B. 
Building above or below center line of road.
(1) 
Prior to the issuance of a building permit for construction of a house, commercial building, accessory building, or any lot or parcel of land with the top of foundation more than five feet above or below the center line grade of the road opposite the midpoint of the front foundation wall, a detailed site plan showing the existing and proposed topography, driveways, storm drainage, provisions for potable water supply and sewage disposal, location of existing and proposed structures, elevation, floor plans and any other information as may be required by the Town Engineer or Building Department, shall be submitted to the Building Department for approval by the Building Official.
(a) 
No driveway shall exceed 14% at any point except as proposed in Driveway Ordinance #142 for grade between gutter and street line.
(2) 
Retaining wall. When required. When there is danger of dirt fill washing or sliding from the property to be filled onto other adjoining lots of land, a retaining wall shall be built and a plan showing construction and size of wall shall be submitted to the building department for approval before any work is started.
(3) 
Dust control. When dirt has been brought in or taken out and left in such a manner that there is danger of dust arising from said land, some form of grass or rye seed shall be planted or some form of chemical used to lay said dust.
C. 
Collection and disposal of storm drainage. Proper provision shall be made for collection and disposal of stormwater from roofs and parking areas through a pipe system connected to existing storm drains or carried to a natural watercourse or to an on-site area approved by the Town Engineer in compliance with the recommendations of the latest edition of the "Stormwater Quality Manual" of the Connecticut Department of Environmental Protection (DEP).
D. 
Common wall. Abutting property owners in Commercial zoning districts may join together to construct a structure with a common wall along a common property line subject to the approval of a Special Permit by the Vernon Planning Commission.
E. 
Debris resulting from catastrophe. The site of structures damaged by fire, explosion or other catastrophe must be cleared of debris within 60 days of the initial damage. The Zoning Commission may, upon written request of the owner, grant an extension of time; provided, however, that such extension does not exceed 60 days.
F. 
Obstructions at roadway intersections.
(1) 
No fence, wall, hedge, shrubbery, tree canopy or other obstruction to sight distance vision shall be placed or allowed to be placed at roadway intersections, private access road intersections, and driveway curb cuts. The minimum sight distance from the roadway intersection, private access road intersection or driveway curb cut shall be based on the posted speed for the approach roadway being intersected as indicated below. If the speed limit for the approach roadway is not posted, the sight distance shall be based on a speed limit of 30 miles per hour (MPH).
Posted Speed Limit
(mph)
Minimum Sight Distance
(feet)
30
350
35
425
40
475
(2) 
The sight distance shall be based on the front of the approach vehicle being 10 feet back from the extended curb line of the intersecting roadway. The Town Engineer or his representative may vary the above minimum sight distances on Town roads when he/she deems it necessary and on State roads in consultation with the Connecticut Department of Transportation (CT DOT).
G. 
Performance standards. All land uses within the Town of Vernon shall be subject to the following performance standards.
(1) 
Fire protection. Provision shall be made for fire protection adequate in the judgment of the Fire Marshal of the Town of Vernon for the use intended.
(2) 
Storage of flammable or explosive materials. The storage of flammable or explosive materials shall be in a manner approved by the Fire Marshal of the Town of Vernon, who may require any precautionary measures necessary in his judgment to eliminate exposure hazards to life and property.
(3) 
Offensive odors; noxious, toxic or corrosive fumes or gases. The use shall emit no offensive odors perceptible at any property line of the lot on which the use is located and shall emit no noxious, toxic or corrosive fumes or gases.
(4) 
Exhaust, waste or dust. The use shall not discharge into the air exhaust, waste or dust in excess of one cubic centimeter of settled matter per cubic meter of air, or produce heat or glare perceptible from any property line on the lot on which the use is located for a period of more than three continuous minutes.
(5) 
Lighting. Exterior and/or interior lighting shall not produce glare on public highways or neighboring property or conflict with any traffic signals.
(6) 
Smoke or air contaminants. Smoke or other air contaminant shall not be discharged into the atmosphere from any single source of emission for a period or periods aggregating more than three minutes in any one hour, which is as dark or darker in shade than is designated as No. 2 on the Ringlemann Chart as published by the United States Bureau of Mines, or which is of such opacity as to obscure an observer's view to a degree equal to or greater than does smoke designated as No. 2 on the Ringlemann Chart.
(7) 
Discharge of sanitary sewage or industrial wastes. The use shall not discharge into any stream, river, watercourse, or water body any sanitary sewage or industrial wastes except where suitable treatment has been provided in accordance with applicable local and state regulations, and approved by the responsible agencies.
(8) 
Discharge of stormwater, runoff or wastewater. The use shall not discharge into any stream, river, and watercourse or water body, any stormwater, surface water, groundwater, roof runoff, a subsurface water drainage, cooling water, air conditioning and refrigeration wastewaters, or unpolluted industrial process waters, without specific approval by the responsible local and state agencies.
(9) 
Existing and proposed drainage. Stormwater management systems shall be developed consistent with LID practices, which shall be designed and maintained to renovate stormwater through mechanical or natural means before discharging into storm sewers, wetlands, watercourses, or infiltrating into the ground. The stormwater management system shall comply with the practices recommended in the latest edition of the "Stormwater Quality Manual" of the State of Connecticut Department of Energy and Environmental Protection (DEEP) and with the Town LID Manual. Where a conflict arises between the state and Vernon manuals, the more restrictive provision(s) shall apply. Application of LID practices shall not be required for a single lot containing a single-or two-family dwelling.
H. 
Private roads and parking areas. Where the permitted use of a property includes roads and parking areas to be retained under private ownership, the maintenance of such roads and parking areas shall be the sole responsibility of the owner of record, and proper maintenance shall be a condition of compliance with these regulations.
I. 
Projections into yards.
(1) 
Nothing in these regulations shall prohibit the projection into a required yard of the following, provided the required yard is not within and does not abut a residential zoning district: such building features as pilasters, columns, sills, windows, cornices, roof overhangs, eaves, chimneys, canopies and awnings, or other similar architectural building features, or stoops or open fire escapes. In the event the required yard is within or abuts a residential zoning district, such a projection into a required yard is permitted but is limited to two feet or less into the required yard. Notwithstanding the foregoing, the maximum of any canopy that projects into a required yard shall not exceed 200 sq. ft.
(2) 
Further, nothing in these regulations shall prohibit the construction or erection of the following within a required yard, provided the requirements of § 30-10.1F are satisfied: fences or walls six feet in height or less, necessary retaining walls, lighting (further provided the requirements of § 30-10.1G(5) are satisfied), signs (further provided the requirements of § 30-10.4A(5) are satisfied), and parking areas (further provided the requirements of § 30-10.5C(2) are satisfied).
(3) 
Further, nothing in these regulations shall prohibit the projection into a required yard of handicap access ramps, landings and decks to the extent necessary to meet the minimum requirements for access or egress by a handicapped person.
J. 
One principal building per lot. In all zones which permit single or two family dwellings, excluding special permits issued for assisted living facilities or housing for the elderly, only one principal building or structure and any accessory building shall be permitted on a lot.
K. 
Reduction of lot area or dimensions. No lot shall be diminished, nor shall any yard, court or any other area be reduced except in conformity with these regulations. No existing parcel of land shall be hereafter divided in such a manner that any portion of the parcel or any building thereon is not in conformance with these regulations.
L. 
Required lot frontage on public streets. No building shall be built on any lot unless such lot meets the definition of lot and has the required lot width as defined in Article 2 and has access to and a frontage of at least 25 feet on a public street.
M. 
Sidewalks. Sidewalks shall be installed for all new developments in all areas. Sidewalks and granite curbs shall be installed in those areas designated as "Sidewalk Policy Areas," which is made part of these regulations. Alternative curb designs may be used for the purpose of managing stormwater in accordance with the Town LID Manual. For the purposes of managing stormwater, sidewalks should be constructed of pervious materials or be graded to other permeable surfaces whenever practicable.
N. 
Surfacing. In all zones, all required parking, driveways, loading areas, motor vehicle storage, and display lots and access driveways shall have an adequate paved or alternate surface approved by the Town Engineer capable of allowing free and safe movement of all vehicles. Permeable pavement may be used for surfacing. If used it shall be designed in accordance with the Town LID Manual.
A. 
Conditions for building on lot of lesser area and width. Provided that safe and adequate disposal of sewage and a safe water supply can be provided without endangering the health and safety of adjoining residents, the requirements of Articles 3 and 6 and §§ 30-4.1A through M, 30-4.2, 30-4.3, 30-4.5, 30-7.1, 30-8.1 through 30-8.4, 30-8.6, 30-8.7, 30-9.2D and I, and 30-9.7 shall not prevent the construction of a permitted building or establishment of a permitted use on a lot containing less than the lot area and width required in Articles 3 and 6 and §§ 30-4.1A through M, 30-4.2, 30-4.3, 30-4.5, 30-7.1, 30-8.1 through 30-8.4, 30-8.6, 30-8.7, 30-9.2D and I, and 30-9.7, provided said lot is:
(1) 
Recorded prior to July 1, 1965, in the Land Records of the Town of Vernon; or
(2) 
Shown on a plan of subdivision approved by the Planning and Zoning Commission of the Town of Vernon and placed on file in the office of the Town Clerk of the Town of Vernon; provided, however, that if five years have elapsed since the filing date of such plan, then all work as defined in Section 8-26(c) of the Connecticut General Statutes as amended must have been completed.
(3) 
Recorded prior to the adoption of any zoning amendment changing the required lot area or width.
B. 
Adjacent lots in same ownership. A group of adjacent lots of record under the same ownership may be re-divided or re-subdivided in accordance with the subdivision regulations into larger lots:
(1) 
For permanent dwellings where permitted, provided such lots have not less than 75% of the required lot area and lot width; and
(2) 
Where in each case a safe water supply and a safe and adequate disposal of sewage can be provided without endangering the health and safety of adjoining residents.
A. 
Soil erosion and sediment control plan required. A soil erosion and sediment control plan shall be submitted with any application for development when the disturbed area of such development is cumulatively more than 1/2 acre.
B. 
Exemption for single-family dwelling not part of subdivision. A single family dwelling that is not a part of subdivision of land shall be exempt from these soil erosion and sediment control regulations.
C. 
Erosion and sediment control plan.
(1) 
To be eligible for certification, a soil erosion and sediment control plan shall contain proper provisions to adequately control accelerated erosion and sedimentation and reduce the danger from stormwater runoff on the proposed site based on the best available technology. Such principles, methods and practices necessary for certification are found in the Connecticut Guidelines for Soil Erosion and Sediment Control (2002) as amended. Alternative principles, methods and practices may be used with prior approval of the Commission.
(2) 
Said plan shall contain, but not be limited to:
(a) 
A narrative describing.
[1] 
The development.
[2] 
The schedule for grading and construction activities including.
[a] 
Start and completion dates;
[b] 
Sequence of grading and construction activities;
[c] 
Sequence for installation and/or application of soil erosion and sediment control measures;
[d] 
Sequence for final stabilization of the project site.
[3] 
The design criteria details for proposed soil erosion and sediment control measures and stormwater management facilities.
[4] 
The construction details for proposed soil erosion and sediment control measures and stormwater management facilities.
[5] 
The installation and/or application procedures for proposed soil erosion and sediment control measures and stormwater management facilities.
[6] 
The operation and maintenance program for proposed soil erosion and sediment control measures and stormwater management facilities.
(3) 
Site plan map at a sufficient scale to show:
(a) 
The location of the proposed development and adjacent properties;
(b) 
The existing and proposed topography including soil types, wetland, watercourses, and water bodies;
(c) 
The existing structures on the project site, if any;
(d) 
The proposed area alterations including cleared, excavated, filled or graded areas and proposed structures, utilities, road and, if applicable, new property lines;
(e) 
The location of and design details for all proposed soil erosion and sediment control measures and stormwater management facilities;
(f) 
The sequence of grading and construction activities;
(g) 
The sequence for installation and/or application of soil erosion and sediment control measures;
(h) 
The sequence for final stabilization of the development site.
(4) 
Any other information deemed necessary and appropriate by the applicant or requested by the Commission or its designated agent.
D. 
Development of plans.
(1) 
Plans for soil erosion and sediment control shall be developed in accordance with these regulations using the principles as outlined in Chapters 3 and 4 of the Connecticut Guidelines for Soil Erosion and Sediment Control (2002), as amended. Soil erosion and sediment control plans shall result in a development that minimizes erosion and sedimentation during construction; is stabilized and protected from erosion when completed; and does not cause off-site erosion and/or sedimentation.
(2) 
The minimum standards for individual measures are those in the Connecticut Guidelines for Soil Erosion and Sediment Control (2002), as amended. The Commission (or the Country Soil and Water Conservation District) may grant exceptions when requested by the applicant if technically sound reasons are presented.
(3) 
The appropriate method from Chapter 9 of the Connecticut Guidelines for Soil Erosion and Sediment Control (1985), as amended, shall be used in determining peak flow rates and volumes of runoff unless an alternative method is approved by the Commission.
E. 
Issuance or denial of certification.
(1) 
The Certifying Agent shall either certify that the soil erosion and sediment control plan, as filed, complies with the requirements and objectives of this regulation or deny certification when the development proposal does not comply with these regulations.
(2) 
Nothing in these regulations shall be construed as extending the time limits for the approval of any application under Chapters 124, 124A or 126 of the General Statutes.
(3) 
Prior to certification, any plan submitted to the municipality may be reviewed by the Town Engineer or the North Central Conservation District, whom may make recommendations concerning such plan, provided such review, shall be completed within 30 days of receipt of such plan.
(4) 
The Commission may forward a copy of a development proposal to the Conservation District or other review agency or consultant for review comment.
F. 
Conditions relating to soil erosion and sediment control.
(1) 
The estimated costs of measures required to control soil erosion and sedimentation, as specified in the certified plan, that are a condition of certification of any modified site plan may be required to be covered in a performance bond or other assurance acceptable to the Commission in accordance with the provisions specified under Articles 3 and 6 and §§ 30-4.1A through M, 30-4.2, 30-4.3, 30-4.5, 30-7.1, 30-8.1 through 30-8.4, 30-8.6, 30-8.7, 30-9.2D and I, and 30-9.7 of the regulations.
(2) 
Site development shall not begin unless the soil erosion and sediment control plan is certified and those control measures and facilities in the plan scheduled for installation prior to site development are installed and functional.
(3) 
Planned soil erosion and sediment control measures and facilities shall be installed as scheduled according to the certified plan.
(4) 
All control measures and facilities shall be maintained in effective condition to ensure the compliance of the certified plan.
G. 
Inspection. Inspections shall be made by the Commission or its designated agent during development to ensure compliance with the certified plan and that control measures and facilities are properly performed or installed and maintained. The Commission may require the permittee to verify through progress reports that soil erosion and sediment control measures and facilities have been performed or installed according to the certified plan and are being operated and maintained.
A. 
General requirements. All signs erected in the Town of Vernon shall comply with the requirements set forth below in addition to all other applicable regulations.
(1) 
Flashing, rotating, and animated signs are not permitted in any zone under any circumstances, with the exception of EV Charging/Display Kiosks permitted subject to the provisions of § 30-10.4C(6). Electronic Message Boards (EMBs) may be permitted when granted a Special Permit by the Planning and Zoning Commission (PZC) subject to the provisions of § 30-13.3 and the requirements and criteria of § 30-10.4C. EMBs that display only static messages of time and/or temperature or gasoline pricing shall not require a special permit. For purposes of this section "static messages" or "static displays" shall mean electronic messages that change infrequently (generally fewer than two or three times within 24 hours).
(2) 
The painting of signs on the exterior of any building is not permitted in any zone under any circumstances.
(3) 
The light source in any lighted sign shall be shielded in such a manner as to prevent undue glare. Colored lights shall not be used where they create any conflict with highway-control traffic signals.
(4) 
All signs must be erected in accordance with a building permit granted by the Building Inspector and shall be constructed of sound materials, firmly supported and maintained in good condition and repair. All such signs shall be removed (and all appurtenances thereto shall be removed) within 30 days by their owners upon the completion or cessation of activities or business.
(5) 
No part of any sign shall be erected within 10 feet from any property lines of the premises to which they pertain except as permitted under § 30-10.4A(10).
(a) 
No sign shall be placed in the traffic visibility as outlined in § 30-10.1F.
(6) 
Any sign hereafter erected shall conform to the height limitations of the section for the district in which it is located.
(7) 
Streamers, fluttering banners or similar displays shall be allowed for a period of five days only. Such display shall not be allowed more than once every 180 days.
(8) 
Signs shall not extend more than four feet from the face of any building over any sidewalk but in any case shall not project within two feet of the curb line.
(9) 
The area restrictions below shall be interpreted as maximum areas per sign face and are not meant to prohibit the use of more than one face.
(10) 
Portable, temporary signs are prohibited in all zones at all times except that signs shall be permitted in the public pedestrian right-of-way in the Historic District - Downtown Business and Residential zone subject to the following requirements:
(a) 
Only one portable sign shall be permitted for an individual business or establishment and the sign content must be limited to the business, service, or goods of the establishment immediately adjacent to the sign, or to an establishment located on the upper floors of the building immediately adjacent to the sign.
(b) 
Each property shall be entitled to no more than one portable sign for every 20 feet of property frontage on a public street, regardless of the number of businesses in a given property. Properties on corner lots shall only be entitled to count the frontage on Main Street.
(c) 
The sign shall not exceed eight square feet in total area based on the dimensions of a single side and shall not be more than 2.5 feet wide nor more than four feet high.
(d) 
Signs shall be located either adjacent to the building frontage or a minimum of 18 inches from the curb and shall provide at least four feet of unobstructed sidewalk area for pedestrians. Signs shall not obstruct any required means of egress from adjacent buildings or driveways providing access to parking or loading areas at the rear of adjacent buildings.
(e) 
Signs may be displayed only when the establishment is open for business and must be removed from the right-of-way when the business is closed.
(f) 
Signs must be constructed of durable, weatherproof materials, including wood, metal, or composite wood or synthetic materials. Glass, PVC pipe frames or similar materials are not permitted. Signs shall not be illuminated. All signs must be maintained in good repair including the sign frame structure, materials, and lettering and graphics. The message content on the sign may be contained on paper or laminated paper. Signs shall bear on each face a Rockville Downtown Association (RDA) decal provided by the RDA.
(g) 
Anyone wishing to display a portable sign must file an application with the Vernon Zoning Enforcement Officer for a portable sign permit. A $25 fee must accompany the completed application. The permit shall be valid from July 1 through June 30 of each year and may be renewed upon payment of a new permit fee. The permit fee shall not be prorated for less than a full year.
(h) 
Portable sign permits may be issued by the Zoning Enforcement Officer upon a showing of compliance with the provisions of these regulations. The Zoning Enforcement Officer may deny or revoke a permit if the applicant has a history of violations of any of the requirements of this section.
(i) 
The applicant must provide a certificate of liability insurance to the Zoning Enforcement Officer in an amount determined by the director of finance. A portable sign permit shall not be issued until the insurance certificate is provided.
(j) 
The Zoning Enforcement Officer shall be empowered to notify the permittee of a portable sign that their permit has been revoked if it is found that any of the terms or requirements of this section are not met after a 10-day written notice to correct has been issued. The Town is entitled to remove a sign which violates the regulations, and said signs shall not be returned or be located unless all violations are remedied. The Town may charge a pick-up fee in addition to any fines associated with said enforcement.
(k) 
The Town reserves the right, acting through direction of the Town Administrator or a designee, the Vernon Traffic Authority, or the Vernon Public Works Director to prohibit the use of portable signs at any time because of anticipated or actual problems or conflicts in the use of a sidewalk area. These situations include but are not limited to festivals, parades, road races, repairs to the street or sidewalk, or hazardous weather conditions or other emergencies occurring in the area. To the extent possible the permittee shall be given prior written notice of the time period during which the prohibition is in effect, but failure to give notice shall not affect the right of the Town to prohibit portable signs at any time.
(l) 
Any permittee aggrieved by any action of the zoning enforcement officer shall have a right to appeal to the Zoning Board of Appeals as set forth in § 30-13.4B(7) of these regulations. Any sign subject to an enforcement action must be removed from the sidewalk until the appeal is decided.
(11) 
Directional signs shall conform to the manual of uniform traffic control devises (MUTCD) and shall not advertise any products or services.
(12) 
Signs placed within the public right-of-way are subject to confiscation by the Town or State.
(13) 
All signs must be located on the same parcel as the use to which the sign pertains, with the exception of EV Charging/Display Kiosks permitted subject to the provisions of § 30-10.4C(6).
(14) 
Message board may be permitted by approval of a site plan or modification and a special permit, but not by minor modification.
B. 
Signs permitted in residential districts.
(1) 
One sign for each family residing on the premises indicating the name of the owner or occupant, provided that said sign shall not exceed two square feet in area.
(2) 
One sign indicating the principal use of the premises such as nursing homes, apartment, non-profit clubs, etc., providing said sign shall not exceed 10 square feet in area. Signs for multifamily units may be increased to 50 square feet if the development exceeds 50 units.
(3) 
One temporary sign pertaining to the construction on, or the sale or lease of the premises, providing that said sign shall not exceed 32 square feet in area. Said sign shall not be permitted for a period exceeding one year and shall be located on the same property to which they pertain.
(a) 
Construction signs shall be removed upon the installation of permanent signs and/or prior to the issuance of a certificate of occupancy.
(b) 
Construction/for sale/for lease signs are exempt from obtaining building permits.
(4) 
Directional signs which provide guidance to the public and offer no advertising or business identification, may be allowed providing they meet all requirements of § 30-10.4 of these regulations, do not pose any obstruction to traffic or pedestrian visibility.
C. 
Signs permitted in commercial and industrial districts.
(1) 
Angle signs, one sign affixed at an angle to the facade of a structure and pertaining to a permitted use or business within the structure, providing said sign shall not exceed nine square feet in area for each business within a structure.
(2) 
Parallel signs, signs affixed and parallel to the facade of a building pertaining to a permitted use or business within the structure, providing said signs on a given wall surface shall not exceed two square feet for every linear foot of the same wall of that section of the structure occupied by said use except as limited by the provisions of § 30-10.4C(3).
(3) 
One free-standing sign representing all permitted uses or businesses on a single parcel, providing said sign does not exceed 80 square feet per face and the sign serves only to identify the name and type of business, provided however, in a commercial zone, or two or more contiguous commercial parcels sharing the same parking facilities and sharing common access drives, having an area of at least 15 acres and containing more than 150,000 square feet of building area, or in the case of commercial recreational facilities having an area of at least 15 acres and containing more than 150,000 square feet overall of commercially utilized areas, excluding parking areas, one additional free-standing sign may be permitted. Such additional free-standing sign may contain a maximum of 200 square feet per face, providing the applicant reduces the amount of square footage allowed by § 30-10.4C(2) for parallel signs on the same premises by the amount per face said free-standing sign exceeds 80 square feet per face.
(4) 
Directional signs, which provide guidance to the public and offer no advertising or business identification, may be allowed provided they meet all requirement of § 30-10.4 of these regulations, do not pose any obstruction to traffic or pedestrian visibility. Directional signs may not exceed two square feet in area or three feet in height measured from grade to the top of the sign.
(5) 
Roof signs, providing said signs should not exceed two square feet for every linear foot of outside wall of the section of the structure occupied by said use.
(6) 
EV Charging/Display Kiosks subject to the following requirements and conditions:
(a) 
EV Charging/Display Kiosks shall not exceed 21.5 square feet in size and 7.5 feet in height.
(b) 
EV Charging/Display Kiosks display screen shall not exceed nine square feet.
(c) 
EV Charging/Display Kiosks shall be equipped with an auto-dimming feature.
(d) 
EV Charging/Display Kiosks shall limit content refresh rates to no more than every eight seconds.
(e) 
EV Charging/Display Kiosks shall not be visible from public rights of way.
(7) 
One sign pertaining to the construction on, or the sale or lease of the premises, providing that said sign should not exceed 32 square feet in area. Said sign shall not be permitted for a period exceeding one year and shall be located on the same property to which they pertain.
(a) 
Construction signs shall be removed upon the installation of permanent signs and/or prior to the issuance of a certificate of occupancy.
(b) 
Construction/for sale/for lease signs are exempt from obtaining building permits.
(8) 
One menu board sign per drive-up service lane provided that the total sign face area allowed per § 30-10.4C(2) and (3) is reduced by an equivalent area to the face areas of the menu board sign(s). Menu board signs require approval of a site plan of development or modification, which may be a minor modification.
(9) 
A message board sign requires approval of a Site Plan and Special Permit provided that the total sign face area allowed per § 30-10.4C(2) and (3) is reduced by an equivalent area to the face areas of the message board sign.
(10) 
Electronic Message Boards (EMBs) subject to the following requirements and conditions:
(a) 
EMBs shall only be permitted in the following zones upon the granting of a special permit: Commercial, Industrial, and Planned Commercial;
(b) 
In lieu of the standards in § 30-10.4C(3), EMBs shall be limited to a display area not exceeding 40 sq. ft., dimensions not exceeding 5' by 8', and a height of 12 feet if the EMB is not proposed as part of a larger freestanding sign;
(c) 
EMBs shall display no more than two colors against a black background at any one time; the combination of colors may change with a change in the message displayed; no graphics other than a business logo may be displayed as part of a message provided there is no animation, scrolling, or flashing of the logo;
(d) 
EMBs shall display any single message for not fewer than 30 minutes before the message is changed;
(e) 
The transition from one message to another displayed on an EMB may be instantaneous, may include an off-time between messages, or may include a fade or dissolve transition;
(f) 
An application for an EMB proposed for placement within 300 feet of another EMB as measured along a line parallel to the street line shall require submission of a photographic image of the streetscape with the proposed EMB superimposed in relation to any existing EMBs located within 500 feet in either direction along the travelway;
(g) 
An EMB shall be turned off, display no message, or display a static message during non-business hours; for businesses operating 24 hours, an EMB shall be turned off, display no message, or display a static message daily between the hours of midnight and 5:00 am;
(h) 
In addition to the special permit criteria of § 30-13.3, approval of a special permit for an EMB shall meet the following requirements:
[1] 
Its longitudinal or sight line proximity to existing EMBs shall not create visual clutter or an undue distraction to drivers by virtue of non-synchronous message change intervals of proximate EMBs, the rapid sequential viewing of proximate EMBs, or the viewing of multiple EMBs in an average glance duration of 0.3 second;
[2] 
The height of the EMB relative to proximate EMBs shall not create the illusion of a larger EMB mass or cluster.
D. 
Other provisions. The total area of all angle signs, parallel signs, and roof signs shall not exceed two square feet for every linear foot of wall of that section of the structure occupied by said use.
E. 
Sign policy.
(1) 
It is in the best interest of Vernon to establish a sign policy. This policy should provide a means of conveying a message without restricting the rights of the person communicating the message. Additionally, this policy should address the safety concerns of the citizenry and the overall aesthetic character of the Town. Signs present, often more than roads, buildings, or landscaping, a sense of negativeness via clutter, untidiness or overwhelming size, or a sense of visual pleasantness via consistency of scale.
(2) 
It is the intent of the Zoning Regulations to encourage the approval of signage which allow the necessary balance desired by all members of the community by focusing on the following aspects:
(a) 
Relationship of signs to site;
(b) 
Relationship of signs and site to adjoining areas;
(c) 
Sign design;
(d) 
Planning and Design Factors affecting safety to motorists, pedestrians, and property owners.
(3) 
Signs should facilitate efficient communication between businesses and the patrons they wish to attract. Signs should blend with the architectural style of the building to which they relate and should be visually pleasing and attractive. To create architecturally harmonious and visually attractive signs, the following criteria should be used:
(a) 
Signs should be designed as an architectural element of the building and should complement the architectural style of the building.
(b) 
Signs should be in good proportional scale to the building and site to which they relate.
(c) 
Whenever possible, sign letters should be attached directly to the building and signs should be located on the buildings sign freeze.
(d) 
Sign materials, lettering style, and form should be compatible with the building's design and use.
(e) 
Sign colors should be limited in number and be compatible with the building's facade.
(f) 
Signs should relate to the business at hand and not advertise brand names or symbols.
(g) 
The number of graphic elements on a sign should be held to a minimum and should not contain selling slogans or product descriptions.
(4) 
The boundary between residential and commercial/industrial zones represents a potential friction point in land use development. This is particularly true for intensive retail developments that bound along residential districts. Signs can represent the most visible element of development along this boundary and should be handled differently. By creating a buffering requirement along these boundaries, there is the opportunity to ensure more compatible development, maintain residential property values, and foster better relationships between these disparate neighbors. This may be accomplished, for example by the use of reduced lighting, harmonious colors, or non-flashing or rotating or blinking lights.
A. 
Provisions. Off-street parking shall be provided for all uses in structures hereafter constructed or enlarged or in which there is a change of use in accordance with the following requirements:
(1) 
Assisted living facility: 1 space for each two units plus 1 space for each 2 employees.
(2) 
Auditorium or other place of public assembly: one parking space for each four fixed seats of capacity or one parking space for each 60 square feet of floor area available to patrons in cases where the capacity is not determined by the number of fixed seats.
(3) 
Boarding or rooming house or tourist home: one parking space for each guest bedroom, plus one parking space for the resident family.
(4) 
Bowling alley: three parking spaces for each lane.
(5) 
Club: one parking space for each 100 square feet of floor area available to patrons.
(6) 
Commercial recreation center: one parking space for each employee and one space for each four participants and/or patrons.
(7) 
Dwellings, single-family: one parking space located behind the building line. Two-family - three parking spaces located behind the building line. Multi-family - two parking spaces per dwelling unit.
(8) 
Motor vehicle service station or establishment: a minimum of seven spaces, without repairer's license - maximum of four vehicles on-site in any 48 hour period. With limited repairer's or general repairer's license - maximum of eight vehicles in any 48-hour period. No vehicle may be kept in outside storage over two weeks.
(9) 
Home occupation or home professional office: two parking spaces, in addition to one parking space for each employee and the requirement for the dwelling to which such use is accessory.
(10) 
Hospital or convalescent home: one parking space for every two beds.
(11) 
Hotel or motel: one parking space for each guest bedroom or suite, plus one parking space for each three persons customarily employed at one time.
(12) 
Manufacturing or industrial establishment, whole establishment or laboratory: one parking space for each two employees customarily employed at one time.
(13) 
Mortuary establishment: one parking space for each 75 square feet of floor area devoted to assembly rooms for services.
(14) 
Office, office building, bank, medical or dental clinic: one parking space for each 250 square feet of floor area.
(15) 
Philanthropic or eleemosynary Institution: one parking space for each 250 square feet of floor area devoted to office or administrative use.
(16) 
Restaurant or tavern: one parking space for each 50 square feet of public floor area.
(17) 
Retail store, personal service store or studio, shop for custom work: one parking space for each 250 square feet of floor area.
(18) 
Roadside stand: four parking spaces in addition to the requirement for any dwelling.
(19) 
School, public or parochial: 20 parking spaces plus one parking space for each employee, plus one parking space for each three students in the eleventh and twelfth grades or above.
(20) 
Other uses not specifically listed: the same requirement as for most similar listed use.
(21) 
Mixed uses: total requirement shall be the sum of the requirements of the component uses computed separately.
(22) 
Day care centers: one for each employee plus one space for each five persons attending the facility.
(23) 
Commercial education facility: one for each employee plus one space for each 100 square feet of floor area available to patrons.
(24) 
Emergency shelter for the homeless: one space for each employee.
(25) 
Vocation Training and Employment services: one parking space for each full time staff member based in the facility, two spaces for visitors and an additional handicapped only parking space.
(26) 
School bus parking facility: one parking space for each school bus on site, one parking space for each bus driver originating from the site, one parking space for each worker on the site.
(27) 
Climate controlled indoor self-storage: two parking spaces for employee parking and one parking space for each 100 storage units.
B. 
Off street loading. Every building or structure, lot or land hereafter put into use for business or industrial purposes or for a hospital, and which has an aggregate floor area of 7,500 square feet or more devoted to any such use, shall be provided with off-street truck loading spaces in accordance with the following schedule:
Square Feet of Aggregate Floor Devoted to Such Use
Required Number of Off-Street Area Truck Loading Spaces
7,500 to 20,000
1
20,001 to 50,000
2
50,001 to 150,000
3
Each additional 50,000
1 additional
C. 
Supplemental regulations and standards.
(1) 
In all districts, a paved access drive to a garage may be located within the required setbacks.
(2) 
No portion of a parking area shall be located closer than 10 feet to the boundaries of the parcel to be used or to any highway right-of-way. The parking area is taken to be that area where a vehicle is normally stored or parked and shall not be part of an access drive.
(3) 
In all districts, required parking areas for dwellings shall be on the same lot with the main dwelling.
(4) 
Required accessory parking and loading areas for non-residential uses shall be within 300 feet of the main building or use to be served. Any accessory parking area which is not upon the same lot as the main building or use and its necessary access-ways shall be reserved for off-street.
(5) 
In all districts, required parking areas and truck loading shall have safe and adequate access to a public street either by a driveway on the same lot or by means of a permanent easement across an adjoining lot.
(6) 
An off-street truck loading space shall have a minimum width of 10 feet, a minimum length of 25 feet and a minimum clear height of 14 feet, excluding its access from the street.
(7) 
All off-street parking spaces shall have a minimum width of nine feet and a minimum length of 17 feet exclusive of access drive.
(8) 
In all zones, all driveways, parking areas, and access aisles, automobile dealer lots, and all off-street truck loading spaces shall be suitably paved, drained and lighted, and appropriately planted and fenced for the protection of adjacent properties, and shall be arranged for convenient access, egress, snow removal and safety of vehicles and pedestrians. Such facilities shall be maintained in good condition by the owner.
(a) 
Parking lot aisle widths shall conform to the following table:
Parking Stall Angle
Aisle Width
(feet)
90°
24
60°
16
45°
11
30°
8
(b) 
For parking stall angles not list, the appropriate aisle width shall be determined by the Town Engineer.
(c) 
Stacked parking shall not be allowed for any non-residential use or mixed residential/commercial use. Stacked parking is any parking where a parking stall does not have direct access to a parking aisle or access way without going through another parking stall.
(9) 
When the number of parking spaces calculated as provided in § 30-10.5 results in the requirement of a fractional space, any fraction under 1/2 may be disregarded and any fraction over 1/2 shall be construed as requiring a full space.
(10) 
In the case of an expansion of a non-conforming building or the expansion of a permitted use, which does not meet the parking and loading requirements of § 30-10.5 above, such expansion shall be subject to the following requirements:
(a) 
That portion of the building or use, which constitutes the expansion, is subject to the requirements of § 30-10.5.
(b) 
An additional 25% of the off-street parking requirements for the existing use shall be required; provided, however, that such provision does not exceed 100% of the requirements of § 30-10.5.
(11) 
In all residential districts including PRD and MHP districts, the outside parking of any commercial vehicle in excess of one ton carrying capacity is prohibited with the exception of farm vehicles which are permitted in all districts in conjunction with commercial or non-commercial farming and agricultural use, provided the vehicles are parked on said premises.
(12) 
Floor area defined. For the purpose of the off-street parking requirements, "floor area" in the case of office uses, service uses, retail trade uses, and cultural, entertainment and recreational uses, shall mean the gross floor area used, designed or intended to be used for service to the public as customers, patrons, clients, patients, or members, including those areas occupied by fixtures and equipment used for the display and/or sale of merchandise. "Floor area" shall not include areas used principally for non-public purposes such as storage and incidental repair, for rest rooms, for utilities, or for required stairways or elevators.
(13) 
In any zone, as per C.G.S. 8-2c, the Planning and Zoning Commission may reduce the number of off-street parking spaces which must be installed by the developer subject to the following conditions:
(a) 
The total reduction of spaces shall not exceed 20% of the required number of spaces.
(b) 
The developer shall pay a fee of $500 for each space eliminated. This fee to be used in accordance with the guidelines established in C.G.S. 8-2c.
(c) 
In granting an exemption from the required off-street parking requirements the Commission, by 2/3 vote, must find that the reduced number of spaces will not result in an increase of on-street parking.
(14) 
The replacement, installation or addition of off-street parking or parking aisles areas, in the cumulative aggregate amount of 1,500 or more square feet on any lot from January 15, 1988, being the date of initial adoption of this regulation, shall require site plan approval from the Planning and Zoning Commission.
(a) 
This requirement shall not apply to single or two-family residential structures.
(b) 
For the purpose of this section, the applicant shall submit an engineered Site Plan showing at a minimum the location, topography, landscaping, and drainage for the proposed parking area.
(c) 
The fee for this section shall be the same as those outlined in § 30-10.8B(6).[1]
[1]
Editor's Note: So in original.
(d) 
This procedure is instituted to ensure that increases in stormwater run-off resulting from increases in paved parking areas are managed in such a way so as to not cause flooding of public facilities or adjoining properties.
D. 
PDZ parking requirements. Per §§ 30-8.2D(3) and 30-8.3D(3), Planned Development Zone:
E. 
Access management. The Planning and Zoning Commission shall institute access management wherever possible as a means to manage driveways and intersections on state highways and other major streets in Vernon to reduce congestion and traffic conflicts. Provisions for immediate or future driveway connections to adjoining lots of similar existing or potential uses shall be made when such driveway connections will facilitate efficient emergency response and/or when such connections will enable the public to travel between adjoining lots without the need to travel upon a highway or street. The property owners' right to use and the obligation to maintain common driveways shall be assured by a written dedication and/or agreement between adjoining property owners to be recorded in the Vernon Land Records. Where street geometry, traffic volumes or traffic patterns warrant, the Commission may:
(1) 
Limit the number of driveways that provide access to a lot from the street.
(2) 
Designate the location of any street access.
(3) 
Require the use and/or provision of a common driveway with an adjoining lot, an access easement to an adjoining lot for shared access, and limit access to and from a street.
(4) 
As part of an application approval, the Commission may require a property owner to:
(a) 
Establish mutual driveway or other easements to provide a single point of access for two or more abutting lots in a location acceptable to the Commission.
(b) 
File such easements on the land records in favor of the abutting lot owners and/or the Town of Vernon as shall be acceptable to the Commission and the Town Attorney, and/or
(c) 
Utilize a mutual driveway or other easement that exists on an abutting lot in lieu of having a separate curb cut onto a road or street.
(5) 
No property shall be penalized for the elimination of existing or proposed parking spaces in order to accommodate shared access driveway connections if such elimination reduces the number of spaces below that required by § 30-10.5A, and the property owner(s) shall not be required to pay a fee for each space eliminated as otherwise required by § 30-10.5C(13).
F. 
Shared parking.
(1) 
In order to minimize paved surfaces and eliminate the need to construct unnecessary parking spaces, the Commission may reduce the cumulative minimum parking requirements within a mixed-use development or for adjacent commercial or industrial properties if the applicant provides a parking study (based on empirical field data or similar data gathered by surveys by the American Planning Association, Institute of Transportation Engineers, or similar organizations) that demonstrates to the satisfaction of the Commission that one or more of the following conditions exist to warrant the reduction:
(a) 
Differences in the timing of peak parking demands among existing and/or proposed uses result in a net peak parking demand that is significantly lower than the cumulative minimum parking requirements;
(b) 
Synergistic relationships among uses create captive markets, resulting in multiple purpose walking trips within the development; and/or
(c) 
The development is likely to generate bus, bicycle, or pedestrian trips and accommodations exist or are proposed to support these alternative modes of transportation.
(2) 
If any use of the property changes at any time that negatively affects one or more of the conditions approved pursuant to § 30-10.5F(1), this approval shall become invalid unless re-approved for the new use.
(3) 
Shared parking that straddles the property line(s) of adjacent properties of a mixed use, commercial, or industrial development shall not be subject to the provisions of § 30-10.5C(2). However, no such shared parking shall be located closer than 10 feet to any highway or street line.
A. 
Provision. The Planning and Zoning Commission (PZC) may require a landscaped buffer strip to be provided along a property line to buffer adjacent property from the proposed development. The PZC may impose provision of the landscape buffer to address the following conditions:
(1) 
To minimize potential conflict between different uses;
(2) 
To assure privacy and/or the undisturbed use of property;
(3) 
To lessen potential glare from light sources or reflections;
(4) 
To screen motor vehicles, parking and loading areas, dumpsters, storage or display areas, heating, ventilating, air condition (HVAC) mechanical equipment, or other industrial equipment.
(5) 
To provide landscape transitions;
(6) 
To increase compatibility with neighboring uses, lessen the potential for nuisance, and promote the sound development of the community relative to special permit criteria of Zoning Regulations § 30-13.3A in regard to both existing and potential development;
(7) 
To prevent blight, preserve the quality of existing development, and maintain property values.
(8) 
To provide for enhanced stormwater management through the use of low impact development (LID) techniques such as bioretention in accordance with the Town LID Manual.
B. 
Location. The landscaped buffer strip, if required by the PZC:
(1) 
Shall be shown on the site plan of development or may be a separate landscaping plan to be recorded with the approved site plan of development;
(2) 
Shall be located immediately adjacent to the property line; an existing tree belt along a property line may serve as a landscape buffer strip if deemed adequate by the PZC as is or enhanced with additional plantings or additional depth;
(3) 
Shall have a minimum depth of 25 feet. The requirement of a buffer deeper than 25 feet between non-residential uses and residential districts shall be based upon the nature and intensity of the non-residential use. The PZC may reduce such minimum depth if precluded by lot size or configuration;
(4) 
Shall extend from the property line within, or if necessary beyond, the required zoning district yard setback;
(5) 
Shall be located on the property for which approval of development is being sought, and maintenance of such buffer shall be the sole responsibility of the owner of the property on which it is located;
(6) 
Shall be planted such that the field of view between abutting residential and nonresidential uses/zones at grade shall be obscured visually both within five years time and at maturity so that activity on the abutting lot is not immediately apparent;
(7) 
Shall not obstruct line-of-sight for vehicles entering and exiting the premises, nor shall it unduly obstruct line-of-sight for vehicles traveling on abutting Town or State highways. Corner visibility shall be maintained. Buffer landscaping shall not obstruct line-of-sight for vehicles entering and leaving either common driveways or other access ways;
(8) 
If a landscaped buffer is located so as to overlay, in part, a designated utility or drainage easement, that portion of the buffer that lies within the bounds of such easement shall remain unvegetated.
C. 
Composition. The landscape buffer strip, if required by the PZC.
(1) 
Shall be designed by a licensed landscape architect;
(2) 
Shall be shown on the site plan or landscaping plan in terms of the types of plants, maturities or sizes, spacing, planting schedule, and maintenance plan;
(3) 
Shall be designed to retain and incorporate existing healthy mature trees whenever possible;
(4) 
Shall contain a variety of interplanted evergreen, deciduous, trees and shrubs suitable in the judgment of the PZC or its designated agent to provide an adequate screen sufficient to buffer adjacent property from the proposed development, and to meet the following guidelines:
(a) 
Shall contain trees and shrubs that are spaced and located as follows:
[1] 
Evergreen trees and large deciduous trees should be spaced using accepted landscaping practices, usually 20 feet or more on center;
[2] 
Flowering trees should be spaced using accepted landscaping practices, usually 10 or more feet on center;
[3] 
Trees shall not be planted within 20 feet of a sewer line or area of heavy equipment use;
(b) 
Shall contain plantings staggered/clustered to achieve maximum screening after five years, and at maturity. Evergreen trees shall be a minimum of five feet in height at the time of plantings; deciduous shade trees shall be a minimum of two inches caliper and 10 feet in height at the time of planting; and flowering trees shall be a minimum of six feet in height at the time of planting and 1 1/2 inches caliper;
(c) 
For screening purposes may include, but shall not be limited to, the following varieties of trees and shrubs: Canada Hemlock, Scotch Pine, White Pine, Norway Spruce, Douglas Fir, Pyramidal Arborvitae, Juniper (including Red Cedar), Rhododendron, Azalea, Holly, Forsythia, Viburnum, Lilac, Yew, Flowering Crab, Dogwood, Magnolia, Hawthorn, Flowering Quince, Mountain Ash, Flowering Cherry, Sycamore (Plane Tree), and Male Gingko;
(d) 
Shall not include the following invasive species, identified in part by the Connecticut Invasive Plants Council in accordance with Connecticut Public Act 03-136: White Poplar, Amur Maple, Norway Maple, Sycamore Maple, Princess Tree, Black Locust, Tree of Heaven (Ailanthus), Box Elder, Cottonwood, Basswood (Linden), Catalpa, Silver Maple, Red Maple, and Chinese Elm;
(5) 
Shall be designed so that when a required interplanted buffer abuts an undeveloped Residential and/or non-Residential Zone, the taller and/or larger varieties of trees and shrubs (at maturity) shall be established adjacent to the zone line;
(6) 
Shall be subject to modification, which may include an increase of depth or installation of a fence, wall, or barrier, as may be considered necessary by the PZC to fulfill the purpose of the landscaped buffer;
(7) 
Shall, whenever stormwater best management practices are incorporated, be designed in accordance with the Town LID Manual.
(8) 
Shall be planted prior to issuance of a certificate of occupancy (CO) and a bond may be required to be posted sufficient to complete the planting of the landscape buffer within one year of the issuance of a building permit;
D. 
Maintenance.
(1) 
Maintenance of a landscaped buffer in a healthy, neat and attractive condition by the property owner shall be a condition of compliance with these regulations. Maintenance shall include, but not be limited to, watering, fertilizing, weeding, cleaning, pruning, trimming, spraying and cultivating. Vegetation that dies shall be replaced as quickly as possible and within one growing season. Replacement plantings shall conform to the original intent of the landscape design;
(2) 
Clear cutting/harvesting of trees within a buffer area is expressly prohibited at any time without prior Commission approval;
(3) 
To facilitate operation and maintenance, stormwater best management practices shall be designed in accordance with the Town LID Manual.
(4) 
The Commission may require the execution of a Landscape Buffer Conservation Easement to insure compliance with the landscape buffer conditions.
A. 
Requirements, non-conforming use. Any building or use lawfully existing at the time of adoption or subsequent amendment of these regulations which does not conform to the requirements for the zone in which it is located may be continued subject to compliance with the following conditions:
(1) 
Such non-conforming use may not be changed to another non-conforming use without a Special Exception from the Zoning Board of Appeals, and then only to use equally or more nearly in conformity.
(2) 
Such non-conforming use shall not be re-established after three months of non-use unless the property owners can show that they intended not to abandon the use.
B. 
Limitations on building or structure with non-conforming use. Any use of a building or structure having within it a non-conforming use shall not be:
(1) 
Extended or enlarged.
(2) 
Rebuilt or restored at the same location and again used after damage by fire, explosion or other catastrophe exceeding 80% of its fair market value immediately prior to damage. Application for a permit to rebuild or restore the damaged portion shall be filed within six months of damage.
C. 
Requirements, non-conforming lots/building. Any building which is on a non-conforming lot by reason of inadequate lot width, lot area, yards or floor area may be altered, enlarged, extended or rebuilt provided such enlargement meets the yard and height requirements or, as a variance by the Zoning Board of Appeals, any enlargement may extend into the required yards a distance not greater than the existing building.
D. 
Operative date. The operative date of the regulations for the purpose of establishing non-conformance status is July 1, 1965, the effective date of consolidation of the Town of Vernon.
A. 
Intent. The intent of this section is to provide greater residential development flexibility, particularly where a site has an unusual lot line or natural resource configuration of where rear lot development would promote or enhance the protection of valuable natural resource features. This section is not intended to encourage development of land characterized by severe or very severe development limitations or to discourage new development and is limited to residential construction.
(1) 
No approval shall be granted authorizing construction on rear lots unless the applicants for such permits have demonstrated compliance with all of the following conditions to the satisfaction of the Commission:
(a) 
That such lot or lots provide the best development of the land, considering subject lot and lot configurations, topography and other natural resources, characteristics, drainage and traffic impacts, and driveway site lines.
(b) 
That any proposed Rear Lot development is not detrimental to the health, safety, general welfare, property values, future land use or road layouts of the future occupants of rear lot or lots, abutting landowners or the community at large and shall not impair future land use and road layouts anticipated by the Master Plan of Development.
(c) 
That there is no logical or feasible alternate for the lot or subdivision to be properly served by an accepted Town road, street or highway in the foreseeable future.
(2) 
If rear lots are proposed in subdivisions, the incidence of rear lots shall not exceed the greater of one lot or 10% of the number of lots for which subdivision approval is sought.
(3) 
Rear lot applications shall be considered as special situations, each requiring individual justification by the applicant. The burden of proof shall be on the applicant to demonstrate how special circumstances make a specific rear lot development proposal consistent with this section and how it will avoid adverse effects on surrounding land.
B. 
All rear lots require approval of the commission. Those lots, which do not require subdivision approval, must apply for and receive a Special Permit from the Planning and Zoning Commission. All applications for a subdivision or Special Permit must meet the following requirements:
(1) 
The provision of an unobstructed right of access (aka access strip) in fee simple, at least 25 feet wide at all points to a public street and designed to accommodate emergency vehicles, etc., to such lot. If however the rear of such lot shall exceed twice the area requirements of the zone in which the rear area is located, such access strip to said area shall be at least 50 feet wide to all points (to provide for future roadway development) and no building permit shall be issued for more than one building in the original rear area until all regulations for subdivision have been complied with.
(2) 
The rear lot line of the primary lot and that from which the access strip for the rear lot originates, shall be considered the front yard line of the rear lot.
(3) 
The access strip shall not be used in computing lot size area requirements.
(4) 
No access strip shall exceed 500 feet from the center line of the traveled portion of any street.
(5) 
Rear lots more than 25 acres in area shall have two access strips spaced a minimum distance of 600 feet apart with all measurements taken from the midpoint of the access strip(s).
(6) 
The maximum number of adjoining rear lot access strips shall not exceed two and a common driveway shall be employed.
(7) 
The minimum separation distance, as measured along one side of the street, between single rear lots shall be 350 feet. The minimum separation distance between adjoining access strips sharing a common driveway and any other access strip(s) shall be 600 feet. All measurements shall be from the midpoint of the access strip(s).
(8) 
The Commission shall require written reports as for each rear lot from the Chief of Police and the Fire Marshal as to the feasibility of rear access to each proposed dwelling and accessory buildings from the point of view of fire and police protection.
(9) 
Parking on the access strip shall be prohibited to permit unrestricted entry of emergency vehicles.
(10) 
An unobstructed vehicular turnaround with at least a 45-foot radius shall be provided at the dwelling to accommodate emergency vehicles.
(11) 
To ensure a buildable area exists on the rear lot, at least 50% of the minimum lot area required shall be "developable," as defined in Article 2 of the Zoning Regulations.
C. 
Required findings. In order to approve a subdivision containing rear lots or a Special Permit for a rear lot the Commission shall find:
(1) 
That the development of rear lots will provide the most suitable use of the land considering such factors as drainage, natural resources configuration, accessibility, and topography and
(2) 
The rear lot(s) shall not present any problems with the provision of emergency services and
(3) 
All the requirements of the Zoning and/or Subdivision Regulations are met.