TSF Districts are intended to reflect and promote a low-intensity, single-family residential development pattern. In these districts, use and density regulations are of primary importance to maintain existing and to promote desired development patterns. Certain uses are permitted, while others require a special permit. All other uses are prohibited. Density is controlled by the establishment of a uniform set of setback, building coverage and height regulations, which determine the size of a building, and will vary depending on the size of the lot. The natural environment is considered through the establishment of a maximum impervious surface coverage ratio.
A. 
Uses. Uses permitted in the TSF District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Building dimensions and placement.
(a) 
Minimum street frontage of lot: 150 feet.
(b) 
Minimum front yard setback: 25 feet.
(c) 
Minimum rear yard setback: 25 feet.
(d) 
Minimum side yard setback: 10 feet.
(e) 
Maximum building coverage: 25%.
(f) 
Maximum height: 35 feet.
(g) 
Maximum impervious surface coverage: 40%.
(h) 
One principal building per lot.
C. 
Parking and signage.
(1) 
Off-street parking.
(a) 
Parking is allowed on a driveway leading to the principal building or use and on circular driveways located in a front yard.
(b) 
Front yard parking is not otherwise allowed.
(c) 
See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Sign types.
(a) 
Signs are not allowed unless approved as part of a special permit (maximum of two different sign types), or exempt signs.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
TCR Districts are intended to reflect and promote a higher density, walkable development pattern. In these districts, use and density regulations are of primary importance to maintain existing and to promote desired development patterns. Certain uses are permitted, while others require a special permit. All other uses are prohibited. Density is controlled by the establishment of a uniform set of setback, building coverage and height regulations, along with an allowable number of units per acre, which determine the size of a building, and will vary depending on the size of the lot. The natural environment is considered through the establishment of a maximum impervious surface coverage ratio.
A. 
Uses. Uses permitted in the TCR District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Dimensions and coverage.
(a) 
Accessory structures:
[1] 
Minimum front yard setback: 25 feet.
[2] 
Other setbacks per principal structures, below.
(b) 
Principal structures:
[1] 
Minimum street frontage of lot: 150 feet.
[2] 
Minimum lot area/dwelling unit: 1,000 square feet.
[3] 
Minimum front yard setback: 10 feet.
[4] 
Minimum side yard setback: 10 feet.
[5] 
Minimum rear yard setback: 10 feet.
[6] 
Maximum building height: 50 feet.
[7] 
Maximum impervious surface coverage ratio: 30%.
[8] 
One principal building per lot except as otherwise allowed via a special permit.
C. 
Parking and signage.
(1) 
Off-street parking. See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Permitted sign types.
(a) 
Maximum of two different sign types per multifamily development as listed on the Sign Type and Quantity Table § 415-21.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
TC Districts are intended to reflect and promote a traditional mixed-use business district characteristic of New England town centers. In these districts, a mix of permitted uses and a walkable urban form is of primary importance to maintain existing development patterns and to promote desired development patterns. Certain uses are permitted, while others require a special permit. All other uses are prohibited. Additional density is promoted in the Town Center.
A. 
Uses. Uses permitted in the TC District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter. The Zoning Enforcement Officer may approve a change in use between one permitted use and another permitted use in the TC Zone.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Building dimensions and placement.
(a) 
Accessory structures:
[1] 
Minimum front yard setback: 25 feet.
[2] 
Other setbacks as per principal structures, below.
(b) 
Principal structures:
[1] 
Maximum front yard setback: five feet.
[2] 
Maximum side yard setback: three feet.
[3] 
Maximum rear yard setback: 10 feet.
[4] 
Minimum building coverage: 75%.
[5] 
Maximum height: 75 feet.
C. 
Parking and signage.
(1) 
Off-street parking. Not required.
(2) 
Permitted sign types.
(a) 
Maximum of two different sign types as listed on the Type and Quantity Table in § 415-21.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
TG Districts are intended to reflect and promote positive impressions about the Town. In these districts, the regulations are tailored to promote desired development patterns that promote an appropriate transition from rural to Town uses. Certain uses are permitted, while others require a special permit. All other uses are prohibited. Building setbacks, parking, signage and landscaping regulations are of particular importance in these areas.
A. 
Uses. Uses permitted in the TG District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Lot dimensions and coverage.
(a) 
Minimum lot width: 100 feet.
(2) 
Building dimensions and placement.
(a) 
Minimum front setback: 30 feet.
(b) 
Minimum side setback: 15 feet.
(c) 
Minimum rear setback: 30 feet.
(d) 
Maximum height: 50 feet.
(e) 
Maximum impervious surface coverage: 50%.
C. 
Parking and signage.
(1) 
Off street parking. See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Permitted sign types.
(a) 
Maximum of two different sign types as listed on the Sign Type and Quantity Table in § 415-21.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
Production and innovation is a hallmark of the Town's history and is an important part of its current and future economy. PI Districts are intended to provide for the continuation of the manufacture, compounding, assembly, fabrication, processing and packaging of goods in portions of the Town traditionally devoted to these uses along the Still and Mad Rivers. Certain uses are permitted, while others require a special permit. All other uses are prohibited. Less intense uses are permitted as of right, with more intense uses requiring approval of a special permit. Live-work spaces and a mix of nonindustrial commercial uses are also encouraged in these areas.
A. 
Uses. Uses permitted in the PI District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Lot dimensions and coverage.
(a) 
Minimum lot area: 20,000 square feet.
(b) 
Minimum lot width: 100 feet.
(2) 
Building dimensions and placement.
(a) 
Minimum front setback: 50 feet.
(b) 
Minimum side setback: 15 feet.
(c) 
Minimum rear setback: 30 feet.
(d) 
Maximum building coverage: 30%.
(e) 
Maximum height: 70 feet.
(f) 
Maximum impervious surface coverage: 75%.
C. 
Parking and signage.
(1) 
Off-street parking. See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Permitted sign types.
(a) 
Maximum of three different sign types as listed on the Sign Type and Quantity Table in § 415-21.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
RR Districts make up a significant portion of the Town's land area. They are characterized by rolling, wooded hills with low-intensity agriculture uses and single-family estate residences. Maintaining the natural and low-density character of these areas is the focus on these districts. Permitted land uses are limited and density is purposefully low in these districts. Certain uses are permitted, while others require a special permit. All other uses are prohibited.
A. 
Uses. Uses permitted in the RR District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Lot dimensions and coverage.
(a) 
Minimum lot area: 85,000 square feet.
(b) 
Minimum lot width: 200 feet.
(2) 
Building dimensions and placement.
(a) 
Minimum front yard: 50 feet.
(b) 
Minimum side yard: 30 feet.
(c) 
Minimum rear building yard: 35 feet.
(d) 
Maximum building coverage: 10%.
(e) 
Maximum height: 30 feet.
(f) 
Maximum impervious surface coverage: 15%.
(g) 
One principal building per lot.
C. 
Parking and signage.
(1) 
Off-street parking.
(a) 
Parking is allowed on a driveway leading to a principal building and on circular driveways located in a front yard.
(b) 
See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Permitted sign types.
(a) 
One freestanding sign is permitted for commercial establishments and farms as listed on the Sign Type and Quantity Table in § 415-21.
(b) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
[Amended 4-14-2025; 7-28-2025]
A. 
The HL District reflects the unique character and development patterns on and around Highland Lake. The regulations for the district are designed to reduce overcrowding and limit incompatible land uses in this area. They are also intended to protect the lake from excessive stormwater runoff. Certain uses are permitted, while others require a special permit. All other uses are prohibited.
(1) 
Uses. Uses permitted in the HL District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
(2) 
Buildings.
(a) 
Lot dimensions and coverage.
[1] 
Minimum lot area: 40,000 square feet.
[2] 
Minimum lot width: 150 feet.
(b) 
Building dimensions and placement.
[1] 
Minimum front setback: 50 feet.
[2] 
Minimum side setback: 35 feet.
[3] 
Minimum rear setback: 35 feet.
[4] 
Minimum setback from the lake's high-water mark: 35 feet.
[5] 
Maximum impervious surfaces: See below.
[6] 
Height: See Subsection B.
[7] 
One principal building per lot.
(3) 
Parking and signage.
(a) 
Off-street parking. None required unless as part of a special permit.
(b) 
Permitted sign types.
[1] 
One freestanding sign is permitted for commercial establishments and farms as listed on the Sign Type and Quantity Table in § 415-21.
[2] 
No other signs unless permitted as part of a special permit (maximum of two different sign types).
[3] 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
See Subsection B for additional regulations in the HL District.
B. 
Additional regulations in the HL District.
(1) 
Building height. Buildings in the HL District shall be no taller than 30 feet in height. The building height is the distance between a horizontal line at the average existing pre-development grade of the lot directly beside the structure, and the highest point of the coping of a flat roof, the top of a mansard roof, the midpoint of any pitched gable, hip or the upper portion of a gambrel roof, or measured between the top floor ceiling and the peak of the roof on an "A" framed structure.
(2) 
Impervious surfaces.
(a) 
Except as otherwise provided herein, impervious surfaces on a lot shall not exceed 15% of the total area of the lot; provided, however, if LID Regulations are employed in the development of the lot, then the lot may, by special exception issued by the Zoning Board of Appeals, receive a 5% impervious surface bonus to allow for a maximum of 20% impervious surfaces on a lot. The LID practice(s) must provide a "Primary Stormwater Treatment Practice" as described in Section 6.2 of the 2004 CT Stormwater Quality Manual, as amended, that will accept, at the least, the water quality volume (first inch of rainfall) of stormwater generated by the activities on the property that are in excess of the 15% limit.
(b) 
For driveways, walkways and patios, if a design showing an engineered pervious design, such as pervious pavers, asphalt or concrete, is utilized along with an appropriate base, these surfaces shall be exempt from the above limits. Such design must demonstrate that the product will be able to completely accept at least the water quality volume (first inch of rainfall) for the life of the surface. Decks constructed over a pervious surface such as grass or soil shall also be exempt from the above limits.
(3) 
Fences and walls. For the purposes of this section, “walls” shall refer to freestanding walls that are self-supported and do not retain soil. All fences and walls in the HL District shall comply with these regulations. Fences and walls within 20 feet of the high water line of Highland Lake, and all fences and walls exceeding four feet in height, regardless of location, shall require a special permit approved by the Commission in accordance with the following:
(a) 
In reviewing applications under this subsection, the Commission shall take into consideration the impact of proposed fences or walls on the visual access to Highland Lake from both private properties and the public way, and to the greatest extent possible, fences and walls shall be located in such a way as to maintain views of Highland Lake from neighboring properties and from the nearest public right-of-way. At a minimum, fences or walls shall be located to maintain one straight-line, uninterrupted viewshed area to Highland Lake per lot as viewed from the nearest public right-of-way.
(b) 
Fences and walls shall not exceed six feet in height. All fences must be designed to be semi-open, such as the examples shown in Subsection B(3)(j) below.
(c) 
Fences located within 20 feet of the high water line of Highland Lake shall not exceed four feet in height.
(d) 
Walls located within a required front yard or within 20 feet of the high water line of Highland Lake shall not exceed a height of 36 inches.
(e) 
The height of fences or walls shall be measured from the ground on which the fence or wall sits. In the event that one or more fence section(s) does not touch the ground, the height shall be measured from the ground immediately adjacent to such fence section, whichever is less. Fence posts, columns and decorative caps may be permitted to exceed the maximum fence heights by not more than 12 inches.
(f) 
All fences shall be constructed so that the finished side shall face outward toward the abutting lots and rights-of-way.
(g) 
To allow access for maintenance, fences and walls shall be located at least two feet from all property lines, or, with mutual written consent from the adjoining lot owner(s), which shall be notarized, may be located on the lot line.
(h) 
Retaining walls and temporary construction and erosion control fences are exempt from these additional requirements.
(i) 
All applications for a special permit approval under this subsection shall be accompanied by the following:
[1] 
Copies of an application and fees as prescribed by the Commission;
[2] 
Copies of a site plan, drawn to scale not to exceed one inch equals 50 feet, showing all the lot lines, structures, easements or rights-of-way, natural features and location of the proposed fence or wall, which shall also include dimensions of the proposed fence or wall as well as setback distances;
[3] 
Copies of the Assessor's map(s) showing the subject lot and all the lots within 300 feet of the subject lot;
[4] 
Copies of a drawing of the proposed fence or wall at a scale not to exceed 1/8 inch equals one foot, showing the height, building materials and style of the proposed fence or wall; and five-inch by seven-inch color photographs of the lot, site area and surrounding neighborhood.
(j) 
Examples of a semi-open fence, shown below:
(k) 
The subject structure does not encroach within the side yard to an extent greater than the existing principal building and limited to a minimum side yard of nine feet.
(l) 
A landscape buffer planted parallel to the side yard for the full length of both sides of the proposed structure, which shall create a permanent screening element between lots.
(4) 
Decks, patios, terraces, steps needed for building access and accessibility features. Decks, patios, terraces and steps needed for building access, including accessibility features, may be added to buildings within the HL District within the required setbacks, provided:
(a) 
The subject structure, other than steps in Subsection B(4)(d) below, shall be installed no closer to the boundary than the existing principal building, or nine feet, whichever is greater.
(b) 
The subject structure is not within 20 feet of the lakeshore/retaining wall face/high water level, or a front or rear property line.
(c) 
There shall be a landscaped buffer on the subject lot between the proposed subject structure and the neighboring lot to provide screening between lots. A single hedgerow of deciduous or coniferous plantings, at least five feet high, and spaced as recommended by the grower when used as a screening planting, shall be provided for this purpose.
(d) 
Steps required for building access are no larger than what is required by the building code and shall be positioned to minimize the incursion into a front, rear or side yard setback when possible (steps beside, rather than perpendicular to, the served structure). Such steps may be covered for safety purposes, but no habitable space shall be built above such stairways.
(e) 
Accessibility features for use by disabled individuals, such as ramps and expanded stoops which are wanted for access, may be installed under this provision, provided the feature is not any larger than recommended by ADA standards and is configured to intrude as little as possible into the required setback.
(f) 
These decks, patios, terraces, steps and accessibility features shall not be increased in height, as otherwise allowed in § 415-17D(2), nor increased in total size to more than 400 square feet. Decks in excess of 400 square feet are permitted through a special exception from the Zoning Board of Appeals.
(5) 
Prohibited screening. No earthen berms or other similar features shall be utilized for screening in the HL District.
(6) 
Special regulations for subdivision in the HL District. Any subdivision of land in the HL District shall utilize the open space subdivision regulations.[1]
[1]
Editor's Note: See § 415-49 of this chapter.
The HLB District reflects the unique character and development pattern of the small cluster of businesses located at the north end of Highland Lake. The regulations for the district are designed to promote the character of the area and limit incompatible land uses. Uses require a special permit. All other uses are prohibited.
A. 
Uses. Uses permitted in the HLB District and uses requiring a special permit are set forth in Appendix A, included as an attachment to this chapter.
[Amended 4-14-2025]
B. 
Buildings.
(1) 
Lot dimensions and coverage.
(a) 
Minimum lot area: 4,000 square feet.
(b) 
Minimum lot width: 40 feet.
(2) 
Building dimensions and placement.
(a) 
Minimum front setback: five feet.
(b) 
Minimum side setback: five feet.
(c) 
Minimum rear setback (for non-lakefront properties): 25 feet.
(d) 
Minimum setback from the lake's high water mark: zero feet.
(e) 
Maximum impervious surfaces: 75%.
(f) 
Height: 50 feet.
C. 
Parking and signage.
(1) 
Off-street parking. See the Table of Uses and Parking Requirements in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Permitted sign types.
(a) 
One sign of any type, listed on the Sign Type and Quantity Table in § 415-21.
(b) 
No other signs unless permitted as part of a special permit (maximum of two different sign types).
(c) 
For signs related to a family child-care home, see Article III, Common Regulations, § 415-21, Sign types.
[Amended 4-14-2025]
All additional regulations of the HL District shall apply in the HLB District. See HL District, § 415-13, Subsection B.