Town of Mansfield, CT Non-Residential Uses

In all Business and Institutional (PB-1 through 5, NB-1 and 2, B, PO-1, RD/LI and I) zones, each new building shall have a minimum of 500 square feet of floor area on the ground level.

§ 190-38 Special provisions for the Research and Development/Limited Industrial (RD/LI) Zone.

Intent. This zoning district has been established to provide economic opportunities for research and development and limited industrial and commercial uses in areas specifically designated in the Town's Plan of Development. Permitted uses are specifically oriented toward research and development and high technology operations requiring a high degree of scientific input and uses which would be compatible with a research park environment and neighboring land uses.

General. The uses listed in the table above for the RD/LI Zone and associated site improvements are permitted provided:

Any special requirements associated with a particular use are met;

The subject use(s) are served by adequate public sewer and water systems;

Applicable provisions of § 190-56 and § 190-7 and § 190-75 are met.

Hazardous materials. All proposed developments within the RD/LI Zone involving the use of hazardous materials shall include with their permit application a detailed report regarding the proposed use, generation, transportation, storage or disposal of hazardous materials. Said report shall identify the nature of hazardous materials and shall include a plan for systematically monitoring all activities involving hazardous materials, including accidental spills, and for ensuring compliance with all applicable Federal, State or local rules and regulations. (Also see § 190-75 "Hazardous Materials.")

Genetic or bioengineering activities. All genetic or bioengineering research and development activities shall be conducted in conformance with the current Guidelines of the National Institutes of Health (NIH) regarding Recombinant DNA Molecules and DNA Research, the Physical Containment Recommendations of the NIH regarding Recombinant DNA Molecules, and all applicable Federal, State or local rules and regulations. All applications for proposed genetic or bioengineering research facilities shall detail to the Commission their monitoring procedures for ensuring compliance with the NIH standards and applicable Federal, State and local regulations.

Certificates of compliance. No Certificates of Compliance shall be issued in the RD/LI Zone until the Commission has received written confirmation that necessary permits and licenses from Federal or State agencies have been issued for all pollution control devices and mechanisms and/or the use of controlled or hazardous substances.

§ 190-39 Special provisions for the Pleasant Valley Commercial/Agriculture (PVCA) Zone.

Intent. The PVCA zone has been established with special provisions for a distinct area of Mansfield located south of Pleasant Valley Road between Mansfield Avenue and the Flood Hazard Zone containing Conantville Brook. This area has been zoned for decades for intensive industrial and commercial use, but it has remained primarily agricultural. This area is no longer considered appropriate for intensive industrial and commercial use due to access limitations, special agricultural, floodplain, wetland, and aquifer characteristics that warrant protection and preservation, site visibility and scenic pattern of development, neighboring agricultural and residential uses and other Plan of Conservation and Development goals, objectives and recommendations. Due primarily to the fact that this area is one of a very limited number in Mansfield that have access to public sewer and water systems, some lower intensity industrial and commercial uses are considered appropriate for portions of this district, but only if designed, constructed, and utilized in a manner compatible with Plan of Conservation and Development recommendations and neighboring land uses. Accordingly, the PVCA zone is subject to special provisions designed to preserve significant areas of prime agricultural land, to protect important natural and scenic resources, and to address other important regulatory objectives.

General. The uses listed in the use table and associated site improvements are permitted in the PVCA zone, provided:

Any special requirements associated with a particular use are met;

Except as noted below, all uses permitted in the PVCA zone shall be served by adequate public sewer and water supply systems. On a case-by-case basis the Planning and Zoning Commission shall have the right to authorize the use of on-site sanitary waste disposal and/or water supply systems for permitted uses provided it is documented to the Commission's satisfaction that there is a low risk of aquifer contamination or other health, safety or environmental problems.

Applicable provisions of § 190-56 and § 190-7 and § 190-75 are met.

(4)

With the exception of those uses included in the table as Permitted Use, a special permit approval is obtained in accordance with the provisions of § 190-74 for any of the activities delineated in as a special permit application.

Water and sewer facilities. Except as noted below, all proposed developments in the PVCA zone must be served by public water and sewer facilities or must be readily connected to such services. "Readily connected" is defined as that point in time when contracts have been let for construction of public sewer and water facilities requested for connection. A Certificate of Zoning Compliance shall not be issued until the site is connected to public water and sewer facilities. The Commission may waive this requirement.

Building height requirements. No building shall exceed three stories or a height of 40 feet.

Distance between structures. Except as noted below, the distance between any two structures shall be no less than 50 feet. The Commission may vary this spacing requirement when it determines that such variations will enhance the design of the project without significantly affecting either emergency or solar access.

Courtyards. Except as noted below, courtyards enclosed on all sides shall not be permitted and no open court shall have a length or width less than 50 feet. The Commission may vary these requirements when it determines that such variations will enhance the design of the project without significantly affecting either emergency or solar access.

Parking. Required parking spaces shall not be allowed on any street or internal roadway and shall be set back a minimum of 10 feet from principal buildings. All spaces shall comply with the parking provisions of § 190-78 and other dimensional requirements of these Regulations.

Agricultural land preservation requirements.

Pursuant to the Plan of Conservation and Development recommendations, the Commission shall have the authority to require up to 35% of the prime agricultural acreage on a subject property to be permanently preserved for agricultural use. This agricultural dedication provision may be addressed prior to any development, in association with an initial development phase or incrementally, over a series of phases or developments. However, in applying this provision, cumulatively no more than 40% of the prime agriculture acreage of a property in existence at the time this regulation is adopted shall be required to be permanently preserved for agricultural use.

As utilized in this provision, prime agricultural acreage shall be those areas that have been cultivated or otherwise used for agricultural purposes and/or those areas with soils that are classified as "prime agricultural" by the Natural Resources Conservation Service. The Commission shall have final approval of the location of the agricultural acreage to be preserved. All property owners and prospective developers are encouraged to work with the Commission to identify an appropriate location(s) for preserved agricultural land, including other land in the Pleasant Valley area under the control of the applicant.

(a)

In identifying agricultural land for preservation, the Applicant and Commission shall consider whether:

[1]

The land will retain agricultural value;

[2]

The agricultural use of the land would complement existing and proposed land uses;

[3]

The agricultural use of the land would enhance adjacent and nearby agricultural land; and

[4]

Whether the agricultural use of the land would conflict with existing and planned uses on adjacent properties.

(b)

Based on information reviewed prior to the adoption of this regulation, the following area should be considered a priority for agricultural land preservation:

[1]

Land immediately south of Pleasant Valley Road.

To ensure the permanent preservation of designated agricultural land, conservation easements, approved by the Commission, shall be filed on the Land Records. While not required, the Commission shall have the authority to recommend and facilitate the transfer of agricultural land in title to the Town of Mansfield or an acceptable organization dedicated to agricultural preservation. Agricultural easement areas shall be monumented with iron pins and Town Conservations easement markers shall be placed every 50 to 100 feet around the perimeter boundary of the easement area. The Town Markers shall be placed on trees, fences, four inch cedar posts or other structures acceptable to the Commission.

PVCA design criteria. To promote the retention and enhancement of the agricultural and scenic pattern of development of the Pleasant Valley Commercial Agriculture Zone, all new developments shall be designed to preserve and, as appropriate, enhance existing views and vistas from adjacent and nearby roadways and neighboring properties. Developments consisting of more than one structure shall exhibit a high degree of coordination in site planning, architectural design, site design and site detailing. All physical components shall be designed to complement an overall plan. In addition to addressing all applicable provisions of the Architectural and Design Standards contained in § 190-77 of these regulations, all development shall address the following design criteria:

In the event the area zoned Pleasant Valley Commercial Agriculture situated south of Pleasant Valley Road is developed in more than one phase or by more than one developer, all design components (including site layout, building layout and building design, and landscaping, lighting and other site improvements) shall be compatible and designed to complement an overall plan. To help ensure compliance with this requirement, the Commission shall have the authority to require the submission of a conceptual master plan when a proposed development would result in the division or resubdivision of a tract or parcel of land existing at the time these regulations were adopted into three or more parts or lots for the purpose, whether immediate or future, of sale or building development, excluding development for municipal, conservation or agricultural purposes. When required, the conceptual master plan shall be submitted in association with a pending special permit or subdivision application and shall include:

(a)

Areas under common ownership at the time these regulations were adopted. If the application includes a resubdivision as described above, the plan shall address how the proposed development will be compatible with development on the lot previously divided;

(b)

Depiction of future parcels, buildings, roadways/driveways, walkways, service areas, public sewer and water lines, storm water facilities, agricultural preservation areas and other site development components; and

(c)

Associated design guidelines for the entire area.

The Commission shall have the right to approve conditions regulating the development of future phases and ensuring that this provision has been addressed.

All new buildings and structures and all associated parking, loading and waste disposal or storage areas shall be located a minimum of 200 feet from Pleasant Valley Road and appropriately screened. The Commission shall have the right to reduce this locational requirement based on individual site characteristics, the specific proposed use and the specific development design. This locational requirement is designed to help preserve existing agricultural land immediately south of Pleasant Valley Road and to minimize incompatible visual impacts, particularly from Pleasant Valley Road, Mansfield City Road north of Pleasant Valley Road and from Stearns Road.

New buildings shall be designed to minimize mass by utilizing smaller visual components through the use of projections, recesses, varied facade treatments, varied roof lines and pitches, and where appropriate, variations in building materials and colors.

(4)

Site specific landscape and lighting plans shall be designed by qualified professionals and implemented to reduce visual impact, minimize light spill (undesirable light that falls outside the area of intended illumination) and promote compatibility with neighboring agricultural and residential uses.

§ 190-40 Special provisions for the Planned Business-3 Zone (Four Corners area-Route 195/44).

Intent.

The Planned Business-3 zone is situated in the "Four Corners" area of Town at or near the intersection of State Routes 44 and 195. This historically important crossroads area has provided in part commercial services to Mansfield residents and visitors for over 200 years. Due in part to the lack of public sewer and water services, many properties in this area have deteriorated over the past few decades and a number of businesses have closed. Consistent with Mansfield's Plan of Conservation and Development, it is the Town's objective to revitalize the Four Corners area and Town officials are working to address existing infrastructure needs.

Due to current infrastructure deficiencies, the current listing of permitted uses in the Planned Business zone is limited. However, upon approval of commitments to provide public sewer and water services to this area, it is the intent of the Planning and Zoning Commission to review and, as appropriate, modify zone classifications and zone boundaries; the listing of permitted uses, maximum height and coverage requirements and all other associated land use regulations. In the interim, the Commission has established in § 190-56, initial design criteria that will help establish a design framework for the planned revitalization and growth of this area.

Four Corners design criteria.

To facilitate the coordinated development or redevelopment of properties in the Four Corners area, the following design criteria have been established. In addition to addressing the Architectural and Design standards contained in § 190-77, all proposed development in the Four Corners area shall comply with the following design criteria:

Developments along Routes 44 and 195 and along North Hillside Road shall incorporate a prominent pedestrian oriented and extensively landscaped streetscape. The streetscape area shall include a walkway/bikeway, street trees and other landscape enhancements and, as deemed appropriate by the Commission, pedestrian sitting areas, bicycle racks, bus stops and bus shelters.