The establishment of new or additional permitted uses on a subject lot;

The construction or expansion of primary (as compared with accessory) structures associated with a permitted use;

A change in the use of an existing structure or lot from one category of use to another, a change in use within any particular subsection or any change in use in the Pleasant Valley Commercial/Agriculture Zone or Research and Development/Limited Industrial Zones;

Modifications in the overall layout, design or nature of existing or proposed building or site improvements associated with a permitted use including 1) changes in entrance drive design or location, traffic patterns, storm drainage or waste disposal systems or 2) substantive changes in exterior building design, signs or building materials, or 3) interior alterations or renovations that alter or intensify a land use (see § 190-86).

Where questions arise regarding changes in use and permit requirements, the Planning and Zoning Commission shall determine whether a proposal constitutes a change in use and the appropriate permit requirements.

Accessory structures for which more specific setback requirements are established elsewhere in these Regulations.

Accessory structures for which a larger setback was required by the PZC as part of a Site Plan or Special Permit approval.

Subdivision lots and associated building area envelopes approved after February 20, 2002. On a subdivision lot approved after February 20, 2002, the Commission may grant an exception for a storage shed that is not within an approved building area envelope, provided the standards cited above in this subsection are met, the shed is within a Commission-approved development area envelope, and the shed location is consistent with subdivision standards regarding the protection of significant natural and man-made features and/or scenic views and vistas. See applicable provisions of Mansfield's Subdivision Regulations.

This exemption shall only apply to existing school facilities and those that are constructed through redevelopment of a previously developed site.

A landscape strip shall be provided between the parking area and the abutting street to screen the parking lot from view using plantings and/or physical elements such as a low fence or wall. Wherever possible based on existing conditions, the minimum depth of the required landscape area shall be 25 feet on arterial roads, 30 feet on collector roads, and 35 feet on local roads as measured from the edge of pavement. Landscape and screening elements shall not be located within the right-of-way unless authorization is granted by the agency controlling the right-of-way.

The subject private roadway, including drainage improvements, shall be designed and constructed in accordance with the "Engineering Standards and Specification" of the Mansfield Public Works Department dated July 1983 as amended, and Planning and Zoning Commission. As noted exceptions to this requirement, the Commission may approve alternate widths for private roads that are not major circulation roads or for one-way road systems and the Commission may allow existing private roadways to be used for lot access, provided no traffic safety, drainage or other health, welfare or safety problems exist or may be created.

An appropriate easement establishing concise maintenance and liability agreements regarding the private roadway shall be the easement shall be recorded for each subject lot.

All applications seeking approval of lots off private roadways shall clearly note on the submitted plans that Town approval of the subject lots and associated access improvements shall not obligate the Town to assume any future ownership responsibilities for the subject private roadway or obligate the Town to perform any repair or maintenance work on private property.

Unless waived as per the provisions of § 190-56D all new improvements on lots that are situated on private roads must meet all applicable setback requirements for the subject zone. For the purpose of this requirement, the lot line along the private road shall be considered the front lot line.

All lots that are situated on a private road must have a minimum of 150 feet of frontage on the subject private road.

In situations where subdivision approval is necessary to establish a proposed lot or lots, all applicable provisions of the Mansfield Subdivision Regulations also shall be met.

To help ensure that all new residential lots have adequate land for a house, accessory structures, driveway, well, septic system and reserve area and accessory uses without inappropriate encroachment on natural resources and man-made resources such as stone walls and other historic structures, all residential lots created after the effective date of this regulation that are not served by a public sewer system, shall contain a contiguous area at least 40,000 square feet in size (20,000 square feet in R-20 zones) that does not include visible ledge, existing slopes exceeding 15%, drainage easements, conservation easements or other easements that will limit or restrict on-site uses, or any watercourses, water bodies or inland wetland soils as depicted on the Mansfield Inland Wetland & Watercourses Map and as may be modified by on-site inspection and testing. Said 40,000 square foot area (20,000 square feet in R-20 zones) must be defined with all portions of the defined area having a minimum depth or width of 75 feet, and this area must be suitable for the uses noted above. As deemed necessary by the Zoning Agent and/or the Commission, on-site testing by the property owner or his agents may be necessary to determine compliance with this requirement. All new subdivision lots shall have a designated development area envelope (see definition in Subdivision Regulations) that meets the area and dimensional provisions of this section.

Measurement of stories.

Half-stories and visible basements.

Ground stories.

Additional stories. Additional stories shall be permitted in the PB-1, PB-3, PB-4, and I Districts as follows:

Mezzanines. Mezzanines occupying more than 30% of the floor area below and extending above the story's allowable floor-to-floor height shall count as an additional story, including articulation of the story.

Structured parking.

A complete application form.

A detailed statement of use fully describing the use or uses to which the subject building, accessory structures or site shall be devoted. Said statement of use shall fully address the approval criteria of § 190-20B and provide adequate information to determine that the proposed home occupation complies with applicable zoning definitions, permitted use provisions, performance standards and other applicable zoning regulations.

An accurately drawn plot plan depicting property lines, house, accessory structures, driveway, parking areas, on site storage areas and any other information deemed necessary by the Zoning Agent to determine compliance with applicable zoning regulations.

An accurately drawn floor plan depicting the interior of the structure(s) to be utilized for the proposed activity.

Any other information deemed necessary by the decision-making body to determine compliance with all applicable zoning regulations.

All on-site vehicle, equipment and/or material storage areas shall meet applicable setback provisions of the applicable zone of the subject site.

All vehicles, equipment and/or materials stored on site shall be substantially screened from adjacent properties. Where fencing and/or evergreen plantings are proposed, details of the subject fencing and/or evergreen screening (including size and type of proposed plantings) shall be provided. Tractor-trailer bodies, truck bodies, with or without a chassis, shipping or storage containers, boxcars or similar objects are prohibited for on-site storage purposes.

All on-site vehicle, equipment and/or material storage areas shall be limited in size and clearly accessory to the primary residential use of the site. A listing of all vehicles, equipment and materials to be stored on site (including size, height and type) shall be provided and updated where appropriate. Depending on site and neighborhood characteristics. The Zoning Agent shall have the authority to limit areas for on-site storage based on the property owner's ability to substantially screen the area from abutting properties, and/or the size, height and type of vehicle, equipment or material storage.

Converting existing living area within a principal dwelling, such as basement or attic space.

Adding floor area (i.e., addition).

Constructing a new principal dwelling with an internal or detached accessory dwelling unit.

Converting or adding onto an existing accessory structure on a lot, such as a garage or other outbuilding.

Constructing a new accessory dwelling unit within a separate detached structure.

The ADU must have an entrance separate and distinct from any entrance used to access portions of the building that are not part of the ADU.

No new entrances for an accessory dwelling unit may be added to the front facade of a principal dwelling.

A minimum of three off-street parking spaces shall be provided to serve the single-family dwelling and accessory dwelling unit.

Unobstructed access from the street to each required parking space shall be provided and no parking space shall be located on lawn areas.

Either the principal dwelling unit or accessory dwelling unit shall be occupied as a primary residence by a record owner of the property at least six months per calendar year. "Owner" is defined as that individual owning at least a 50% fee simple interest in said property in his or her personal individual capacity only.

Occupancy of the accessory dwelling unit is limited to two adult persons. Children under the age of 18 that are the legal responsibility of an adult occupant may also reside in the ADU, provided that total maximum occupancy of the unit shall be not exceed one occupant per 100 square feet of combined living room and dining room space. For example, if the combined size of the accessory dwelling unit's living and dining areas is 400 square feet, occupancy would be limited to a total of two adults and up to two children, or one adult and three children.

The accessory dwelling unit shall not be sold separately from the principal dwelling unit, nor shall the lot be subdivided to provide a separate lot for the accessory dwelling unit.

These restrictions shall run with the land and are binding upon any successor owner of the property.

These restrictions shall not be modified or removed without the consent of the Town of Mansfield.

The property owner shall submit a notarized statement by the first of January of each year ending in a zero or five, certifying that:

A certification of owner occupancy shall also be required upon property transfer to a new owner.

Assisted housing. Median income, maximum housing payments and rents in assisted housing developments as defined by C.G.S. § 8-30g shall be determined by the rules governing the specific program.

All other residential development. Median income, maximum monthly housing payments and rents for all other residential developments shall be determined pursuant to § 8-30g-8 of the Regulations of Connecticut State Agencies, Maximum housing payment calculations in set-aside developments. Estimated utility costs shall be calculated using the most current Connecticut Department of Housing Utility Allowance Schedule for the Section 8 Housing Choice Voucher Program.

The number of required income-restricted housing units and the practicality of incorporating such units in the development;

Proximity of the proposed development to existing or planned employment, schools or commercial services;

Compatibility with surrounding land uses; and

Difficulties complying with local, state or federal requirements in developing income-restricted units as part of the development.

Minimum requirements. If the affordable and workforce housing requirements are to be met by converting market-rate housing units to low-income, affordable, and/or workforce housing units, the converted units shall:

Procedure. The conversion of market-rate units to low-income, affordable, and/or workforce housing units in accordance with the approved affordable/workforce housing plan shall be completed prior to issuance of a certificate of zoning compliance for the development for which the affordable units were required.

Calculation of the need for affordable and workforce housing created by the residential development based on the requirements of Subsection D.

The method by which the affordable and workforce housing is to be provided. Appropriate justification for the use of alternative means pursuant to Subsection E must be provided.

Where income-restricted units are to be provided as part of the development or through conversion of existing market-rate units, the following shall be provided:

An affordable housing agreement (hereinafter "agreement") in which the applicant agrees to implement the affordable/workforce housing plan. The agreement shall be in a form approved by the Town Attorney.

Any other information required to comply with the requirements of C.G.S. § 8-30g pursuant to the Regulations of Connecticut State Agencies.

The affordable/workforce housing plan shall be reviewed and approved, approved with conditions or disapproved by the Planning and Zoning Commission based on the standards set forth in this section as part of the special permit or subdivision for the development.

An approved affordable/workforce housing plan may be amended or modified only by action of the Commission.

The minimum standards as set forth in the applicable sections of the Public Health Code of the State of Connecticut and Chapter 412 of the Connecticut General Statutes;

Existing parks shall also maintain the standards set forth in Subsection C(7) herein for road maintenance, water supply, recreation area and refuse disposal;

Each mobile home shall also be connected to a public sewer or be provided with a sewage connection to a subsurface disposal system which meets all applicable state and local regulations;

All replacement mobile manufactured homes and all related porches, decks and awnings, and all accessory storage sheds within the original portions of mobile manufactured home parks (as compared to expansion areas approved since 1976) shall comply with the following setback requirements (per § 190-81 Zoning Permit approval is required.)

All replacement mobile manufactured homes, including carports, porches, decks and awnings, and all accessory storage sheds, in expanded areas of mobile manufactured home parks approved since 1976 shall meet the setback requirements of § 190-18.

All replacement mobile manufactured homes and all related porches, decks and awnings, and all accessory storage sheds shall comply with all of the following requirements. (As per § 190-81, Zoning Permit approval is required).

Storage is limited to two mobile manufactured homes at a park at any one time.

Mobile manufactured homes stored shall not be occupied as a dwelling and no sanitary or water hook-ups will be permitted.

Mobile manufactured homes stored shall not be used for advertising or display purposes.

The specific area on which the mobile manufactured homes are to be stored shall be so described in the application and approved by the Zoning Enforcement Officer. In no case shall any recreation area be used for storage purposes.

Requirements for special permit:

The proposed use will not be detrimental to the welfare of the Town;

The impact on surrounding property values;

Traffic circulation in the general neighborhood of the proposed use, including evidence of circulation and loads on existing streets in close proximity to the proposed use;

Availability of water to the site, and provisions for adequate disposal of sewage and storm water;

Safeguards to protect adjacent property in the neighborhood in general;

Notification of property-owners within 500 feet of all boundaries;

Complete conformance with the requirements of § 190-74.

Is appropriately located with respect to transportation, water supply, waste disposal, fire and public protection and other public facilities;

Will not cause undue traffic congestion or create a traffic hazard;

Will not otherwise impair the public health, safety, convenience, or other aspects of the general welfare of the Town;

Will comply with all other Regulations applicable to such use;

Will be consistent with the general intent and purpose of these Regulations;

Is in conformance with the requirements of § 190-74.

Is consistent with the provisions of C.G.S. 8-2(d)(3).

Mobile home parks with a recorded number (as of the date of adoption of this section) of 100 units or more may expand by 50% of that recorded number.

Mobile home parks with a recorded number (as of the date of the adoption of this section) of less than 100 units may expand by a maximum of 50 units.

The recorded number shall be determined by using that number of units stated on the last mobile home park permit issued prior to application for expansion.

Expansion of existing parks shall be permitted only in strict conformity with the standards and procedures of this Section. All such expansion shall be on portions of the mobile home park lot that existed when the park was established or subsequently authorized by the Planning and Zoning Commission.

Density. The density of the area of a mobile home park proposed for expansion shall be such as to prevent overcrowding and to provide light, ventilation and open areas for each mobile home. Each mobile home lot shall contain a minimum of 9,000 square feet with an overall density not exceeding four units per acre. Where soil or topographic conditions warrant, the Commission may require larger permanent markers showing the lot number corresponding to the approved site plan. No lot shall have less than 75 feet frontage on a roadway.

Yard and setback requirements.

Roads. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets to each mobile home:

Parking. At least two off-road designated parking spaces shall be provided for each unit and shall not be more than 200 feet from the mobile home that they are intended to serve. Group or general areas shall be screened by suitable landscaping or fencing.

Lighting. All roads and common areas within the park shall be adequately lighted and specifications shall be approved by the Commission.

Grading and drainage. The parks shall be located on-site, graded to ensure drainage of surface water, subsurface water, and shall be free from stagnant pools.

Sewage disposal. Each mobile home shall be connected to a public sewer or be provided with a sewage disposal system, which conforms to the regulations of the Public Health Code of the State of Connecticut.

Water supply. A water supply of sanitary quality shall be provided in sufficient quantity to meet all requirements of the maximum number of persons residing in the mobile home park at any time. Whenever water is supplied from a well source, approval by the State Health Department in accordance with the Public Health Code and General Statutes is required.

Health Department approval. The method of refuse disposal utilized in connection with the operation of a mobile home park shall be approved by the Health Department. Before issuance of any permit, a statement from the Health Department confirming that all applicable health and sanitary requirements are being met shall be provided.

Recreation area. Suitable outdoor recreation area shall be provided and maintained and shall be designated on the site plan for the proposed development.

Foundation and skirting.

At least one individual who is age 55 years or older.

A spouse or other occupant who must be age 18 or older. The under-18 age restriction shall be modified to incorporate, as part of special permit-required community governance documents, exception provisions to address unanticipated circumstances that arise after the initial occupancy of a subject unit.

Any occupant pursuant to Subsection B(1)(b) above who has survived the individual in Subsection B(1)(a) above.

Any occupant pursuant to Subsection B(1)(b) above where the individual in Subsection B(1)(a) above has entered into a long-term continuing care facility.

One child 18 years or older may reside with his or her parent(s) [see provisions of Subsection B(1)(b) above].

Stories shall be a minimum of nine feet and a maximum of 12 feet as measured between the floor of a story to the floor of the story above it.

Half stories shall be calculated as the space under a sloping roof where the line of intersection of roof decking and exterior wall face is no more than five feet above the top floor level.

When a lot slopes downward from the front lot line, an additional story may be permitted on the lower rear portion of the building. See § 190-19H.

Stories shall be a minimum of nine feet and a maximum of 12 feet as measured between the floor of a story to the floor of the story above it.

Half stories shall be calculated as the space under a sloping roof where the line of intersection of roof decking and exterior wall face is no more than five feet above the top floor level.

When a lot slopes downward from the front lot line, an additional story may be permitted on the lower rear portion of the building. See § 190-19H.

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

Land immediately south of Pleasant Valley Road between Mansfield City Road and the Flood Hazard Zone containing Conantville Brook.

The maximum residential density for single-family and two-family dwellings shall be the same as authorized in § 190-32, Planned Housing Design District.

Multifamily development shall follow the development procedures as authorized in § 190-32, Planned Housing Design District.

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;

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

Associated design guidelines for the entire area.

Buildings should be oriented to public streets and open spaces in a way that complements the site's natural features and enhances the streetscape for pedestrians.

Buildings should be located back from the street a similar distance to existing buildings along the road frontage.

Unless such buildings are oriented around a common greenspace or other community amenity, building entries should be visible from the street.

Connections to public sidewalks and walkways should not go through parking lots.

New buildings should reflect some of the architecture of the neighborhood when the existing context is well defined.

Buildings may be oriented to natural areas or open spaces while maintaining a clear pathway for pedestrians and entryways to buildings along a public street.

Pedestrian entrances should be emphasized with landscaping, gateways, and other features.

Residential units placed adjacent to existing residential units should be similar in placement, size and scale when possible.

Taller, multistory buildings should be located to the rear of a development to allow for a graduated effect.

Design should incorporate building modulation and articulation to break larger buildings into smaller sections that are similar in scale to the surrounding neighborhoods in terms of height and width.

Building design and orientation should maximize opportunities for passive solar heating, cooling, and illumination, to maximize energy efficiency.

Provide connections by implementing such methods as:

Design walkways in a manner that encourages their use.

Provide landscaping between the buildings and walkways.

Provide landscaping between sidewalks and the road.

Use items such as benches and appropriate street lighting to welcome pedestrian use.

Minimize the impact of parking by locating parking to the rear of a property or in such a way that it does not dominate the street front.

Break large parking areas into smaller areas utilizing buildings, landscaping, or other site amenities.

Minimize the number of new curb cuts.

Screen parking lots from adjacent residential neighborhoods using landscaping and fencing.

Provide at least one parking space per unit.

Where structured parking is used, it should be surrounded or wrapped by residential or retail space and suitably screened.

Design open space and recreational areas to be functional, easily accessible, and inclusive for all residents. Ensure these spaces are strategically located to maximize convenience and ensure frequent use.

Establish connections between the development's open spaces and any existing public recreational trails to promote seamless integration and expanded recreational opportunities for residents.

Develop a network of pedestrian walkways that connect all on-site amenities, ensuring safe and convenient access from all buildings to promote walkability and enhance the community feel.

Balance of communal living and private areas by incorporating buffers into the landscape to create private outdoor spaces for ground-floor units.

Use diverse landscaping to define outdoor spaces, enhance aesthetics, and create natural screens between less compatible site functions.

Incorporate a wide variety of design amenities that cater to different interests and needs of residents. These should include, but are not limited to:

Ensure that laundry facilities are convenient and accessible, available to all residents, either within individual units or as common laundry areas.

Encourage the incorporation of renewable energy sources, water-saving fixtures, and sustainable materials in the development of open spaces and amenities.

Landscaping should enhance the site, contribute to the community's unique identity and sense of place, and be designed to a scale that complements the use of space while promoting biodiversity and ecological balance.

Utilize sustainably sourced plant materials and prioritize plants that require minimal water and maintenance, aligning with sustainable landscaping practices.

Incorporate landscaping into open areas formed by the buildings' design variations, creating green corridors that connect with broader ecological networks and community spaces, and highlight perennial plants and native grasses/groundcover that would attract pollinator species and enhance local biodiversity.

Encourage special features such as community gardens, rain gardens, pollinator gardens, rock gardens, bioswales, and other green infrastructure, as well as educational signage that promotes community interaction and environmental stewardship.

Emphasize building entrances with permeable decorative paving, drought- and salt-tolerant landscaping, and energy-efficient lighting to create inviting entryways and enhance the microclimate around the entryway landscapes.

Minimize existing tree removal and retain natural greenbelts and topography, integrating them into the site design to preserve local biodiversity and provide natural shading.

Minimize the intrusion of light and noise to adjacent properties through the placement of landscaping and buffers, particularly where the site abuts natural areas or areas of less dense development.

Match existing mature treescapes or distinctive tree species with additional native species to maintain the local character and support habitat continuity.

Utilize native or climate-adaptive plant species that are well suited to the local environment, promoting resilience and reducing maintenance needs.

Utilize canopy trees within parking areas to provide shade, reduce heat islands, and enhance the aesthetic appeal of parking lots while incorporating permeable surfaces to manage stormwater runoff.

Architectural elements such as windows, balconies, entries, etc., should be utilized to divide larger buildings into smaller identifiable spaces.

Each side of the building should be designed with a minimum transparency of 20%.

Buildings should be designed to incorporate mixed rooflines.

Design buildings to a "human" scale to facilitate a sense of a place that is comfortable for pedestrians and provides visual interest.

Incorporate elements into the design that will appeal to people at different life stages and with different abilities. Such elements may include:

The purpose of the conceptual development review is for potential applicants to present a conceptual development plan for the site to the Design Review Panel and then the Planning and Zoning Commission for feedback. This informal review is intended to assist the applicant by providing guidance before proceeding with the expense of preparation of a complete master development plan. Such conceptual plan should contain at a minimum:

Any opinions or suggestions expressed by members of the Commission shall be tentative only and shall not hinder or preclude such members from making an independent judgment as to the acceptability of the master plan of development based upon all evidence in the record at the time of a final decision should an application ultimately be submitted.

Master plan submission, review and approval. Submission materials must include:

Master development plan review process.

Approval considerations.

Minimum bicycle parking spaces.

Bicycle parking space dimensions.

Parking surface requirements.

Bicycle rack standards.

Long-term storage/bicycle parking. A minimum of 60% of bicycle parking spaces shall meet the following requirements for long-term bicycle parking/storage for building tenants:

Short-term bicycle parking. A maximum of 40% of required bicycle parking shall meet the following requirements for short-term bicycle parking:

Reduced bicycle parking for special needs housing.

Applicants must submit a bicycle parking and storage plan demonstrating each unit has access to adequate, weather-protected, convenient, and secure bicycle storage (e.g., U-lock compatible racks or hooks). Storage must be located on a mud- and dust-free surface. All racks and enclosures must be made of materials resistant to cutting, rusting, bending, and deformation.

Lease provisions related to nuisance behavior, guest management, and occupancy expectations.

Perimeter security measures, such as surveillance, lighting, and access control, to enhance safety and prevent unauthorized gatherings.

Protocols for handling noise complaints and other disturbances promptly and effectively.

As required in other sections of these Zoning Regulations, the approval of a site plan may be necessary for new construction, including expansion; site modifications; new uses and changes in use. The following site plan requirements are designed to ensure the appropriate and orderly use and development of land within Mansfield's assorted Zoning Districts; to minimize any detrimental effects on the established development patterns of the surrounding area, the natural environment and property values; and to protect and promote Mansfield's health, welfare and safety.

For all projects involving new construction, the Architectural and Design Standards contained in § 190-77 shall be utilized as determinants to organize a site layout and to develop the composition and character of new buildings and site improvements. The use of these standards will facilitate Mansfield's application review and approval processes.

Prior to the issuance of a zoning permit for any use which requires site plan approval, an application with accompanying information shall be submitted to the Planning and Zoning Commission for its review.

Applications shall only be received at a regular meeting of the Commission. Applications should be filed in the Mansfield Planning Office at least seven days prior to a regular meeting for analysis and placement on the agenda. If an application involves activities within regulated areas, as defined by the Mansfield Inland Wetland Agency (IWA), the application shall not be received unless a license application for said activities has been received by the IWA and is currently under IWA review; or unless a license for said activities has been approved by the IWA; or unless the proposed activities have been ruled by the IWA to be exempt from licensing requirements. Once an application has been received as complete, the Planning and Zoning Commission shall conduct its review and, within statutory time limitations, approve, approve subject to modification or deny the site plan application. As appropriate, neighboring municipalities shall be notified as per the provisions of the State Statutes and § 190-83. As deemed appropriate, the Commission may conduct a Public Hearing on the application. No new information shall be received from the applicant or the public after the close of the Public Hearing. The Commission shall cite reasons for its action. Upon receipt of a site plan application, the Commission may refer the plan to local staff members, including but not limited to the Health and Public Works Departments, the Commission's appointed Design Review Panel, and other local, State or Federal agencies. Final action shall be based on the application as originally received unless the Planning and Zoning Commission agrees to accept revised information.

All potential site plan applicants are encouraged to arrange with the Director of Planning and Development a pre-application conference to discuss application requirements and procedures. Such a meeting will help identify potential problem areas and expedite the application review process. Whenever a proposed site plan application involves inland wetlands and watercourses and/or areas within 150 feet of inland wetlands or watercourses, the approval of the Mansfield Inland Wetland Agency may be necessary. The applicant shall be responsible for contacting the Inland Wetland Agency and any necessary Inland Wetland approvals should be obtained prior to final action of the Planning and Zoning Commission. As appropriate Inland Wetland Agency requirements shall be incorporated into the site plan application.

A completed application form including fee payment. Said application must be signed by the owner of the subject property or by an individual with a legally binding contract to purchase the subject property.

Statement of use. A written statement describing the proposed use in sufficient detail to determine compliance with the permitted use provisions of these regulations. Said statement shall also address Mansfield Inland Wetland Agency (IWA) requirements by stating whether proposed activities are under the jurisdiction of the IWA and by relating the current status of any IWA license application. No application involving proposed activities within regulated areas, as defined by the IWA, shall be received unless the IWA has authorized the activities or unless the IWA has received and is processing a license application for proposed activities in regulated areas. (Any questions regarding IWA requirements should be reviewed with the Mansfield Inland Wetlands Agent.)

Notification of abutting property owners. The applicant shall be responsible for notifying all property owners abutting the site of a proposed use or activity requiring site plan approval, including property owners across the street from a subject site (as measured at right angles to straight street lines and radial to curved street lines). Said notification, which shall be sent by Certificate of Mailing, within seven days of the Commission's receipt of the application, shall include the applicant's Statement of Use and mapping that depicts areas of proposed activity. The notice also shall reference the fact that the complete application is available for review in the Mansfield Planning Office. Notification forms available in the Mansfield Planning Office shall be utilized for notifying abutting property owners.

Site plan. Five copies* of a site plan drawn to a scale of not less than one inch equals 20 feet or more than one inch equals 40 feet, appropriately signed and sealed by a professional engineer and/or land surveyor and/or landscape architect licensed in the State of Connecticut. The site plan, which shall incorporate all applicable architectural and design standards of § 190-77, shall include the following information, unless waived pursuant to Subsection A(7) of this section (*additional copies may be required):

It is recognized that there are certain uses that would only be appropriate in Town if controlled as to area, location, or relation to the neighborhood so as to promote the public health, safety and general welfare. As provided for elsewhere in these regulations, such uses shall be treated as special permit uses and provided procedures, standards and conditions set forth or referenced herein are complied with, these uses may be permitted in their respective zoning districts. All such uses are considered to have special characteristics and accordingly each application must be carefully reviewed on a case-by-case basis.

For all projects involving new construction, the Architectural and Design Standards contained in § 190-77 shall be utilized as determinants to organize a site layout and to develop the composition and character of new buildings and site improvements. The use of these standards will facilitate Mansfield's application review and approval processes.

Prior to the issuance of a zoning permit for any use requiring special permit approval, an application with accompanying information shall be submitted to the Planning and Zoning Commission for its review. Applications shall only be received at a regular meeting of the Commission. Applications should be filed in the Mansfield Planning Office at least seven days prior to such meeting for analysis and placement on the agenda. If an application involves activities within regulated areas, as defined by the Mansfield Inland Wetland.

Agency (IWA), the application shall not be received unless a license application for said activities has been received by the IWA and is currently under IWA review; or unless a license for said activities has been approved by the IWA; or unless the proposed activities have been ruled by the IWA to be exempt from licensing requirements. Once the application has been received as complete, the Planning and Zoning Commission shall hold a formal Public Hearing, complete its review and within statutory time limitations, grant, grant subject to conditions, or deny the special permit application. As appropriate, neighboring municipalities shall be notified as per the provisions of the State Statutes and § 190-83. The Commission shall cite reasons for its actions. Upon receipt of a special permit application, the Commission may refer the application to local staff members including the Health and Public Works Departments, the Commission appointed Design Review Panel, and other local, State, or Federal agencies. Final action shall be based on the application as originally received or as modified during the public hearing The applicant shall be responsible for the costs for any additional advertising necessitated by the submission of revised or supplemental application information received following the publication following the publication of the Hearing notices and the scheduled Public Hearing. No new information shall be received from the applicant or the public after the close of the Public Hearing.

All potential special permit applicants are encouraged to arrange with the Director of Planning and Development a pre-application conference to discuss application requirements and procedures. Such a meeting may help identify potential problem areas and expedite the application review process.

Whenever a proposed special permit application involves inland wetlands and watercourses and/or areas within 150 feet of inland wetlands or watercourses, the approval of the Mansfield Inland Wetland Agency may be necessary. The applicant shall be responsible for contacting the Inland Wetland Agency and any necessary Inland Wetland approvals should be obtained prior to the Public Hearing on the special permit application. As appropriate, Inland Wetland Agency requirements shall be incorporated into the special permit application.

A completed application form, including fee payment: Said application must be signed by the owner of the subject property or by an individual with a legally binding contract to purchase the subject property.

Statement of use: A written statement fully describing the nature, intensity and location of the proposed use and all other important aspects of the proposed use. Said statement shall also address Mansfield Inland Wetland Agency (IWA) requirements by stating whether proposed activities are under the jurisdiction of the IWA and by relating the current status of any IWA license application. No application involving proposed activities within regulated areas, as defined by the IWA, shall be received unless the IWA has authorized the activities or unless the IWA has received and is processing a license application for proposed activities in regulated areas. (Any questions regarding IWA requirements should be reviewed with the Mansfield Inland Wetlands Agent.)

Notification of neighboring property owners: To ensure ample opportunity for neighborhood opinion to be expressed, the applicant shall be responsible for notifying in writing all property owners within 500 feet of the perimeter boundaries of the subject lot(s). Such notice, which shall be sent by Certificate of Mailing at least 10 days prior to the date of the scheduled Public Hearing, shall include the statement of use received by the Commission, the date and time of the scheduled Public Hearing and the fact that the subject plans are on file in the Mansfield Planning Office. A copy of the applicant's notice to neighboring property owners and a listing of the property owners notified shall be filed in the Mansfield Planning Office at least five days prior to the Public Hearing.

Site plan: Five copies* of a site plan drawn to a scale of not less than one inch equals 20 feet or more than one inch equals 40 feet, appropriately signed and sealed by a professional engineer and/or land surveyor registered in the State of Connecticut and including the information detailed in § 190-73 (Site Plan Application Requirements) of these Regulations. (*Additional copies may be required.)

Sanitation report: The applicant shall submit a written sanitation report, with information on site characteristics and the proposed sanitary systems, including water supply and waste disposal. As necessary said report shall be prepared by the applicant's registered professional engineer or registered sanitarian. The report shall demonstrate that the subject sanitary systems will comply with state and local Health Department requirements and all other applicable regulations, including Town regulations regarding sand and gravel. Where a separate permit to fill a site is necessary, said permit shall be obtained and the fill shall be placed prior to the submission of a site plan application for the subject use or development project. Necessary on-site testing must be coordinated with the Town Health Officer.

Erosion and sediment control plan: The applicant shall submit an Erosion and Sediment Control Plan in accordance with the requirements of § 190-75 of these Regulations.

Other information: Dependent on the nature of the proposal, the Commission shall have the right to require additional detailed information if it finds the information is necessary to review the application and determine compliance with applicable regulations and performance standards. Such information, which through other provisions of these regulations may be required for particular uses, may include but shall not be limited to: architectural plans of all proposed buildings, structures and signs, including exterior elevations, floor plans, perspective drawings and information on the nature and color of building materials; traffic studies; aquifer, watershed and flooding data; drainage calculations and documentation of necessary drainage rights or easements; environmental and neighborhood impact analysis; erosion and sedimentation control plans; future plans for adjacent land under the control of the subject applicant or owner; information on homeowner or property owner associations; maintenance provisions; estimates of site improvement costs and bonding agreements.

The following provisions for Zoning Permits are in addition to any application requirements associated with uses and/or construction activities that also require the review and approval of the Planning and Zoning Commission. All proposed uses and/or construction activities shall comply with permitted use provisions and all other applicable regulatory provisions. Except as noted below in Subsection C(2), Zoning Permits shall be required for the following activities:

A Zoning Permit is not required for:

Zoning permits also are required for all lot line revisions. An applicant shall submit to the Zoning Agent adequate information to demonstrate that a proposed lot line revision is in compliance with all applicable zoning and subdivision requirements.

In situations where a Zoning Permit is required, the subject use or construction activity shall not commence until the Zoning Agent has issued a Zoning Permit for the proposal. Applications for a Zoning Permit shall be made by a property-owner or his/her authorized agent. Applications shall be complete in all details and shall be returned to the applicant in the event a submitted application is incomplete. Except as noted below within each subsection, Zoning Permit applications shall include the following information: