining walls or to unroofed terraces. No fence, wall or terrace
shall be located within the right-of-way of any street or street line.
f.
Maximum building coverage. The aggregate building coverage of
all buildings and other structures shall not exceed 56,000 square
feet and shall be located in Development Areas 'A', B and 'C' as depicted
on the "Illustrative Master Layout Plan" found in the Master Plan.
g.
Maximum gross floor area. The total aggregate gross floor area
of all buildings and other structures, excluding basements, shall
not exceed 64,500 square feet.
h.
Maximum impervious coverage: 50%. The Commission may allow by
a special exception an increase to a maximum of 60% impervious coverage
when the Commission finds that one or more of the following benefits
of the development outweigh the impacts of the increased impervious
coverage:
i.
The use of grass/pavement block systems or similar treatments
reduces the stormwater runoff; and/or
ii.
The development achieves an overall benefit to
the community such as the elimination of blight conditions, preservation
of historic structures, closure of excessive curb cuts, provision
of interparcel access or service roads or similar benefits.
i.
Massing/density of development. The arrangement and size of
proposed buildings within the ATG-2 District shall be as follows:
i.
With the exception of buildings used exclusively for accessory
uses, no building shall provide less than 2,500 square feet of building
coverage.
ii.
Development Area "A" shall contain one or more
buildings having a total maximum building coverage of up to 33,000
square feet and a maximum gross floor area of up to 32,300, except
that maximum gross floor area may be increased to a maximum of 46,000
square feet by special exception.
iii.
Development Area "B" shall contain one building
having a total minimum building coverage of 2,500 square feet and
a total maximum building coverage of 10,000 square feet.
iv.
Development Area "C" shall contain one building
having a total maximum building coverage of 16,000 square feet.
v.
The aggregate maximum building coverage on the site shall be
56,000 square feet.
2.
Parking standards:
a.
Dimensions. Except as otherwise provided in this subsection (3.1.D), all parking spaces shall meet the dimensional criteria set forth in § 470-702 (Basic Standards, Parking). The provisions of this subsection (3.1.D) shall be deemed to apply only to perpendicular parking spaces.
i.
In areas where parking rows are adjacent to each other, the
size of each parking space shall be nine feet in width by 20 feet
in length (See Figure 5a.)
ii.
In areas where parking rows are adjacent to landscaped
areas; the size of each parking space shall be nine feet in width
by 18 feet in length (See Figure 5b.)
iii.
In areas where parking rows are adjacent to paved
pedestrian ways; the size of each parking space shall be nine feet
in width by 18 feet in length. The paved pedestrian way shall maintain
a minimum clear width of five feet. (See Figure 5c.)
iv.
Parking spaces designated for handicapped accessibility
shall meet the standards of the "The Connecticut State Building Code,"
as may be amended from time to time.
b.
Alternative surface treatment. Where appropriate for seasonal,
peak-demand parking and to reduce stormwater runoff, the Commission
may permit the use of grass/pavement block systems, reinforced turf
systems, or similar treatments.
c.
Required number of spaces. Off-street parking spaces shall be
provided within the ATG-2 District at the rate of four spaces per
1,000 square feet of gross floor area. No parking spaces shall be
required for basement storage and utility areas.
d.
Buffer to buildings. Except at loading docks, building entrances
and along pedestrian arcades, parking lots and driveways shall be
separated from all buildings by a landscaped buffer strip having a
minimum width of 10 feet. This buffer strip shall contain pedestrian
walkways and a combination of at least three of the following: trees,
shrubs, grass or other landscape material. The Commission may reduce
the buffer to accommodate a building with a higher level of architectural
detail in keeping with the design considerations in Section 3.1.D.7,
Architectural style.
e.
Buffer to driveways. Access driveways leading to and from a
public street, in the general area where traffic is anticipated to
queue, shall be free of parking spaces and separated from parking
bays by a landscaped strip of such width that no parked vehicle overhangs
into the access driveway (See Figure 5d.)
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f.
Snow storage areas. To maintain the availability of the maximum
number of parking spaces, areas shall be designated outside of the
paved parking lot for the substantial collection and storage of snow.
These areas shall be depicted on the site development plan. Stockpiling
of snow shall be allowed within the parking lot islands as long as
it does not impede the vision of motorists or pedestrians.
g.
Wheel stops. Pre-cast concrete wheel stops may be utilized in
areas where pedestrian routes are adjacent to parked vehicles to limit
the amount of vehicle overhang.
h.
Pavement marking. Crosswalks, directional arrows, fire lanes,
parking spaces and other pavement features shall be permanently marked
on the pavement with traffic paint conforming to AASHTO M248 Type
N, as may be amended, and supplemented by signs as determined necessary
by the Traffic Authority and/or Town Planner.
i.
Traffic control signage. All traffic control signage shall conform
to the "Manual of Uniform Traffic Control Devices," "Standard Alphabets
for Highway Signs and Pavement Markings," CT DOT 814A, and the Connecticut
Building Code, as may be amended from time to time.
j.
Access. Access to the site and associated parking lot and service
areas shall not preclude the construction or implementation of the
improvements recommended in the Route 44 Corridor Study.
i.
Access to the site shall be from Albany Turnpike (U.S. Route
44) and Lawton Road.
ii.
Emergency access, if required by the Commission
or other agency, including the State of Connecticut, shall be provided.
Layout and design must be approved by the local Fire Marshal and Town
Planner and/or other applicable agency or official at the time of
site development plan approval.
iii.
Except for driveways permitting only right turns
into and out of the site, access driveways shall, insofar as practical,
align with existing opposing streets or commercial driveways.
iv.
Whenever possible through cooperation with adjacent
landowners, parking lots shall be configured to provide for possible
access to adjoining commercial parking lots through a driveway, shared
entrance, or separate service road.
k.
Pedestrianways. Access to individual buildings within the site
shall be from a system of convenient and safe pedestrianways in accordance
with the following standards:
i.
Pedestrianways and sidewalks shall be constructed of concrete
or other decorative-type paving material except bituminous materials
and shall not be less than five feet in width.
ii.
If concrete wheel stops are not provided at pedestrianways
perpendicular to adjacent parking spaces, pedestrianways shall be
increased by two feet on each side where parking spaces are placed.
iii.
Pedestrianways may be flush with adjacent pavement
to facilitate wheelchair and shopping cart access if concrete wheel
stops or traffic control devices including line striping and signage
are provided.
iv.
Sidewalks shall be provided along the entire frontage
of the site on both Albany Turnpike (U.S. Route 44) and Lawton Road.
Maintenance of this public sidewalk, including the clearing of snow,
shall be the responsibility of the owner. At least one pedestrianway
should connect the public sidewalk at the street to the vicinity of
the main entrance to the building(s). The impervious area of this
pedestrianway and sidewalk shall not be included in the total site
impervious coverage calculation.
3.
Service area and loading/unloading parking space standards:
a.
Dimensions of service areas. For each building over 20,000 square
feet, parking and loading areas shall provide a space or spaces for
truck loading and unloading that shall be a minimum of 10 feet in
width and 60 feet in length, with a vertical clearance of at least
15 feet, and having such shape, access, and slope as to accommodate
one truck having an overall length of 60 feet.
b.
Required number of off-street loading/unloading spaces. Off
street loading/unloading spaces shall be provided as follows:
i.
For each building having less than 20,000 square feet of total
gross floor area, the appropriate number and dimensions of off-street
loading spaces shall be determined by the Commission at the time of
site development plan approval based upon the proposed uses of the
buildings.
ii.
For each building having a total gross floor area
of 20,000 square feet or more, at least two off-street loading/unloading
spaces shall be provided.
c.
Dimensions of exterior garbage/recycling enclosures. One exterior
garbage/recycling enclosure shall be provided for each of the three
development areas shown on the "Illustrative Master Layout Plan" of
the Master Plan. Each such enclosure shall be scaled appropriately
for its intended use, and shall have a minimum width of 10 feet, a
minimum length of 10 feet, and a minimum vertical clearance of 15
feet. The enclosure shall have such shape, access and slope as may
be reasonably required to accommodate vehicles customarily used to
service such enclosures.
d.
Additional service area standards. All service areas shall be
designed and constructed in accordance with the following standards:
i.
Loading/unloading spaces visible from a public street or adjacent
property shall be screened with masonry walls or fencing or landscaping
to minimize visual impact. Lighting shall be directed into the service
area from the periphery and not directed toward the street and/or
adjacent property.
ii.
Only trash compaction or other similar operations
shall be permitted between the hours of 7:00 a.m. and 10:00 p.m. when
the applicant submits evidence that sound barriers between all areas
for such operations effectively reduce noise emission levels to a
peak level of 45 decibels, as measured at the property line.
4.
Landscaping standards.
a.
Existing vegetation. Within the site, the existing landscape
shall be surveyed, trees and natural growth to be preserved shall
be identified and marked, and a plan to preserve identified vegetation
in its natural state insofar as practical shall be developed and made
a part of the site landscaping plan. Clearing limits shall be staked
in the field prior to any clearing and/or excavation. Particular care
shall be used to observe and respect these clearing limits during
all phases of development. Existing large trees that are proposed
to remain shall be identified and shall have suitable fencing installed
at their driplines to designate areas in which cutting and filling
is prohibited and to help minimize soil compaction from construction
equipment in their general location. Such large trees shall be preserved
or replaced in-kind if destroyed.
b.
Proposed landscaping. Proposed landscaping shall be installed
in accordance with the following standards:
i.
Parking lots or buildings visible from adjacent residential
properties at the same or similar grade shall be screened from view,
insofar as practical, through the use of landscaped berms and landscaped
buffer areas, which may include walls, fences and/or existing vegetation.
ii.
No plant material listed in "Non-native and Potentially
Invasive Vascular Plants in Connecticut, Center for Conservation and
Biodiversity, University of Connecticut, Storrs, by L.J. Mehrhoff,
K.J. Metzler & E.E. Corrigan, 2001," as it may be revised or updated,
shall be installed within the ATG-2 District.
iii.
A monoculture of plant material shall be avoided.
As a general guideline, the proposed landscape scheme shall have no
more than 10% of any one species and no more than 20% of any one genus.
iv.
Unless otherwise stated in this regulation, at
the time of planting, trees and shrubs shall meet the following standards:
canopy trees shall have a minimum caliper of three inches; evergreen
trees shall have a minimum height of six feet; ornamental trees shall
have a minimum caliper of two inches; deciduous shrubs shall have
a minimum installed height of two feet and at least 25% shall have
a mature height of at least six feet; evergreen shrubs shall have
a minimum installed spread of 2 1/2 feet and at least 25% shall
have a mature height of at least four feet. In all cases, the placement
and height of tree and shrubs shall respect the need for maintaining
proper sight lines so as to assure traffic safety.
v.
Landscaping materials determined to be dead by the site owner,
property manager, or Zoning Enforcement Officer shall be replaced
with items of the same species, genus, and size as originally planted
within 60 days of such determination or as soon thereafter as weather
permits, and written notice shall be supplied to the Zoning Enforcement
Officer of the action.
c.
Interior parking lot landscaping. The following landscape design
requirements are intended to reduce the negative visual impacts of
parking lots (See Figures 7a, 7b and 7c.):
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i.
There shall be a minimum of 30 square feet of green space per
parking space located within the area designated as the parking lot
on the approved site development plan. Required end islands, interior
islands, corner islands, landscaped strips between bays of parking,
landscape strips adjacent to driveways and landscaped areas adjacent
to buildings shall apply towards this requirement. Perimeter landscaped
areas outside the area defined as the parking lot shall not apply
towards this requirement.
ii.
Within the area of parking lot landscaping, there
shall be planted at least one canopy tree for each 10 parking spaces
in the parking lot. These trees shall be planted in end islands, interior
islands, corner islands, landscaped strips between bays of parking,
and landscaped strips adjacent to driveways.
iii.
Within the area of parking lot landscaping, there
shall be planted at least eight evergreen shrubs or deciduous shrubs
for each 10 parking spaces in the parking lot. These shrubs shall
be planted in end islands, interior islands, corner islands, landscaped
strips between bays of parking, and landscaped strips adjacent to
driveways.
d.
Buffer yards adjacent to residential districts. The following
landscape design requirements are intended to minimize the visual
impacts of the development from adjacent residential properties. These
landscape requirements do not apply to the portion of Lawton Road
subject to the requirements of the Albany Turnpike/Lawton Road Streetscape
Landscaping as detailed in Section 3.1.D.4.f.
i.
All required yards along the western (Lawton Road) and northern
boundaries of the ATG-2 District shall contain a continuous landscaped
area not less than 25 feet in width including any required pedestrian
ways, except at or within 10 feet of driveways or emergency access.
ii.
Except as provided in Sections 3.1.C.4.d.iv and
Section 3.1.D.4.d.v, the area described in Section 3.1.D.4.d.i shall
contain a continuous planting of evergreen trees and shrubs. Evergreen
trees shall be installed with a maximum on-center spacing of 10 feet.
Shrubs shall be spaced a maximum of five feet on center and shall
be either deciduous species or evergreen species. The tree and shrubs
shall be planted in not less than two rows and shall be staggered
to provide substantial screening.
iii.
Landscaped berms or landscaped terraced retaining
walls may be utilized to help achieve the desired results of Section
3.1.D.4.d.i.
iv.
Existing plant materials may be used to meet all
or part of the requirements of Section 3.1.D.4.d.ii if the Commission
determines that such materials will provide suitably dense screening.
v.
Fencing materials may be used to mark the entrance of an access
for emergency vehicles. If fencing materials are used, identical materials
and landscape design shall be repeated two additional times within
the buffer area to blend the emergency access location into the overall
buffer landscaping scheme.
e.
Buffer yards adjacent to business districts. The following landscape
design requirements are intended to minimize the visual impacts of
the development from adjacent commercial properties.
i.
All required yards along the eastern boundary of the ATG-2 District
shall contain a continuous landscaped area not less than 15 feet in
width.
ii.
Except as provided in Section 3.1.D.4.e.iv, the
area described in Section 3.1.D.4.e.i shall contain landscape plant
material in accordance with the following (see Figure 7d):
[1]
Three canopy trees per each 100 linear feet of
buffer yard.
[2]
Four ornamental trees per each 100 linear feet
of buffer yard.
[3]
One evergreen trees per each 100 linear feet of
buffer yard.
[4]
Twenty shrubs per each 100 linear feet of buffer
yard. Up to 25% of the shrubs may be deciduous shrubs and evergreen
shrubs that grow to less than four feet in height.
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iii.
Landscaped berms or landscaped terraced retaining
walls may be utilized to help achieve the desired results of Section
3.1.D.4.e.i and Section 3.1.D.4.e.ii.
iv.
Existing plant materials may be used to meet all
or part of the requirements of Section 3.1.D.4.e.ii.
v.
Insofar as practical, the northeast portion of the site ('panhandle')
shall remain as an existing vegetative buffer without the addition
of any new plantings. In areas of possible disturbance or where there
is limited existing vegetation, the landscape requirements as detailed
in Section 3.1.D.4.e.ii through 3.1.D.4.e.iv shall be applied.
f.
Albany Turnpike/Lawton Road Streetscape Landscaping. The following
landscape design requirements are intended to produce a high quality
streetscape appearance of the development from Albany Turnpike (U.
S. Route 44) and Lawton Road.
i.
All required yards along the southern boundary of the ATG-2
District (Albany Turnpike (U. S. Route) and along the first 200 feet
of frontage along Lawton Road from Albany Avenue, shall contain a
continuous landscaped area not less than 30 feet in width including
any required pedestrian ways, except at or within 10 feet of driveways
or emergency access.
ii.
The desired effect of this Section is to produce
a landscape treatment that compliments the architecture of the development
and presents a visually pleasing image of the development while not
completely screening the buildings from the street.
iii.
The landscape treatment shall attempt to mask
the mass of the parking area while still allowing views into the parking
lot for safety concerns.
iv.
Except as provided in Section 3.1.D.4.f.vi, the
area described in 3.1.D.4.f.i shall contain landscape plant material
in accordance with the following (see Figure 7e.):
[1]
Three canopy trees per each 100 linear feet of
streetscape.
[2]
Four ornamental trees per each 100 linear feet
of streetscape.
[3]
One evergreen tree per each 100 linear feet of
streetscape.
[4]
Twenty shrubs per each 100 linear feet of buffer
yard. Up to 25% of the shrubs may be deciduous or evergreen shrubs
that grow to less than four feet in height.
[5]
Perennial planting beds shall be sporadically planted
along the streetscape. Perennial plants in these beds shall be used
as accent plants and shall not dominate the streetscape.
[6]
Areas not covered with the above landscape material
shall be sodded or seeded with turf type grass seed and maintained
as a lawn. In areas where continuous mulch beds abut lawn areas a
permanent edging material shall be installed.
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v.
Landscaped berms or landscaped terraced retaining walls may
be incorporated into the design and utilized to help achieve the desired
results of Section 3.1.D.4.f.iv.
vi.
Existing plant materials may be used to meet all
or part of the requirements of Section 3.1.D.4.f.iv.
vii.
Proposed landscape material to be used to satisfy
the requirements of this Section shall be chosen to provide for seasonal
interest throughout the year.
g.
Recommended plant species. The following lists are intended
to act as a guideline for the development of the planting schedule
within the ATG-2 District and are not intended to exclude other species
which may add to a quality landscape. Specific varieties within each
species are encouraged to help promote diversity of the landscape
treatment and are identified by both scientific name and common name.
i.
Canopy trees:
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Acer species
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Maple
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Gleditsia species
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Thornless Honeylocust
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Platanus species
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Planetree
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Ulmus species
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Elm
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Zelkova species
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Zelkova
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ii.
Ornamental trees:
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Amalanchier species
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Serviceberry
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Betula species
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Birch
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Cornus species
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Dogwood
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Malus species
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Flowering Crabapple
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Prunus species
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Flowering Cherry/Plum
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Pyrus species
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Flowering Pear
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Tilia species
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Linden
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iii.
Evergreen trees:
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Abies species
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Fir
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Picea species
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Spruce
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Pinus species
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Pine
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iv.
Broadleaf evergreen shrubs:
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Azalea species
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Azalea
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Ilex species
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Holly
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Kalmia species
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Mountain Laurel
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Rhododendron species
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Rhododendron
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Viburnum species
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Viburnum
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v.
Evergreen shrubs:
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Chamaecyparis species
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Cypress
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Juniperus species
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Juniper
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Taxus species
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Yew
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Thuja species
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Arborvitae
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vi.
Deciduous shrubs:
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Cornus species
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Shrub Dogwood
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Cotoneaster species
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Cotoneaster
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Forsythia species
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Forsythia
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Potentilla species
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Potentilla
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Weigela species
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Weigela
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5.
Site lighting standards.
a.
To prevent interference between trees and lighting that may
lead to dark or unsafe conditions, light standards should be separated
from trees by at least 40 feet.
b.
Any lighting proposed along or within 150 feet of the northerly,
easterly, and westerly property lines of the site shall utilize a
full cut-off luminaire that provides total cut-off of light at the
property line. The height of the luminaire shall not exceed 25 feet.
The maximum illumination shall not exceed 1.0 footcandle measured
on the ground at the inside edge of the perimeter buffer yard.
c.
Lighting shall include automatic devices to reduce site lighting
after 10:00 p.m. to the minimum levels needed for overnight security.
The maximum illumination after 10:00 p.m. shall not exceed 0.5 footcandle
measured on the ground at the northerly property line.
d.
Any lighting within a service area shall be directed downward
and inward to the service area and not be directed outward in a direction
away from the service area.
6.
Signage standards.
a.
Uniform signage guidelines. The unique site characteristics
of the ATG-2 District with its corner lot configuration with frontage
on two streets and visibility from a major intersection dictates the
following set of guidelines for signage to provide the basic, coordinated
design theme for all signs within the site. At the time of site development
plan approval, a comprehensive site signage theme shall be submitted
and shall be subject to review and approval by the Commission. Future
applications for individual signs shall be consistent with the approved
theme. Such plan will detail the proposed signage package for the
entire site based upon lighting, material, color, information, size
and location. The signage shall adhere to the following guidelines:
i.
Lighting of signs shall be from an indirect source. No internal
illuminated signs shall be allowed.
ii.
Wall or attached signs shall have the light source
incorporated into the sign structure or concealed by an architectural
feature.
iii.
Ground signs shall either have the light source
incorporated into the sign structure or concealed by landscaping.
iv.
The light shall be soft lighting directed toward
the sign with little to no spillover. The light source shall be shielded
from any road and adjacent property.
v.
Lighting type shall be metal halide and shall be a consistent
intensity for each sign throughout the site.
b.
Materials.
i.
Materials used to create signage shall be consistent and complementary
to the general architecture of the site.
ii.
Signage materials shall be consistent between individual
tenants throughout the site.
iii.
Examples of preferred materials used for signage
and supports for signage shall include stone, metal, and stained and
painted wood.
c.
Colors.
i.
Colors of signage shall be consistent with and complementary
to the general color scheme for the buildings within the site.
ii.
Generally darker color hues shall be used for the
background of the signs.
iii.
Complementary contrasting color hues shall be
used for the lettering of the signs.
iv.
A third color hue may be used for emphasis (i.e.,
borders, motifs, shadowing, etc.) of the signs.
v.
Excessively bright, glaring, or vibrating color hues and schemes
shall not be allowed within the site.
d.
e.
Size. Unless modified by the approved site signage theme package, the size and measurement of all signs shall conform to § 470-703, Signage.
f.
Location.
i.
Signs shall be located in relationship to the use for which
they are related and shall not confuse, distract, mislead or obstruct
vision necessary for traffic and pedestrian safety.
ii.
Ground signs shall not exceed 15 feet in height
as measured from the top of the sign face to ground level.
iii.
No wall or attached sign shall project more than
12 inches from the face of the structure.
iv.
In general, signage on a building shall be located
within the architectural sign band, the fascia, or other areas on
the building reserved for signage. No sign, or portion thereof, attached
to a building shall project above the exterior wall of the said building.
v.
Signs on the building(s) located within Development Area "A"
shall be permitted only on the south elevations of the building(s).
No building signs are permitted on the east, north and west side of
the building(s). Signs on the building(s) located within Development
Area "B" and "C" shall be permitted on only two elevations of the
building(s) with the further limitation that any signage on the east
side of the building in Development Area "C" shall not be illuminated
either internally or externally.
7.
Architectural style.
a.
Finding of critical significance. The Commission finds that
the architectural style of the buildings to be developed in the ATG-2
District will be of critical significance in determining whether the
development achieves the goals of the Albany Turnpike Gateway District
regulations. The paramount significance of the architectural style
is highlighted by and related to the unique location of the ATG-2
District at a particularly sensitive crossroad of commercial and residential
properties, with roughly equal proportions of each bordering the District.
The Albany Turnpike Gateway District regulations allow the Commission,
in determining whether to approve a proposed ATG District, to require
a higher level of architectural detail and certainty in the accompanying,
proposed Master Plan. The Commission also recognizes, and must balance,
the need to assure an appropriate level of design flexibility, given
the size of the ATG-2 District and the many potential users it may
attract. The Commission finds that the most appropriate manner of
balancing those competing needs is to approve the Master Plan, as
defined in Section 3.1.B, but to reserve a greater level of discretion
in reviewing and approving the architectural components of the final
site development plan.
b.
Special exception requirement. In order to properly and effectively
preserve the administrative discretion necessary to assess the architectural
components of the site development plan in accordance with the balancing
of interests described in Section 3.1.C.7.a, the Commission shall
require the issuance of a special exception for the approval of any
and all architectural renderings submitted as components of the site
development plan.
c.
Human scale. The applicant will incorporate elements of buildings
along Albany Turnpike (U.S. Route 44) that were originally built as
residential and later converted to commercial use or pre-20th Century
buildings in Canton. In addition, although these ATG-2 regulations
would allow the construction of a building having a building coverage
of as much as 46,000 square feet, the Commission finds that buildings
of greater mass may have an overwhelming appearance that is not conducive
to preserving the Town's existing village character. Substantial efforts
must be made to use appropriate architectural techniques, such as,
but not limited to, landscaped breaks and insets in the facades of
larger buildings, to reduce the apparent mass of large buildings (including,
particularly, buildings having a floor area equal to or greater than
20,000 square feet) and to make them appear, to the extent practicable,
as though they comprised a grouping of smaller buildings more consistent
with the sizes of buildings located on Albany Turnpike (U.S. Route
44) to the west of the ATG-2 District.
d.
Rooflines.
i.
Any building in excess of 20,000 square feet, shall incorporate
four of the following elements:
[1]
Parapets concealing flat roofs and rooftop equipment.
The average height of such parapets should not exceed 15% of the height
of the supporting wall and at no point should a parapet exceed 30%
of the height of the supporting wall. Parapets should feature three
dimensional cornice treatment.
[2]
Overhang eaves, extending no less than three feet
past the supporting walls;
[3]
Sloping roofs that do not exceed the average height
of the supporting walls, with an average slope greater than or equal
to one foot of vertical rise for every three feet of horizontal run
and less than or equal to one foot of vertical rise for every one
foot of horizontal run;
[4]
Three or more roof slope planes.
ii.
No contiguous segment of roofline in Development
Area 'A', visible from a public area (i.e. a front/side facade) that
is visible from the street will be flat in excess of a dimension equaling
50% of the length of that particular roof segment's associated wall.
iii.
No contiguous segment of roofline in Development
Area 'B', visible from a public area (i.e. a front/side facade) that
is visible from the street will be flat in excess of a dimension equaling
50% of the length of that particular roof segment's associated wall.
iv.
No contiguous segment of roofline in Development
Area 'C', visible from a public area (i.e. a front/side facade) that
is visible from the street will be flat in excess of a dimension equaling
50% of the length of that particular roof segment's associated wall.
e.
Multiple entrances.
i.
When multiple tenants are located within a principal building,
each such tenant, insofar as practical, should have at least one exterior
customer entrance.
f.
Mechanical equipment. Mechanical equipment, such as HVAC units
and other utility equipment, shall be screened, by landscaping or
other architectural treatments integrated into the design of the building
so as to minimize visibility from a public street or adjacent property.
g.
Multiple buildings. When multiple buildings are proposed within
the ATG-2 District, the buildings shall be designed and articulated
with a consistent and/or compatible architectural theme.
h.
Multiple tenants. When multiple tenants are proposed within
the same building within the ATG-2 District, the exterior architectural
features of the building shall, nevertheless, be designed and articulated
with a consistent and/or compatible architectural theme.
i.
Architectural "logos". The exterior architectural features of
all buildings on the site shall be designed with the intent and purpose
of promoting and enhancing an architectural theme or themes appropriate
to and reflecting the architectural history of the Town of Canton.
Consequently, building designs that reflect a standard architectural
theme or that are intended to identify, or are typical of, particular
business enterprises shall generally not be acceptable or permitted.
j.
Noise level standards.
i.
Stationary equipment. Stationary mechanical equipment, including
but not limited to, refrigeration equipment, heating, ventilating,
and air-conditioning equipment, shall be designed and sited in order
to comply with the Connecticut State Noise Regulations (Regulations
of Connecticut State Agencies, Title 22a, Sections 22a-69-1 to 22a-69-7.4
"Control of Noise"). Specifically, facility noise at the north property
boundary shall not exceed 55 decibels during daytime hours (7:00 a.m.
to 10:00 p.m.) and 45 decibels during nighttime hours (10:00 p.m.
to 7:00 a.m.).
[1]
Stationary mechanical equipment generating noise
in excess of 45 decibels measured at the site of the equipment shall
be set back a minimum of 75 feet from the northerly, easterly and
westerly property lines.
[2]
Any roof-mounted equipment generating noise in
excess of 45 decibels shall be located and designed in such a manner
that insures the decibel limits at the northerly, easterly and westerly
property lines are observed, but shall be installed, screened, and
maintained in such a manner that insures the decibel limits at the
northerly property line are observed.
[3]
Site development plan applications shall be accompanied
by a report from an acoustical engineer demonstrating that the above
noise standards will be attained. Prior to the issuance of a certificate
of occupancy, the property owner shall be responsible for testing
of stationary equipment verifying compliance with noise standards.
ii.
Delivery trucks. In order to minimize noise from
delivery vehicles, the following standards shall be adhered to:
3.2.A.
Establishment of District.
1.
A petition requesting establishment of an Industrial Park District
shall be submitted by the owner or owners of one or more adjacent
lots with a total area of 50 acres. Such petitions shall be accompanied
by a preliminary district development plan. The Zoning Commission
shall consider the petition at a public hearing.
2.
Establishment of the District shall be tentative and no zoning
permits may be issued pending Zoning Commission approval of an Overall
District Development Plan for the District. Such tentative district
designation shall expire 36 months from the date of approval.
3.
Upon approval by the Zoning Commission of the Overall District Development Plan, the Industrial Park District shall become permanently designated. Upon permanent designation of the District, zoning permits may be issued upon approval by the Zoning Commission of site development plans submitted in accordance with the provisions of § 470-901 for the individual lots to be developed.
3.2.B.
Permitted uses.
|
Within the Industrial Park District, no building or premises
shall be used and no building or group of buildings shall be erected
or used except for one or more of the following uses or purposes:
|
1.
Executive, administrative, business and professional office
buildings, or experimental, analytical, research, pharmaceutical and
commercial laboratories including theoretical research and product
development/engineering and sales development.
2.
Fabrication, processing, assembly and packaging of products,
such as: light machine parts, electrical components, electronic and
photo-optic devices, office or business equipment, plastic components,
printing, woodworking, sheet metal working, and distributive storage
and warehousing of such items. Other comparable uses may be approved
by the Zoning Enforcement Officer if the applicant successfully demonstrates
that a proposed use is no more detrimental or intrusive than the uses
specified in this subsection. The Zoning Enforcement Officer may refer
an applicant to the Commission for determination of a permitted use.
3.
Accessory uses customary with and incidental to any aforesaid
permitted use.
a.
Truck loading docks, truck parking, ground- or wall-mounted
mechanical equipment (heating and air conditioning towers, compressed
gas tanks, silos, etc.) and outside storage shall be considered as
restricted accessory uses.
3.2.C.
Special exception uses.
1.
Adult establishments meeting the requirements set forth in § 470-402C(3).
3.2.D.
Standards.
1.
Minimum size.
a.
An Industrial Park District shall consist of not less than 50
acres. Floodplain and designated wetlands within the District may
be utilized as a part of the required separation and buffer within
or adjoining the permitted uses.
b.
Industrial lots within the district for permitted uses listed
above shall be not less than two acres, exclusive of floodplain and
designated wetlands, and have a minimum of 200 feet of frontage on
the street.
2.
Yards and setbacks. Yards and setbacks shall be provided at each lot in accordance with the standards of § 470-402D, Industrial Districts, area and dimensional standards.
3.
Landscaping shall be provided in accordance with the standards of § 470-701D, Perimeter landscaping standards in Business and Industrial Districts:
4.
Maximum coverage:
a.
Building area (including structures enclosing accessory uses)
shall not exceed 33% of the lot area. More than one building may be
permitted on a lot, but the building area is the aggregate area of
all buildings and structures on the lot.
b.
Impervious surface area (including structures and paving) shall
not exceed 50% of lot area.
c.
The coverage's of this section may be modified by the Commission subject to the standards of § 470-402D(5), Industrial Districts, Area and Dimensional Standards.
5.
Off-street parking and loading. Provide paved parking in accordance with the requirements of § 470-702, except as follows:
a.
Laboratory or office area - one space per employee or one space
per 250 square feet gross area for this use, whichever is greater.
b.
Storage or manufacturing area - one space per employee or one
space per 1,500 square feet gross area for this use, whichever is
greater.
c.
Parking areas shall be designed for proper drainage, efficient
maintenance and snow removal, and to be in harmony with the park-like
character of the district. Capacity of the parking area shall not
exceed 75 cars, and where more parking is required, two or more facilities
shall be provided, a minimum of 20 feet apart, with suitable landscaped
area between.
d.
Buildings or additions thereto, containing 10,000 square feet
or more of manufacturing or warehouse floor area, hereafter erected
or established shall have on the premises one permanently maintained
loading space with dimensions as specified in Section 62.2, and one
additional loading space of the same size, for each additional 20,000
square feet of manufacturing or warehouse floor area, or portion thereof,
excluding basements.
6.
Roads and streets:
a.
Roads shall be arranged to provide convenient and adequate traffic
circulation from existing major roads outside of the Industrial Park
District. Safety for both vehicular and pedestrian traffic shall be
a primary consideration of road layout. Design and construction of
roads shall conform to subdivision regulations of the Planning Commission.
7.
Signs:
a.
Signs shall be built in accordance with § 470-703 except as provided below.
i.
The Industrial Park District may have one identification sign,
not larger than 32 square feet, located at the primary road entrance
to the District. Such sign may be located on or adjacent to the public
right-of-way with the written authorization of the owner of the land
on which the sign is to be located (including the Town of Canton or
the State of Connecticut).
ii.
Identification signs shall only pertain to the
business, product or principal use on the lot. They must: be at least
30 feet from any side property line; be related by design and materials
to the principal buildings; be suitably landscaped; and not detract
from the park-like setting. Indirect illumination is permitted, but
no animated, flashing or rotating lights or signs are allowed.
8.
Utilities:
a.
All new utilities, including electrical and telephone primary
and secondary services, shall be installed underground in the street
right-of-way (or recorded utility easement) and to the buildings on
each lot with underground service connection.
b.
All buildings shall be connected to a public sewerage treatment
system as approved by the Public Health Officer.
c.
All buildings shall be connected to a public or private water
supply system as approved by the Public Health Officer and the Fire
Marshal. No use of well water or process for cooking purposes shall
be permitted.
d.
Switching gear cabinets, transformers and similar aboveground
utility equipment are to be installed as shown on the site development
plan and shall be screened from view from the street(s) with landscaping.
9.
Restricted accessory uses.
a.
No loading docks, truck operations, mechanical equipment or
outside storage shall be allowed in the required front yard. Such
uses may be permitted in the side and rear yards, subject to required
setbacks. Restricted accessory uses shall be screened from view from
any street line, residential district or residential use.
10.
Building standards.
a.
The building facade(s) facing the street(s) shall be substantially
finished in brick, decorative block, stone, wood or other similar
architecturally finished material compatible with a park-like setting.
b.
Rooftop-mounted mechanical units shall be screened from view
from the street(s) with landscaping, architectural screening, building
design or a combination thereof.
3.2.E.
Overall site development plan.
1.
The Preliminary District Development Plan shall be schematic
in nature, and shall show boundaries of the proposed district, proposed
locations of roads and utilities and drainage, locations of industrial
lots, and provisions for future expansion. A scale of one foot equals
100 feet and a contour interval of 10 feet or less is suggested. Affected
properties within 500 feet of the District shall be identified on
a key map at one inch equals 1,000 feet scale.
2.
The Overall District Development Plan for the District shall
be further refined, and show boundaries of the District, locations
of roads, utilities, storm drainage systems, sanitary sewer and water
distribution systems. Usage of lots, yards, setbacks, signage, size
and locations of buffers and areas of natural landscaping shall be
shown as they are required for the perimeter of the District. Approximate
area of individual lots will be developed to establish feasibility
and conformance to these regulations. All elements of the Overall
District Development Plan shall consider future development of the
Industrial Park District and also provide capability for future growth
of adjoining areas outside the boundaries of the District. The Subdivision
Regulations of the Town of Canton shall be conformed with. A scale
of one inch to 40 feet is suggested and contour interval of two feet
is required.
3.
The developer shall submit an estimate of costs, satisfactory
to the Town Engineer, for the construction of roads, storm drainage
systems, sewer systems and utilities. Upon approval of the Overall
District Development Plan the developer shall deposit such bonds or
surety to insure completion and maintenance of the roads and other
improvements in accordance with the Subdivision Regulations of the
Planning Commission.
4.
The site development plan for an individual lot shall be prepared in conformance with § 470-901 and shall show boundaries, utilities, easements, buffers, yards and setbacks, signage, proposed building locations, accessory uses, landscaping, exterior lighting, parking and paving areas. Building areas, occupancy, use, parking count, and plans and exterior elevations and perspective view of proposed construction shall be furnished. Information shown on the approved site development plan shall be incorporated onto an amended overall district development plan.
5.
Upon good and sufficient cause, the Developer may request the
revision or modification of an approved overall district development
plan or lot site development plan, and the Zoning Commission may review
and grant such modification or revision. If the Zoning Commission
considers such revision or request as minor or inconsequential, it
may grant such change without referral to the Planning Commission
or holding of a public hearing.
6.
To insure continuity of development where two or more owners
have submitted an overall site development plan, the owners shall
prepare and execute a joint development agreement in a form acceptable
and approved by the Zoning Commission.
3.3.A.
Zoning standards.
1.
Standards
|
Minimum Square —
|
There is no provision for a square of minimum dimensions to
fit within a lot
| |
|
Height —
|
Telecommunications equipment may exceed the maximum building
height, provided it is no higher than the chimney stack of the structure
to which it is attached
| |
|
Projection —
|
Architectural features and fire escapes may project into the
private or public right of way, but not over the travel portion, nor
in a way which could interfere with pedestrians or parked vehicles
| |
|
Height —
|
Additional setbacks shall only be required for new buildings
or structures from a residential district boundary line
| |
|
Narrow Street —
|
No increase in required setback due to narrow streets
| |
|
Accessory Use —
|
Accessory used may be located on separately owned parcels provided
the principal and accessory uses are located within a unified development
parcel
| |
|
Interior Lots —
|
No building or structure to be used in whole or in part as a
dwelling or for business or industrial purposes shall be erected on
any lot unless said lot abuts a highway or street, or unless there
is provided for such lot an unobstructed right-of-access at least
15 feet wide to a public highway to accommodate fire apparatus or
other emergency equipment
| |
|
Gross Leasable Area —
|
Gross Leasable Area (GLA) is the total floor area designed for
tenant occupancy, measured from the inside wall faces. It excludes
all vertical penetrations such as stairwells, elevator shafts or utility
chases, and access hallways and restrooms
| |
|
Motel/Hotel —
|
A motel, hotel or inn may be 4 stories in height and not closer
than 150 feet to a lot within the Detached Building Form Standards,
when measured from the nearest portion of the building to the closest
portion of the boundary line
| |
|
Street Standards —
|
Street standards of the Subdivision Regulations shall not apply
where different standards are approved on the Master Plan
| |
|
General Parking —
|
Parking spaces may be provided on a public or private street, lot or structure in accordance with the approved Master Plan. Parking spaces may be provided on another lot within the IH-1 District. Parking spaced may be provided per § 470-702C or the Shared Parking Calculation, Subsection B of the IH-1 Regulations. Parking shall not exceed 600 spaces.
| |
|
Parking Dimensions —
|
A parking space shall have a length of 18 feet and a width of
nine feet. Parking spaces may be reduced to 16 feet by eight feet
to fit within the space limitations of the site. Two way parking area
drive aisles of 20 feet are permitted. Connecting driveways of 18
feet are permitted. Paving cross sections for parking and streets
will be approved at the master plan level, and may reflect the eclectic
nature of the existing industrial site. Back to back tandem parking
is allowed for specific parking areas, as shown on the master plan,
accessory to a primary use and subject to the approval of the Commission.
| |
|
Off-Street Loading —
|
Loading spaces shall be calculated per § 470-702. Loading spaces shall be 10 feet by 30 feet by 14 feet height. Loading spaces do not need to be separated from public or private street rights of way, but shall not overhang the travel way or sidewalks.
| |
|
Signs —
|
Businesses which are closed may illuminate their signs until 11:00 p.m. Illuminated signs shall comply with the lighting standards of § 470-704
| |
|
Signs —
|
Signs may be painted on a wall
| |
|
Signs —
|
The design, layout, style and size shall be consistent with
the character and quality of the historic structures and materials
existing on-site, and with the IH-1 design guidelines for new construction
| |
|
Signs —
|
Signs shall not be located over the travel portion of the street
| |
|
Signs —
|
Within a unified development parcel, up to three signs may advertise
businesses not conducted on the premises but located in the unified
development parcel
| |
|
Alcoholic Beverages —
|
Permitted within the IH-1 in accordance with § 470-805
| |
|
Antennae —
|
Satellite receiver/transmitter antennae with a dimension less
than two feet are permitted, otherwise the existing restriction applies
| |
|
Design Guidelines —
|
The design of new construction and renovations shall be consistent
with Subsections D and E of the IH-1 Regulations.
| |
|
Mix of Uses —
|
To promote a mix of uses on a village scale consistent with
the purpose of the IH-1 District, the following range of uses by gross
floor areas or number of units shall apply:
| |
|
Residential:
|
40 - 300 units
| |
|
Office:
|
0 - 75,000 square feet
| |
|
Light Industry:
|
0 - 25,000 square feet
| |
|
Retail:
|
5,000 - 45,000 square feet
| |
|
Other:
|
0 - 60,000 square feet
| |
|
the permitted uses, by site plan, described by these categories
are indicated in the attached IH-1 District Categories of Uses.
| ||
|
Development Potential —
|
Within the range of specified uses, the potential amount and
type of development will be determined by parking allocations made
using the IH-1 District Shared Parking Calculation
| |
|
Association —
|
A summary of terms showing how a common area association would be implemented and maintained, if formed, shall be submitted with the first site plan application. The adopted documents shall be submitted in accordance with § 470-502D(7) of these regulations to the Town Attorney for review.
| |
|
Lighting —
|
All lighting shall comply with the lighting standards of § 470-704
| |
|
Earthwork and Grading —
|
A special permit is not required for earthwork and grading within the IH-1, regardless of volume. However, all earthwork and grading shall be consistent with the purpose of Zoning; provide for restoration and development of the property; comply with the standards of §§ 470-602 and 470-705; and, where applicable, obtain a permit from the Canton IWWA.
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|
Floodplain Management —
| ||
|
Farmington River Protection Overlay District —
|
Per the boundaries established for the adoption of the Wild and Scenic Corridor, the Collins Axe property does not fall within the wild and scenic boundaries. The IH-1 District is not subject to § 470-603. However, any proposal will attempt to minimize removal of larger trees between the river and the development.
| |
|
Landscaping —
|
The landscaping standards of § 470-701 shall not apply. However, the site plan shall demonstrate methods of buffering adjoining properties where needed and add green space within the complex.
| |
|
Retaining Walls —
|
Retaining walls are an integral part of the existing industrial development. New and reconstructed retaining walls are exempt from § 470-707.
| |
2.
Height, area and yard requirements table.
|
Height, Area and Yard Requirements
| |
|---|---|
|
Minimum lot area(1)
|
6,000 square feet
|
|
Minimum rear lot area
|
6,000 square feet
|
|
Minimum frontage(1)
|
(1)
|
|
Minimum front yard
|
10 feet
|
|
Minimum side yard
|
5 feet
|
|
Minimum rear yard
|
5 feet
|
|
Maximum stories
|
3.5
|
|
Maximum height
|
5 stories/60 feet maximum (excluding basements or a floor utilized
for parking that are partially below grade)
|
|
Maximum lot coverage by buildings(1)
|
80%(2)
|
|
District boundary setback
|
10 feet(3)
|
|
Minimum open space/outdoor recreation
|
20%(4)(5)
|
|
(1)
|
Requirements for the unified development parcel. Each subdivision
of the parcel is not required to meet limitations as to lot size,
coverage and frontage so long as the parcel as a whole is in compliance.
|
|
(2)
|
Provided that stormwater requirements of § 470-713 are complied with an adequate area for open space and outdoor recreation is demonstrated on the submitted plan.
|
|
(3)
|
Excluding existing buildings.
|
|
(4)
|
This may include areas of internal canals and waterways if designed
to be utilized and accessible.
|
|
(5)
|
Open space will be per the approved site plan, and will include:
lawns, plant beds, setback areas, sidewalks, and wetlands. Open space
per the approved site plan will meet the requirement of CGS 8-25,
should the property be subdivided.
|
3.3.B.
Shared parking calculation.
|
Required parking will depend upon the planned uses and arrangements for shared parking. If parking is not shared, the standards listed in § 470-702 shall apply. The following procedure shall be used to calculate the required parking based upon the proposed mix and size of uses relying on the shared parking.[1] An example of how this calculation would be used is provided,
as well as exhibit tables.
|
1.
Parking procedure.
a.
Determine the type and amount of space to be built;
b.
Multiply the peak parking demand factors in Exhibit 1 by the
amount of planned space of each type in order to establish a beginning
number of spaces for each use;
c.
Multiply the spaces for each type of use by the hourly accumulation
percentage found in Exhibit 2;
d.
Multiply the largest hour number of spaces found in step 3 by
the monthly variations percentage found in Exhibit 3; and,
e.
Multiply the largest monthly space count by 86%, the captive
market factor.[2]
[2]
A "Captive Market Factor" accounts for the reduction in parking
demands within a mixed-use project. Two examples are on-site market
support, like office employees who also shop within the complex or
improved market image and penetration by uses within walking distant
of each other, which allows individuals to patronize more than one
destination on single trip. Research found this "market synergy" or
captive market factor reduced demand an average of 28% for non-central
business district sites. We used a more conservative 14%, or half
the reduction found in the Urban Land Institute/Barton-Aschman Association
study.
2.
Sample calculation of required parking.
|
Step 1: Determine the type and amount of space to be built (one
possibility)
| ||
|
Office:
|
60,000 square feet
| |
|
Retail:
|
30,000 square feet
| |
|
Light industrial:
|
30,000 square feet
| |
|
Restaurant:
|
6,000 square feet (public floor space)
| |
|
Multifamily condominium:
|
100, 2-bedroom units
| |
|
Single family:
|
5, 3-bedroom houses
| |
|
Step 2: Apply the peak parking demand factors from Exhibit 1
| ||
|
60,000 square feet office times 3/1000 =
|
180
| |
|
30,000 square feet retail times 3.8/1000 =
|
114
| |
|
30,000 square feet light industrial times 2/1000 =
|
60
| |
|
6,000 square feet restaurant times 20/1000 (public space) =
|
120
| |
|
100 multifamily times 1/1000 =
|
100
| |
|
5 single family (parking not shared, provide on each lot) =
|
NA
| |
|
TOTAL =
|
574
| |
|
Step 3: Adjust for hourly accumulation (Exhibit 2) (Assume 2:00
p.m. is the peak hour)[3]
| ||
|
Office:
|
180 x 97% = 175
| |
|
Retail:
|
114 x 97% = 111
| |
|
Light industrial:
|
60 x 97% = 58
| |
|
Restaurant:
|
120 x 60% = 72
| |
|
Residential:
|
100 x 60% = 60
| |
|
Step 4: Adjust for monthly variations (Exhibit 3) (Assume December
is peak month)
| ||
|
Office:
|
175 x 100% = 175
| |
|
Retail:
|
111 x 100% = 111
| |
|
Light industrial:
|
58 x 100% = 58
| |
|
Restaurant:
|
72 x 90% = 65
| |
|
Residential:
|
60 x 100% = 60
| |
|
TOTAL:
|
469
| |
|
Step 5: Apply Captive Market Factor
| ||
|
469 x 86% = 403 parking spaces
| ||
|
Conclusion:
|
A project of the assumed composition would require 403 spaces;
alternatively, 403 spaced would allow this mix of uses.
| |
[3]
The actual model will go through an iterative search to find
the peak hour rather than make an assumption.
3.
Exhibit 1.
|
Representative Peak Parking Demand Factors
| |||
|---|---|---|---|
|
Land Use
|
Unit
|
Weekday
|
Saturday
|
|
Office
|
Parking spaces per 1,000 square feet GLA
|
3.00
|
0.50
|
|
Retail
|
Parking spaces per 1,000 square feet GLA
|
3.80
|
4.00
|
|
Antique > 1,000 square feet
|
Parking spaces per 1,000 square feet GLA
|
1.00
|
2.50
|
|
Light industrial
|
Parking spaces per 1,000 square feet GLA
|
2.00
|
0.25
|
|
Restaurant
|
Parking spaces per 1,000 square feet public floor space
|
20.0
|
20.0
|
|
Cinema
|
Parking spaces per seat
|
0.25
|
0.30
|
|
Residential
|
Parking spaces per residential unit
|
1.00
|
1.00
|
|
Hotel
| |||
|
Guest room
|
Parking spaces per room
|
1.25
|
1.25
|
|
Restaurant lounge
|
Parking spaces per 1,000 square feet public floor space
|
20.0
|
20.0
|
|
Conference rooms
|
Parking spaces per seat
|
0.50
|
0.50
|
|
Convention area
|
Parking spaces per 1,000 square feet GLA
|
30.0
|
30.0
|
|
Source: "Shared Parking." Washington, D.C., ULI-The Urban Land
Institute and Barton-Ashman Associates, Inc. 1983
|
4.
Exhibit 2.
|
Representative Hourly Accumulation by Percentage of Peak
Hour
| ||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Office
|
Retail
|
Restaurant
|
Cinema
|
Residential
|
Light Industrial
|
Guest Room
|
Restaurant Lounge
|
Conf. Room
|
Convention
| |||||||||
|
Hour
|
Week day
|
Sat
|
Week day
|
Sat
|
Week day
|
Sat
|
Daily
|
Week day
|
Sat
|
Week day
|
Sat
|
Week day
|
Sat
|
Week day
|
Sat
|
Daily
|
Daily
| |
|
6:00 a.m.
|
3
|
—
|
—
|
—
|
—
|
—
|
—
|
100
|
100
|
3
|
—
|
100
|
90
|
20
|
20
|
—
|
—
| |
|
7:00 a.m.
|
20
|
20
|
8
|
3
|
2
|
3
|
—
|
87
|
95
|
20
|
20
|
85
|
70
|
20
|
20
|
—
|
—
| |
|
8:00 a.m.
|
63
|
60
|
18
|
10
|
5
|
8
|
—
|
79
|
88
|
63
|
60
|
65
|
50
|
20
|
20
|
50
|
50
| |
|
9:00 a.m.
|
93
|
80
|
42
|
30
|
10
|
6
|
—
|
73
|
81
|
93
|
80
|
35
|
50
|
20
|
20
|
100
|
100
| |
|
10:00 a.m.
|
100
|
80
|
68
|
45
|
20
|
8
|
—
|
68
|
74
|
100
|
80
|
45
|
40
|
20
|
20
|
100
|
100
| |
|
11:00 a.m.
|
100
|
100
|
87
|
73
|
30
|
10
|
—
|
59
|
71
|
100
|
100
|
35
|
35
|
30
|
30
|
100
|
100
| |
|
12:00 p.m.
|
90
|
100
|
97
|
85
|
50
|
30
|
30
|
50
|
71
|
90
|
100
|
30
|
30
|
50
|
30
|
100
|
100
| |
|
1:00 p.m.
|
90
|
80
|
100
|
95
|
70
|
45
|
70
|
59
|
70
|
90
|
80
|
30
|
30
|
70
|
45
|
100
|
100
| |
|
2:00 p.m.
|
97
|
60
|
97
|
100
|
60
|
45
|
70
|
60
|
71
|
97
|
60
|
35
|
35
|
60
|
45
|
100
|
100
| |
|
3:00 p.m.
|
93
|
40
|
95
|
100
|
60
|
45
|
70
|
61
|
73
|
93
|
40
|
35
|
40
|
55
|
45
|
100
|
100
| |
|
4:00 p.m.
|
77
|
40
|
87
|
90
|
50
|
45
|
70
|
66
|
75
|
77
|
40
|
45
|
50
|
50
|
45
|
100
|
100
| |
|
5:00 p.m.
|
47
|
20
|
79
|
75
|
70
|
60
|
70
|
77
|
81
|
47
|
20
|
60
|
60
|
70
|
60
|
100
|
100
| |
|
6:00 p.m.
|
23
|
20
|
82
|
65
|
90
|
90
|
80
|
85
|
85
|
23
|
20
|
70
|
70
|
90
|
90
|
100
|
100
| |
|
7:00 p.m.
|
7
|
20
|
89
|
60
|
100
|
95
|
90
|
94
|
87
|
7
|
20
|
75
|
80
|
100
|
95
|
100
|
100
| |
|
8:00 p.m.
|
7
|
20
|
87
|
55
|
100
|
100
|
100
|
96
|
92
|
7
|
20
|
90
|
90
|
100
|
100
|
100
|
100
| |
|
9:00 p.m.
|
3
|
—
|
61
|
40
|
100
|
100
|
100
|
98
|
95
|
3
|
—
|
95
|
95
|
100
|
100
|
100
|
100
| |
|
10:00 p.m.
|
3
|
—
|
32
|
38
|
90
|
95
|
100
|
99
|
96
|
3
|
—
|
100
|
100
|
90
|
95
|
50
|
50
| |
|
11:00 p.m.
|
—
|
—
|
13
|
13
|
70
|
85
|
80
|
100
|
98
|
—
|
—
|
100
|
100
|
70
|
85
|
—
|
—
| |
|
12:00 a.m.
|
—
|
—
|
—
|
—
|
50
|
70
|
70
|
100
|
100
|
—
|
—
|
100
|
100
|
50
|
70
|
—
|
—
| |
|
Source: "Shared Parking." Washington, D.C., ULI-The Urban Land
Institute and Barton-Ashman Associates, Inc. 1983
|
5.
Exhibit 3.
|
Representative Monthly Variations As a Percentage of Peak
Month
| ||||||||||
|
Hotel Rooms
|
Hotel Rooms
|
Hotel
|
Hotel
| |||||||
|
Month
|
Office
|
Retail
|
Lt. Ind.
|
Restaurant
|
Cinema
|
Res.
|
Weekday
|
Saturday
|
Conf.
|
Convention
|
|
January
|
100
|
65
|
100
|
80
|
0
|
100
|
90
|
65
|
100
|
20
|
|
February
|
100
|
65
|
100
|
75
|
70
|
100
|
90
|
70
|
100
|
40
|
|
March
|
100
|
70
|
100
|
90
|
50
|
100
|
95
|
80
|
100
|
80
|
|
April
|
100
|
70
|
100
|
90
|
70
|
100
|
95
|
85
|
100
|
80
|
|
May
|
100
|
70
|
100
|
95
|
70
|
100
|
95
|
85
|
100
|
100
|
|
June
|
100
|
75
|
100
|
100
|
100
|
100
|
100
|
90
|
100
|
100
|
|
July
|
100
|
75
|
100
|
100
|
100
|
100
|
100
|
100
|
100
|
50
|
|
August
|
100
|
75
|
100
|
85
|
70
|
100
|
100
|
100
|
100
|
50
|
|
September
|
100
|
75
|
100
|
80
|
80
|
100
|
95
|
90
|
100
|
70
|
|
October
|
100
|
75
|
100
|
80
|
70
|
100
|
95
|
90
|
100
|
70
|
|
November
|
100
|
80
|
100
|
80
|
50
|
100
|
85
|
80
|
100
|
40
|
|
December
|
100
|
100
|
100
|
90
|
50
|
100
|
85
|
65
|
100
|
20
|
|
Source: "Shared Parking." Washington, D.C., ULI-The Urban Land
Institute and Barton-Ashman Associates, Inc. 1983
|
[1]
If development is phased, every new phase shall include previously
approved phase(s) in the calculation of shared parking. Density limitations
shall apply at unified development parcel level unit site plans showing
parking allocated to each building have been approved for the entire
parcel. Subsequent changes of use shall demonstrate adequate shared
parking using this procedure.
3.3.C.
Categories of permitted uses via site plan.
1.
Residential.
a.
Attached or detached multiple dwelling units, attached or detached
single-family dwelling units, two-family dwelling units.
b.
A boarding house providing for more than three boarders.
c.
Nonprofit house for the elderly.
d.
Convalescent home or rehabilitation facility.
e.
One dwelling unit contained within a church.
f.
Accessory apartment beyond the limitations of §§ 470-303C(1)(a) and 470-303D(1)(a), subject to specified conditions.
g.
Bed-and-breakfast within a dwelling.
i.
Accessory apartment within a dwelling, subject to certain conditions and the provisions of §§ 470-303C(1)(a) and 470-303D(1)(a).
j.
Assisted living.
k.
Continuing life care facilities.
l.
Multi-level care communities.
m.
Special needs housing.
2.
Office.
a.
Offices.
b.
Experimental, analytical, research, pharmaceutical, and commercial
laboratories including theoretical research, project engineering and
sales development.
c.
Professional offices, subject to the provisions of § 470-401B(2).
3.
Light industry.
a.
Fabricating, processing, converting, altering or assembly of
products, crafts and works of art, and the retail sale of such products
on the premise and residential occupancy for the artisan.
b.
Manufacture, processing or assembling of goods for sale only
on the premises and at retail.
c.
Fabricating, processing, converting or assembly or products,
crafts and work of art, the retail sale of such products on the premises,
and residential occupancy for the artisan.
d.
Light assembly of small parts not including manufacturing or
fabrication.
e.
Light manufacturing not requiring the use of dangerous or noxious chemicals and/or processes and which does not produce external noise levels higher than that associated with light assembly permitted under § 470-402.
f.
Lumber yards and the processing of peat.
g.
Printing and publishing.
h.
Manufacturing, fabricating, processing, converting, altering
or assembling and the packaging, warehousing and distribution of machine
parts, electrical equipment, electronic equipment, photographic products,
optical products, office and business equipment, plastic components
and computing equipment.
i.
Warehousing.
j.
Fabricating, processing, converting, altering or assembly of
products.
k.
Utility substations, including new facilities an any major expansion
over or in addition to existing facilities.
l.
Water supply and water pollution control facilities, including
treatment and filtration systems, pump stations, storage reservoirs,
tanks and stand pipes, and appurtenant structures.
m.
Indoor processing of agricultural products including the indoor
cultivation of crops, including but not limited to hydroponic vegetation,
medical marijuana production, and other harvestable crops.
n.
Mercantile industrial, as allowed under § 470-401B(4) and C(4).
4.
Retail.
a.
Retail business.
b.
Personal service shops.
c.
Banks.
d.
Restaurants, all classes.
e.
Recreation and amusement uses, such as electronic game stores,
retail video stores, indoor movie theaters, dinner theaters or dance
halls, indoor or outdoor athletic facilities or health and fitness
clubs.
f.
Drive-in windows for establishments with certain provisions.
g.
Alcoholic beverages identified on Table 470-805B.
5.
Other.
b.
Group day-care home and child day-care center.
c.
Individual structures for parking and garaging for more than
five vehicles provided adequate parking space is available and no
safety hazards are created.
d.
Motels and hotels.
e.
Hospital (acute-care), church, sanitarium or philanthropic uses.
f.
Club.
g.
Fraternal organizations.
h.
Profit or non-profit private schools.
i.
Group day-care home, up to 12 children, operated by a resident.
j.
Child day-care center located in a church, club, etc.
k.
Family day-care home, up to four children and operated by a
resident, licensed under the definition for day-care services.
l.
Agricultural uses limited to those activities permitted on a
farm as defined herein.
m.
Roadside stands for the sale of agricultural products grown
on the premises.
n.
The renting of rooms or board to not more than three paying
guests, other than members of the family.
o.
Community centers, public libraries, parks, playgrounds, public
schools, excepting correctional institutions or facilities for the
mentally disturbed, subject to the provisions of Section 8.3.e. of
the Connecticut General Statutes.
p.
Farmers market or temporary seasonal outdoor sales, such as
antique or flea market events.
|
Existing Building Floor Areas
| ||
|---|---|---|
|
Building
|
Building Name
|
Existing GFA
|
|
1
|
Depot
|
1,121
|
|
2
|
Shipping
|
26,523
|
|
3
|
Packaging shop
|
16,282
|
|
4
|
Bridge
|
2,942
|
|
5
|
East forebay
|
10,662
|
|
6
|
Collins
|
10,065
|
|
7
|
South forebay
|
5,266
|
|
8
|
River
|
11,895
|
|
9
|
Boiler
|
3,752
|
|
10
|
Holyoke
|
2,730
|
|
11
|
Canal
|
5,417
|
|
12
|
Perry
|
5,424
|
|
14
|
Blacksmith
|
4,278
|
|
15
|
Axe Forge
|
16,439
|
|
16
|
Penstock
|
1,325
|
|
17
|
The Office
|
1,580
|
|
18
|
Scale House
|
848
|
|
19
|
Granite
|
28,297
|
|
20
|
Wheel house
|
1,097
|
|
21
|
Rolling shop
|
8,848
|
|
22
|
Lower forge
|
15,467
|
|
23
|
Idle drop
|
2,664
|
|
24
|
Pavilion
|
568
|
|
25
|
Brick filling
|
1,788
|
|
26
|
Quenching
|
5,918
|
|
27
|
Fire chiefs
|
1,860
|
|
28
|
Spring house
|
185
|
|
SUBTOTAL
|
193,241
| |
|
TOTAL
|
264,970
| |
3.3.D.
Design guidelines for new construction. Industrial
Heritage District - New Construction.
1.
Purpose. The purpose of these Design Guidelines is to promote
a high quality of architectural design in new buildings within the
Industrial Heritage District, compatible with the existing industrial
buildings dating from the mid-nineteenth century. The restoration
and renovation of existing buildings will be reasonably consistent
with The Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings after considering
economic and technical feasibility.
2.
Buildings: the historical context.
a.
The existing buildings on the former factory site are almost
exclusively industrial, mostly large volumes designed for manufacturing
or warehousing purposes. The larger (and earlier) buildings have pitched
roofs spanning 60 to 70 feet with slate, shingle or metal roofing.
The buildings are either stone or brick load-bearing structures or
timber frame with corrugated metal or concrete sheet cladding or clapboard
siding. Most of the larger span buildings have tall windows and clerestory
lights to admit light into the center of the floor. Doors are often
taller and wider than standard, reflective of their function for moving
products in and out.
b.
There is abundant evidence that many of the buildings have been
adapted or grown over time in response to new or expanded function.
The visible evidence lies in the scars and patches, the toothing of
new walls into old as well as numerous lean-to additions.
c.
The spirit of the place is that of pragmatic and economical
construction responding to the needs of the factory. Notwithstanding
the wide range of forms, materials and detailing, there is a unity
in the buildings derives from their siting in relation to the water;
a robust, functional approach to design without decoration; the linear
continuity of large forms; and a restricted color palette of red oxide
with blue-gray accents.
d.
New construction should reflect this context in spirit, avoiding
false replication of existing buildings, at the same time avoiding
a domestication of the build form. These guidelines which follow are
derived in the belief that new buildings can be built with new materials
and new technology, and at the same time, remain true to the historical
and context.
3.
Site. The siting of the existing industrial buildings reflects
the topography of the river that provided motive power for the factory
machinery. The buildings are tightly clustered in the flood plain
between the riverbank and the sharply rising land that runs more or
less parallel to the river 400 to 500 feet inland. On the long axis,
the buildings are extended along the riverbank and the canals, parallel
with the flow of water. The design of buildings around the source
and flow of water is an identifying characteristic of the landscape
and buildings.
a.
The siting of buildings should respond to site features including
the riverbank, the retaining walls and the site contours.
b.
Access to the site and circulation around the site should be
in general accordance with the General Development Plan.
c.
Where possible, alternative surfaces for vehicular traffic may
be considered in place of bituminous asphalt.
d.
Fire lanes along or near the river should consist of a twelve-foot
paved right of way; the lanes may be narrower at existing bridges.
e.
Parking spaces and loading bays adjacent to pedestrian plazas
and walkways should be paved in a similar material to emphasize continuity
of surface in a predominantly pedestrian environment.
f.
Open space. Planting shall use materials native to the riparian
zone in this area and will recognize that different species are appropriate
for riverbank, floodplain and adjacent uplands.
g.
Open space. Paving for pedestrian areas may be brick, granite
sets or cobbles, fieldstone slabs or a mixture of these. Plain concrete
paving, either cast slabs or precast units may be used. Accent strips
of a different material; i.e., strips of brick, granite or stone,
are encouraged to enhance the appearance of the concrete.
h.
Retaining walls. Materials for retaining walls may be concrete,
natural stone, artificial stone or precast concrete. Brick may be
included as secondary facing material. Edges of any laminate face
should generally be concealed by careful detailing of reveals, returns
and caps to present an impression of full depth solidity.
i.
River, forebay, canal, tailrace. The edges and retaining walls
of these water bodies should be restored and maintained. In the event
that safety railings are required, these should be context appropriate.
j.
Fences, railings, gates, barriers. Shall be generally industrial
in character and uniform throughout the site.
k.
Handicap accessible routes should be in compliance with the
ADA Guidelines, as well as state and Town regulations. Particular
care should be taken to integrate accessible routes into the main
site circulation. Where it is reasonable to accomplish a chance in
grade through ramps, separate steps may be considered redundant.
l.
Exterior lighting for streets, open spaces and the outside of
buildings shall be uniform throughout the site, established as a range
of types suited for the purpose. Care should be taken not to create
light spillage or undue glare, which can be a distraction to motorists.
m.
Signage. A graphically consistent and high quality signage plan
will be prepared and submitted as part of the material supporting
the first site plan. Among other parts of the plan will be uniform
identification and direction for emergency vehicles, types of signage
materials to be used, examples of varied trade signs and a directory
near the entrance. Movement in, out and around the property will be
supported by signage using a simple format with a color palette and
a family of fonts. Signs will be designed to relate to the industrial
nature of the architecture, avoiding any appearance of surface or
temporary application.
n.
A major thematic typeface being considered for the project is
Clarendon, an example for which is attached, employed on the property
name sign, @COLLINSVILLE. The typeface is described as "Clarendon,"
originally cut in wood. This font is appropriate because of its connection
to industry and its origin in Connecticut. William H. Page founded
Page and Company in Greenville, Connecticut and cut a series of the
Clarendon typeface. In 1876, Page moved his manufacturing plan 1/2
mile to Norwich. Page's typefaces were used by The Collins Company
and other similar companies in their catalogs.
o.
Lighting, signage, mailboxes, etc. should strive for functional
simplicity. Cast iron, cast aluminum and stainless steel are preferred,
but not required, materials for architectural hardware and components,
including lighting.
p.
Illuminated signage may be permitted in limited circumstances;
i.e., by artists, in creative ways that enhance the character of the
neighborhood and its formal industrial buildings. Signage may be illuminated
by an external tungsten light source of maximum 250 watts reflected
off the lettering subject to reasonable considerations regarding glare.
Halogen, metal halide, high intensity discharge or any other form
of lighting other than tungsten may be permitted in limited circumstances.
Sodium lighting (high or low pressure) will not be permitted. Backlit
signage will not be permitted inside or outside.
q.
Fluorescent lighting may be used internally and, in limited
applications, externally. While offering economical lighting and good
color rendition, fluorescent lighting may be detrimental to the overall
appearance of the property unless carefully integrated into the overall
architecture. Specific measures to deal with this issue will be addressed
at the site plan level and in subsequent applications for the development
of individual buildings.
r.
Neon or similar gas tube lettering of unique design may be permitted
on the outside of buildings, subject to dimensional limitations. Neon
or similar gas tube lettering of a standard or commercial design are
not allowed for external application but may be permitted inside windows,
subject to dimensional limitations.
s.
Trash collection. Trash storage areas and dumpsters shall be
screened from general view. Screens shall be compatible with general
architecture and material of the buildings.
4.
Building form. Volume and massing - New buildings should be
conceived as large scale forms which may accommodate a range of different
activities under one roof. Individual ancillary additions may be permitted
outside the envelope of the large form.
5.
Building elements.
a.
Walls, doors and windows.
i.
The ratio of solid to void in load-bearing walls should be no
greater than 2:1 (i.e., approximately 33% transparent or more).
ii.
The ratio of solid to void in curtain walls should
be no greater than 1:1 (i.e., approximately 50% transparent or more).
iii.
Doors, door frames and door hardware should be
consistent with the functional simplicity of the architecture, expressive
of purpose without recourse to applied ornament.
iv.
Doors may be single or double with glazed openings
if required. Personnel doors may be included in industrial doors.
v.
Wood doors should be flush solid core, framed and paneled or
ledged and braced. False paneling (i.e., metal or particle board)
is not permitted.
vi.
Metal doors should generally be plain flush. Patterned
rolled plate (i.e., diamond plate) may be used either for the whole
door or for kick plates. Metal may be either painted or left with
a natural (protective) finish.
vii.
Glass doors may be wood framed or frameless with
stainless steel hardware.
viii.
Door frames may be either wood or steel. Detailing
should preferably be reflective of modern architectural practice,
for instance by resolving junctions with a reveal rather than an applied
molding.
ix.
Door hardware should be modern in tone. Stainless
steel or plain steel hinges are preferred. Classically styles bronze,
brass, or porcelain handles are discouraged. Strap hinges boldly expressed
may be used as appropriate on a ledged and braced door or large industrial
door.
x.
Industrial or garage doors may be wood or metal, with or without
glazed panel. False wood paneling or any attempt to imitate traditional
modes of construction is discouraged.
xi.
Windows should be generally in keeping with 3.3.D.1
and 3.3.D.2.
xii.
Mullion, muntin and transom details should be
generally in keeping with 3.3.D.1 and 3.3.D.2.
b.
Roofs.
i.
Pitched roofs and flat roofs are permitted and generally in
keeping with the history of the site.
ii.
Roof pitch should be appropriate to the design.
iii.
Mechanical equipment should, in general, be concealed
from outside view although they may be included as architectural design
elements integrated with the architecture of the building.
c.
Elevator ramps.
d.
Providing for full handicap accessibility ramps and elevators
should be integrated into the mainstream circulation. They should
also be fully integrated into the architectural composition of the
building, to be read and used as components making up the building
rather than in any way "special."
6.
Building materials.
a.
Permitted materials.
i.
Cast in place concrete.
ii.
Masonry, including brick, CMU, stone. Stretcher
bond and header bonds are discouraged; Common, English or Flemish
bonds are preferred.
iii.
Roofing: slate, asphalt shingles, corrugated metal,
and standing seam.
iv.
Gutters and downspouts: copper, cast iron, PVC,
and steel; if PVC they should be black.
v.
Doors and door frames: wood, steel and aluminum.
vi.
Windows: wood, steel and aluminum or other material
such as fiberglass or plastic.
vii.
Paints and stains: color should be within the
palette range of red oxide (Benjamin Moore #1300), blue-gray or black
to match existing.
viii.
Architectural metals, including galvanized sheet
metal, copper, lead coated copper, cast iron, and stainless steel.
ix.
Corrugated metals should have curvilinear corrugations,
not box shaped or trapezoidal.
b.
Not permitted or discouraged materials.
i.
Precast concrete and cast stone paneling (lintels and CMU are
permitted).
ii.
Prefabricated exterior wall and insulation systems
(i.e., Dryvit).
iii.
Stucco or rendered finishes.
iv.
Vinyl siding and plastic coated metal siding may
only be used with appropriate detailing matching traditional clapboard
so that junctions and ends are trimmed with appropriate solidity.
The quality of vinyl siding should be at least that of the Wolverine
Brand. The use of timber clapboard is preferred at lower levels where
people are liable to come in direct contact with the building.
7.
Building systems. Building systems should be conceived as part
of the architecture, fully integrated into the building without necessarily
being concealed. Structural framing may be exposed (fire codes permitting)
and mechanical and fire protection systems may be exposed. Any exposed
systems should be fully designed as part of the architectural composition,
in keeping with the industrial aesthetic of the existing buildings.
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Energy conservation is encouraged in conformance with prevailing
building codes and zoning regulations. Solar collectors and any other
external equipment should be fully integrated into the architecture.
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8.
Details and hardware.
a.
Detailing of edges, junctions, and flashings should strive to
be simple, elegant and functional without decoration.
b.
Architectural details, such as lighting, signage, mailboxes,
etc. should avoid "period reproduction" aesthetics and should strive
for functional simplicity, consistent with the industrial setting.
c.
Plastic coating and colorized anodizing are discouraged as metal
finishes. Preferred finishes include: galvanizing, epoxy coatings,
polysulphide, red oxide, and other corrosion resistant coatings. Where
corrosion is not a functional problem, metals may be left exposed
to the weather.
3.3.E.
Design guidelines for rehabilitation. Industrial
Heritage District - Rehabilitation of Existing Buildings.
1.
Purpose.
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The purpose of these Design Guidelines is to promote a high
quality of architectural design in the rehabilitation of existing
buildings within the Industrial Heritage District, and that the design
reflects the architectural heritage in which the buildings are set.
Work on existing buildings should be reasonably consistent with The
Secretary of the Interior's Standards for Rehabilitation and Guidelines
for Rehabilitating Historic Buildings after considering economic and
technical feasibility. As a supplement to the Standards and Guidelines;
however, the defining topography of the Collinsville site and the
eclectic nature of the original buildings should be recognized and
maintained in the rehabilitation work.
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2.
Buildings: the historical context.
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The existing buildings on the former factory site, dating from
1846 through 1956, are almost exclusively industrial, mostly large
volumes designed for manufacturing or warehousing purposing. The larger
(and earlier) buildings have pitched roofs spanning 60 to 70 feet
with slate, shingle or metal roofing. The buildings are either stone
or brick load-bearing structures or timber frame with corrugated metal
or concrete sheet cladding or clapboard siding. Most of the larger
span buildings have tall windows and clerestory lights to admit light
into the center of the floor. Doors are often taller and wider than
standard, reflective or their function for moving products in and
out.
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There is abundant evidence that many of the buildings have been
adapted or grown over time in response to new or expanded functions.
The visual evidence lies in the scars and patches, the toothing of
new walls into old, as well as numerous lean-to-additions.
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The spirit of the place is that of pragmatic and economical
construction responding to the needs of the factory. Notwithstanding
the wide range of forms, materials and detailing, there is a unity
in the buildings derives from their siting in relation to the water;
a robust, functional approach to design without decoration; the linear
continuity of large forms; and a restricted color palette of red oxide
with blue-gray accents.
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Wherever possible, original elements should be restored. Where
there is a need to replace original elements; i.e., windows, effort
should be made to remain faithful to the scale and proportions of
the original. Where new elements or additions are introduced, they
may be designed to unmistakably contemporary, avoiding false replication.
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3.
Site.
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The siting of the existing industrial buildings reflects the
topography of the river that provided motive power for the factory
machinery. The buildings are tightly clustered in the flood plain
between the riverbank and the sharply rising land that runs more or
less parallel to the river 400 to 500 feet inland. On the long axis,
the buildings are extended along the riverbank and the canals, parallel
with the flow of water. The design of buildings around the source
and flow of water is an identifying characteristic of the landscape
and buildings.
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4.
Design standards.
a.
The siting of buildings should respond to site features, including
the riverbank, the retaining walls and the site contours.
b.
Where possible, alternative surfaces for vehicular traffic may
be considered in place of bituminous asphalt.
c.
Access to the site and circulation around the site should be
in accordance with the General Development Plan.
d.
Where possible, alternative surfaces for vehicular traffic may
be considered in place of bituminous asphalt, particularly on secondary
routes and parking.
e.
Fire lanes along or near the river should consist of a twelve-foot
paved right of way; the lanes may be narrower at existing bridges.
f.
Parking spaces and loading bays adjacent to pedestrian plazas
and walkways should be paved in a similar material to emphasize continuity
of surface in a predominantly pedestrian environment.
g.
Open space. Planting shall use materials native to the riparian
zone in this area and will recognize that different species are appropriate
for riverbank, floodplain and adjacent uplands.
h.
Open space. Paving for pedestrian areas may be brick, granite
sets or cobbles, fieldstone slabs or a mixture of these. Plain concrete
paving, either cast slabs or precast units may be used. Accent strips
of a different material; i.e., strips of brick, granite or stone,
are encouraged to enhance the appearance of the concrete.
i.
Retaining walls. Materials for retaining walls may be concrete,
natural stone artificial stone or precast concrete. Brick may be included
as secondary facing material. Edges of any laminate face should generally
be concealed by careful detailing of reveals, returns and caps to
present an impression of full depth solidity.
j.
River, forebay, canal, tailrace. The edges and retaining walls
of these waterbodies should be restored and maintained. In the event
that safety railings are required, these should be context appropriate.
k.
Fences, railings, gates, barriers. Shall be generally industrial
in character and uniform throughout the site.
l.
Handicap accessible routes should be in compliance with the
ADA Guidelines, as well as state and Town regulations. Particular
care should be taken to integrate accessible routes into the main
site circulation. Where it is reasonable to accomplish a chance in
grade through ramps, separate steps may be considered redundant.
m.
Exterior lighting for streets, open spaces and the outside of
buildings shall be uniform throughout the site, established as a range
of types suited for the purpose. Care should be taken not to create
light spillage or undue glare, which can be a distraction to motorists.
n.
Signage. A graphically consistent and high quality signage plan
will be prepared and submitted as part of the material supporting
the first site plan. Among other parts of the plan will be uniform
identification and direction for emergency vehicles, types of signage
materials to be used, examples of varied trade signs and a directory
near the entrance. Movement in, out and around the property will be
supported by signage using a simple format with a color palette and
a family of fonts. Signs will be designed to relate to the industrial
nature of the architecture, avoiding any appearance of surface or
temporary application.
o.
A major thematic typeface being considered for the project is
Clarendon, an example for which is attached, employed on the property
name sign, @COLLINSVILLE. The typeface is described as "Clarendon",
originally cut in wood. This font is appropriate because of its connection
to industry and its origin in Connecticut. William H. Page founded
Page and Company in Greenville, Connecticut and cut a series of the
Clarendon typeface. In 1876, Page moved his manufacturing plan 1/2
mile to Norwich. Page's typefaces were used by The Collins Company
and other similar companies in their catalogs.
p.
Lighting, signage, mailboxes, etc. should strive for functional
simplicity. Cast iron, cast aluminum and stainless steel are preferred,
but not required, materials for architectural hardware and components,
including lighting.
q.
Illuminated signage may be permitted in limited circumstances;
i.e., by artists, in creative ways that enhance the character of the
neighborhood and its formal industrial buildings. Signage may be illuminated
by an external tungsten light source of maximum 250 watts reflected
off the lettering subject to reasonable considerations regarding glare.
Halogen, metal halide, high intensity discharge or any other form
of lighting other than tungsten may be permitted in limited circumstances.
Sodium lighting (high or low pressure) will not be permitted. Backlit
signage will not be permitted inside or outside.
r.
Fluorescent lighting may be used internally and, in limited
applications, externally. While offering economical lighting and good
color rendition, fluorescent lighting may be detrimental to the overall
appearance of the property unless carefully integrated into the overall
architecture. Specific measures to deal with this issue will be addressed
at the site plan level and in subsequent applications for the development
of individual buildings.
The Industrial Heritage District (IH-1) Master Plan is included as an attachment to this chapter.
3.4.A.
General.
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An Active Adult Housing (AAH) District is one in which the housing
development fully complies with the provisions of the United States
Fair Housing Act, as amended, and Connecticut State Statutes Section
46a 64b, as amended as it pertains to "Housing for older persons."
This includes compliance with any and all rules promulgated by the
United States Department of Housing and Urban Development, which govern
the implementation of such act.
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3.4.B.
Purpose.
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The purpose of this section is to provide for a planned residential
community especially for adults 55 years of age or older. The community
shall be compatible with the character of any adjacent residential
neighborhoods and the town as a whole. The community shall promote
innovative development, which utilizes the scarce and valuable recreational
and utility resources efficiently with the intent to produce a comfortable
neighborhood for its residents while protecting environmentally sensitive
areas.
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3.4.C.
Establishment of District.
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An application requesting the establishment of an AAH District
may be submitted by an owner, or an applicant, provided the application
is signed by the owner or owners of one or more adjacent lots that
contain the minimum area set forth in this regulation. Applications
shall be accompanied by a preliminary or complete site development
plan and any such information as may be required by the Commission.
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1.
Approval of an application for the establishment of an AAH District
shall be void and of no effect unless: a) a site development plan
is approved with an effective date occurring within 24 months after
the approval of district designation; and b) a building permit is
issued within 12 months after such effective date of a site development
plan approval. Upon written request from the applicant, the Commission
may grant one or more extensions of these periods, the total of which
shall not exceed an additional twenty-four month or twelve-month time
period, whichever is applicable. The Commission may withhold any or
all extensions, if the applicant fails to provide evidence satisfactory
to the Commission that work is able to begin within an extended time
period. This evidence shall include but not limited to the acquisition
of any or all required government approvals and commitments for project
financing.
3.4.D.
Site development plan requirements.
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All development within an AAH District shall be constructed in accordance with plans approved by the Commission under the provisions of § 470-901 of these regulations. The applicant shall submit site plans, elevations, sample floor plans, renderings, and such other information to enable the Commission to determine conformance with § 470-901.
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3.4.E.
Criteria.
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The establishment of an AAH District shall conform to the standards of this section, the general standards set forth in § 470-902 of these regulations, and such conditions the Commission may require.
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3.4.F.
3.4.G.
Occupancy restrictions.
1.
At least 80% of the units shall be occupied by at least one
person who is 55 years of age or older, so as to comply with the Housing
for Older Persons Act of 1995, as it may be amended from time to time.
2.
A spouse, companion or relative of an occupant pursuant to 3.4.G
1.
3.
A person pursuant to 3.4.G 2 who survives his or her spouse,
companion or relative or whose spouse, companion or relative has entered
into a long term care facility.
4.
In 3.4.G.3, remaining parties who remarry or co-habitant must
meet all occupancy requirements.
5.
Employees of the dwelling unit owner who perform substantial
duties related to the care of the owner.
3.4.H.
Appropriateness.
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In determining the appropriateness of an AAH District the Commission
shall consider the following factors:
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1.
The need within the town for an AAH District.
2.
Accessibility to major roads and proximity to community services.
3.
Physical characteristics of the lot.
4.
Infrastructure's capability to support the community.
5.
Appropriateness of the design and site layout for the property
and its compatibility with adjacent residential areas of similar density
and character.
3.4.I.
Community and home standards.
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The establishment of an AAH District shall conform to the standards of § 470-902 and also the following standards:
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1.
The proposed development shall be a "Common Interest Ownership
Community" as defined in Chapter 828 of the Connecticut General Statutes
as amended.
2.
The purchase of a dwelling unit for the purpose of investment
shall be prohibited. Nothing herein shall be deemed to prevent title
to a dwelling unit from being held by a person or entity related to
an occupant who meets the occupancy requirements set forth in Section
3.1.G hereof for estate planning purposes.
3.
Through roads shall be public, interior roads shall be private.
4.
A walking trail system and/or sidewalks shall be provided within
the community.
5.
Structures containing more than two dwelling units shall be
varied substantially in plane along the building's length.
6.
Minimum living area per single family detached dwelling unit
shall not be less than 1,000 square feet minimum living area per attached
dwelling unit shall not be less than 750 square feet.
7.
Each dwelling unit shall contain an attic or basement for storage.
8.
The maximum height shall be 2.5 stories or 35 feet, whichever
is less.
9.
There shall be sufficient noise attenuation between dwelling
units.
10.
There shall be sufficient streetlighting.
11.
Recreational facilities, open spaces, and facilities suitable
for active and/or passive recreation shall be provided to serve the
community.
3.4.J.
Lot and setback standards.
1.
The minimum cumulative lot area of the entire community shall
be 10 acres.
2.
The maximum number of dwelling units shall be three per gross
acre. However, the maximum number of units shall be five per gross
acre if not less than 25% of the dwelling units are affordable, as
defined in Section 8-30g of the Connecticut State Statutes.
3.
No more than 35% of the lot area shall be covered with impervious
surfaces.
4.
There shall be a minimum of 35% open space. Such open space
shall conform to Section 316.3 of the Subdivision Regulations.
5.
Development near the perimeter of the property shall be designed
to be harmonious with neighboring land uses. A continuous buffer strip
of at least 50 feet, planted with a mixture of evergreen and deciduous
shrubs and trees shall be provided and maintained to protect the visual
appearance from the adjacent properties and public ways. Existing
natural trees and shrubs, if attractive in appearance, may be accepted
as all or part of the required buffering.
6.
The minimum distance between structures shall be 20 feet.
7.
The minimum distance from a structure to a sidewalk or road
shall be 20 feet.
3.4.K.
Verification.
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The community association or property manager shall verify compliance
of the development with state and federal requirements as set forth
in the provisions of the Housing for Older Persons Act of 1995 to
the Zoning Enforcement Official, to provide assurance that the community
is in compliance with the age requirements of this section and applicable
law.
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3.4.L.
Waivered sections.
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Under certain conditions the Commission may waive various sections,
or parts thereof, of these regulations, generally and more specifically
in the official action of the Commission when considering an application.
In order to waive any section, or part thereof of these regulations,
that action must be approved by a two thirds vote.
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1.
Section 3.4.I Community and Home Standards. Subsections 3.4.I.3,
3.4.I.5 or 3.4.I.7.
2.
Section 3.4.J Lot and Home Setbacks. In Subsection 3.4.J.1,
the Commission may waive the minimum acreage requirement of this section
to not less than five acres if the applicant has demonstrated that
the smaller size is appropriate for the proposed community. In Subsection
3.4.J.3, the Commission may increase impervious surfaces to not more
than 40% based upon parking sidewalks and other design elements. In
Subsection 3.4.J.4, the Commission may decrease the open space to
not less than 25% if the applicant has demonstrated that the smaller
area is appropriate for the proposed community.
3.5.A.
Purpose.
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This GA District regulation is for the purpose of maintaining
conformity requirements within existing GA Districts and among existing
condominium or garden apartment site developments within Special Business
(SB), Business, and GA Districts.
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3.5.C.
Standards.
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Lot, yard, coverage and floor area requirements for garden apartments.
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District
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Min. Lot Size (square feet)
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Min. Street Front (feet)
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Min. Front Yard (feet)
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Min. Side Yard (feet)
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Min. Bldg. Height
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|---|---|---|---|---|---|
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GA
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43,560
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200
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75
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50
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50**
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District Minimum Habitable Floor Area*
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Less than 3 Rooms
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3 Rooms
|
Each Additional Room
|
|---|---|---|---|
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GA
|
200
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75
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150
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*
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Bathrooms less than 60 square feet in area, and kitchens less
than 90 square feet in area shall be counted as half a room.
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**
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Provided height does not jeopardize the ability of tenants to
escape or be rescued in the event of fire.
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1.
No apartment building shall have more than 24 dwelling units
contained therein. Buildings with more than 12 dwelling units shall
be varied substantially in plane along the building's length.
2.
Garage space or off-street parking space for 2 1/2 vehicles shall be provided on the lot for each apartment unit. Specifications for the layout of parking spaces shall be in accordance with the requirements set forth in § 470-702 of the Regulations. Privately developed housing (other than nonprofit housing) to be limited specifically for sale or to occupancy by the elderly (at least one party 60 or older), garage space or off street parking space for one vehicle shall be provided on the lot for each apartment unit.
3.
No site shall contain more than four dwelling units for each
acre (43,560 square feet) of the site area.
4.
No building shall be less than 50 feet from any other building.
5.
Recreation facilities, open spaces and facilities suitable for
active and passive recreation shall be provided to serve the project.
Spaces appropriately designed for or suitable for children's play
areas shall constitute not less than 10% of the total site area, or
one-half acre, whichever is greater. All such areas shall be adequately
protected from streets, driveways and parking areas. Adequate and
appropriate walkways shall be provided. All such facilities and walkways
shall be so arranged and specified that a performance bond can be
drawn.
6.
Main interior walks shall be of sufficient width and construction
to serve emergency vehicles and apparatus if a structure is not served
by a roadway or parking lot on one side along its length.
7.
Each property line shall be paralleled by a continuous buffer
strip at least 40 feet wide, planted with a mixture of evergreen and
deciduous shrubs and trees, which shall be maintained in order to
protect adjacent property and the neighborhood in general from detriment.
Existing natural trees and shrubs may constitute an acceptable planting
for a buffer strip if attractive in appearance.
8.
All garden apartments shall be connected with a public or private
water supply and with a public or private sewer system either as approved
by the Connecticut State Department of Health Services.
3.6.A.
General.
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A MR District is one that accommodates a variety of housing
alternatives in terms of cost, type, size of unit, and owner/renter
occupancy to support community diversity as reflected in family types,
incomes and jobs.
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3.6.B.
Purpose.
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In order to promote innovative development which utilizes the
scarce and valuable land resources efficiently and effectively with
the intent to produce a broad spectrum of options for residential
development including opportunities for affordable housing, while
protecting environmentally sensitive areas and maintaining the integrity
of existing neighborhoods, a MR District may be established.
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3.6.C.
Establishment of District.
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A petition requesting establishment of a MR District may be
submitted by the owner or owners of one or more adjacent lots that
contain the minimum area set forth in this regulation. Petitions shall
be accompanied by a preliminary site plan or a complete site development
plan and such additional information as may be required by the Commission.
Where such petitions and site development plans also propose single
family or two family housing on individual lots, a subdivision plan
shall have been informally reviewed by the Planning Commission in
accordance with Canton Subdivision Regulations.
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1.
Criteria. The establishment of a MR District shall conform to the standards of this section, the general standards set forth in § 470-902 of these regulations, and such additional conditions the Zoning Commission may require.
2.
Special criteria. In a Section 8-30g application proceeding,
the Commission shall use the following criteria in determining whether
or not to approve the application:
a.
The decision and the reasons cited for such decision are supported
by sufficient evidence in the record;
b.
The decision is necessary to protect substantial public interests
in health, safety or other matters which the Commission may legally
consider;
c.
Such public interests clearly outweigh the need for affordable
housing;
d.
Such public interests cannot be protected by reasonable changes
to the affordable housing development.
3.
Approval of a petition for and establishment of an MR District
shall be void and of no effect unless a site development plan is approved
with an effective date occurring within 24 months after the approval
of district designation, or unless a building permit is issued within
12 months after such effective date of a site development plan approval.
The Zoning Commission may grant one or more six-month extensions of
these periods upon written request from the applicant. The Commission
may withhold approval of any or all extensions, if the applicant fails
to provide adequate evidence that work is able to begin within an
extended time period. This evidence shall include but not be limited
to the acquisition of any or all required government approvals and
commitments for project financing.
3.6.D.
Site development plan.
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All development including subdivision development within an MR District shall be constructed in accordance with plans and drawings approved by the Zoning Commission under the provisions of § 470-901 of these regulations with the exception of additions to one- and two-family homes, provided that no additional dwelling units are added.
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1.
Public improvements. Unless the Zoning Commission determines
otherwise, streets, roads, driveways and parking areas or other public
improvements shall be built in accordance with design and construction
standards of the Canton Subdivision Regulations within an MR District.
2.
Effective date of site development plan approval shall not occur
until the applicant has executed an agreement with the Canton Housing
Authority providing for the dedication of affordable housing units.
To ensure continued affordability of all affordable housing, the Housing
Authority shall establish and maintain an affordable housing program
and policy to which the terms of such agreement shall adhere. An agreement
shall also include but may not be limited to:
a.
The initial rental charge or sales price for each affordable
housing unit, and the formula for determining the maximum rental or
sales price in the future;
b.
The selection criteria and procedure for determining eligible
persons or families purchasing or renting affordable housing units;
c.
A plan for the long-term ownership and management of affordable
rental units;
d.
A plan for the disposition and ownership of lots containing
affordable housing units so as to preserve the affordability of the
parcels; and
e.
Restrictive covenants which shall be inserted in all deeds and
leases of affordable housing units in order to maintain affordability
for not less than 30 years.
3.6.E.
Permitted uses.
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The following uses require an application for a certificate
of zoning compliance:
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1.
Single-family dwellings.
2.
Two-family dwellings as attached or semi-detached units.
3.
Multiple-dwelling-unit buildings as attached or semi-detached
units.
4.
Family day-care home, up to four children and operated by a
resident, licensed under the definition for day-care services.
6.
Accessory buildings, structures, and uses customary with and
incidental to any aforesaid permitted uses or to any special permit
use.
3.6.F.
Special exception uses.
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Special exception uses as approved by the Zoning Commission may be permitted provided that in addition to the standards contained in this section, the following uses also conform to criteria found in § 470-902 of these regulations.
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1.
Group day-care home, up to 12 clients, operated by a resident,
licensed under the definition for day-care services provided:
a.
That there is an area of at least 10,000 square feet contiguous
to and controlled by the group day-care home.
b.
That all play areas and structures meet the front, side and
rear yard setback requirements of Section 3.6.G.3 as measured from
the perimeter of the area proposed as a group day care home.
c.
That the required yards nearest to play areas and structures
meet the twenty-foot buffer yard requirement of Section 3.6.G.11.
d.
That there shall be off street parking for at least nine vehicles.
2.
Common area facilities as accessory uses to the aforesaid permitted
uses under Section 3.6.E for purposes such as dining, recreation and
social functions, or group day-care centers licensed under the definition
for day-care services for more than 12 clients.
3.6.G.
Standards.
1.
Lot area and dwelling unit limits. A parcel of land may be designated
as an MR District if its size is equal to or greater than one acre.
For the purposes of this regulation, such parcel may be divided by
a public or private road or strip of land provided legal access is
established between the two separate areas. No MR district shall contain
more than 50 dwelling units except by special exception. In determining
the appropriateness of districts containing more than 50 dwelling
units, the Commission shall include consideration of the following
factors:
a.
The need for affordable housing;
b.
The accessibility to state highways or other major roads;
c.
The physical characteristics of the parcel;
d.
The infrastructure's capability to support the district;
e.
The proximity to residential developments of similar or dissimilar
density;
f.
The protection of substantial public interests as stated in
Section 3.6.C.2.
2.
Density. No parcel shall contain more than four dwelling units
per gross acre (43,560 square feet) provided that at least 25% of
the dwelling units shall be affordable, and at least one unit shall
be affordable when less than four units are proposed. An MR site development
plan may have increased density with the inclusion of additional affordable
housing units, in the following ratios:
|
Minimum % of total units
|
Maximum Density
|
|---|---|
|
that are affordable (b.)
|
(a.)(c.)
|
|
25%
|
Up to 4 units/acre
|
|
50% or more
|
6 units/acre maximum
|
a.
Provided that total dwelling units under Section 3.6.G are not
exceeded in an MR District.
b.
Of the units designated as affordable when 10 or more affordable
units are proposed, not less than 10% shall be four or more bedroom
units. For the purposes of this provision, each room in excess of
one room, exclusive of bathrooms, kitchens, closets or other small
service rooms of less than 68 square feet shall be considered a bedroom.
Adjacent partially enclosed floor areas separated by any common party
partition exceeding 4% of their common dimension shall constitute
separate rooms.
c.
These density numbers are nearest whole numbers and are based
on total gross parcel area. Use straight line interpolation for intermediate
numbers.
3.
Lot area, frontage and building size and coverage for single-family
and two-family dwellings located on individual lots shall be developed
in accordance with the following table:
|
Lot Area, Frontage, Building Size and Coverage
| ||
|---|---|---|
|
Single-Family
|
Two-Family
| |
|
Minimum lot area
|
6,000 square feet
|
7,000 square feet
|
|
Minimum frontage
|
60 feet
|
70 feet
|
|
Minimum side yard(s)
|
15 feet and 5 feet*
|
15 feet and 5 feet*
|
|
Minimum rear yard
|
25 feet
|
25 feet
|
|
Maximum stories
|
3**
|
3**
|
|
Maximum height
|
35 feet**
|
35 feet**
|
|
Maximum building coverage
|
25%
|
25%
|
|
Maximum impervious surface
|
50%
|
50%
|
4.
Building bulk. No multifamily building shall contain more than
24 dwelling units. Buildings containing more than 12 dwelling units
shall be varied substantially in plane along the building's length.
5.
Minimum habitable floor area in square feet for dwelling units:
|
Minimum Habitable Floor Area
| ||
|---|---|---|
|
Bedroom Housing Type
|
Area per count
|
Unit
|
|
Detached single-family
|
N/A
|
816
|
|
Detached two-family
|
N/A
|
816
|
|
Multifamily attached and semi-detached
|
1
|
525
|
|
Multifamily attached and semi-detached
|
2
|
650
|
|
Multifamily attached and semi-detached
|
3
|
775
|
|
Designated elderly*
|
1
|
450
|
|
Designated elderly*
|
2
|
575
|
|
*
|
Designated elderly units shall be dwelling units designated
for and exclusively designed for the needs of single people age 60
or over or couples with at least one member at least age 60 or older.
|
6.
Minimum building separation. The shortest distance between any
two multifamily structures shall be 24 feet or not less than the height
of the taller structure, as measured to the highest point of the roof
from the ground elevation of the closest wall to the adjacent structure,
whichever is greater. The Zoning Commission may waive the separation
requirement if the design of the proposed development is benefited
by closer spacing.
a.
Each grouping of four dwelling units combined in one structure
shall be separated by a two-hour firewall. Construction of dwelling
units shall include control of airborne sound transmissions and impact
noise reduction assemblies equal to Federal Housing Administration
minimum property standards for multifamily housing, current edition.
7.
Access streets and sidewalks. The placement, size, arrangement
and use of access streets and sidewalks to public or private streets
shall be adequate to serve residents and provide no hindrance to the
safety of existing or proposed streets and structures. Main interior
walks shall be of sufficient width and construction to serve emergency
vehicles and apparatus if a structure is not served by a roadway or
parking lot on one side along its length. Pedestrian walkways with
all-weather surfacing may be required where density of population
or school bus routes make such advisable for convenience or safety.
8.
Parking. Garage space or off-street vehicle parking spaces shall
be provided on the lot for each dwelling unit as follows:
9.
Adequate water supply and sewage disposal. Any uses permitted
in an MR District shall be connected with the public water supply
and public sewer system.
10.
Open space and recreation. A MR site development plan shall
include space for the provision of active and passive recreational
areas for the use of the occupants of the development. The amount
of such areas shall be not less than 5% of gross area for active recreation
and not less than 5% of gross area for passive recreation but may
be inclusive of buffer yards only as to passive uses. Any active areas
shall be adequately protected from vehicular traffic, and they shall
be provided with adequate and appropriate walkways to serve the immediate
and surrounding neighborhood.
11.
Buffer yards. Each front, side and rear property line (except
single- or two-family lots) shall be paralleled by a buffer yard at
least 50 feet wide containing landscaped areas at least 30 feet wide
within the front yard and at least 20 feet wide within all other yards.
Each area shall be maintained in good condition according to the following
table:
|
Buffer Yards
| |||
|---|---|---|---|
|
Required Plants/100 feet
|
Width of landscaped area and required density
| ||
|
20 feet
|
30 feet
|
50 feet
| |
|
5 canopy trees*
|
100%
|
80%
|
60%
|
|
10 understory trees
|
100%
|
80%
|
60%
|
|
15 shrubs**
|
100%
|
80%
|
60%
|
|
*
|
Up to 1/2 may be evergreen trees.
|
|
**
|
Up to 1/4 may be deciduous shrubs and shrubs that grow to less
than four feet in height.
|
a.
Canopy trees shall be deciduous shade trees planted at three
inches in caliper with mature height of at least 35 feet. Evergreen
trees shall be planted at six feet in height. Understory trees shall
be deciduous flowering or fruit trees planted at two inches in caliper
with a mature height of at least 12 feet. Shrubs shall either be deciduous
species planted at 2 1/2 feet in height with a mature height
of at least six feet or evergreen species planted at 2 1/2 feet
in spread.
b.
Existing vegetation. Existing plant materials may be used to
meet all or part of the landscape buffer yard. Existing trees in good
condition over 12 inches in caliper shall be preserved unless approved
for removal by the Zoning Enforcement Officer.
c.
Variations to landscape buffer yard. The Commission may require
additional landscaping or more mature plantings when unusual conditions
require more extensive screening, or for noise abatement to prevent
the depreciation of adjoining residential properties. The Commission
may reduce the width of the buffer yard to not less than 20 feet for
a parcel that is less than five acres. Reduced buffer yards shall
be planted at 100% of density according to the table above.
d.
Reduced landscaping. The Commission may reduce the landscape
requirements by not more than 25% for excellence in building or space
design. The Commission shall consider, among other features, the site
characteristics, compatibility of proposed structures with surrounding
architectural types, quality of building materials and the size and
quality of landscape materials.
e.
Alternative to buffer yard. The Commission may permit the location
of individual lots for single family or two family homes in place
of any buffer yard, provided that the larger development contains
a continuous landscape buffer strip not less than 15 feet wide in
a required yard of 20 feet along the property line common to it and
the individual lots, and such buffer is planted at the same rate as
a twenty-foot wide strip.
3.7.A.
General.
|
A CSH District is one that provides planned multifamily rental
housing, consistent with C.G.S. § 8-30g, and includes at
least 25% of the housing units for special needs individuals with
various disabilities.
|
3.7.B.
Purpose.
|
In order to promote innovative development which integrates
housing for disabled individuals within the general population of
the town, consistent with the 2014 Town Plan of Conservation and Development,
a CSH District may be established.
|
3.7.C.
Establishment of a District.
|
A new CSH District shall only be established in accordance with the provision of § 470-501 of these zoning regulations.
|
3.7.D.
Uses permitted by site plan approval (Commission).
1.
Site plan approval by the Planning and Zoning Commission is required for new building construction or enlargement and for parking expansion, in accordance with § 470-901:
3.
Zoning permit approvals may be permitted by Town staff for minor
changes to the site plan and use, with no building or parking expansion
proposed.
3.7.E.
Standards.
|
Minimum lot area:
|
5 acres
|
|
Minimum lot frontage:
|
150 feet
|
|
Minimum lot square:
|
135 feet
|
|
Minimum front yard:
|
30 feet
|
|
Minimum side yard:
|
25 feet
|
|
Minimum rear yard:
|
30 feet
|
|
Minimum building coverage:
|
25%
|
|
Minimum impervious surface:
|
50%
|
|
Maximum building height and stories:
|
40 feet and 3 stories*
|
|
Maximum residential density:
|
9 units per acre gross
|
|
*
|
Utility structures such as elevator penthouses may project beyond
40 feet if their area is less than 10% of the roof.
|
1.
Except as otherwise provided in this section (3.7), properties
within the approved design district shall be subject to all applicable
provision of the Zoning Regulations of the Town of Canton.
3.
Dimensional standards and design
guidelines for this district are represented on the approved Master
Plan/Site Plan:
1.
Design District #1 Canton Commerce Center 2016 IPD: Master Plan;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-29-2016.
2.
Design District #1: IP District Existing Conditions/Site Context/Index;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-29-2016.
3.
Canton Commerce Center Design District #1: Consistency with
the Plan of Conservation and Development; Commerce Drive; Prepared
for Regan Development Corporation; Prepared by LADA, P.C.; dated 11-29-2016.
4.
Design District #1 Canton Commerce Center: Proposed Master Plan;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-29-2016.
5.
Canton Commerce Center Design District #1: Existing Zoning;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-29-2016.
6.
Canton Commerce Center Design District #1: Proposed Zoning;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-29-2016.
7.
ALTA/NSPS Land Title Survey; 300 and 350 Commerce Drive; Prepared
for Canton Commerce Center Associates, LLC; Prepared by Dufour Surveying,
LLC; dated 10-22-2016.
8.
Design District #1 Canton Specialty Housing District Graphic:
Master Site Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-29-2016.
9.
Design District #1 Canton Specialty Housing District: Building
Concept; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-29-2016.
10.
Design District #1 Canton Specialty Housing District: Cover;
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
11.
Design District #1 Canton Specialty Housing District: Site Data
and Letters of Approval; Commerce Drive; Prepared for Regan Development
Corporation; Prepared by LADA, P.C.; dated 11-30-2016.
12.
ALTA/NSPS Land Title Survey; 300 and 350 Commerce Drive; Prepared
for Canton Commerce Center Associates, LLC; Prepared by Dufour Surveying,
LLC; dated 10-22-2016.
13.
Design District #1 Canton Specialty Housing District: Grading
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
14.
Design District #1 Canton Specialty Housing District: Site Utility
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-29-2016; revised 7-5-2017.
15.
Design District #1 Canton Specialty Housing District: Erosion
Control Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
16.
Design District #1 Canton Specialty Housing District: Erosion
Control Details 1 of 2; Commerce Drive; Prepared for Regan Development
Corporation; Prepared by LADA, P.C.; dated 11-30-2016.
17.
Design District #1 Canton Specialty Housing District: Erosion
Control Details 2 of 2; Commerce Drive; Prepared for Regan Development
Corporation; Prepared by LADA, P.C.; dated 11-30-2016.
18.
Design District #1 Canton Specialty Housing District: Erosion
Control Notes; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016.
19.
Design District #1 Canton Specialty Housing District: Layout
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
20.
Design District #1 Canton Specialty Housing District: Materials
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
21.
Design District #1 Canton Specialty Housing District: Planting
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
22.
Design District #1 Canton Specialty Housing District: Lighting
Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016.
23.
Design District #1 Canton Specialty Housing District: Fire Truck
Turning Plan; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016.
24.
Design District #1 Canton Specialty Housing District: Details
1 of 2; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
25.
Design District #1 Canton Specialty Housing District: Details
2 of 2; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016; revised 7-5-2017.
26.
Design District #1 Canton Specialty Housing District: Site Utility
Details 1 of 2; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016.
27.
Design District #1 Canton Specialty Housing District: Site Utility
Details 2 of 2; Commerce Drive; Prepared for Regan Development Corporation;
Prepared by LADA, P.C.; dated 11-30-2016.
28.
Canton Specialty Housing: Building Floor Plans; 300 and 350
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by K&A Architectural Services, LLC; dated 12-1-2016.
29.
Canton Specialty Housing: Exterior Elevations & Perspective;
300 and 350 Commerce Drive; Prepared for Regan Development Corporation;
Prepared by K&A Architectural Services, LLC; dated 12-1-2016.
30.
Canton Specialty Housing: Dwelling Unit Plans; 300 and 350 Commerce
Drive; Prepared for Regan Development Corporation; Prepared by K&A
Architectural Services, LLC; dated 12-1-2016.
31.
Canton Specialty Housing: Building Floor Plans; 300 and 350
Commerce Drive; Prepared for Regan Development Corporation; Prepared
by K&A Architectural Services, LLC; dated 12-1-2016; revised plans;
received 12-20-2016.
32.
Canton Specialty Housing: Exterior Elevations & Perspective;
300 and 350 Commerce Drive; Prepared for Regan Development Corporation;
Prepared by K&A Architectural Services, LLC; dated 12-1-2016;
revised plans; received 12-20-2016.
33.
Canton Specialty Housing: Dwelling Unit Plans; 300 and 350 Commerce
Drive; Prepared for Regan Development Corporation; Prepared by K&A
Architectural Services, LLC; dated 12-1-2016; revised plans; received
12-20-2016.
3.8.A.
General.
|
The general intent of the HCMUD was to permit a mixed use multifamily
development, following the principals of the Form-Based Code (FBC),
while the FBC was still in draft form. The HCMUD therefor may differ
from the finally adopted FBC and is tailored specifically to the properties
involved.
|
3.8.B.
Purpose.
|
The purpose of the Harts Corner Mixed Use District is to provide
for both commercial and multifamily housing, consistent with the recommendations
of the 2014 Town Plan of Conservation and Development with the Design
Village District Form-Based Code, as amended per the approved plan.
|
3.8.C.
District establishment.
|
A new HCMUD shall only be established in accordance with the provisions of § 470-501 (Design Districts) of these regulations.
|
3.8.D.
Development standards.
|
Permitted uses, dimensional requirements and other standards
are identified in the Appendix Section 3.8 of these regulations.
|
3.8.E.
Area and development standards.
1.
Permitted uses, dimensional requirements and other standards are identified in the FBC found in these regulations. Properties within the approved design district may be developed as a unified development parcel in accordance with the provisions of Ch. 470, Article V. Unless otherwise provided in this section, properties within the approved design district shall be subject to all applicable provisions of the Zoning Regulations of the Town of Canton.
2.
Notwithstanding the preceding statement, the requirements and/or
standards of the HCMUD may vary from those found in the adopted/amended
FBC; in the case of conflicts, Hart's Corner site plan and their documentation
shall govern. Specific standards from the approved site plans are
summarized below.
|
•
|
3 Cherry Brook Road (A Frontage Lot)
|
•
|
5 Cherry Brook Road (Non-Frontage Lot)
|
|
Front build-to zone: 75 feet
|
Front build-to zone: N/A
| ||
|
Front parking setback line: 15 feet
|
Front parking setback line: N/A
| ||
|
Rear setback line: 20 feet
|
Rear setback line: 20 feet
| ||
|
Side setback line: 10 feet
|
Side setback line: 10 feet
| ||
|
Maximum building coverage allowed: 25%
|
Maximum building coverage allowed: 25%
| ||
|
Maximum impervious coverage allowed: 75%
|
Maximum impervious coverage allowed: 75%
| ||
|
Maximum building height: 2 Stories or 36 feet
|
Maximum building height: 4 stories or 48 feet
| ||
|
Minimum building height: Per approved plans
|
Minimum building height: N/A
| ||
|
Primary street facade: 50% of primary building
|
Primary street facade: N/A
|
3.8.F.
Supplemental standards.
1.
Parking requirements for the commercial building is set at one
space per 350 square feet of gross floor area, plus or minus 15% rounded
towards the original product.
2.
Parking requirements for the residential building is set at
1.5 spaces per dwelling unit.
3.
Approved uses for the commercial property:
a.
Retail and service business.
b.
Alcoholic beverage sales.
c.
Restaurant (any class, no drive through).
d.
Outdoor dining accessory use.
e.
Local artists/craftsmen studios.
f.
Personal service business.
g.
Professional offices.
h.
Banks (no drive-through).
i.
Research facility and commercial laboratories.
3.9.A.
Purpose.
|
The Low Intensity/Transitional Neighborhood Office District
is intended to permit the professional office use of smaller properties,
historically used for such purpose and previous zoned residential.
The district reflects concepts found in the 2014 Town Plan of Conservation
and Development, making conforming accepted low intensity office uses,
already integrated into the edges of residential neighborhoods, which
presently act as buffers or transitional land use separating busy
streets from residential areas.
|
3.9.B.
District establishment.
|
A new LI/TNO District shall only be established in accordance with the provision of § 470-501 of these zoning regulations.
|
3.9.C.
Development standards.
|
Minimum lot area:
|
N/A
|
|
Minimum frontage:
|
50 feet
|
|
Minimum square:
|
50 feet
|
|
Minimum front yard (building and parking):
|
10 feet
|
|
Minimum side yard (building and parking):
|
10 feet (side yard planting not required if adjacent to business
use or zoning district)
|
|
Minimum rear yard (building and parking):
|
30 feet
|
|
Maximum building coverage:
|
15%
|
|
Maximum impervious coverage:
|
50%
|
|
Maximum building height:
|
35 feet and/or 2.5 stories
|
3.9.E.
Additional standards.
1.
Except as otherwise provided in this section, properties within
the LI/TNO District shall be subject to all applicable provisions
of the Zoning Regulations of the Town of Canton.
2.
Expansion of useable floor area (for example, basement or attic)
within an approved building via Town Planning Department staff, which
expansion of floor area does not change the site plan and require
construction of additional parking.
[Added 12-21-2022]
A.
Establishment of the District.
(1)
Purpose. The Applegate Village Design District (AVDD) is hereby
established for the area shown on the map entitled "Applegate Village,
31, 35, and 39 Lawton Road & 5 and 9 Washburn Road, Canton, Connecticut"
which map is dated October 31, 2022, prepared by SLR Consulting, Inc.
(Job No. 17386.00003), and is hereby referred to as "AVDD." Except
as otherwise provided in this section the property within the AVDD
shall be subject to all applicable provisions of the Zoning Regulations
of the Town of Canton. The property within AVDD shall be developed
as a Unified Development Parcel in accordance with the provisions
of Section 5 of the regulations.[1] Accordingly, any parcel of land within the AVDD shall
be developed in accordance with master plan or site plan approved
by the Commission.
B.
Uses.
(1)
The following principal uses may be permitted in the AVDD:
(a)
Multiple single family detached dwellings.
(2)
The following accessory uses may be permitted in the AVDD:
(a)
Accessory dwelling unit pursuant to Section 8-2
of the General Statutes.
(b)
Off street parking.
(c)
Minor home-based businesses in accordance with § 470-303B(2) of the regulations.
(d)
Minor accessory structures in accordance with § 470-303B(4) of the regulations.
(e)
Minor sheds as in accordance with § 470-303B(5) of the regulations.
(f)
Other accessory uses in accordance with § 470-303B(6) of the regulations.
C.
Standards.
(1)
Yard, area, height, coverage, and density:
(a)
Minimum lot area: 11 acres minimum.
(b)
Lot frontage: 200 feet minimum.
(c)
Front yard: 40 feet.
(d)
Minimum side yard: 20 feet.
(e)
Minimum rear yard: 30 feet.
(f)
Minimum distance between dwellings: 20 feet.
(g)
Minimum distance from internal street: 20 feet.
(h)
Maximum building coverage: 20%.
(i)
Maximum impervious surface: 40%.
(j)
Maximum building height and stories: 35 feet and
2.5 stories.
(k)
Maximum residential density: three units per acre
gross.
(3)
Landscaping:
(a)
Within the site, the existing landscape to be preserved
shall be identified and marked, clearing limits shall be staked in
the field prior to any clearing and/or excavation. Particular care
shall be used to observe and respect these clearing limits during
all phases of development. Existing large trees that are proposed
to remain shall be identified and shall have suitable fencing installed
at their driplines to designate areas in which cutting and filling
is prohibited and to help minimize soil compaction from construction
equipment in their general location.
(b)
Existing vegetation along Lawton Road and Washburn
Road shall be maintained wherever possible. Additional trees and shrubbery
shall be planted to establish a vegetative buffer between the dwellings
and the existing streets.
(c)
Existing vegetation along adjacent residential
properties shall be supplemented with evergreen trees in locations
deemed appropriate by the Commission.
(d)
Street trees shall be planted along the internal
streets as shown on the approved site development plans.
(4)
Streets and sidewalks:
(a)
Streets within the AVDD shall have a minimum width of 24 feet and shall have a bituminous concrete surface meeting the in accordance with § 470-702D(2) of the regulations.
(b)
Where required, curbs shall be bituminous concrete.
(c)
Sidewalks shall be installed on one side of the street. Where required, sidewalks shall have a minimum width of four feet and constructed in accordance with § 470-709C(2)(a) of the regulations.
