A.
Purpose. Design districts are intended to:
(1)
Enable the development of a specific area in accordance with
an overall Master Plan for such area;
(2)
Result in a development which demonstrates a high regard for
a design, which is compatible with the historic, cultural and geographic
qualities of Canton;
(3)
Foster development which is compatible with surrounding areas
and which incorporates buffers or transition areas to reduce potentially
negative impacts on single-family residential areas;
(4)
Encourage a mixture of compatible uses and sizes of structures
to create a sustainable and attractive environment for a wide variety
of businesses;
(5)
Break up the apparent mass and scale of large structures, as
well as large paved areas, to reduce visual impacts and insure that
such development does not detract from Canton's character, scale
and sense of place;
(6)
Mitigate the impact of large-scale development with its surroundings;
(7)
Promote and facilitate a safe and comfortable pedestrian scale
environment;
(8)
Be flexible, to allow for innovative design techniques, accommodate
unique uses and encourage creative approaches to development issues;
and
(9)
Allow for an organized manner in which applications filed under
C.G.S. § 8-30g may be processed.
B.
Process.
(1)
Applicants hereunder are strongly encouraged to arrange for
preliminary meetings with the Design Review Team and the Zoning Commission
prior to submitting an application for a design district.
(2)
A complete application form for a design district application
shall be submitted.
(3)
A design district application shall be processed in accordance with the procedures adopted under § 470-904 of these regulations.
(5)
Detailed site plan required. The applicant may, as part of the general development plan under § 470-501C(2)(b), submit a complete site development plan prepared by a professional, in conformance with § 470-901, and the requirements of this section. If a site development plan is not submitted with and approved as part of the Master Plan, a site development plan shall be submitted in accordance with § 470-901 as part of a subsequent application.
C.
Master Plan requirements.
(1)
A design district may only be established by the approval of
a Master Plan in accordance with this section. The approval of a Master
Plan shall be an approval of a zoning regulation amendment and zoning
map amendment granted by the Commission.
(2)
At a minimum, the Master Plan shall include the following:
(a)
Existing conditions plans. Prepared at a scale of one inch equals
200 feet or larger showing the following:
[1]
A location map at a scale of one inch equals 1,000 feet;
[2]
Existing topography with two-foot contours showing the general
gradient of the lot(s), existing structures, existing roads and rights-of-way,
easements, property boundaries, rail lines, parking areas, impervious
surfaces, major topographic features, rock outcrops, inland wetlands,
watercourses, aquifers and flood hazard areas;
[3]
One or more maps showing existing uses, existing zoning and
approximate location of existing buildings within 500 feet of the
lot and driveways within 100 feet of the lot;
[4]
The location and identification of abutting lot owners from
the Assessor's records.
[5]
A boundary survey of existing parcels to an A-2 level of accuracy;
and
[6]
The documentation of the architectural and historic features
existing within and in close proximity to the boundaries of the proposed
district, and the identification of buildings or significant historical,
cultural, or architectural interests, prepared by a either professional
architect specializing in historic preservation or an architectural
historian. Such documentation shall be required when a lot, or collection
of lots, contains, or is located within, or adjacent to:
[a]
A National or State Register Historic District;
[b]
A Local Historic District;
[c]
An individually listed historic property or structure;
[d]
A cultural, or community resource of significance
identified in the Plan of Conservation and Development; or
[e]
A property, lot, structure or other element that
is in the public interest and warrants, in the opinion of the Commission,
such historic and architectural documentation and identification.
(b)
General development plans. General development plans prepared
at a scale of one inch equals 200 feet or larger and architectural
elevations shall be submitted to illustrate the application of the
regulations and standards, and proposed development of the design
district, and shall also include the following elements, as applicable:
[1]
The district created shall be appropriately named and identified
on the zoning map;
[2]
The identification, general location and proportion of proposed
uses (shown by a defined boundary) to be permitted as of right and/or
allowed by special permit;
[3]
Proposed public and private rights-of-way, parking areas, easements,
and public and private open spaces;
[4]
The designation of the maximum number of buildings, maximum
gross floor area per building and total floor area;
[5]
The delineation of development boundary areas defining areas in which building location, configuration, orientation and size can be identified and modified in accordance with standards adopted under § 470-501F;
[6]
A general architectural elevations illustrating the general
design of the proposed buildings and structures;
[7]
A general landscaping plan, including the location of any required
buffers;
[8]
Information regarding the general location and feasibility of
any proposed roads, water, sewer, storm drainage, and other utilities;
the provision of emergency vehicle access, streets, driveways, and
parking areas; or the provision of any other public improvements,
all of which shall comply with the design and construction standards
of the Canton Subdivision Regulations where applicable;
[9]
Sidewalks and/or pedestrian walkways shall be provided in conformance with the requirements of § 470-709;
[10]
Direct connections to adjacent lots and land uses
in locations used or likely to be used for parking shall be provided
for unless expressly waived by the Commission.
(c)
Standards for proposed development. The Master Plan shall provide
regulations for the following standards in the proposed design district:
[2]
Bulk standards:
[a]
Bulk, height and density standards;
[b]
Lot area, square, frontage and other dimensional
standards;
[c]
Building setbacks and required yards;
[d]
Maximum building coverage;
[e]
Maximum impervious coverage;
[f]
Maximum and minimum square footage of floor area;
[g]
Standards for the massing/density of development,
including arrangement, number, and size of proposed buildings;
[h]
Allocation of floor area by uses;
[3]
Parking area, loading area, and service area standards;
[4]
Landscaping standards, including minimum standards for the provision
of internal green space (landscaping within the boundaries of proposed
development areas);
[5]
Site lighting standards (including separate standards for business
hour and non-business hour lighting when applicable);
[6]
Noise allowable level standards;
[7]
Proposed allowable hours of operation;
[8]
Design guidelines for architectural style and character of new
construction and for rehabilitation of existing structure. Guidelines
for rehabilitation of historic structures shall either be prepared
by a professional architect specializing in historic preservation
or an architectural historian;
[9]
Unified signage guidelines, including a uniform means of identifying
buildings;
[10]
For separate parcels under unified development,
provisions for maintenance and operation of common areas and improvements;
and
[11]
Any standards as deemed necessary by the Commission.
(d)
Fiscal impact analysis. The Commission may require a municipal
fiscal impact analysis/study evaluating the net municipal revenue
impact of a proposal using acceptable cost/revenue analysis techniques.
The Commission may consider the fiscal impacts as a part of its basis
for its decision.
(e)
Additional documentation. The following documentation is also required for applications that meet the requirements of § 470-708B(1).
[1]
A comprehensive traffic study prepared by a professional traffic engineer, in compliance with the standards of § 470-708, including an analysis of the maximum potential traffic and the capacity of streets within and neighboring the district to accommodate the projected traffic;
[2]
A letter from the water supply provider or the Farmington Valley
Health District signifying adequate capacity to meet the development's
potable and firefighting water demands;
[3]
The provision of sufficient information to determine the adequacy
of utilities, streets, and other related infrastructure to accommodate
the proposed development;
(f)
Additional documentation. The following documentation is also
required:
[1]
A statement of how aesthetic, historic, or neighborhood views
and landscapes, historic buildings, monuments, and landscaping shall
be maintained where applicable;
[2]
The application package shall contain detailed review comments
from the WPCA and Farmington Valley Health District.
[3]
A statement on how the general development plan complies with
the Plan of Conservation and Development; and
[4]
A statement on how the general development plan adheres to the
purpose of the design district.
D.
Decision considerations.
(1)
In addition to the decision considerations under § 470-904 the Commission shall consider the following:
(a)
Whether the proposal is consistent with the Plan of Conservation
and Development;
(b)
Whether the proposal complies with the Master Plan requirements
as documented above;
(c)
Whether abutting streets and nearby intersections that would have more than 100 or more vehicle trips in a peak hour, are capable of, or will be improved to the extent necessary to, accommodate the development traffic, pursuant to a traffic impact analysis in conformance with § 470-708, with a goal of maintaining a "Level of Service A," but in no event shall the level of service be lowered less than "C" defined by the Connecticut Department of Transportation, weekdays 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., and Saturdays noon to 5:00 p.m. If the existing conditions are lower than Level of Service "C," such level of service shall be improved (as determined by a professional traffic engineer);
(d)
Whether the uses proposed are consistent with the special permit considerations and criteria of § 470-902E;
(e)
Adherence to the purposes of the district;
(f)
Consistency with other applicable regulations; and
(g)
Consistency with C.G.S. § 8-2.
E.
Terms of approval. In addition to any standard conditions of approval
or any site-specific conditions of approval, the following terms of
approval shall apply to a design district approved under these regulations:
(1)
The Master Plan, signed as accepted by the applicant and as
approved by the Commission, with the effective date noted, shall be
filed in the office of the Town Clerk, and shall be incorporated by
reference as an amendment to these regulations, and the rezoning shall
not be effective until such filing;
(2)
The applicant shall provide 15 complete and bound copies of
the approved Master Plan, which shall be provided in a manner easily
distributable to the public. The applicant shall also provide an electronic/digital
copy of this requirement, compliant with Town standards;
(3)
The approval of the design district shall become null and void
unless a site development plan for some portion or all of the approved
design district is approved within an effective date occurring within
five years of the date of approval of the zone map change, or, upon
the filing of an appeal, five years of the final dismissal of such
appeal by a court of competent jurisdiction. The Commission may grant
one or more extensions of this period upon the written request of
the applicant.
(4)
Any subsequent site development plan shall conform to the standards
of development and substantially conform to the size, location, and
architecture or buildings contained in the Master Plan;
(5)
Site development activities shall not commence until proof of
official capacity reservation has been provided from the WPCA to the
Town ZEO; and
(6)
Any provision of these regulations applicable to the property
prior to the zoning map and regulation amendment and not superseded
by adoption of the Master Plan, standards, and zoning map and regulation
amendments shall continue in full force and effect.
F.
Amendments.
(1)
Modifications of an approved Master Plan, adopted standards,
subsequent regulations, and an approved site development plan may
be submitted and approved by the Commission without a public hearing,
provided that the Commission finds that such modifications do not
substantially alter the character of the approved Master Plan. Such
change shall not be adopted except by a vote of 2/3 of all the members
of the Commission.
A.
Purpose. The Industrial Heritage (IH) District is a design district
intended to maintain the historic character of properties within the
Collinsville Axe Factory and surrounding area and to:
(1)
Preserve, where feasible, buildings and improvements of historic
and architectural significance;
(2)
Provide for adaptive reuse of historic industrial lots;
(3)
Promote a mix of uses compatible with the village scale of the
Industrial Heritage District; and
(4)
Favor the pedestrian and minimize the impact of motor vehicles,
consistent with the historic character of the Industrial Heritage
District.
B.
District establishment. After May 12, 2014 any new Industrial Heritage District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established Industrial Heritage District
are identified on the Master Plan and standards approved by the Commission
as the following regulations:
|
Table 470-502
Industrial Heritage Districts, Existing
| ||
|---|---|---|
|
1.
|
Industrial Heritage District 1 (IHD-1)
|
November 17, 1999
|
D.
Special standards.
(1)
HDC referral. Any application to modify the IH District must
include documentation that it has been submitted to the Collinsville
Historic District Commission for an advisory report on or before the
date the application is filed with the Commission. The Collinsville
Historic District Commission may submit an advisory report to the
Commission and such report shall be included in the Commission's
written findings and shall be considered in the Commission's
determination.
(2)
Documentation. Before issuance of a certificate of occupancy
(CO) for a building or use permitted in the IH District, the applicant
shall provide and the Town Attorney shall review and approve documentation
to be recorded on the land records of adequate parking, vehicular
ingress and egress, and utility access.
(3)
Parking. Every application to modify the IH District shall account
for the cumulative allocation of parking within the IH District.
(4)
Signage uniformity. When signage is proposed, the applicant
shall illustrate how the proposed sign conforms to the Master Plan
and standards.
(5)
Traffic analysis. If a material change of use is proposed, a
professional traffic engineer shall certify that the traffic analysis
submitted with the Master Plan and standards remains accurate or indicate
how such analysis has been changed.
(6)
Access streets. Any newly created access street or right-of-way
shall provide for emergency access free and clear to provide for emergency
vehicle access.
(7)
Maintenance. Adequate provision shall be made for maintenance
of the development. Separately owned parcels may be developed under
a single site plan as a "unified development parcel" provided that
adequate provision is made for maintenance and operation of common
areas and improvements.
A.
Purpose. The Albany Turnpike Gateway (ATG) District is a design district
intended to allow for lot specific development standards for commercial
and mixed use development consistent with the following objectives:
(1)
Promote superior design through flexible development standards;
(2)
Stimulate significant economic investment;
(3)
Encourage comprehensive planning of unified parcels;
(4)
Reduce negative impacts associated with large-scale developments;
and
(5)
Provide flexibility in the protection of adjacent noncommercial
areas.
B.
District establishment. After May 12, 2014, any new Albany Turnpike Gateway District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established Albany Turnpike Gateway (ATG)
District are identified on the Master Plan and standards approved
by the Commission as the following regulations:
|
Table 470-503
Albany Turnpike Gateway Districts Existing
| ||
|---|---|---|
|
1.
|
Albany Turnpike Gateway District 1 (ATGD-1)
|
Superseded
|
|
2.
|
Albany Turnpike Gateway District 2 (ATGD-2)
|
June 7, 2011 Revised through April 17, 2013
|
A.
Purpose. The Industrial Park District is a design district intended
to provide for a planned, coordinated development of one or more lots,
which consists of not less than 50 acres in aggregate, with two or
more separate industrial buildings. Such development shall be planned,
designed, constructed, and managed on an integrated and coordinated
basis with special attention given to site improvements, including
without limitation: on-site vehicular circulation, parking; utility
needs; building design; orientation; landscaping; and, open space.
B.
District establishment. After May 12, 2014, any new Industrial Park District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established Industrial Park District are
identified on the Master Plan and standards approved by the Commission
as the following regulations:
|
Table 470-504
Industrial Park Districts, Existing
| ||
|---|---|---|
|
1.
|
Industrial Park District 1 (IPD-1)
|
September 6, 2000
|
A.
Purpose. 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.
B.
District establishment. After May 12, 2014, any new AAH District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established AAH Districts are identified
on the zoning map and standards approved by the Commission as the
following regulations:
|
Table 470-505
Active Adult Housing Districts, Existing
| ||
|---|---|---|
|
1.
|
Active Adult Housing District (AAH)
|
March 14, 2000
|
A.
Purpose. 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.
B.
District establishment. After May 12, 2014, any new GA District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established GA Districts are identified
on the zoning map and standards approved by the Commission as the
following regulations:
|
Table 470-506
Garden Apartment Districts, Existing
| ||
|---|---|---|
|
2.
|
Garden Apartment District (GA)
|
November 15, 1992
|
A.
Purpose. 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. 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.
B.
District establishment. After May 12, 2014, any new MR District shall only be established in accordance with the provisions of § 470-501, Design districts, of these regulations.
C.
Development standards. Permitted uses, dimensional requirements,
and other standards for the established MR Districts are identified
on the zoning map and standards approved by the Commission as the
following regulations:
|
Table 470-507
Mixed Residential Districts, Existing
| ||
|---|---|---|
|
3.
|
Mixed Residential District (MR)
|
November 15, 1992
|
A.
Purpose. The purpose of the Canton Specialty Housing District is
to provide planned multifamily housing, consistent with C.G.S. § 8-30g,
and with the recommendations of the 2014 Town Plan of Conservation
and Development within the Canton Commerce Center.
A.
Purpose. The purpose of the Hart's 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.
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.
