Mansfield City Zoning Code

Uses of land, buildings or structures that are not permitted in Mansfield's various zoning districts are prohibited (see § 190-7 for examples of prohibited uses). All uses permitted in this article are subject to dimensional requirements (see § 190-18), performance standards (see § 190-75) and all other applicable requirements contained in these regulations. *All land uses, including grading and land disturbing activities are subject to provisions of § 190-75 (Site Development Principles) & (Erosion and Sediment Control Plans) may also apply.

Dependent on each particular use and the specific zone in which the subject site is located, subsections of this Article may require site plan or special permit approval of the Planning and Zoning Commission for any of the following activities:

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 a building, structure or use is listed as permitted and site plan or special permit approval is not required the use may be authorized by the Zoning Agent through the issuance of a Zoning Permit and/or Certificate of Compliance (see Article 12).

With the exception of all uses in the Pleasant Valley Commercial/Agriculture Zone or Research and Development/Limited Industrial Zone (see provisions below), changes in the use of an existing structure or lot may be authorized by the Zoning Agent through the issuance of a Certificate of Compliance provided the new use is included in the same permitted use category as the previous use and provided all other applicable provisions of these regulations are met. In the Pleasant Valley Commercial/Agriculture Zone and Research and Development/Limited Industrial Zones, all changes in use from that described and approved in previous permit submissions, or from that established prior to zoning approval provisions, require the submission of a revised statement of use for review and approval by the Director of Planning and Development. The Director of Planning and Development shall have the right to refer the request to the Commission for their review and approval where the proposed change in use is considered to be a significant alteration of the previous use with potential impacts that have not been reviewed. The Commission shall have the authority to require the submission and processing of a new application as per the requirements for establishing a new use on a site.

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.

Minor modifications of existing or previously approved site improvements may be authorized by the Chairman of the Planning and Zoning Commission and the Zoning Agent as per the provisions of § 190-86, provided all Planning and Zoning Commission conditions of approval are met. Within an SC-SDD zone district, requirements relating to site and building modifications are set forth in § 190-48.

§ 190-18 Dimensional requirements.

[Amended 12-2-2024, effective 12-31-2024]

Unless specific exceptions are noted in other sections of these regulations, all lots, buildings, structures and site improvements, including parking, loading, outdoor recreational facilities such as tennis, volleyball or basketball courts that are distinct from driveway/parking areas or lawns, and outside storage areas erected or altered after the enactment of these zoning regulations, shall conform to the dimensional requirements for the subject zone in which the building, lot, structure or improvement is located as specified in the Schedule of Dimensional Requirements which is included in these regulations.

Zone	Minimum Lot Area (square feet)	Minimum Lot Frontage (feet)	Min. Front Setback Line (feet)	Min. Side Setback Line (feet)	Min. Rear Setback Line (feet)	Maximum Height (feet unless otherwise noted)	Maximum Building Ground Coverage
R-20	20,000	125	40	15	50	35
R-90/RAR-90	90,000	200	60	35	50	35
ARH: See § 190-27	5 acres	50	50	50	50	40	25%
SER-HO, § 190-30	5 acres	300	25	5	5	45	20%
PVRA: See § 190-29	None	200	200	50	50	40	25%

NOTE:
Please see sections noted above for additional bulk and area requirements specific to the zoning district.

§ 190-19 Exceptions to the Schedule of Dimensional Requirements and special dimensional provisions.

General provisions.

Corner visibility. Between the building setback lines and the front property lines of a corner lot, no fence, wall, hedge, plantings, lawn ornaments or other visual obstructions shall be located or maintained which impede visibility along adjacent streets and create or aggravate vehicular or pedestrian safety problems. No fence, wall or hedge along the street sides of corner lots shall be over two and one-half feet in height.

Agricultural structures/manure pit. § 190-65 includes special setback provisions for agricultural uses and structures.

Fences, walls, hedges, driveways, wells, septic systems. Unless regulated by other sections of these zoning regulations, by the development area envelope provisions of the Subdivision Regulations (applies to lots approved after June 30, 2002) or provisions of the Inland Wetland Regulations, State Health Department or other agency having regulatory jurisdiction, fences, walls, hedges, driveways, wells and septic systems are not required to comply with the minimum setback provisions of the Schedule of Dimensional Requirements.

Accessory structures. Accessory structures shall meet applicable setbacks from front lot lines but setbacks from side or rear lot lines may be reduced to 10 feet provided the structure does not exceed 10 feet in height or 200 square feet in area. The setback reduction shall not apply to:

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.

Swimming pools. Swimming pools shall meet all applicable setbacks from front, side and rear lot lines, but in no case shall a swimming pool be located closer to a front lot line than an existing or proposed residence on the lot. See applicable provisions of Mansfield's Subdivision Regulations.

Bus shelters. The Commission may waive setback requirements for bus shelters, provided the location and plans for the shelter are acceptable to the Director of Public Works or his designee and provided the location and plans do not present a safety hazard.

Satellite dish antennas. All satellite dish antennae greater in diameter than one meter (39.37") shall be located a minimum of 200 feet from front property lines unless, in the opinion of the Zoning Agent, the subject antenna is in a location that is not readily visible from the street or streets upon which the subject lot is located. Satellite dish antennae greater in diameter than one meter (39.37") shall meet all applicable setbacks from side or rear property lines and all applicable height requirements. Based on federal laws and regulations, satellite dish antennae one meter (39.37") or smaller in diameter are not subject to Zoning dimensional requirements. Any questions regarding this requirement should be reviewed with the Planning and Zoning Commission.

Handicap access ramps. Access ramps designed to provide access for handicapped individuals to and from decks or entrances of an existing residential or commercial structure may extend up to 12 feet into a required setback area. Furthermore, the Zoning Board of Appeals, through the issuance of a Special Exception, may authorize a greater extension into a required setback area, provided the extension is the minimum necessary to safely address Building Code requirements and site characteristics.

Parks and playgrounds. Parking areas for parks, playgrounds and other nature preserves are not required to comply with the minimum setback provisions of the Schedule of Dimensional Requirements. Where a park, nature preserve or playground abuts property in an RAR-90, R-90 or R-20 district, a minimum setback and landscape buffer at least 15 feet wide shall be provided between the parking area and the adjacent residentially zoned property. Natural buffers should be retained whenever possible. See § 190-75D(17) for additional landscaping requirements.

(10)

Schools. Parking areas for schools shall be exempt from the minimum front yard setback requirements of § 190-18 provided the following conditions are met:

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.

(11)

Other. Other exceptions to § 190-18 may be included within the specified permitted use provisions for the intended use. Please refer to relevant sections.

Parking exceptions.

Residential parking. With the exception of housing developments involving three or more dwelling units where parking areas must meet all established setback requirements, or duplex units where special provisions are in required, residential parking is not required to comply with the minimum setback provisions of § 190-18.

Special dimensional requirements.

Setback from residential zones. In the RD/LI Zone, a minimum setback of 150 feet is required between all new industrial or research buildings and residential zone boundary lines..

Lot coverage. Except as noted below, the total ground area coverage of buildings and parking areas in the RD/LI Zone shall not exceed 50% of the total lot area. Provided all other requirements of these Regulations are met, this coverage limit can be increased to 75% for projects directly associated with a program that permanently preserves large tracts of open space or agricultural land.

Gate houses/security structures. In the RD/LI Zone, the Commission may reduce or waive front or side line setbacks for gatehouses and security structures other than residences.

Lots on private roads. Provided the standards noted below are met and provided special permit approval is obtained in accordance with § 190-74, the Commission may allow lots to be created off of private roads in the following zones: B; PB-1, PB-2, PB-3, PB-4, PB-5, NB-1, NB-2, PO-1, I, PVCA, PVRA and RD/LI. This regulation allows, under specific standards, lots to be created without frontage on a Town or State road.

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.

Exceptions for non-conforming lots of record. Provided all applicable provisions of § 190-51 are met, the following special dimensional requirements shall apply to non-conforming lots:

Compliance with minimum lot area and lot frontage requirements shall not be required;

The required setbacks from the front and rear lot lines may be reduced to one-third of the lot's frontage, provided standard setbacks cannot be met in a reasonable manner due to the nature of the non-conformity;

The required setbacks from the side lot lines may be reduced to one-sixth of the lot's frontage provided standard setbacks cannot be met in a reasonable manner due to the nature of the nonconformity;

Subdivision building area envelope exceptions. The lot frontage and setback provisions of § 190-18 "Schedule of Dimensional Requirements", may be reduced, waived or increased pursuant to the "building area envelope" provisions of Mansfield's Subdivision Regulations. All lot frontage and setbacks for subdivision lots approved after February 20, 2002 shall be as depicted for each individual lot on approved subdivision maps as filed on the Land Records and as may be subsequently modified by the Planning and Zoning Commission. Criteria used by the Commission for establishing building area envelopes and appropriate lot frontage and setback provisions for each lot are contained in Mansfield's Subdivision Regulations.

Lot area exceptions.

Minimum lot area requirements for new lots:

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.

Subject to compliance with the minimum lot area provisions contained in Subsection F(1) above, the Planning and Zoning Commission shall have the right to authorize or require new subdivision lots in the R-90 and RAR-90 zones approved after June 1, 2006 to be less than 90,000 square feet in size. This provision is designed to implement, based on soil types, terrain and other natural or man-made resources on each subdivision site and based on goals, objectives and recommendations contained in Mansfield's Plan of Conservation and Development, the "cluster development" provisions of Sections 8-18 and 8-25(c) of the Connecticut General Statutes. More specific criteria for determining whether a reduction in lot sizes is appropriate is contained in Mansfield's Subdivision Regulations.

Accordingly, for all subdivision lots in the R-90 or RAR-90 zone approved after June 1, 2006, the minimum lot size shall be 90,000 square feet in size or the specific lot area depicted for each lot on an approved subdivision map as filed on the Land Records and as may be subsequently modified by the Planning and Zoning Commission, whichever is smaller.

Effect of change in subdivision or zoning regulations or boundaries of zoning districts after approval of a subdivision or resubdivision plan:

For all approved subdivision or resubdivision lots filed or recorded with the Town Clerk, special provisions are contained in Section 8-26a of the Connecticut General Statutes.

Special provisions related to height requirements.

Measurement of building height in stories. Where the Schedule of Dimensional Requirements establishes a maximum building height in stories, the following provisions shall apply:

Measurement of stories.

Story height shall be measured in feet between the floor of a story to the floor of the story above it. For single story buildings and the uppermost story of a multiple-story building, floor-to-floor height shall be measured from the floor of the story to the tallest point of the ceiling.

Stories shall be a minimum of nine feet and a maximum of 12 feet in height except as otherwise provided herein.

The PZC may by Special Permit authorize alternative story heights/maximum building heights where needed to accommodate functional and operational requirements associated with a specific use.

Visible basements shall not exceed the maximum of one-half of the height of the tallest story with the following exception: basements that are exposed due to sloping site conditions shall not be limited in height nor counted toward maximum stories provided the exposed section of the basement is located at least 100 feet from the front property line.

Occupied basements may have a height of up to 18 feet.

Half-stories and visible basements.

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.

A building incorporating both a half-story and a visible basement shall count the height of the two half-stories as one story except as provided above.

Ground stories.

Ground stories may be up to 20 feet in height.

Where a ground story exceeds 18 feet in height, such story shall count as two stories toward the maximum building height requirement for the district.

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

When a lot slopes downward from the front lot line, an additional story may be permitted only on the lower rear portion of the building in addition to the maximum number of stories allowed by the district. See Illustration.

An additional story is permitted for mixed-use buildings where the first floor is occupied by non-residential uses and the upper stories are occupied by residential uses. Use of the ground floor for services and amenities related to the residential use shall not qualify as non-residential uses for the purpose of determining eligibility for this height bonus.

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.

Parking structures that are attached to occupied structures may be built to a height that is no taller than the height of the adjoining structure, regardless of the number of stories within the parking structure.

To encourage the use of structured parking and reduce impervious cover in Planned Business and Institutional Districts, the following number of structured parking stories incorporated within the base of a building shall not count toward maximum building height. This exception includes stories with a mix of occupied space and parking pursuant to building type requirements.

PB-1 and PB-3 Zones: one story.

PB-4 and I Zones: three stories.

Source of Illustration: Buffalo Green Code Unified Development Ordinance (December 2016)

Exceptions to maximum height requirements. The following building-mounted appurtenances shall be exempt from the maximum height requirements of § 190-18 provided they do not collectively exceed 10% of the roof area where they are located: spires, steeples or belfries; wireless communications, radio and television antennae; chimneys; water tanks; elevator towers, bulkheads, stair towers and similar elements; ventilators and other roof top mechanical structures; solar collectors; and similar appurtenances. The PZC may exempt the following ground-mounted structures from maximum height requirements through issuance of a Special Permit: flag poles; communications towers or antenna; solar collectors, wind turbines; farm silos or similar uses.

Highway clearance setbacks.

Street Classification	Highway Clearance Setback
(See § 190-15 for listing of streets in each classification)
Arterial Street	40 feet
Collector Street	30 feet
Local Street	25 feet

Floor area requirements. No dwelling shall be created or erected that does not comply with the minimum floor area standards as set forth in all applicable Building, Housing or Health Codes.

§ 190-20 Home occupations.

[Amended 4-21-2025, eff. 5-29-2025]

Purpose: to support small-scale economic activity which preserves the residential nature of the subject property and surrounding neighborhood and avoids disturbances such as excessive traffic or noise. Home occupations, including home offices and home businesses, shall comply with the following requirements and obtain any necessary approval as established herein.

Permit Approval Table: Approval of a home office or home business shall be obtained in accordance with the criteria below.

	Home Office	Home Business
Approval required	None	Zoning permit	Special use permit
Compliance review	None	5 years	As determined by commission
Eligibility	Shall be accessory to a residential dwelling
Minimum lot size	None	None	2 acres
Location	Any zone	Any residential zone	Any residential zone
Non-resident employees	Not permitted	Not to exceed 2 on site	Not to exceed 4 on site
Portion of dwelling used for business	The total area dedicated to the home occupation shall not exceed 35% of gross floor area.*
Use of accessory building(s)	Not permitted	Permitted, provided such building does not exceed the footprint of the principal dwelling and is not used for storage of equipment and non-hazardous materials	An accessory building may be used for storage of equipment and non-hazardous material directly associated with the personal business of the resident
External evidence	Not permitted	Not permitted	In accordance with § 190-20D
Outdoor parking and storage	Not permitted	In accordance with § 190-20D	In accordance with § 190-20D
Signage	Not permitted	Announcement sign in accordance with § 190-69H
Visits from members of the public	Not permitted	Shall not exceed 5 visits/clients per day	As determined by the Commission
Allowable uses	Not specified	- Art studios - Barber shops and beauty salons limited to one operator - Clothing alteration - Teaching - Short-term rentals - Professional office, such as physician, lawyer, engineer, real estate agent, contractor or tradesman - Cottage food operations as defined by CGS - Grooming facility (excluding commercial kennels) - Similar such uses	- Sale of antiques - Sale of handcrafted items produced on the premises - Assembly, repair and sale of small retail goods - Limited food preparation/catering operations - Limited storage or parking of vehicles, equipment and/or materials associated with a contractor, tradesman or other home occupation use Allowable uses authorized by zoning permit if there are more than 5 visits per day and there are more than two non-resident employees.

*	Does not apply to Short-Term Rentals

General requirements: The standards and requirements below shall apply to all home occupations.

Permit required: Any home occupation other than an allowable home office shall obtain a permit prior to the establishment of such accessory use. Applications shall include:

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.

Modification of permit. Any approval issued for a home occupation shall be issued to the occupant of the dwelling at the time such permit is requested and for the specific business described in the provided statement of use. While the right to continue the operation of such accessory use is acknowledged, given that such approval has been granted to the occupant of the dwelling unit, any changes to the statement of use shall require a new approval.

Compliance review: The decision-making body may issue approval for a home business with a recurring compliance review period of not less than one year or more than five years. When required, such review shall be conducted to confirm the activity is in compliance with these regulations and the issued approval. It shall be the responsibility of the permit holder to request such review to demonstrate an intent to continue to operate the permitted activity.

Parking: Parking which is adequate to meet the needs of the proposed home occupation shall be demonstrated. Safe and suitable access for residents in addition to business or customer vehicles (as may be applicable) shall be provided in such a way as to not create traffic hazards.

Refuse: Adequate screening of any refuse locations or containers shall be provided. Refuse shall be regularly removed from the property

Hours of operation: Activity conducted in association with the home business other than that which occurs fully within the dwelling unit shall not begin before the hour of 7:00 a.m. Monday through Friday or before the hour of 9:00 a.m. on weekends and holidays. No activity shall take place after 9:00 p.m.

Additional standards.

Any home occupation which involves the on-site storage or parking of vehicles, equipment and/or materials shall demonstrate through the application submission that the following requirements have been met:

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.

Similar uses. The decision-making body may consider an application for a use which is not specified in Subsection B above provided such use is similar to those specified uses and is compatible with the intent of the zone. When such decision-making body is the Zoning Agent, the Agent may refer such determination to the Planning and Zoning Commission.

Prohibited uses. Restaurants, eating or drinking places, commercial kennels, animal hospitals, small engine or automotive repairs, or any other use which in the opinion of the decision making body would create conditions prohibited by § 190-20B.

§ 190-21 Accessory dwelling units.

Unit types and design standards. Accessory Dwelling Units (ADU) shall comply with the following requirements:

Accessory dwelling unit types. An accessory dwelling unit may be created only through the following methods:

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.

Prohibition on use of recreational vehicles as ADU. Recreational vehicles, travel trailers and any other wheeled or transportable structure shall not be used as an accessory dwelling unit.

Maximum size. The ADU shall not exceed 50% of the livable floor area of the principal dwelling or 1,000 square feet, whichever is less.

Floorplan. The ADU shall include a distinct kitchen or kitchen area containing a sink, refrigerator, stove or stovetop, oven, cabinets, and adequate counter space for food preparation and serving; and a bathroom containing toilet, sink and shower or bathtub.

Entrances.

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.

Nonconforming structures. Accessory dwelling units may be located in existing principal or accessory structures that are nonconforming to height and/or setback requirements provided the structure is not altered in any manner that would increase the degree of noncompliance.

Parking.

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.

Utilities. Accessory dwelling units may be connected to the water, wastewater, electric, gas, and other utilities of the principal dwelling or may have separate services. No ADU shall be approved for a property with an on-site wastewater disposal system until the applicant has demonstrated to the satisfaction of the local health department that the septic system can accommodate the additional flow and a code complying area identified that complies with DPH requirements.

Owner occupancy required.

Declaration of restrictions. The property owner shall file a declaration of restrictions on the land records stating:

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.

Modification of restrictions. No deed restriction shall be modified unless approved by the PZC.

Release of restrictions. Upon verification that an accessory dwelling unit established pursuant to this Section has been removed, the Zoning Enforcement Officer shall record appropriate documentation to release the encumbrance. Any fees associated with such release shall be borne by the property owner.

Certification of owner occupancy.

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

One of the units is the primary residence of the owner;

The owner meets the requirements of an owner-occupant as required by this section; and

The accessory dwelling unit continues to comply with all applicable requirements.

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

Application requirements. The following documentation shall be submitted with applications for an ADU:

A draft declaration of deed restrictions pursuant to § 190-21B a form acceptable to the Town Attorney.

Any other documents needed to determine compliance with the Regulations.

A Zoning Permit shall not be issued until the declaration has been approved by the Zoning Enforcement Officer and Town Attorney and recorded on the land records by the property owner.

Violations. In addition to penalties for violation identified in § 190-88 these Regulations and Chapters 134 and 189 of the Mansfield Code of Ordinances, any permit for an Accessory Dwelling Unit which has been revoked following an enforcement action by the Town shall require the issuance of a Special Permit by the Planning & Zoning Commission for reinstatement.

§ 190-22 Use of rear lots.

The provisions of this section are intended to permit the use of an existing rear lot for one single-family dwelling unit in the residential districts. Rear lots created after the adoption of this section shall not be used for residential purposes.

No dwelling unit shall be erected on a rear lot unless there is provided for such lot an unobstructed right of access held in the same ownership as the lot, at least 20 feet wide to accommodate fire apparatus or other emergency equipment. If, however, the area of the rear lot shall exceed twice the area requirements of the zone in which the rear lot is located, such right of access shall be at least 50 feet wide.

A rear lot shall conform to all requirements prescribed for the zone in which it is located. The minimum lot area shall be computed as the area of the lot exclusive of the area of access.

Only the erection of one single-family dwelling and appurtenant accessory buildings or structures shall be permitted on a rear lot, regardless of the size of the lot. No Zoning Permit shall be issued for more than one dwelling on the rear lot until all regulations for subdivision have been complied with.

The access area shall be limited for the exclusive use of the one dwelling unit on the rear lot and shall not be used for access to any other land or separate rear lot.

The lot line from which the right of access leads shall be considered the front of the rear lot.

§ 190-23 Affordable housing requirements.

[Amended 12-2-2024, effective 12-31-2024]

Intent. The following regulations are established to ensure that housing in Mansfield accommodates the diverse needs of new and existing residents, regardless of age, ability, race, ethnicity, or socioeconomic status.

Applicability. The requirements of this section shall apply to all residential development of more than five dwelling units with the exception of development in the South Eagleville Road Housing Opportunity (SER-HO) Zone. In the case of group dwelling uses, the requirements of this section shall apply to group dwellings of more than 20 bedrooms.

Affordable and workforce housing standards.

Definitions.

AFFORDABLE HOUSING UNIT

A unit affordable to residents with incomes at or below 80% of median income.

LOW-INCOME HOUSING UNIT

A unit affordable to residents with incomes at or below 60% of median income.

WORKFORCE HOUSING UNIT

A unit affordable to residents with incomes at or below 120% of median income.

Income limits, maximum housing payment and rent calculations.

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.

Term of affordability. All low-income, affordable and workforce housing units constructed or rehabilitated pursuant to these regulations shall be restricted and maintained as affordable for at least 40 years from issuance of a certificate of occupancy.

Calculating required affordable units.

Minimum number of affordable and workforce housing units to be provided. Unless an alternative means of providing affordable and workforce housing units is approved pursuant to Article 11, all development subject to the requirements of this section shall set aside a minimum of 15% of the proposed dwelling units/group dwelling bedrooms as affordable housing units and a minimum of 5% of the proposed dwelling units/group dwelling bedrooms as workforce housing units.

Calculation of dwelling units. The minimum number of affordable and workforce housing units/bedrooms to be provided shall be calculated based on the net increase in overall dwelling units on the property. Any fraction greater than or equal to 0.5 will be rounded up to the nearest whole number. Any fraction less than 0.5 will be rounded down to the nearest whole number.

Unit types. The type of units (number of bedrooms) provided as affordable and workforce housing shall be proportionate to the overall unit breakdown for the development unless a market study is submitted demonstrating the need for a different breakdown based on demand for certain types and sizes of income-restricted units.

Alternative means of meeting affordable and workforce housing requirements.

Use of alternative means of compliance. The use of alternative means of compliance pursuant to this section shall be reviewed by the Commission on a case-by-case basis. In reviewing the appropriateness of the use of an alternative to on-site development of required income-restricted housing units, the Commission shall consider:

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.

Conversion of market-rate housing units to income-restricted units. The affordable and workforce housing requirements may be met in whole or in part through conversion of existing market-rate units pursuant to the provisions of this section.

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:

Be located in Mansfield;

Be proximate to existing or planned employment, schools or services;

Be comparable in quality, features and amenities to the development for which the affordable and workforce units are required; and

Be in compliance with the requirements of Subsection F, Location, design and features of affordable and workforce housing units.

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.

Location, design and features of income-restricted housing units. Low-income, affordable and workforce housing units constructed in accordance with this section shall:

Be situated within the development so as not to be in less desirable locations than market-rate units, and shall, on average, be no less accessible to public amenities, such as open space and recreational facilities, than the market-rate units.

Be integrated with the rest of the development and be compatible in size, number of bedrooms, design, appearance, exterior features, construction, and quality of materials to the market-rate units. Interior features and mechanical systems shall conform to the same specifications as market-rate units.

Use building materials that have a compatible exterior style to other units in the development.

Be ready for occupancy no later than the date of the initial occupancy of the market-rate portion of the residential development of which it is being provided. If the project is developed in phases, the affordable residential units shall be developed in proportion to the phases.

Density bonuses. Density bonuses up to five dwelling units per acre shall be awarded to incentivize the development of low-income and workforce housing units. All bonuses shall be calculated on a buildable acre basis as established pursuant to the allowable residential density calculations. Additional market-rate units/bedrooms authorized pursuant to this section shall not be included in the calculation of required affordable/workforce housing units pursuant to Subsection D(2). For group dwelling uses, multiply the number of additional market-rate dwelling units by four to determine the additional number of bedrooms.

Additional income-restricted units provided within the development. The density bonuses for income-restricted units, Figure 2 below, identifies density bonuses for income-restricted units that are provided in addition to the minimum requirements of § 190-23D. These units may be provided within the development or through conversion of existing market-rate units pursuant to § 190-23E. In calculating these bonuses, additional income-restricted units shall not be counted toward overall density as illustrated in the sample calculation provided in sample bonus calculation for additional income-restricted units - Figure 3 below.

Figure 2: Density Bonuses for Income-Restricted Units
Type of Income-Restricted Unit Provided	Bonus Per Income-Restricted Unit Created
Low-income housing unit	3 market-rate units
Affordable housing unit	2 market-rate units
Workforce housing unit	0.5 market-rate unit

Figure 3: Sample Bonus Calculation for Additional Income-Restricted Units
The following example assumes:
•	The maximum density allowed prior to density bonuses for affordable units is 10 units per acre (identified at the bottom of Column A in Figure 3 below).
•	The project site contains 10 buildable acres, for a total maximum density of 100 units.
•	Maximum bonus available is 5 dwelling units/acre.
		A	B	C	D
Market rate		85			135
Workforce		5	10	5	15
Affordable		10	15	30	25
Low income		0	5	15	5
Total Units		100	30	50	180
Dwelling Units Per Acre		10 du/ac	3 du/acre	5 du/acre	18 du/ac

Procedures.

Submission of affordable/workforce housing plan. Any applicant for a project subject to the requirements of this section shall submit an affordable/workforce housing plan as part of the special permit or subdivision application for the development.

Contents of affordable/workforce housing plan. The contents of the plan shall include the following:

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:

A conceptual site plan and building floor plans illustrating the type and number of proposed income-restricted units, their location in relation to the other development on the site and surrounding land uses, the number of bedrooms of the income-restricted units, and the design features/specifications of income-restricted and market-rate units.

A tabular summary of the proposed dwelling units, including the number of income-restricted units, the number of bedrooms and size of each unit, the proposed sale/rental mix, and the proposed sale price or rent for each income-restricted unit pursuant to the requirements of the assisted housing program or § 8-30g-8 of the Regulations of Connecticut State Agencies, Maximum housing payment calculations in set-aside developments, as applicable.

A market study demonstrating demand for certain types of income-restricted units where the proposed allocation of income-restricted unit types is not proportional to the unit breakdown for the overall development.

A phasing plan for the project that indicates how income-restricted units will be developed in proportion to market-rate units for each phase of the development.

The proposed deed restrictions/restrictive covenants to be placed on the income-restricted units to ensure they will be maintained as affordable as required by this section. These restrictions shall comply with the requirements of the assisted housing program or § 8-30g-2(c) of the Regulations of Connecticut State Agencies, Promulgation of list of municipalities exempt from section 8-30g of the Connecticut General Statutes, as applicable. The provisions of § 8-30g-9 of the Regulations of Connecticut State Agencies, Model deed restriction for a set aside development, may be used as model provisions for such restrictions subject to any amendments needed to conform to the affordability provisions associated with the development.

Proposed rent and resale restrictions, including base rents/sales prices and provisions for future changes to rental rates to ensure continued compliance with affordability restrictions.

Procedures used to determine eligible persons or families for the rental or purchase of units pursuant to the requirements of the assisted housing program or § 8-30g-8(f) of the Regulations of Connecticut State Agencies, Maximum housing payment calculations in set-aside developments, as applicable.

Plan for administration of the affordability requirements pursuant to the assisted housing program or § 8-30g-7 of the Regulations of Connecticut State Agencies, Affordability plans and conceptual site plans, as applicable. The administration plan shall include a provision requiring the submission of an annual report to the Commission by January 31 of each calendar year demonstrating and certifying compliance with income limits and sales price/rental restrictions. Such report shall be provided in the format required by the Commission.

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.

Approval process.

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.

§ 190-24 Requirements for multi-family housing for the elderly.

Where provided for in these regulations, the Commission may grant a special permit, in accordance with § 190-74, for the construction by a public or non-profit authority or group, of housing designed and used exclusively for the elderly, provided said housing is supported or assisted by the Town of Mansfield or a State or Federal grant limiting the housing to the exclusive use of the elderly, and provided the following specific requirements are met:

Location. No site location shall be approved unless it is on or within 300 feet of an arterial or collector street as set forth in these Regulations.

Height of buildings. No building shall exceed three stories or a height of 40 feet.

Road, drainage and infrastructure improvements. All roadways, drainage and infrastructure improvements shall be designed and constructed in accordance with the standards and specifications of the Mansfield Public Works Department. As a noted exception to this requirement, the Commission may approve alternate widths for private internal roadways that are not major circulation roads.

Dwelling unit density. Maximum of six units per acre. The Commission may permit higher densities if it can be demonstrated to the Commission that septic effluent can be safely disposed of, adequate potable water can be secured, and no adverse impacts will be felt by the surrounding neighborhood.

Site area. Minimum site of five acres. Total ground floor area of all buildings shall not exceed 25% of the site area. The Commission may permit a smaller minimum site area if it can be demonstrated that septic effluent can be safely disposed of adequate potable water can be secured and no adverse impacts will be felt by the surrounding neighborhood.

Off-street parking. Off-street parking shall be provided at the ratio of one space for every dwelling unit plus adequate visitor parking in an amount determined by the Commission.

Permitted accessory uses. Community building for use of residents thereof.

Building and site design/architectural plans.

Wherever possible, buildings and site improvements shall be designed to fit the existing topography, thereby preventing unnecessary disturbances of existing grades and vegetation. Wherever possible dwellings shall utilize a solar orientation and all improvements shall be designed to preserve and enhance neighborhood property values. Safe and suitable access shall be provided to all dwelling units and parking areas.

All applications for a multi-family development under this section shall include detailed architectural plans for all proposed buildings and structures including recreational facilities and signs. Said plans shall include exterior elevations, floor plans and information on the nature and color of building materials.

Distance between structures. The distance between any two structures shall be no less than the average height of both, but in no case less than 30 feet. The Commission may vary this spacing requirement when it determines that such variations will enhance the design of the project without detrimentally affecting emergency access.

Special reports. All applicants for multi-family projects shall be prepared to submit detailed information regarding the impacts associated with the proposed development with their special permit application. Professionally prepared traffic studies, watershed and drainage analyses and comprehensive environmental assessments are examples of the types of specialized information that the Commission may require.

§ 190-25 (Reserved) [1]

MOBILE MANUFACTURED HOME PARK

Editor's Note: Former § 190-25, Provisions for multifamily and group dwelling development, was repealed 12-2-2024, effective 12-31-2024.

§ 190-26 Mobile manufactured homes and trailers.

The purpose of these Regulations is to ensure the protection of the health, safety and welfare of the residents of the Town by establishing minimum standards for mobile manufactured homes and other recreational trailers. These Regulations shall apply to all existing mobile manufactured home parks, expansion of those parks, and mobile manufactured homes and recreational trailers used outside of approved mobile home parks.

Definitions. For the purpose of this section, the following words and phrases have the following meanings:

MOBILE HOME SPACE OR LOT

A plot of ground within a mobile home park designed for the accommodation of one mobile home.

MOBILE MANUFACTURED HOME

A manufactured home built in accordance with the Manufactured Home Construction and Safety Standards established by the US Department of Housing and Urban Development capable of being transported in one or more sections on a permanent chassis with a narrowest dimension of not less than 22 feet. A mobile manufactured home shall not include a modular or unitized dwelling placed on permanent foundations, which for the purpose of the Zoning Regulations are considered single-family dwellings.

A plot of ground upon which two or more mobile homes, occupied for residential purposes, are located, and includes all mobile home parks in existence at the adoption of this section.

TRAILER, CONSTRUCTION

A portable, temporary mobile home, trailer, or semi-trailer, used, occupied or intended to be used or occupied for field office or storage purposes on the premises of a bona fide and active construction job.

TRAILER, RECREATIONAL

A recreational trailer shall include a travel trailer, motor home, camper or similar units designed for recreation or other short-term uses. A trailer shall not be construed to mean a mobile manufactured home.

Existing manufactured mobile home parks.

Any mobile home park existing at the time of adoption of this section may be continued at its present location. No new mobile home park shall be established in the Town of Mansfield;

No existing mobile home parks shall be maintained or operated except as provided in accordance with these Regulations;

Minimum standards to be maintained. All existing mobile home parks shall comply with the following standards:

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.)

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located:

At least 10 feet from the edge of the travel surface of interior roads or no closer than the owner can demonstrate existed in 1976;

At least 10 feet from any designated mobile manufactured home space lines.

At least 20 feet from any portion of another mobile manufactured home unit, or no closer than the owner can demonstrate existed in 1976;

Upon application through the modification procedures of § 190-86, the Planning and Zoning Commission shall have the right to reduce these setbacks for replacement mobile manufactured homes (this modification process shall not apply to carports, porches, decks and awnings or accessory storage sheds), provided the applicant clearly demonstrates that:

The reduction is necessary to locate a replacement unit of minimum standard width;

There is no increase in the number of bedrooms;

There is no interference with septic systems or other site utilities;

No emergency access problems are created; and

All applicable fire safety codes, health codes and building codes shall be met.

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).

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located at least 20 feet from the edge of the travel surface of interior roads;

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds shall be located at least 10 feet from any designated mobile manufactured home space lines and 20 feet from any portion of another mobile manufactured home unit;

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 site requirements of § 190-18;

The subject site shall have a minimum area of 6,500 square feet that does not include visible ledge, slopes exceeding 10%, or any watercourse, waterbodies or inland wetland soils as depicted on the Mansfield Inland Wetlands and Watercourses Map as may be modified by on-site inspection and testing. The subject 6,500 square feet area shall be uniformly shaped, with a minimum dimension (width, depth, etc.) of 50 feet. As deemed necessary by the Zoning Agent, on-site testing and field-generated topographical surveys conducted by the property-owner or his agents may be necessary to determine compliance with this usable area requirement;

The subject replacement unit shall have no more bedrooms than the previous unit on the subject site;

The subject site shall have adequate area for a septic system and, as applicable, an on-site well. The location of the septic system, including tank and leaching area, and well, as applicable, shall be depicted on the submitted plot plan. The septic system shall not be located under the mobile manufactured home. No Zoning Permit shall be issued until the subject sanitary systems have been approved by the Mansfield Health Officer;

The subject site shall have a minimum of 400 square feet of area designed for two off-street parking spaces;

The subject replacement unit shall have a pitched roof design and shall include foundation skirting;

The subject replacement unit shall have a maximum size of 26.5 feet by 48 feet, excluding roof overhangs. No storage building shall be larger than 144 square feet in size;

The cumulative lot coverage of the subject mobile manufactured home and all related porches, decks, storage sheds and parking area shall not exceed 30% of the usable area of the subject site as defined in Subsection B(3)(f)[4] above;

No emergency access problems are created and all applicable fire safety codes, health codes and building codes shall be met;

All replacement units or accessory site improvements or sitework may be subject to permit requirements of the Inland Wetland Agency.

Due to the specific nature of these standards for replacement units, the above requirements shall not be varied by the Zoning Board of Appeals.

Upon written application by a park owner, the Zoning Enforcement Officer may permit the temporary storage of mobile manufactured homes in a mobile home park for a period of up to 30 days. Said storage is intended to assist mobile home park residents in the process of relocation. Storage is subject to the following:

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.

An additional two thirty-day periods may be permitted by obtaining a permit from the Zoning Enforcement Officer. This Section shall also apply to any park expanded pursuant to these Regulations.

Expansion of existing mobile home parks. Expansion of existing mobile home parks is permitted only in accordance with this Section.

Special permit required. A special permit is required for the expansion of existing mobile home parks. A Public Hearing shall be held by the Planning and Zoning Commission before any such permit issued, and such permits shall be issued only in accordance with the standards and procedures set forth in this Section.

Requirements for special permit:

The application for such special permit shall include a site plan prepared by a registered land surveyor, or registered professional engineer. Said site plan shall show all applicable site requirements as outlined in Subsection C(7) herein and shall cover the area proposed for expansion and also show all required improvements to the existing park. The plan shall be drawn to a scale of one inch equals 40 feet or less, and shall include, as a minimum, the following:

Boundaries and area of mobile home park;

Names of adjacent property owners and existing zoning;

Location of all buildings, roads and property lines on the mobile home park parcel and adjacent parcels within 100 feet of the park area, both existing and proposed;

Location, size and number of existing and proposed mobile home lots;

Topography, showing existing and proposed grades, with two-foot contour interval;

Location, width and surface of all existing and proposed mobile home lots;

All required setback lines, shown as dashed lines;

Location and size of all existing and proposed storm drainage facilities, sanitary sewers and disposal facilities, septic system area (shown as dotted lines and labeled) and water lines;

Plans and profiles of all proposed roads, storm drainage facilities, sanitary sewers and water lines, at a vertical scale of one inch equals four feet;

Location and plans for any buildings to be constructed in the park;

Landscaping and buffer strips;

Location of all adjacent flood hazard areas.

All park development and construction shall be in accordance with an approved site plan and no change may be made to an approved plan without the approval of the Commission.

Evidence to be presented for special permit. The applicant for such special permit must present to the Commission evidence of the following:

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.

Findings required. Before granting a special permit pursuant to this Section, the Commission shall make special findings that the proposed use as described and presented by the applicant:

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).

Scope of expansion. An existing mobile home park may be expanded after issuance of a special permit in the following manner:

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.

General requirements - park expansion.

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.

Additional requirements. As a condition to the approval of said permit, the Commission may require that certain improvements be made to the existing park area that would upgrade such items as, but not limited to, water supply, sewage disposal, road pavement, street lighting, grading and drainage, and appropriate screening, so as to comply with the standards as set forth in this Section, and that would benefit the public health and safety.

Site requirements. No application for a special permit under this Section shall be approved unless it is in conformity with the following site requirements:

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.

Setback from public streets: 50 feet. The Commission shall require that a natural or landscape buffer or screen of at least 35 feet and up to 50 feet be provided and maintained on all boundaries of the park as well as from public streets. This buffer may be included as part of any setback requirements.

Setback from adjoining property line: 50 feet. See Subsection C(7)(b)[1] above.

Minimum side and end clearance between adjacent mobile homes: 40 feet.

Minimum front yard setback from interior road pavement: 20 feet.

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

All park roads shall be well-drained, paved, and maintained in good condition.

Interior roadways within the parks shall be paved to a minimum width of 20 feet. Pavement specifications shall be as required by the Commission or its designated agent.

All park roads shall not exceed a grade of 8%.

Road names shall be subject to the approval of the Commission.

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.

Provisions shall be made to dispose of surface water which now drains naturally into the park from adjoining properties, with proper allowance for the increased flow due to future development.

A complete storm drainage system shall be maintained, including headwalls, dry wells, piping, catch basins, and manholes with outfall to natural watercourse or existing storm drainage system.

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.

All mobile homes shall be provided with an adequate foundation for the placement of a mobile home. Foundations shall be of such construction as to prevent heaving, shifting, or settling due to frost action.

All mobile homes shall be equipped with skirting, screening, or other type of enclosure.

Bond requirements. Any required bonding shall be in accordance with the provisions of § 190-76 of these Regulations.

Mobile manufactured homes on individual lots. Mobile Manufactured Homes as defined herein shall be allowed on individual lots in accordance with C.G.S. 8-2(d)(3) provided all the requirements of § 190-18 have been met.

§ 190-27 Special provisions for the Age-Restricted Housing (ARH) Zone.

The zoning district has been established:

To increase the types of available housing with emphasis on common interest communities that would primarily serve residents who are age 55 years or older.

To provide landowners with a land use option on suitably-located land with necessary utilities, access, and other important attributes.

To create high-quality developments capable of sustaining long-term value.

To promote project designs that enhance and protect open spaces, natural resources, natural features and other elements of the town's rural pattern of development.

To achieve the goals and objectives of the town's Plan of Conservation and Development.

General. The uses listed below are permitted in the Age-Restricted Housing zones, provided the site is developed and retained under single or common interest ownership; special permit approval is obtained in accordance with the provisions of § 190-74 and provided all other applicable provisions of these Regulations are met:

One-family, two-family and multi-family dwellings wherein each dwelling unit shall be restricted to:

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].

Water and sewer facilities. All proposed developments in the ARH zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in an ARH district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

Open space/recreational facilities. All residential developments shall provide appropriate open space and recreation facilities as determined by the Commission pursuant to the community amenity provisions of § 190-25.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the ARH District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-28 Special provisions for the Design Multiple Residence (DMR) Zone.

General.

Sites must be developed and retained under single or common interest ownership.

Child day-care center as defined by state statutes, provided the facility is not a dwelling unit.

[Amended 12-18-2023, effective 1-12-2024]

Water and sewer facilities. All proposed developments in the DMR Zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in a DMR district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the DMR District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-29 Special provisions for the Pleasant Valley Residence/Agriculture (PVRA) Zone.

Intent. The PVRA has been established with special provisions for a distinct area of Mansfield located south of Pleasant Valley Road and west of Mansfield City Road. This area has been zoned for decades for industrial, commercial and/or residential use, but has remained primarily agricultural. The area is no longer considered appropriate for industrial and non-agricultural commercial use due to special agricultural, floodplain, wetland, and aquifer characteristics that warrant protection and preservation, site visibility and scenic character, neighboring agricultural and residential uses and other Plan of Conservation and Development goals, objectives and recommendations. Due primarily to the fact that this area is one of a very limited number in Mansfield that have access to public sewer and water systems, medium to high density multi-family housing is considered an appropriate use for portions of this district, but only if designed, constructed, and utilized in a manner compatible with other Plan of Conservation and Development recommendations and neighborhood land uses. Accordingly, the PVRA zone is subject to special provisions designed to preserve significant areas of prime agricultural land, to protect important natural and scenic resources, to provide for affordable housing, and to address other important regulatory objectives.

General. The uses allowed in the zone per the use table above and associated site improvements are permitted in the PVRA zone, provided:

Any special requirements associated with a particular use are met;

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

Applicable provisions of § 190-56 (Design Development Districts) and § 190-75 (Performance Standards) are met; and

With the exception of the uses in § 190-17 listed as permitted, all special use permits must comply with § 190-74.

Water and sewer facilities. All developments in the PVRA zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Agricultural land preservation requirements.

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

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

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

The land will retain agricultural value;

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

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

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

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

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

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

Residential developments.

Single-family, two-family and multifamily dwellings.

[Amended 12-2-2024, effective 12-31-2024]

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.

(Reserved)[1]

Editor's Note: Former Subsection E(2), regarding multifamily residential developments, was repealed 12-2-2024, effective 12-31-2024.

Student housing restrictions. Housing designed primarily for student occupancy shall not be authorized in this district due to potential neighborhood compatibility issues.

Age restricted housing. Due to the proximity of commercial and health care services in southern Mansfield and the adjacent Town of Windham and due to the physical characteristics of the Pleasant Valley Residence Agriculture Zone, Age Restricted Housing developments are specifically encouraged and allowed within this district.

Open space/recreation facilities. The open space and community amenity requirements of § 190-25 and the Subdivision Regulations may be satisfied through the preservation of agricultural land pursuant to Subsection D above (Agricultural Land Preservation Requirements). If the area preserved for agricultural use meets or exceeds the minimum open space requirement per dwelling unit, no additional open space or recreational facilities shall be required other than the open space provided through building separation and site landscaping.

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

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

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.

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

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

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

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

§ 190-30 Special provisions for the South Eagleville Road Housing Opportunity (SER-HO) Zone.

Intent. The SER-HO Zone is intended to increase economic diversity of housing types in Mansfield by allowing small, well- designed and landscaped multi-family development, located on an arterial road with availability of transit service and public infrastructure and located within walking distance of downtown Storrs, playgrounds and a conservation area.

Eligibility. To be eligible for rezoning to the SER-HO Zone, a parcel or parcels to be merged must have no less than 300 feet of frontage on South Eagleville Road and be within a 1,000 foot radius of the intersection of Maple Road and South Eagleville Road. Any application for a zoning map amendment shall be accompanied by a site plan application in accordance with § 190-73.

Water and sewer facilities.

All proposed developments in the SER-HO Zone must be served by public water and sewer facilities or must be readily connected to such services. "Readily connected" is defined as that point in time when contracts have been let for construction of public sewer and water facilities requested for connection. A Certificate of Zoning Compliance shall not be issued until the site is connected to public water and sewer facilities.

For the purposes of this requirement, community well water supply systems authorized, constructed and operated pursuant to the Connecticut Department of Public Health regulations are considered public water facilities.

Density requirements. Residential density of up to 15 dwellings units per acre of land exclusive of watercourses, waterbodies, inland wetland soils and slopes of 15% or more, provided the total number of bedrooms per acre does not exceed 30. No density bonuses authorized in other sections of these Zoning Regulations shall be allowed in the SER-HO Zone.

Building height. No building shall exceed three stories or a height of 45 feet.

Setbacks and coverage requirements. The following setbacks and coverage requirements shall apply except as set forth in Subsections F(1) through (4) below: through minimum front setback, 25 feet; minimum side setback, five feet; minimum rear setback, five feet; maximum building ground coverage, 20%.

If the site abuts a parcel with an existing single family home, a two family home or a vacant parcel that is zoned RAR-90 or R-90, the yard adjacent to such parcel shall meet the following requirement, as applicable: minimum front setback, 40 feet; minimum side setback, 50 feet; minimum rear setback, 50 feet;

If the site does not abut an existing single family home, a two family home or a vacant parcel that is zoned RAR-90 or R-90, storage sheds of not more than 40 square feet in area and 15 feet in height may be placed at the side or rear property line, provided that any such shed located closer than 10 feet to a side or rear property line may be required, at the discretion of the Zoning Agent, to provide a surveyor's certification as to such shed's location to ensure it does not encroach onto adjoining property;

If the adjacent property owner provides a construction and maintenance easement, the applicable side or rear setback may be reduced by three feet; and

Porches and stairs may extend up to three feet into the required setback.

Standards and regulations for household income and sale/resale price limitations. A development in the SER-HO Zone shall be either a "set aside development" or "assisted housing" in compliance with Connecticut General Statutes § 8-30g.

Affordable apartment home requirements. The purpose of the SER-HO Zone is to facilitate a residential community containing household income/price-restricted dwellings that comply with Connecticut General Statutes § 8-30g. An Affordability Plan shall address, at a minimum, the items in this Subsection H. The following requirements shall apply:

The location, design and features of affordable apartment homes shall comply with § 190-23F. The Affordability Plan shall identify the number and affordability levels of the affordable apartment homes within the community. In the event a tenant who occupies an affordable apartment home becomes ineligible due to an increase in income, the next available apartment in the development would become an affordable apartment home.

Calculation of the maximum monthly payment for affordable apartment homes, so as to satisfy Connecticut General Statutes § 8-30g, shall utilize the median income data as published by the U.S. Department of Housing and Urban Development in effect on the day a lease is executed.

The maximum monthly payment that the owner of an affordable apartment home shall pay shall not be greater than the amount that will preserve such unit as defined in Connecticut General Statutes § 8-30g.

An affordable apartment home shall be occupied only as a principal residence. Sub-leasing of affordable apartment homes shall be prohibited.

Notice of availability of the apartment homes shall be provided through the procedures outlined in the affirmative fair housing marketing plan set forth in the Affordability Plan.

Each lease for an affordable apartment home will contain substantially the following provision:

"This apartment home is an affordable housing unit and is therefore subject to a limitation at the date of leasing and occupancy on the maximum annual income of the household that may occupy the apartment home, and is subject to a limitation on the maximum monthly rent. These limitations shall be strictly enforced."

The 40 year affordability period shall be calculated separately for each affordable apartment home in the SER-HO Zone, and the period shall begin on the date, as stated in the lease, of occupancy of the affordable apartment home. The designation of an affordable unit may change over time due to an affordability tenant becoming ineligible.

A temporary lapse in compliance with affordability requirements shall not result in a forfeiture or reversion of title, but the Mansfield Planning and Zoning Commission or its designated agent shall otherwise retain all enforcement powers granted by the Connecticut General Statutes, including the authority under Connecticut General Statutes § 8-12 to issue notices of violation, to impose fines, and to seek injunctive relief.

The Affordability Plan shall comply with the provisions of § 190-23H(2), except that a market study as set forth in § 190-23H(2)(c)[3] shall not be required.

Parking.

In the SER-HO Zone, all parking spaces shall have a minimum width of nine feet and a minimum length of 18 feet.

In the SER-HO Zone, the required number of parking spaces shall be one per each dwelling unit. Developments in the SER-HO Zone are not eligible for the parking reduction authorized in § 190-78G(3).

Landscaping.

The SER-HO Zone shall be exempt from the § 190-78T requirement that any new parking area that contains spaces for 10 or more cars shall include landscape areas within vehicle use areas so long as such parking areas include a single traffic aisle (of one or two directions) and native or adapted landscaping, other than turf, is provided adjacent to at least 50% of the perimeter of such parking area including associated walkways.

Multi-family developments in the SER-HO district are encouraged to follow the provisions of § 190-25 related to unit mix, site layout and design; community amenities, building design, unit design, bicycle parking, and recycling/solid waste disposal.

Conflicts. Where any provision relating to the SER-HO Zone conflicts with any other provisions of the Mansfield Zoning Regulations, the provisions relating to the SER-HO Zone shall govern.

Submission requirements.

An applicant seeking approval of a site plan for an SER-HO Zone development shall submit all information required by § 190-56 of these Regulations.

The applicant shall also submit an Affordability Plan explaining how household income and rental price limits will be calculated and administered, and how the development will comply with Connecticut General Statutes § 8-30g.

§ 190-32 Planned Housing Design District.

[Added 12-2-2024, effective 12-31-2024]

Intent. The Planned Housing Design District (PHDD) is a Special Design District established to:

Encourage diverse and accessible housing: Promote the development of a range of housing types, including multifamily and compact residential options that meet the varied needs of Mansfield residents, including singles, families, seniors, students, and individuals with special needs.

Promote thoughtful neighborhood design: Foster the creation of neighborhoods that are well-designed, sensitive to their context, human-scaled, pedestrian-friendly, and climate-resilient, while protecting and enhancing environmentally sensitive areas.

Ensure flexibility in development: Provide a flexible, site-specific framework for multifamily and compact residential projects, ensuring they are consistent with the goals of the Plan of Conservation and Development (POCD).

Applicability. A development containing more than six units, which includes one or more of the following housing types, may be permitted subject to the process as outlined in Subsection E.

Housing Type	Description
Single-Family Detached	A freestanding single-family dwelling unit not to exceed 1,500 square feet of gross floor area
Duplex	A residential building consisting of two unassociated dwelling units constructed with separate entrances
Multiplex	A single building containing three to six unassociated dwelling units
Apartment	A single building containing more than six unassociated dwelling units

Project siting criteria. Projects seeking approval under this section as a PHDD shall meet the following criteria based upon the location of the parcel(s) for which the development shall apply and is subject to the calculated developable land area as defined herein:

Parcel Location	Minimum District Size	Proposed Housing Types	Maximum Density	Location Criteria
SER-HO	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-1	None	Any	25 units per dev. acre	Arterial or Collector Road
PB-2	None	Any	45 units per dev. acre	Arterial or Collector Road
PB-3	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-4	None	Any	100 units per dev. acre	Arterial or Collector Road
PB-5	None	Any	15 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Multiplex	10 units per dev. Acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
PVCA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVCA	5AC	Multiplex	10 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RDLI-Research Development and Light Industry	None	Any	45 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
I-Institutional Zone	None	Any	100 unit per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-20	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-20	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RAR-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
RAR-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map

Calculation of Developable Area
The following areas must be excluded from the total acreage calculation:
•	Total acreage of wetlands and watercourses.
•	Total acreage of FEMA 100-year floodplains.
•	Total acreage of land subject to restrictions prohibiting development.*
•	Total acreage of land with steep slopes of 15% or greater.**
•	Total acreage of land currently or planned to be set aside for nonresidential development.

NOTES:
*	For the purposes of this calculation, only areas subject to easements or restrictions that completely prohibit development shall be deducted from the total land area. Areas subject to utility easements, access easements and other similar restrictions may be counted toward developable land area.
**	For the purposes of this calculation, only areas of 2,000 square feet or more of continuously sloped area at least 10 feet in width shall be counted.

Design considerations. The following building and site design considerations are preferred, where appropriate:

Site design and orientation.

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.

Neighborhood connections.

Provide connections by implementing such methods as:

Provide pedestrian connections between streets, bus stops, buildings, parking areas, open spaces, and trails.

Connect existing sidewalks with proposed sidewalks within the development.

Connect existing walkways, bicycle paths/routes and access drives where appropriate within adjacent developments and neighborhoods.

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.

Parking location and design. In addition to the standards detailed in § 190-78, Required off-street parking and loading, the following standards are strongly encouraged:

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.

Open space, recreational areas and on-site amenities.

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:

Passive recreation: picnic areas, trails, and quiet seating areas.

Active recreation: swimming pools, tennis/basketball/pickleball courts, and fitness centers.

Social and community spaces: hobby/workspaces, libraries, multipurpose rooms, communal kitchens, and dining areas.

Child-friendly areas: playrooms and playgrounds catering to children of varying ages.

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.

Landscape design.

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.

Building design, facade, scale.

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:

Sufficient bulk storage areas for the number of bedrooms in a unit.

Dining areas sized to accommodate a dining room table and chairs appropriate to unit size.

Hierarchy of bedroom sizes, where one bedroom is larger than the others.

Bathrooms with zero-entry showers and other accessibility features.

Direct access to the outdoors.

Master plan development approval process. This process shall include four steps: preapplication staff review, conceptual development review, zone change and master plan submission, and site plan approval.

Preapplication staff review. All applicants considering development within this district are required to meet with the Director of Planning and Development, to review preliminary development plans. Utilization of this process assists the applicant in obtaining preliminary feedback prior to a major commitment of resources. To maximize the benefits of an informal review, it is recommended that applicants provide enough information to allow the subject proposal to be considered with respect to the Town's Plan of Conservation and Development, important development factors such as, but not limited to, the following: water supply, sanitary waste disposal, drainage and stormwater impacts, traffic and circulation, fire protection and impacts on the natural environment, and neighboring properties. The applicant shall submit a report of this meeting as part of the master development plan application submission.

Conceptual development review.

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:

Proposed housing type(s).

Location of building(s).

Overall site layout, including parking patterns, curb cuts.

Proposed buffering and landscape areas and site amenities.

Open space or recreation areas and bicycle and pedestrian connections.

Visual renderings of general architectural configuration and design of buildings.

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 development plan and zone change submission. Approval of the master development plan and the zone change are required to apply the PHDD. The master development plan shall continue to control the characteristics, extent, density, and content of the proposed development through the final site plan approval process. The master development plan shall, where applicable, be prepared and certified by the appropriate licensed professionals necessary for a complete review of the application.

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

Location of existing and proposed zone of the property and the nature of the applicant's interest, including a boundary map certified to the State of Connecticut to A-2 and T-2 standards, which map is to be adopted as a description of the zone boundaries if the zone change application is approved.

A narrative and plan describing present and proposed building uses. Such narrative and plan shall also contain information regarding the lot or lots included in the proposed development, placement of buildings on the land, and information regarding the proposed building forms.

Proposed dwelling unit densities, including schematic floor plans for each type of unit proposed.

Building intensities, including use, dimensions, and locations of present and all proposed structures.

Proposed vehicular and pedestrian circulation patterns, including location and dimension of private and public streets.

Location of proposed off-street parking areas with dimensions, including location, size, and number of parking spaces, access routes, parking barriers, suitable fire truck access/turning radii and walkways.

Proposed pedestrian walks, connections, and other paths, public and private.

Proposed open space, including a calculation of the area of the proposed open space, such as parks, lawn areas, and recreational facilities, and such proposed covenants or easements. Interconnections and access to adjacent open space areas shall be shown on the plan.

Landscaping, present and proposed, including major tree and shrub area, present and proposed water elements and related treatment of open space, screening, present and proposed topography. Proposed utilities, including water supply, sewage disposal, electrical service, exterior lighting and drainage.

Preliminary building and preliminary planting plans, including schematic floor plans, exterior elevations, and perspective drawings.

Description of types of building materials and facing, including fire retardant, energy conservation, and green building design characteristics for all proposed buildings as well as site design characteristics.

Priority schedule of construction of the various units, buildings, landscaping, and other elements of the plan, including any proposed phasing of the development.

[13]

For any development of 75 units or more, a traffic study of the area affected by the proposed development must be conducted by a licensed professional engineer experienced in traffic studies and licensed in the State of Connecticut. The study should assess the area impacted by the proposed development including present and anticipated traffic counts, volumes, flow patterns, and an analysis of capacity analysis of present and proposed interchanges, intersections and entrances and exits servicing the development. A narrative summary of the traffic report must also be included.

[14]

A stamped report from a licensed civil engineer certifying the adequacy of the existing or proposed site improvements including all drainage and stormwater systems, streets and any other public improvement.

[15]

In addition to the Town Engineer, Director of Public Works, and Fire Marshal, the Commission may request a report or recommendation from any other staff person, agency, or consultant as provided by ordinance, when it deems such a report necessary to its deliberations.

[16]

Submission of an affordable housing/workforce housing plan in accordance with § 190-23H(1).

Master development plan review process.

Following the submission of a complete master development plan the Director of Planning and Development shall forward such plan to the Planning and Zoning Commission for consideration, review, comment, and action. In consideration of the application, the Commission may require additional documents and information to be submitted as deemed necessary.

The Planning and Zoning Commission shall approve or disapprove of the master development plan after a public hearing as required by the Connecticut General Statutes for a zone change application. Approval of the master development plan may include such changes, limitations, restrictions, or conditions as the Planning and Zoning Commission shall consider appropriate. If approved, the master development plan and related documents shall be a text amendment and a map change to the Mansfield Zoning Regulations, denoted as "Planned Housing Design District No:_____."

Approval considerations.

Review factors. In addition to the standards set forth in this section, the following review factors may be considered in reviewing and evaluating development proposals submitted under this regulation:

The potential impact of the proposed master development plan on existing dedicated and/or preserved areas of open space.

Where appropriate and desirable, the availability of access connections between the proposed master development plan and existing commercial, recreational, and other community facilities.

The availability of existing or potential public transportation connections to serve the proposed master development planned area.

The transitional character of the proposed master development plan to the existing built environment surrounding the development site.

The potential impact of the proposed master development on highways and other public facilities, including utilities.

The potential impact of the proposed master development plan on adjacent residential neighborhoods.

The satisfaction of any other standards and review criteria set forth in this regulation.

Criteria. To carry out the intent of this regulation and in applying the standards and review factors set forth in this section, more favorable consideration will be given to proposed master development plans submitted under this regulation which address the following criteria:

Integration of multiple housing types where appropriate.

The creation of compact community environments that are pedestrian-oriented, providing adequate circulation and parking for vehicles, but facilitating pedestrian and bicycle movement as a priority.

Creation of logical and orderly development patterns and land transitions among uses of varying intensity and compatibility.

Creation of residential uses that enhance and are highly compatible with surrounding uses, integrating new development within residential areas with appropriate scale and massing.

Provision of significant usable open space and recreational opportunities for residents and the public.

Protection and enhancement of existing natural resources that are of environmental, historic, or scenic importance as specified in the Plan of Conservation and Development.

Employment of contemporary and traditional building designs that complement and enhance the desirable architectural qualities of the existing built and natural environment surrounding the development parcel.

Promotion of environmental sustainability through low-impact design practices and other methods.

Encouragement of pedestrian usage of the development site, including meaningful pedestrian connections to the existing built environment, by building sidewalk-level elements (e.g., protective canopies, stairs, benches, columns, wall or roof projections and recesses, etc.) to human scale and incorporating weather protection, convenience and safety features.

Installation of underground utilities connections to serve future off-site, adjacent developments and, where appropriate, relocate existing overhead utility services below grade.

Where appropriate, integration and preservation of existing mature vegetation and a variety of plant species into the master development plan and do not include the use of invasive species.

Where possible, facilitation of access to bus stops and other transit opportunities as well as other community facilities to minimize adverse impacts on highways and other public facilities.

[m]

Redevelopment of existing sites.

[n]

Inclusion of age-restricted units.

[o]

Inclusion of additional deed-restricted affordable housing units beyond the requirements defined in § 190-23.

Findings required. The Commission may approve the creation of a PHDD if findings are made that the facts submitted with the application establish that:

The standards, requirements, and required findings contained in this section have been met.

Utilities, drainage, and recreational facilities have been physically laid out so as not to unduly burden the capacity of such facilities, such other facilities presently connected therewith, and such facilities proposed by the adopted Town Plan of Conservation and Development.

The streets, roads, drives, and blocks will be suitable and adequate to carry anticipated traffic and increased densities will not generate traffic in such amounts as to overload the existing or proposed street network in the area.

The capacity of the existing or proposed utility services is adequate for the proposed development.

The development will be in keeping with the intent of this regulation, the public interest, and the Plan of Conservation and Development.

Conformity with subdivision regulations. When applicable, the applicant shall comply with the provisions of the Mansfield Subdivision Regulations.[1] To the extent practicable, the processing of any applications for subdivision approval shall be coordinated with the processing of an application under this section.

Editor's Note: See Ch. 169, Subdivision of Land.

Site plan submission, required findings and action.

Prior to any action on a site plan for a planned housing design development under this regulation, the Commission shall make a finding as to the conformity of the proposed site plan with the approved master development plan and design criteria. Site plans that are found to be in substantial conformance with the approved master development plan may, after review by the Commission, be approved or modified and approved. Site plans that are found not to be in substantial compliance with the approved master development plan shall be denied.

No zoning permit may be issued, no building shall be constructed, and no land shall be used prior to the approval of a site plan which shall comply with § 190-73 of these Regulations.

The following sections of the Zoning Regulations shall also be incorporated into the development and review of a site: § 190-73, Site plan requirements, § 190-33, Multifamily performance standards, and § 190-86, Site and building modifications.

Post approval.

A certified mylar of the approved master development plan, signed by the Commission, must be filed by the owner, at their expense, in the office of the Town Clerk within 90 days of the Commission's approval. Any plan not filed within this period will be void unless the Commission grants an extension as permitted by Connecticut General Statutes.

Approval of the master development plan shall automatically expire 12 months following the effective date of its approval if a site plan application in accordance with the approved master development plan has not been submitted for review in accordance with the requirements of this section. The Commission may grant a twelve-month extension. Following the expiration of a master development plan approval, a new master development plan shall be submitted to the Commission for review.

Bonding shall be in accordance with § 190-76.

Modifications shall be considered as required by § 190-86.

Site compliance shall be evaluated in accordance with the standards set forth in § 190-87.

Additional requirements.

Given the complexity of large-scale projects seeking PHDD approval and the need to align with the goals in the Plan of Conservation and Development, the Commission may require a fiscal impact analysis for any project proposing more than 100 new housing units. This analysis, submitted with the master development plan application, must demonstrate how the project will affect community revenue and the additional demands it will place on services such as schools, emergency services, transportation, and public water and sewer systems.

If, in the judgment of the Commission, specific development standards, design restrictions, or other criteria contained within the underlying zoning district(s) are necessary to ensure the highest and best use of the parcel(s), they may be applied, in whole or in part, to the master development plan during the review and approval process.

PLANNED HOUSING DESIGN DISTRICT STEPS

§ 190-33 Multifamily performance standards.

[Added 12-2-2024, effective 12-31-2024]

All multifamily residential developments shall comply with the additional standards set forth below:

Recycling and refuse management. Applicants shall meet the standards in accordance with §§ A196-5, A196-6, and A196-9 of the Solid Waste Regulations. To encourage recycling and composting and reduce recycle contamination, applicants shall prepare a thoughtful, convenient recycling and refuse management program. Said plan shall include documentation that the Town's Recycling Coordinator, and as appropriate the waste hauler, has reviewed and approved the plan. Said refuse and recycling management plan shall include:

Appropriately sized, conveniently located refuse and recycling containers. It should be assumed that the recycling containers must accommodate approximately 30% to 40% of the total waste generated on-site.

Recycling shall be as convenient to residents as refuse collection.

Methods of recycling shall be the same as for refuse collection (i.e., if the development offers an interior refuse chute, recycling chutes shall be provided adjacent to the refuse chutes).

When centralized refuse/recycling storage is proposed, it shall be properly screened. Chain-link fencing with vinyl slats is not an acceptable screening type.

A plan for distributing, posting, and updating information from the Town regarding the types of recyclable materials accepted and the location of recycling containers, to all occupants upon move-in. For apartments, a plan for recycling during move-in is required.

Provisions for composting are strongly recommended.

Bicycle parking and storage requirements.

Multiplex and apartment developments with 50 or more dwelling units and group dwelling developments of 100 or more bedrooms, the following standards for bicycle parking and storage shall apply:

Minimum bicycle parking spaces.

A minimum of 0.75 bicycle parking spaces shall be provided per bedroom, rounded up to the nearest whole number for any fraction of 0.5 or greater. Studio apartments shall be counted as one bedroom when determining bicycle parking requirements.

Bicycle parking space dimensions.

Bicycle parking spaces shall be designed to accommodate the provided bicycle rack system, with an ADA-accessible access aisle at the side or rear of the bicycle.

Parking surface requirements.

Areas designated for bicycle parking must be well-lit and properly drained to prevent mud and standing water accumulation.

Bicycle rack standards.

All bicycle racks must:

Be securely anchored;

Allow locking of the frame and at least one wheel with a U-lock;

Be constructed of materials resistant to cutting, rusting, bending, and deformation.

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:

Be located within 50 feet of a public entrance, building lobby, or common area such as a parking deck, with a minimum lighting level of 0.5 footcandle;

Provide continuous overhead shelter from the elements. Acceptable forms include bicycle lockers, racks, lockable cages, or lockable bicycle rooms;

Include space for larger bicycles and accessories, such as tandem bicycles and adaptive bicycles for individuals with special needs.

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

Be placed at ground level, within 50 feet of, and be visible from, the main entrance of the use it serves;

Be free of charge;

Clearly delineated and separated from vehicle parking by a physical barrier;

Be installed at least two feet from any wall or obstruction, except for wall-mounted bicycle racks;

Be placed on a mud- and dust-free surface;

Include a sign, if not visible from the street or public entrance, to indicate the location of the parking.

Reduced bicycle parking for special needs housing.

The number of required bicycle parking spaces shall be reduced by 50% for developments primarily serving seniors or individuals with physical or mental disabilities.

Duplexes/detached single-family homes and apartments/multiplex developments under 50 dwelling units.

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.

Snow and ice storage and removal. Applicants shall submit a plan detailing specific methods that will be used for snow and ice storage and removal; such methods shall be designed to minimize the potential for groundwater contamination from salts and other de-icing chemicals as prescribed in the CT DEEP Best Management Practices for Disposal of Snow Accumulations from Roadways and Parking Lots.

Erosion and sedimentation control plans in accordance with § 190-73, Site plan requirements, erosion and sedimentation control measures.

Stormwater management in accordance with § 190-73, Site plan requirements, stormwater management plans.

Special requirements for properties served by Connecticut Water Company in accordance with § 190-75D(21), Performance standards.

Property management plan. Applicants shall submit a property management plan that addresses the following requirements:

Type of management. The plan shall include the type of management proposed and outline methods for addressing resident and neighbor concerns. On-site management is required for any multifamily residential development with 50 or more dwelling units and group dwelling developments of 100 or more bedrooms. The property manager should be accessible to residents and neighbors through designated contact methods during and outside business hours for any urgent issues.

Nuisance prevention. The plan must identify strategies to mitigate potential nuisances and ensure a peaceful neighborhood environment. These strategies should include, but are not limited to:

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.

Maintenance and upkeep. A proposed schedule must be included for ongoing exterior maintenance, detailing frequency and scope. This includes landscaping, power washing, painting, trash removal, and other necessary upkeep tasks. Additionally, a process for handling routine and emergency repairs must be outlined, ensuring that the property is maintained in a clean and orderly condition.

§ 190-34 Residential zones application procedures.

Site plan requirements.

Intent.

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.

Procedure.

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.

Application requirements. It is recommended that the Director of Planning and Development be contacted for assistance in determining what information may be required for a specific site plan application. Unless waived as per the provisions of § 190-16, the following information shall be required for site plan applications:

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):

A title block showing the property owner, the applicant, the scale and the drawing date, including all revision dates;

The original signature and seal of the professional engineer and/or land surveyor responsible for the submissions. Unless waived by the Commission, all survey data shall be to an A-2 standard. Waivers shall not be granted for applications involving new principal buildings or major additions or for applications where A-2 survey data is required to verify compliance with these Regulations.

Plans shall be signed and sealed by a landscape architect licensed by the State of Connecticut whenever:

The application involves the construction of multi-family residential, commercial, industrial or other non-residential structures exceeding a size of 1,000 square feet of gross floor area; or

The Commission determines that a landscape architect's participation in preparing the plans is necessary to address the application requirements and approval criteria of these regulations.

A location map at a scale of one inch equals 1,000 feet showing surrounding properties within 500 feet of the subject site; identifying adjacent property in the same ownership or in control of the applicant; and including roads, watercourses, zoning district boundaries and any other physical features within 3,000 feet of the subject site which relate to the proposed site development. (Dependent on the nature of the proposal, a separate map at a more detailed scale may be required.)

The property lines and square footage of the subject lot(s); appropriate yard or setback requirements, north arrow and zone classifications(s)

Both sides of adjacent streets; existing utility poles and/or underground lines; stone walls, fences and other pertinent roadside features.

Names and addresses of all abutting property owners, including those across any street, as determined from the current Assessor's records.

Location and size of existing and proposed buildings, structures, and signs and including floor elevations of buildings. As possible, buildings on adjacent land that might be affected by the proposal should be shown.

Existing and proposed contours with intervals adequate to indicate drainage and grades and including topographic bench marks and the source of topographic information. Contour intervals shall not exceed five feet and dependent on the nature of the proposal, spot elevations and two-foot contour intervals obtained from on-site survey may be required, particularly in areas to be regraded. An estimate of the amount of fill or the amount of material to be removed shall be noted on the plan.

Watercourses, swamps and other water related features, specifically including, regulated inland wetlands, flood hazard areas, state designated channel encroachment lines and identified aquifers on the site or within 500 feet of the site. For more information on flood hazard areas see Article 10.

Exposed ledge and areas shallow to bedrock. Depending on the nature of the proposal, an on-site soil survey by a registered soil scientist may be required.

Waste disposal and water supply facilities, including the locations and findings of all test pits, borings and percolation tests, and the location of public drinking water wells within 500 feet of the site.

[13]

Existing and proposed drainage ways, storm drainage facilities, roadways, bridges, sidewalks, bikeways, paths and trails, utility features including existing and proposed underground utility lines and any other drainage or circulation features. Construction details, existing and proposed easements, rights to drain, and proposed sediment and erosion control measures shall be shown on the site plan.

[14]

Existing and proposed off-street parking and loading areas, fire access lanes, outside storage and refuse areas, and underground and aboveground fuel and chemical storage tanks. All required parking spaces, loading areas, fire lanes, etc. shall be clearly delineated with pavement markings or other suitable measures. All refuse areas shall be adequately sized for both refuse and materials to be recycled and shall be screened to minimize visual impact.

[15]

Existing and proposed fencing, walls, screening, buffer and landscaped areas, including the location, size and type of significant existing vegetation and unique or special landscape elements; historic features including but not limited to old foundations, dams, sluiceways, mill races, rip-rapping, wells and other utility features, walks, paths, hitching posts and former gardens, arbors or enclosed areas; and the location, size and type of proposed trees and/or shrubs. Plants identified in the current State Department of Environmental Protection Agency listing of invasive species shall not be used. Native species or species appropriate to the historic period should be considered.

[16]

Areas to remain as natural or undisturbed and areas to be protected through the use of conservation easements shall be identified on the site plan.

[17]

Location of existing and proposed recreational facilities including appropriate construction details for trails, ball fields, playgrounds, swimming pools, tennis, volleyball or basketball courts or other recreational improvements.

[18]

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 (see architectural and design standards of § 190-77).

Sanitation report. The application 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 the Town's Sand and Gravel Regulations. 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 may include but shall not be limited to: traffic impact analysis, including specific information on how construction traffic will be regulated, routed and monitored; 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 improvements costs, and bonding agreements.

Waiver of application requirement. Dependent on the nature of the proposal, the Planning and Zoning Commission may, by majority vote, waive the submission of all or part of the information required in Subsection A(3) (Site Plan). These requirements may be waived only in situations where the information clearly is not needed to determine compliance with these Regulations. In general, these waiver provisions are most applicable to expansions of existing buildings and uses and changes in the use of existing buildings.

Special permit requirements.

Intent.

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.

Procedure.

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.

Application requirements. It is recommended that the Director of Planning and Development be contacted for assistance in determining what information may be required for a specific special permit application. Unless waived as per the provisions of § 190-74, the following information shall be required for special permit applications:

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.

Waiver provisions. Dependent on the nature of the proposal, the Planning and Zoning Commission may by majority vote waive the submission of all or part of the information required in preceding section (Site Plan). These requirements may be waived only in situations where the information clearly is not needed to determine compliance with these regulations. In general these waiver provisions are most applicable to expansions of existing buildings and uses and changes in the use of existing buildings.

Zoning permit requirements.

Applicability.

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:

The erection, placement or enlargement of any building or structure, including accessory buildings, or the construction of site improvements or external or internal building alterations authorized by the Planning and Zoning Commission under § 190-86 or other provisions of these Regulations;

The erection, placement or enlargement of any sign requiring prior approval under the provisions of § 190-69;

The placement or replacement of any trailer or mobile manufactured housing unit or addition thereto.

The erection, placement or enlargement of any building or structure, including accessory buildings, or the construction of site improvements or external or internal building alterations on any property zoned SC-SDD, consistent with the requirements of § 190-48.

Site work and or site improvements authorized by the Planning and Zoning Commission in association with subdivision or special permit approval. Examples include: tree removal, site grading, drainage improvements, road or driveway improvements, etc.

Temporary Special Outing Liquor Permits pursuant to § 190-9.

The erection, placement or enlargement of any structure, sign, fence, wall or similar site improvement for properties within one of the 10 historic village areas identified in § 190-60.

A Zoning Permit is not required for:

Repairs or alterations to existing buildings or structures, provided the repairs or alterations are for maintenance purposes and will not alter the square footage of the subject building or structure, and provided the repairs or alterations will not conflict with any associated Planning and Zoning Commission or Zoning Board of Appeals actions.

One-story storage sheds that are 200 square feet or smaller in size. Such sheds shall comply with the setback provisions of § 190-18.

Aboveground swimming pools accessory to single-family dwellings provided said pool is no deeper than 24 inches. Such pools shall comply with the setback provisions of § 190-18.

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.

Procedure/application 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:

A completed application form and fee payment;

A statement of use, fully describing the proposed construction activity, the use or uses to which the subject buildings, structures or site shall be devoted, the estimated cost of construction, and estimates of the quantity of fill material (soil, stone, sand and gravel, etc.) to be brought to the subject site, and quantity of material (soil, stone, sand and gravel, etc.) to be moved within or removed from the site;

Three copies of a plot plan, prepared and certified by a registered land surveyor, drawn to a scale of not more than one inch equals 50 feet, showing the property lines, lot area, and dimensions of the subject lot; the subject zone classification; the location and size of existing and proposed buildings; structures, driveways, parking areas, wells and septic systems; bordering streets; existing and proposed contours; inland wetlands and watercourses; flood hazard areas; setback dimensions between property lines and all buildings and structures and any other information that may be required by the Zoning Agent to determine compliance with these Regulations. For proposed construction activity involving subdivision lots approved after June 30, 2002, plot plans shall include building area envelopes and development area envelopes (see definition in Subdivision Regulations).

The Zoning Agent may waive this certification requirement provided all applicable regulatory provisions, particularly dimensional requirements, will be clearly met, and provided the proposal involves one of the following:

An accessory structure(s) or attached garage addition;

An addition less than 500 square feet in ground floor area; or an addition proposed to be located farther than five feet from a required building setback line;

A new house on property shown on an A-2 survey subdivision map, provided the proposed structures clearly are within setback lines and provided the foundation certification requirements of § 190-81 will be met in association with the submittal of an "as built" plan.

Signs, site or building modifications or other proposals that have been granted special permit or site plan approval without a surveyor's site plan. In this situation, the approved site plan may be accepted as the plot plan.

An agricultural building or structure. In situations where a surveyor's plot plan is not required, the submitted plot plan shall be accurately drawn to scale by the applicant or his agent and shall contain all information deemed necessary by the Zoning Agent to determine compliance with applicable regulations.

For signs or other construction activities that require a Zoning Permit but do not affect the floor area of a structure or site improvements, the Zoning Agent may waive or modify the plot plan requirements.

Two copies of dimensional floor plans, building elevations or dimensional details of proposed signs. This requirement may be waived by the Zoning Agent where the information is not needed to verify compliance with applicable regulations.

Mansfield City Zoning Code

ARTICLE 4

Residential Uses

§ 190-17 Residential Use Table.

[Amended 12-18-2023, effective 1-12-2024; 12-2-2024, effective 12-31-2024]

Key:

P = Site Plan Approval

SUP = Special Use Permit

MP = Master Plan

Permitted Uses	Residential Districts
Permitted Uses	R-20	R-90	RAR 90	ARH	PVRA	SER HO
Nonresidential Uses
Fire station	P	P	P	P	P	P
School			SUP
Parks, playgrounds owned or operated by a governmental agency and/or neighborhood association	P	P	P	P	P	P
Buildings and facilities owned and/or operated by the State of Connecticut or federal government	P	P	P	P	P	P
Governmentally owned and operated buildings and facilities involving the transportation of hazardous or radioactive materials from other sites to a storage or processing or disposal facility in Mansfield	P	P	P	P	P	P
Public utility installations	P	P	P	P	P	P
Filling, grading, excavation, removal, processing of soil, stone, sand and gravel, peat moss, and other similar materials	SUP	SUP	SUP	SUP	SUP	SUP
Temporary special events involving the sale and consumption of alcoholic liquor	P	P	P	P	P	P
Cemeteries		SUP	SUP
Wireless telecommunication sites, facilities and services	SUP	SUP	SUP	SUP	SUP	SUP
Hospitals, sanitariums, nursing homes, convalescent hospitals and other treatment facilities that house and provide services to more than 6 individuals		SUP	SUP
Churches, chapels, other places of worship			SUP⁽³⁾
Schools, libraries, state-licensed group day-care homes or state-registered child day-care centers			SUP
Recreational uses such as golf courses, cross-country skiing facilities, or day camps located on or within 300 feet of an arterial or collector street as defined in the regulations			SUP
Reservoirs, sewage treatment plants and related facilities			SUP
Residential Accessory Uses
Accessory buildings and uses	P	P	P	P	P	P
Use of residence for personal business	P	P	P	P	P	P
Use of residence with accessory building for personal business purposes	SUP	SUP	SUP	SUP	SUP	SUP
Fall-out shelters	P	P	P	P	P	P
Residential Uses
One single-family dwelling per 20,000 square feet served by water/sewer	P
One single-family dwelling per 40,000 square feet served by well/septic	P
One single-family dwelling with 1 accessory dwelling unit	P	P	P
Community residences	SUP	SUP	P
State-licensed group day-care homes	SUP	SUP			SUP	SUP
Single-family dwelling		P	P	SUP	SUP	P⁽⁶⁾
Two-family dwelling			P⁽¹⁾	SUP	SUP	P⁽⁶⁾
Multifamily dwellings pursuant to § 190-32	MP	MP	MP	MP	MP	MP
Community residences for mentally retarded persons or child-care residential facilities for children with mental or physical disabilities (if within 1,000 feet of another community residence or child-care facility, a special permit is required)		SUP	SUP
Community residences for mentally ill adults			P
Group homes			SUP
Accessory commercial uses, such as a laundry or recreational facility, conducted primarily for the convenience of residents of an approved residential project, provided the use is located within a building					SUP
Agriculture-Related Uses
Agricultural uses			SUP
Preservation uses			SUP
Farm winery			SUP		SUP
Farm breweries, farm distilleries			SUP		SUP
Multifamily dwellings			SUP	SUP	SUP	P
Farmers markets			SUP⁽⁵⁾
Permanent retail sales outlets for agricultural and horticultural products					SUP
Other commercial agricultural operations					SUP
Agricultural and horticultural uses such as the keeping of farm animals, field crops, orchards, greenhouses, accessory buildings					P
Dwelling units for property owners, managers, caretakers, or security personnel associated with a permitted agricultural use, provided all residential structures are located on the same lot as the agricultural use					P

Notes:
1.	One two-family dwelling per 120,000 square foot lot, provided the two-family structure is located a minimum of 75 feet from the front property line or, where applicable, the highway clearance setback (§ 190-19), provided the two-family structure and all parking areas are located 50 feet from side property lines, provided the subject lot has frontage on a street as defined in these regulations, and provided:
	a.	A record owner of the subject dwelling shall reside in one of the subject dwelling units 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.
	b.	This owner-occupancy requirement shall be recorded on the land records if the subject two-family dwelling receives a zoning permit and the record owner shall submit adequate proof of occupancy to the zoning agent every two years on the 1st of January of each even-numbered year.
2.	(Reserved)
3.	Churches, other places of worship and identified accessory uses, provided the requirements of § 190-61 are met, and provided special permit approval is obtained in accordance with § 190-74. Buildings and uses that may be authorized under this section are limited to the following:
	•	Churches, synagogues, temples and buildings used for religious services;
	•	Accessory rectory, parish house or residence for religious leader(s) or caretakers;
	•	Garages and accessory buildings used for the storage of maintenance equipment;
	•	Accessory community center utilized for meetings and religious instruction; day-care and nursery school programs; and social and recreational activities clearly accessory to the religious use of the property;
	•	Children's playground and outdoor recreation facilities clearly accessory to the religious use of the property;
	•	Schools associated with the religious use of the property and conducted for the instruction of adults or children primarily five to 18 years of age and giving instruction at least three days a week for eight or more months of the year.
4.	Multifamily dwellings, in accordance with § 190-32, Planned Housing Design District.
5.	Farmers' markets shall be permitted by right, provided they are located on the site of a government facility or use; otherwise, special permit approval must be obtained in accordance with § 190-74.
6.	Uses permitted in the SER-HO zone are allowed, provided the site is developed and retained under single or common interest ownership.
	a.	One-family, two-family, provided site plan approval is obtained in accordance with the provisions of § 190-73 and provided the provisions of § 190-30 are met; and provided on-site management shall be required for any multifamily residential development of 50 or more dwelling units.
	b.	Multifamily dwelling of six or more units in accordance with the Planned Housing Design District in § 190-32.

General.

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;

§ 190-18 Dimensional requirements.

[Amended 12-2-2024, effective 12-31-2024]

Zone	Minimum Lot Area (square feet)	Minimum Lot Frontage (feet)	Min. Front Setback Line (feet)	Min. Side Setback Line (feet)	Min. Rear Setback Line (feet)	Maximum Height (feet unless otherwise noted)	Maximum Building Ground Coverage
R-20	20,000	125	40	15	50	35
R-90/RAR-90	90,000	200	60	35	50	35
ARH: See § 190-27	5 acres	50	50	50	50	40	25%
SER-HO, § 190-30	5 acres	300	25	5	5	45	20%
PVRA: See § 190-29	None	200	200	50	50	40	25%

NOTE:
Please see sections noted above for additional bulk and area requirements specific to the zoning district.

§ 190-19 Exceptions to the Schedule of Dimensional Requirements and special dimensional provisions.

General provisions.

Agricultural structures/manure pit. § 190-65 includes special setback provisions for agricultural uses and structures.

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.

Schools. Parking areas for schools shall be exempt from the minimum front yard setback requirements of § 190-18 provided the following conditions are met:

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

(11)

Other. Other exceptions to § 190-18 may be included within the specified permitted use provisions for the intended use. Please refer to relevant sections.

Parking exceptions.

Special dimensional requirements.

Setback from residential zones. In the RD/LI Zone, a minimum setback of 150 feet is required between all new industrial or research buildings and residential zone boundary lines..

Gate houses/security structures. In the RD/LI Zone, the Commission may reduce or waive front or side line setbacks for gatehouses and security structures other than residences.

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 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.

Exceptions for non-conforming lots of record. Provided all applicable provisions of § 190-51 are met, the following special dimensional requirements shall apply to non-conforming lots:

Compliance with minimum lot area and lot frontage requirements shall not be required;

The required setbacks from the side lot lines may be reduced to one-sixth of the lot's frontage provided standard setbacks cannot be met in a reasonable manner due to the nature of the nonconformity;

Lot area exceptions.

Minimum lot area requirements for new lots:

Effect of change in subdivision or zoning regulations or boundaries of zoning districts after approval of a subdivision or resubdivision plan:

For all approved subdivision or resubdivision lots filed or recorded with the Town Clerk, special provisions are contained in Section 8-26a of the Connecticut General Statutes.

Special provisions related to height requirements.

Measurement of building height in stories. Where the Schedule of Dimensional Requirements establishes a maximum building height in stories, the following provisions shall apply:

Measurement of stories.

Stories shall be a minimum of nine feet and a maximum of 12 feet in height except as otherwise provided herein.

The PZC may by Special Permit authorize alternative story heights/maximum building heights where needed to accommodate functional and operational requirements associated with a specific use.

Occupied basements may have a height of up to 18 feet.

Half-stories and visible basements.

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.

A building incorporating both a half-story and a visible basement shall count the height of the two half-stories as one story except as provided above.

Ground stories.

Ground stories may be up to 20 feet in height.

Where a ground story exceeds 18 feet in height, such story shall count as two stories toward the maximum building height requirement for the district.

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

Structured parking.

PB-1 and PB-3 Zones: one story.

PB-4 and I Zones: three stories.

Source of Illustration: Buffalo Green Code Unified Development Ordinance (December 2016)

Highway clearance setbacks.

Street Classification	Highway Clearance Setback
(See § 190-15 for listing of streets in each classification)
Arterial Street	40 feet
Collector Street	30 feet
Local Street	25 feet

Floor area requirements. No dwelling shall be created or erected that does not comply with the minimum floor area standards as set forth in all applicable Building, Housing or Health Codes.

§ 190-20 Home occupations.

[Amended 4-21-2025, eff. 5-29-2025]

Permit Approval Table: Approval of a home office or home business shall be obtained in accordance with the criteria below.

	Home Office	Home Business
Approval required	None	Zoning permit	Special use permit
Compliance review	None	5 years	As determined by commission
Eligibility	Shall be accessory to a residential dwelling
Minimum lot size	None	None	2 acres
Location	Any zone	Any residential zone	Any residential zone
Non-resident employees	Not permitted	Not to exceed 2 on site	Not to exceed 4 on site
Portion of dwelling used for business	The total area dedicated to the home occupation shall not exceed 35% of gross floor area.*
Use of accessory building(s)	Not permitted	Permitted, provided such building does not exceed the footprint of the principal dwelling and is not used for storage of equipment and non-hazardous materials	An accessory building may be used for storage of equipment and non-hazardous material directly associated with the personal business of the resident
External evidence	Not permitted	Not permitted	In accordance with § 190-20D
Outdoor parking and storage	Not permitted	In accordance with § 190-20D	In accordance with § 190-20D
Signage	Not permitted	Announcement sign in accordance with § 190-69H
Visits from members of the public	Not permitted	Shall not exceed 5 visits/clients per day	As determined by the Commission
Allowable uses	Not specified	- Art studios - Barber shops and beauty salons limited to one operator - Clothing alteration - Teaching - Short-term rentals - Professional office, such as physician, lawyer, engineer, real estate agent, contractor or tradesman - Cottage food operations as defined by CGS - Grooming facility (excluding commercial kennels) - Similar such uses	- Sale of antiques - Sale of handcrafted items produced on the premises - Assembly, repair and sale of small retail goods - Limited food preparation/catering operations - Limited storage or parking of vehicles, equipment and/or materials associated with a contractor, tradesman or other home occupation use Allowable uses authorized by zoning permit if there are more than 5 visits per day and there are more than two non-resident employees.

*	Does not apply to Short-Term Rentals

General requirements: The standards and requirements below shall apply to all home occupations.

Permit required: Any home occupation other than an allowable home office shall obtain a permit prior to the establishment of such accessory use. Applications shall include:

A complete application form.

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.

Refuse: Adequate screening of any refuse locations or containers shall be provided. Refuse shall be regularly removed from the property

Additional standards.

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

§ 190-21 Accessory dwelling units.

Unit types and design standards. Accessory Dwelling Units (ADU) shall comply with the following requirements:

Accessory dwelling unit types. An accessory dwelling unit may be created only through the following methods:

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.

Prohibition on use of recreational vehicles as ADU. Recreational vehicles, travel trailers and any other wheeled or transportable structure shall not be used as an accessory dwelling unit.

Maximum size. The ADU shall not exceed 50% of the livable floor area of the principal dwelling or 1,000 square feet, whichever is less.

Entrances.

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.

Parking.

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.

Owner occupancy required.

Declaration of restrictions. The property owner shall file a declaration of restrictions on the land records stating:

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.

Modification of restrictions. No deed restriction shall be modified unless approved by the PZC.

Certification of owner occupancy.

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

One of the units is the primary residence of the owner;

The owner meets the requirements of an owner-occupant as required by this section; and

The accessory dwelling unit continues to comply with all applicable requirements.

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

Application requirements. The following documentation shall be submitted with applications for an ADU:

A draft declaration of deed restrictions pursuant to § 190-21B a form acceptable to the Town Attorney.

Any other documents needed to determine compliance with the Regulations.

A Zoning Permit shall not be issued until the declaration has been approved by the Zoning Enforcement Officer and Town Attorney and recorded on the land records by the property owner.

§ 190-22 Use of rear lots.

A rear lot shall conform to all requirements prescribed for the zone in which it is located. The minimum lot area shall be computed as the area of the lot exclusive of the area of access.

The access area shall be limited for the exclusive use of the one dwelling unit on the rear lot and shall not be used for access to any other land or separate rear lot.

The lot line from which the right of access leads shall be considered the front of the rear lot.

§ 190-23 Affordable housing requirements.

[Amended 12-2-2024, effective 12-31-2024]

Affordable and workforce housing standards.

Definitions.

AFFORDABLE HOUSING UNIT

A unit affordable to residents with incomes at or below 80% of median income.

LOW-INCOME HOUSING UNIT

A unit affordable to residents with incomes at or below 60% of median income.

WORKFORCE HOUSING UNIT

A unit affordable to residents with incomes at or below 120% of median income.

Income limits, maximum housing payment and rent calculations.

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.

Calculating required affordable units.

Alternative means of meeting affordable and workforce housing requirements.

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.

Be located in Mansfield;

Be proximate to existing or planned employment, schools or services;

Be comparable in quality, features and amenities to the development for which the affordable and workforce units are required; and

Be in compliance with the requirements of Subsection F, Location, design and features of affordable and workforce housing units.

Location, design and features of income-restricted housing units. Low-income, affordable and workforce housing units constructed in accordance with this section shall:

Use building materials that have a compatible exterior style to other units in the development.

Figure 2: Density Bonuses for Income-Restricted Units
Type of Income-Restricted Unit Provided	Bonus Per Income-Restricted Unit Created
Low-income housing unit	3 market-rate units
Affordable housing unit	2 market-rate units
Workforce housing unit	0.5 market-rate unit

Figure 3: Sample Bonus Calculation for Additional Income-Restricted Units
The following example assumes:
•	The maximum density allowed prior to density bonuses for affordable units is 10 units per acre (identified at the bottom of Column A in Figure 3 below).
•	The project site contains 10 buildable acres, for a total maximum density of 100 units.
•	Maximum bonus available is 5 dwelling units/acre.
		A	B	C	D
Market rate		85			135
Workforce		5	10	5	15
Affordable		10	15	30	25
Low income		0	5	15	5
Total Units		100	30	50	180
Dwelling Units Per Acre		10 du/ac	3 du/acre	5 du/acre	18 du/ac

Procedures.

Contents of affordable/workforce housing plan. The contents of the plan shall include the following:

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:

A phasing plan for the project that indicates how income-restricted units will be developed in proportion to market-rate units for each phase of the development.

Proposed rent and resale restrictions, including base rents/sales prices and provisions for future changes to rental rates to ensure continued compliance with affordability restrictions.

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

Approval process.

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

§ 190-24 Requirements for multi-family housing for the elderly.

Location. No site location shall be approved unless it is on or within 300 feet of an arterial or collector street as set forth in these Regulations.

Height of buildings. No building shall exceed three stories or a height of 40 feet.

Off-street parking. Off-street parking shall be provided at the ratio of one space for every dwelling unit plus adequate visitor parking in an amount determined by the Commission.

Permitted accessory uses. Community building for use of residents thereof.

Building and site design/architectural plans.

§ 190-25 (Reserved) [1]

MOBILE MANUFACTURED HOME PARK

Editor's Note: Former § 190-25, Provisions for multifamily and group dwelling development, was repealed 12-2-2024, effective 12-31-2024.

§ 190-26 Mobile manufactured homes and trailers.

Definitions. For the purpose of this section, the following words and phrases have the following meanings:

MOBILE HOME SPACE OR LOT

A plot of ground within a mobile home park designed for the accommodation of one mobile home.

MOBILE MANUFACTURED HOME

A plot of ground upon which two or more mobile homes, occupied for residential purposes, are located, and includes all mobile home parks in existence at the adoption of this section.

TRAILER, CONSTRUCTION

TRAILER, RECREATIONAL

Existing manufactured mobile home parks.

Any mobile home park existing at the time of adoption of this section may be continued at its present location. No new mobile home park shall be established in the Town of Mansfield;

No existing mobile home parks shall be maintained or operated except as provided in accordance with these Regulations;

Minimum standards to be maintained. All existing mobile home parks shall comply with the following standards:

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;

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located:

At least 10 feet from the edge of the travel surface of interior roads or no closer than the owner can demonstrate existed in 1976;

At least 10 feet from any designated mobile manufactured home space lines.

At least 20 feet from any portion of another mobile manufactured home unit, or no closer than the owner can demonstrate existed in 1976;

The reduction is necessary to locate a replacement unit of minimum standard width;

There is no increase in the number of bedrooms;

There is no interference with septic systems or other site utilities;

No emergency access problems are created; and

All applicable fire safety codes, health codes and building codes shall be met.

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located at least 20 feet from the edge of the travel surface of interior roads;

The subject replacement unit shall have no more bedrooms than the previous unit on the subject site;

The subject site shall have a minimum of 400 square feet of area designed for two off-street parking spaces;

The subject replacement unit shall have a pitched roof design and shall include foundation skirting;

The subject replacement unit shall have a maximum size of 26.5 feet by 48 feet, excluding roof overhangs. No storage building shall be larger than 144 square feet in size;

No emergency access problems are created and all applicable fire safety codes, health codes and building codes shall be met;

All replacement units or accessory site improvements or sitework may be subject to permit requirements of the Inland Wetland Agency.

Due to the specific nature of these standards for replacement units, the above requirements shall not be varied by the Zoning Board of Appeals.

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.

An additional two thirty-day periods may be permitted by obtaining a permit from the Zoning Enforcement Officer. This Section shall also apply to any park expanded pursuant to these Regulations.

Expansion of existing mobile home parks. Expansion of existing mobile home parks is permitted only in accordance with this Section.

Requirements for special permit:

Boundaries and area of mobile home park;

Names of adjacent property owners and existing zoning;

Location of all buildings, roads and property lines on the mobile home park parcel and adjacent parcels within 100 feet of the park area, both existing and proposed;

Location, size and number of existing and proposed mobile home lots;

Topography, showing existing and proposed grades, with two-foot contour interval;

Location, width and surface of all existing and proposed mobile home lots;

All required setback lines, shown as dashed lines;

Location and size of all existing and proposed storm drainage facilities, sanitary sewers and disposal facilities, septic system area (shown as dotted lines and labeled) and water lines;

Plans and profiles of all proposed roads, storm drainage facilities, sanitary sewers and water lines, at a vertical scale of one inch equals four feet;

Location and plans for any buildings to be constructed in the park;

Landscaping and buffer strips;

Location of all adjacent flood hazard areas.

All park development and construction shall be in accordance with an approved site plan and no change may be made to an approved plan without the approval of the Commission.

Evidence to be presented for special permit. The applicant for such special permit must present to the Commission evidence of the following:

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.

Findings required. Before granting a special permit pursuant to this Section, the Commission shall make special findings that the proposed use as described and presented by the applicant:

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).

Scope of expansion. An existing mobile home park may be expanded after issuance of a special permit in the following manner:

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.

General requirements - park expansion.

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.

Site requirements. No application for a special permit under this Section shall be approved unless it is in conformity with the following site requirements:

Yard and setback requirements.

Setback from adjoining property line: 50 feet. See Subsection C(7)(b)[1] above.

Minimum side and end clearance between adjacent mobile homes: 40 feet.

Minimum front yard setback from interior road pavement: 20 feet.

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

All park roads shall be well-drained, paved, and maintained in good condition.

Interior roadways within the parks shall be paved to a minimum width of 20 feet. Pavement specifications shall be as required by the Commission or its designated agent.

All park roads shall not exceed a grade of 8%.

Road names shall be subject to the approval of the Commission.

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.

Provisions shall be made to dispose of surface water which now drains naturally into the park from adjoining properties, with proper allowance for the increased flow due to future development.

A complete storm drainage system shall be maintained, including headwalls, dry wells, piping, catch basins, and manholes with outfall to natural watercourse or existing storm drainage system.

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.

All mobile homes shall be equipped with skirting, screening, or other type of enclosure.

Bond requirements. Any required bonding shall be in accordance with the provisions of § 190-76 of these Regulations.

§ 190-27 Special provisions for the Age-Restricted Housing (ARH) Zone.

The zoning district has been established:

To increase the types of available housing with emphasis on common interest communities that would primarily serve residents who are age 55 years or older.

To provide landowners with a land use option on suitably-located land with necessary utilities, access, and other important attributes.

To create high-quality developments capable of sustaining long-term value.

To promote project designs that enhance and protect open spaces, natural resources, natural features and other elements of the town's rural pattern of development.

To achieve the goals and objectives of the town's Plan of Conservation and Development.

One-family, two-family and multi-family dwellings wherein each dwelling unit shall be restricted to:

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

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].

Water and sewer facilities. All proposed developments in the ARH zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in an ARH district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the ARH District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-28 Special provisions for the Design Multiple Residence (DMR) Zone.

General.

Sites must be developed and retained under single or common interest ownership.

Child day-care center as defined by state statutes, provided the facility is not a dwelling unit.

[Amended 12-18-2023, effective 1-12-2024]

Water and sewer facilities. All proposed developments in the DMR Zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in a DMR district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the DMR District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-29 Special provisions for the Pleasant Valley Residence/Agriculture (PVRA) Zone.

General. The uses allowed in the zone per the use table above and associated site improvements are permitted in the PVRA zone, provided:

Any special requirements associated with a particular use are met;

Applicable provisions of § 190-56 (Design Development Districts) and § 190-75 (Performance Standards) are met; and

With the exception of the uses in § 190-17 listed as permitted, all special use permits must comply with § 190-74.

Water and sewer facilities. All developments in the PVRA zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Agricultural land preservation requirements.

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

The land will retain agricultural value;

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

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

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

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

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

Residential developments.

Single-family, two-family and multifamily dwellings.

[Amended 12-2-2024, effective 12-31-2024]

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.

(Reserved)[1]

Editor's Note: Former Subsection E(2), regarding multifamily residential developments, was repealed 12-2-2024, effective 12-31-2024.

Student housing restrictions. Housing designed primarily for student occupancy shall not be authorized in this district due to potential neighborhood compatibility issues.

Associated design guidelines for the entire area.

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

§ 190-30 Special provisions for the South Eagleville Road Housing Opportunity (SER-HO) Zone.

Water and sewer facilities.

Building height. No building shall exceed three stories or a height of 45 feet.

If the adjacent property owner provides a construction and maintenance easement, the applicable side or rear setback may be reduced by three feet; and

Porches and stairs may extend up to three feet into the required setback.

An affordable apartment home shall be occupied only as a principal residence. Sub-leasing of affordable apartment homes shall be prohibited.

Notice of availability of the apartment homes shall be provided through the procedures outlined in the affirmative fair housing marketing plan set forth in the Affordability Plan.

Each lease for an affordable apartment home will contain substantially the following provision:

The Affordability Plan shall comply with the provisions of § 190-23H(2), except that a market study as set forth in § 190-23H(2)(c)[3] shall not be required.

Parking.

In the SER-HO Zone, all parking spaces shall have a minimum width of nine feet and a minimum length of 18 feet.

In the SER-HO Zone, the required number of parking spaces shall be one per each dwelling unit. Developments in the SER-HO Zone are not eligible for the parking reduction authorized in § 190-78G(3).

Landscaping.

Conflicts. Where any provision relating to the SER-HO Zone conflicts with any other provisions of the Mansfield Zoning Regulations, the provisions relating to the SER-HO Zone shall govern.

Submission requirements.

An applicant seeking approval of a site plan for an SER-HO Zone development shall submit all information required by § 190-56 of these Regulations.

§ 190-32 Planned Housing Design District.

[Added 12-2-2024, effective 12-31-2024]

Intent. The Planned Housing Design District (PHDD) is a Special Design District established to:

Applicability. A development containing more than six units, which includes one or more of the following housing types, may be permitted subject to the process as outlined in Subsection E.

Housing Type	Description
Single-Family Detached	A freestanding single-family dwelling unit not to exceed 1,500 square feet of gross floor area
Duplex	A residential building consisting of two unassociated dwelling units constructed with separate entrances
Multiplex	A single building containing three to six unassociated dwelling units
Apartment	A single building containing more than six unassociated dwelling units

Parcel Location	Minimum District Size	Proposed Housing Types	Maximum Density	Location Criteria
SER-HO	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-1	None	Any	25 units per dev. acre	Arterial or Collector Road
PB-2	None	Any	45 units per dev. acre	Arterial or Collector Road
PB-3	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-4	None	Any	100 units per dev. acre	Arterial or Collector Road
PB-5	None	Any	15 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Multiplex	10 units per dev. Acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
PVCA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVCA	5AC	Multiplex	10 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RDLI-Research Development and Light Industry	None	Any	45 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
I-Institutional Zone	None	Any	100 unit per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-20	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-20	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RAR-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
RAR-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map

Calculation of Developable Area
The following areas must be excluded from the total acreage calculation:
•	Total acreage of wetlands and watercourses.
•	Total acreage of FEMA 100-year floodplains.
•	Total acreage of land subject to restrictions prohibiting development.*
•	Total acreage of land with steep slopes of 15% or greater.**
•	Total acreage of land currently or planned to be set aside for nonresidential development.

NOTES:
*	For the purposes of this calculation, only areas subject to easements or restrictions that completely prohibit development shall be deducted from the total land area. Areas subject to utility easements, access easements and other similar restrictions may be counted toward developable land area.
**	For the purposes of this calculation, only areas of 2,000 square feet or more of continuously sloped area at least 10 feet in width shall be counted.

Design considerations. The following building and site design considerations are preferred, where appropriate:

Site design and orientation.

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.

Neighborhood connections.

Provide connections by implementing such methods as:

Provide pedestrian connections between streets, bus stops, buildings, parking areas, open spaces, and trails.

Connect existing sidewalks with proposed sidewalks within the development.

Connect existing walkways, bicycle paths/routes and access drives where appropriate within adjacent developments and neighborhoods.

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.

Parking location and design. In addition to the standards detailed in § 190-78, Required off-street parking and loading, the following standards are strongly encouraged:

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.

Open space, recreational areas and on-site amenities.

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:

Passive recreation: picnic areas, trails, and quiet seating areas.

Active recreation: swimming pools, tennis/basketball/pickleball courts, and fitness centers.

Social and community spaces: hobby/workspaces, libraries, multipurpose rooms, communal kitchens, and dining areas.

Child-friendly areas: playrooms and playgrounds catering to children of varying ages.

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.

Landscape design.

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

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.

Building design, facade, scale.

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:

Sufficient bulk storage areas for the number of bedrooms in a unit.

Dining areas sized to accommodate a dining room table and chairs appropriate to unit size.

Hierarchy of bedroom sizes, where one bedroom is larger than the others.

Bathrooms with zero-entry showers and other accessibility features.

Direct access to the outdoors.

Conceptual development review.

Proposed housing type(s).

Location of building(s).

Overall site layout, including parking patterns, curb cuts.

Proposed buffering and landscape areas and site amenities.

Open space or recreation areas and bicycle and pedestrian connections.

Visual renderings of general architectural configuration and design of buildings.

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

Proposed dwelling unit densities, including schematic floor plans for each type of unit proposed.

Building intensities, including use, dimensions, and locations of present and all proposed structures.

Proposed vehicular and pedestrian circulation patterns, including location and dimension of private and public streets.

Proposed pedestrian walks, connections, and other paths, public and private.

Preliminary building and preliminary planting plans, including schematic floor plans, exterior elevations, and perspective drawings.

Priority schedule of construction of the various units, buildings, landscaping, and other elements of the plan, including any proposed phasing of the development.

Submission of an affordable housing/workforce housing plan in accordance with § 190-23H(1).

Master development plan review process.

Approval considerations.

The potential impact of the proposed master development plan on existing dedicated and/or preserved areas of open space.

Where appropriate and desirable, the availability of access connections between the proposed master development plan and existing commercial, recreational, and other community facilities.

The availability of existing or potential public transportation connections to serve the proposed master development planned area.

The transitional character of the proposed master development plan to the existing built environment surrounding the development site.

The potential impact of the proposed master development on highways and other public facilities, including utilities.

The potential impact of the proposed master development plan on adjacent residential neighborhoods.

The satisfaction of any other standards and review criteria set forth in this regulation.

Integration of multiple housing types where appropriate.

The creation of compact community environments that are pedestrian-oriented, providing adequate circulation and parking for vehicles, but facilitating pedestrian and bicycle movement as a priority.

Creation of logical and orderly development patterns and land transitions among uses of varying intensity and compatibility.

Creation of residential uses that enhance and are highly compatible with surrounding uses, integrating new development within residential areas with appropriate scale and massing.

Provision of significant usable open space and recreational opportunities for residents and the public.

Protection and enhancement of existing natural resources that are of environmental, historic, or scenic importance as specified in the Plan of Conservation and Development.

Promotion of environmental sustainability through low-impact design practices and other methods.

Installation of underground utilities connections to serve future off-site, adjacent developments and, where appropriate, relocate existing overhead utility services below grade.

Where appropriate, integration and preservation of existing mature vegetation and a variety of plant species into the master development plan and do not include the use of invasive species.

Where possible, facilitation of access to bus stops and other transit opportunities as well as other community facilities to minimize adverse impacts on highways and other public facilities.

[m]

Redevelopment of existing sites.

[n]

Inclusion of age-restricted units.

[o]

Inclusion of additional deed-restricted affordable housing units beyond the requirements defined in § 190-23.

Findings required. The Commission may approve the creation of a PHDD if findings are made that the facts submitted with the application establish that:

The standards, requirements, and required findings contained in this section have been met.

The capacity of the existing or proposed utility services is adequate for the proposed development.

The development will be in keeping with the intent of this regulation, the public interest, and the Plan of Conservation and Development.

Editor's Note: See Ch. 169, Subdivision of Land.

Site plan submission, required findings and action.

No zoning permit may be issued, no building shall be constructed, and no land shall be used prior to the approval of a site plan which shall comply with § 190-73 of these Regulations.

Post approval.

Bonding shall be in accordance with § 190-76.

Modifications shall be considered as required by § 190-86.

Site compliance shall be evaluated in accordance with the standards set forth in § 190-87.

Additional requirements.

PLANNED HOUSING DESIGN DISTRICT STEPS

§ 190-33 Multifamily performance standards.

[Added 12-2-2024, effective 12-31-2024]

All multifamily residential developments shall comply with the additional standards set forth below:

Recycling shall be as convenient to residents as refuse collection.

Methods of recycling shall be the same as for refuse collection (i.e., if the development offers an interior refuse chute, recycling chutes shall be provided adjacent to the refuse chutes).

When centralized refuse/recycling storage is proposed, it shall be properly screened. Chain-link fencing with vinyl slats is not an acceptable screening type.

Provisions for composting are strongly recommended.

Bicycle parking and storage requirements.

Multiplex and apartment developments with 50 or more dwelling units and group dwelling developments of 100 or more bedrooms, the following standards for bicycle parking and storage shall apply:

Minimum bicycle parking spaces.

Bicycle parking space dimensions.

Bicycle parking spaces shall be designed to accommodate the provided bicycle rack system, with an ADA-accessible access aisle at the side or rear of the bicycle.

Parking surface requirements.

Areas designated for bicycle parking must be well-lit and properly drained to prevent mud and standing water accumulation.

Bicycle rack standards.

All bicycle racks must:

Be securely anchored;

Allow locking of the frame and at least one wheel with a U-lock;

Be constructed of materials resistant to cutting, rusting, bending, and deformation.

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:

Be located within 50 feet of a public entrance, building lobby, or common area such as a parking deck, with a minimum lighting level of 0.5 footcandle;

Provide continuous overhead shelter from the elements. Acceptable forms include bicycle lockers, racks, lockable cages, or lockable bicycle rooms;

Include space for larger bicycles and accessories, such as tandem bicycles and adaptive bicycles for individuals with special needs.

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

Be placed at ground level, within 50 feet of, and be visible from, the main entrance of the use it serves;

Be free of charge;

Clearly delineated and separated from vehicle parking by a physical barrier;

Be installed at least two feet from any wall or obstruction, except for wall-mounted bicycle racks;

Be placed on a mud- and dust-free surface;

Include a sign, if not visible from the street or public entrance, to indicate the location of the parking.

Reduced bicycle parking for special needs housing.

The number of required bicycle parking spaces shall be reduced by 50% for developments primarily serving seniors or individuals with physical or mental disabilities.

Duplexes/detached single-family homes and apartments/multiplex developments under 50 dwelling units.

Erosion and sedimentation control plans in accordance with § 190-73, Site plan requirements, erosion and sedimentation control measures.

Stormwater management in accordance with § 190-73, Site plan requirements, stormwater management plans.

Special requirements for properties served by Connecticut Water Company in accordance with § 190-75D(21), Performance standards.

Property management plan. Applicants shall submit a property management plan that addresses the following requirements:

Nuisance prevention. The plan must identify strategies to mitigate potential nuisances and ensure a peaceful neighborhood environment. These strategies should include, but are not limited to:

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.

§ 190-34 Residential zones application procedures.

Site plan requirements.

Intent.

Procedure.

A title block showing the property owner, the applicant, the scale and the drawing date, including all revision dates;

Plans shall be signed and sealed by a landscape architect licensed by the State of Connecticut whenever:

The application involves the construction of multi-family residential, commercial, industrial or other non-residential structures exceeding a size of 1,000 square feet of gross floor area; or

The Commission determines that a landscape architect's participation in preparing the plans is necessary to address the application requirements and approval criteria of these regulations.

The property lines and square footage of the subject lot(s); appropriate yard or setback requirements, north arrow and zone classifications(s)

Both sides of adjacent streets; existing utility poles and/or underground lines; stone walls, fences and other pertinent roadside features.

Names and addresses of all abutting property owners, including those across any street, as determined from the current Assessor's records.

Exposed ledge and areas shallow to bedrock. Depending on the nature of the proposal, an on-site soil survey by a registered soil scientist may be required.

Areas to remain as natural or undisturbed and areas to be protected through the use of conservation easements shall be identified on the site plan.

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.

Special permit requirements.

Intent.

Procedure.

Application requirements. It is recommended that the Director of Planning and Development be contacted for assistance in determining what information may be required for a specific special permit application. Unless waived as per the provisions of § 190-74, the following information shall be required for special permit applications:

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.

Zoning permit requirements.

Applicability.

The erection, placement or enlargement of any sign requiring prior approval under the provisions of § 190-69;

The placement or replacement of any trailer or mobile manufactured housing unit or addition thereto.

The erection, placement or enlargement of any building or structure, including accessory buildings, or the construction of site improvements or external or internal building alterations on any property zoned SC-SDD, consistent with the requirements of § 190-48.

Temporary Special Outing Liquor Permits pursuant to § 190-9.

The erection, placement or enlargement of any structure, sign, fence, wall or similar site improvement for properties within one of the 10 historic village areas identified in § 190-60.

A Zoning Permit is not required for:

One-story storage sheds that are 200 square feet or smaller in size. Such sheds shall comply with the setback provisions of § 190-18.

Aboveground swimming pools accessory to single-family dwellings provided said pool is no deeper than 24 inches. Such pools shall comply with the setback provisions of § 190-18.

Procedure/application requirements.

A completed application form and fee payment;

An accessory structure(s) or attached garage addition;

An addition less than 500 square feet in ground floor area; or an addition proposed to be located farther than five feet from a required building setback line;

Mansfield City Zoning Code

ARTICLE 4

Residential Uses

§ 190-17 Residential Use Table.

[Amended 12-18-2023, effective 1-12-2024; 12-2-2024, effective 12-31-2024]

Key:

P = Site Plan Approval

SUP = Special Use Permit

MP = Master Plan

Permitted Uses	Residential Districts
Permitted Uses	R-20	R-90	RAR 90	ARH	PVRA	SER HO
Nonresidential Uses
Fire station	P	P	P	P	P	P
School			SUP
Parks, playgrounds owned or operated by a governmental agency and/or neighborhood association	P	P	P	P	P	P
Buildings and facilities owned and/or operated by the State of Connecticut or federal government	P	P	P	P	P	P
Governmentally owned and operated buildings and facilities involving the transportation of hazardous or radioactive materials from other sites to a storage or processing or disposal facility in Mansfield	P	P	P	P	P	P
Public utility installations	P	P	P	P	P	P
Filling, grading, excavation, removal, processing of soil, stone, sand and gravel, peat moss, and other similar materials	SUP	SUP	SUP	SUP	SUP	SUP
Temporary special events involving the sale and consumption of alcoholic liquor	P	P	P	P	P	P
Cemeteries		SUP	SUP
Wireless telecommunication sites, facilities and services	SUP	SUP	SUP	SUP	SUP	SUP
Hospitals, sanitariums, nursing homes, convalescent hospitals and other treatment facilities that house and provide services to more than 6 individuals		SUP	SUP
Churches, chapels, other places of worship			SUP⁽³⁾
Schools, libraries, state-licensed group day-care homes or state-registered child day-care centers			SUP
Recreational uses such as golf courses, cross-country skiing facilities, or day camps located on or within 300 feet of an arterial or collector street as defined in the regulations			SUP
Reservoirs, sewage treatment plants and related facilities			SUP
Residential Accessory Uses
Accessory buildings and uses	P	P	P	P	P	P
Use of residence for personal business	P	P	P	P	P	P
Use of residence with accessory building for personal business purposes	SUP	SUP	SUP	SUP	SUP	SUP
Fall-out shelters	P	P	P	P	P	P
Residential Uses
One single-family dwelling per 20,000 square feet served by water/sewer	P
One single-family dwelling per 40,000 square feet served by well/septic	P
One single-family dwelling with 1 accessory dwelling unit	P	P	P
Community residences	SUP	SUP	P
State-licensed group day-care homes	SUP	SUP			SUP	SUP
Single-family dwelling		P	P	SUP	SUP	P⁽⁶⁾
Two-family dwelling			P⁽¹⁾	SUP	SUP	P⁽⁶⁾
Multifamily dwellings pursuant to § 190-32	MP	MP	MP	MP	MP	MP
Community residences for mentally retarded persons or child-care residential facilities for children with mental or physical disabilities (if within 1,000 feet of another community residence or child-care facility, a special permit is required)		SUP	SUP
Community residences for mentally ill adults			P
Group homes			SUP
Accessory commercial uses, such as a laundry or recreational facility, conducted primarily for the convenience of residents of an approved residential project, provided the use is located within a building					SUP
Agriculture-Related Uses
Agricultural uses			SUP
Preservation uses			SUP
Farm winery			SUP		SUP
Farm breweries, farm distilleries			SUP		SUP
Multifamily dwellings			SUP	SUP	SUP	P
Farmers markets			SUP⁽⁵⁾
Permanent retail sales outlets for agricultural and horticultural products					SUP
Other commercial agricultural operations					SUP
Agricultural and horticultural uses such as the keeping of farm animals, field crops, orchards, greenhouses, accessory buildings					P
Dwelling units for property owners, managers, caretakers, or security personnel associated with a permitted agricultural use, provided all residential structures are located on the same lot as the agricultural use					P

Notes:
1.	One two-family dwelling per 120,000 square foot lot, provided the two-family structure is located a minimum of 75 feet from the front property line or, where applicable, the highway clearance setback (§ 190-19), provided the two-family structure and all parking areas are located 50 feet from side property lines, provided the subject lot has frontage on a street as defined in these regulations, and provided:
	a.	A record owner of the subject dwelling shall reside in one of the subject dwelling units 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.
	b.	This owner-occupancy requirement shall be recorded on the land records if the subject two-family dwelling receives a zoning permit and the record owner shall submit adequate proof of occupancy to the zoning agent every two years on the 1st of January of each even-numbered year.
2.	(Reserved)
3.	Churches, other places of worship and identified accessory uses, provided the requirements of § 190-61 are met, and provided special permit approval is obtained in accordance with § 190-74. Buildings and uses that may be authorized under this section are limited to the following:
	•	Churches, synagogues, temples and buildings used for religious services;
	•	Accessory rectory, parish house or residence for religious leader(s) or caretakers;
	•	Garages and accessory buildings used for the storage of maintenance equipment;
	•	Accessory community center utilized for meetings and religious instruction; day-care and nursery school programs; and social and recreational activities clearly accessory to the religious use of the property;
	•	Children's playground and outdoor recreation facilities clearly accessory to the religious use of the property;
	•	Schools associated with the religious use of the property and conducted for the instruction of adults or children primarily five to 18 years of age and giving instruction at least three days a week for eight or more months of the year.
4.	Multifamily dwellings, in accordance with § 190-32, Planned Housing Design District.
5.	Farmers' markets shall be permitted by right, provided they are located on the site of a government facility or use; otherwise, special permit approval must be obtained in accordance with § 190-74.
6.	Uses permitted in the SER-HO zone are allowed, provided the site is developed and retained under single or common interest ownership.
	a.	One-family, two-family, provided site plan approval is obtained in accordance with the provisions of § 190-73 and provided the provisions of § 190-30 are met; and provided on-site management shall be required for any multifamily residential development of 50 or more dwelling units.
	b.	Multifamily dwelling of six or more units in accordance with the Planned Housing Design District in § 190-32.

General.

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;

§ 190-18 Dimensional requirements.

[Amended 12-2-2024, effective 12-31-2024]

Zone	Minimum Lot Area (square feet)	Minimum Lot Frontage (feet)	Min. Front Setback Line (feet)	Min. Side Setback Line (feet)	Min. Rear Setback Line (feet)	Maximum Height (feet unless otherwise noted)	Maximum Building Ground Coverage
R-20	20,000	125	40	15	50	35
R-90/RAR-90	90,000	200	60	35	50	35
ARH: See § 190-27	5 acres	50	50	50	50	40	25%
SER-HO, § 190-30	5 acres	300	25	5	5	45	20%
PVRA: See § 190-29	None	200	200	50	50	40	25%

NOTE:
Please see sections noted above for additional bulk and area requirements specific to the zoning district.

§ 190-19 Exceptions to the Schedule of Dimensional Requirements and special dimensional provisions.

General provisions.

Agricultural structures/manure pit. § 190-65 includes special setback provisions for agricultural uses and structures.

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.

Schools. Parking areas for schools shall be exempt from the minimum front yard setback requirements of § 190-18 provided the following conditions are met:

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

(11)

Other. Other exceptions to § 190-18 may be included within the specified permitted use provisions for the intended use. Please refer to relevant sections.

Parking exceptions.

Special dimensional requirements.

Setback from residential zones. In the RD/LI Zone, a minimum setback of 150 feet is required between all new industrial or research buildings and residential zone boundary lines..

Gate houses/security structures. In the RD/LI Zone, the Commission may reduce or waive front or side line setbacks for gatehouses and security structures other than residences.

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 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.

Exceptions for non-conforming lots of record. Provided all applicable provisions of § 190-51 are met, the following special dimensional requirements shall apply to non-conforming lots:

Compliance with minimum lot area and lot frontage requirements shall not be required;

The required setbacks from the side lot lines may be reduced to one-sixth of the lot's frontage provided standard setbacks cannot be met in a reasonable manner due to the nature of the nonconformity;

Lot area exceptions.

Minimum lot area requirements for new lots:

Effect of change in subdivision or zoning regulations or boundaries of zoning districts after approval of a subdivision or resubdivision plan:

For all approved subdivision or resubdivision lots filed or recorded with the Town Clerk, special provisions are contained in Section 8-26a of the Connecticut General Statutes.

Special provisions related to height requirements.

Measurement of building height in stories. Where the Schedule of Dimensional Requirements establishes a maximum building height in stories, the following provisions shall apply:

Measurement of stories.

Stories shall be a minimum of nine feet and a maximum of 12 feet in height except as otherwise provided herein.

The PZC may by Special Permit authorize alternative story heights/maximum building heights where needed to accommodate functional and operational requirements associated with a specific use.

Occupied basements may have a height of up to 18 feet.

Half-stories and visible basements.

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.

A building incorporating both a half-story and a visible basement shall count the height of the two half-stories as one story except as provided above.

Ground stories.

Ground stories may be up to 20 feet in height.

Where a ground story exceeds 18 feet in height, such story shall count as two stories toward the maximum building height requirement for the district.

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

Structured parking.

PB-1 and PB-3 Zones: one story.

PB-4 and I Zones: three stories.

Source of Illustration: Buffalo Green Code Unified Development Ordinance (December 2016)

Highway clearance setbacks.

Street Classification	Highway Clearance Setback
(See § 190-15 for listing of streets in each classification)
Arterial Street	40 feet
Collector Street	30 feet
Local Street	25 feet

Floor area requirements. No dwelling shall be created or erected that does not comply with the minimum floor area standards as set forth in all applicable Building, Housing or Health Codes.

§ 190-20 Home occupations.

[Amended 4-21-2025, eff. 5-29-2025]

Permit Approval Table: Approval of a home office or home business shall be obtained in accordance with the criteria below.

	Home Office	Home Business
Approval required	None	Zoning permit	Special use permit
Compliance review	None	5 years	As determined by commission
Eligibility	Shall be accessory to a residential dwelling
Minimum lot size	None	None	2 acres
Location	Any zone	Any residential zone	Any residential zone
Non-resident employees	Not permitted	Not to exceed 2 on site	Not to exceed 4 on site
Portion of dwelling used for business	The total area dedicated to the home occupation shall not exceed 35% of gross floor area.*
Use of accessory building(s)	Not permitted	Permitted, provided such building does not exceed the footprint of the principal dwelling and is not used for storage of equipment and non-hazardous materials	An accessory building may be used for storage of equipment and non-hazardous material directly associated with the personal business of the resident
External evidence	Not permitted	Not permitted	In accordance with § 190-20D
Outdoor parking and storage	Not permitted	In accordance with § 190-20D	In accordance with § 190-20D
Signage	Not permitted	Announcement sign in accordance with § 190-69H
Visits from members of the public	Not permitted	Shall not exceed 5 visits/clients per day	As determined by the Commission
Allowable uses	Not specified	- Art studios - Barber shops and beauty salons limited to one operator - Clothing alteration - Teaching - Short-term rentals - Professional office, such as physician, lawyer, engineer, real estate agent, contractor or tradesman - Cottage food operations as defined by CGS - Grooming facility (excluding commercial kennels) - Similar such uses	- Sale of antiques - Sale of handcrafted items produced on the premises - Assembly, repair and sale of small retail goods - Limited food preparation/catering operations - Limited storage or parking of vehicles, equipment and/or materials associated with a contractor, tradesman or other home occupation use Allowable uses authorized by zoning permit if there are more than 5 visits per day and there are more than two non-resident employees.

*	Does not apply to Short-Term Rentals

General requirements: The standards and requirements below shall apply to all home occupations.

Permit required: Any home occupation other than an allowable home office shall obtain a permit prior to the establishment of such accessory use. Applications shall include:

A complete application form.

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.

Refuse: Adequate screening of any refuse locations or containers shall be provided. Refuse shall be regularly removed from the property

Additional standards.

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

§ 190-21 Accessory dwelling units.

Unit types and design standards. Accessory Dwelling Units (ADU) shall comply with the following requirements:

Accessory dwelling unit types. An accessory dwelling unit may be created only through the following methods:

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.

Prohibition on use of recreational vehicles as ADU. Recreational vehicles, travel trailers and any other wheeled or transportable structure shall not be used as an accessory dwelling unit.

Maximum size. The ADU shall not exceed 50% of the livable floor area of the principal dwelling or 1,000 square feet, whichever is less.

Entrances.

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.

Parking.

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.

Owner occupancy required.

Declaration of restrictions. The property owner shall file a declaration of restrictions on the land records stating:

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.

Modification of restrictions. No deed restriction shall be modified unless approved by the PZC.

Certification of owner occupancy.

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

One of the units is the primary residence of the owner;

The owner meets the requirements of an owner-occupant as required by this section; and

The accessory dwelling unit continues to comply with all applicable requirements.

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

Application requirements. The following documentation shall be submitted with applications for an ADU:

A draft declaration of deed restrictions pursuant to § 190-21B a form acceptable to the Town Attorney.

Any other documents needed to determine compliance with the Regulations.

A Zoning Permit shall not be issued until the declaration has been approved by the Zoning Enforcement Officer and Town Attorney and recorded on the land records by the property owner.

§ 190-22 Use of rear lots.

A rear lot shall conform to all requirements prescribed for the zone in which it is located. The minimum lot area shall be computed as the area of the lot exclusive of the area of access.

The access area shall be limited for the exclusive use of the one dwelling unit on the rear lot and shall not be used for access to any other land or separate rear lot.

The lot line from which the right of access leads shall be considered the front of the rear lot.

§ 190-23 Affordable housing requirements.

[Amended 12-2-2024, effective 12-31-2024]

Affordable and workforce housing standards.

Definitions.

AFFORDABLE HOUSING UNIT

A unit affordable to residents with incomes at or below 80% of median income.

LOW-INCOME HOUSING UNIT

A unit affordable to residents with incomes at or below 60% of median income.

WORKFORCE HOUSING UNIT

A unit affordable to residents with incomes at or below 120% of median income.

Income limits, maximum housing payment and rent calculations.

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.

Calculating required affordable units.

Alternative means of meeting affordable and workforce housing requirements.

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.

Be located in Mansfield;

Be proximate to existing or planned employment, schools or services;

Be comparable in quality, features and amenities to the development for which the affordable and workforce units are required; and

Be in compliance with the requirements of Subsection F, Location, design and features of affordable and workforce housing units.

Location, design and features of income-restricted housing units. Low-income, affordable and workforce housing units constructed in accordance with this section shall:

Use building materials that have a compatible exterior style to other units in the development.

Figure 2: Density Bonuses for Income-Restricted Units
Type of Income-Restricted Unit Provided	Bonus Per Income-Restricted Unit Created
Low-income housing unit	3 market-rate units
Affordable housing unit	2 market-rate units
Workforce housing unit	0.5 market-rate unit

Figure 3: Sample Bonus Calculation for Additional Income-Restricted Units
The following example assumes:
•	The maximum density allowed prior to density bonuses for affordable units is 10 units per acre (identified at the bottom of Column A in Figure 3 below).
•	The project site contains 10 buildable acres, for a total maximum density of 100 units.
•	Maximum bonus available is 5 dwelling units/acre.
		A	B	C	D
Market rate		85			135
Workforce		5	10	5	15
Affordable		10	15	30	25
Low income		0	5	15	5
Total Units		100	30	50	180
Dwelling Units Per Acre		10 du/ac	3 du/acre	5 du/acre	18 du/ac

Procedures.

Contents of affordable/workforce housing plan. The contents of the plan shall include the following:

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:

A phasing plan for the project that indicates how income-restricted units will be developed in proportion to market-rate units for each phase of the development.

Proposed rent and resale restrictions, including base rents/sales prices and provisions for future changes to rental rates to ensure continued compliance with affordability restrictions.

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

Approval process.

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

§ 190-24 Requirements for multi-family housing for the elderly.

Location. No site location shall be approved unless it is on or within 300 feet of an arterial or collector street as set forth in these Regulations.

Height of buildings. No building shall exceed three stories or a height of 40 feet.

Off-street parking. Off-street parking shall be provided at the ratio of one space for every dwelling unit plus adequate visitor parking in an amount determined by the Commission.

Permitted accessory uses. Community building for use of residents thereof.

Building and site design/architectural plans.

§ 190-25 (Reserved) [1]

MOBILE MANUFACTURED HOME PARK

Editor's Note: Former § 190-25, Provisions for multifamily and group dwelling development, was repealed 12-2-2024, effective 12-31-2024.

§ 190-26 Mobile manufactured homes and trailers.

Definitions. For the purpose of this section, the following words and phrases have the following meanings:

MOBILE HOME SPACE OR LOT

A plot of ground within a mobile home park designed for the accommodation of one mobile home.

MOBILE MANUFACTURED HOME

A plot of ground upon which two or more mobile homes, occupied for residential purposes, are located, and includes all mobile home parks in existence at the adoption of this section.

TRAILER, CONSTRUCTION

TRAILER, RECREATIONAL

Existing manufactured mobile home parks.

Any mobile home park existing at the time of adoption of this section may be continued at its present location. No new mobile home park shall be established in the Town of Mansfield;

No existing mobile home parks shall be maintained or operated except as provided in accordance with these Regulations;

Minimum standards to be maintained. All existing mobile home parks shall comply with the following standards:

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;

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located:

At least 10 feet from the edge of the travel surface of interior roads or no closer than the owner can demonstrate existed in 1976;

At least 10 feet from any designated mobile manufactured home space lines.

At least 20 feet from any portion of another mobile manufactured home unit, or no closer than the owner can demonstrate existed in 1976;

The reduction is necessary to locate a replacement unit of minimum standard width;

There is no increase in the number of bedrooms;

There is no interference with septic systems or other site utilities;

No emergency access problems are created; and

All applicable fire safety codes, health codes and building codes shall be met.

Replacement units, including carports, porches, decks and awnings, and all accessory storage sheds, shall be located at least 20 feet from the edge of the travel surface of interior roads;

The subject replacement unit shall have no more bedrooms than the previous unit on the subject site;

The subject site shall have a minimum of 400 square feet of area designed for two off-street parking spaces;

The subject replacement unit shall have a pitched roof design and shall include foundation skirting;

The subject replacement unit shall have a maximum size of 26.5 feet by 48 feet, excluding roof overhangs. No storage building shall be larger than 144 square feet in size;

No emergency access problems are created and all applicable fire safety codes, health codes and building codes shall be met;

All replacement units or accessory site improvements or sitework may be subject to permit requirements of the Inland Wetland Agency.

Due to the specific nature of these standards for replacement units, the above requirements shall not be varied by the Zoning Board of Appeals.

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.

An additional two thirty-day periods may be permitted by obtaining a permit from the Zoning Enforcement Officer. This Section shall also apply to any park expanded pursuant to these Regulations.

Expansion of existing mobile home parks. Expansion of existing mobile home parks is permitted only in accordance with this Section.

Requirements for special permit:

Boundaries and area of mobile home park;

Names of adjacent property owners and existing zoning;

Location of all buildings, roads and property lines on the mobile home park parcel and adjacent parcels within 100 feet of the park area, both existing and proposed;

Location, size and number of existing and proposed mobile home lots;

Topography, showing existing and proposed grades, with two-foot contour interval;

Location, width and surface of all existing and proposed mobile home lots;

All required setback lines, shown as dashed lines;

Location and size of all existing and proposed storm drainage facilities, sanitary sewers and disposal facilities, septic system area (shown as dotted lines and labeled) and water lines;

Plans and profiles of all proposed roads, storm drainage facilities, sanitary sewers and water lines, at a vertical scale of one inch equals four feet;

Location and plans for any buildings to be constructed in the park;

Landscaping and buffer strips;

Location of all adjacent flood hazard areas.

All park development and construction shall be in accordance with an approved site plan and no change may be made to an approved plan without the approval of the Commission.

Evidence to be presented for special permit. The applicant for such special permit must present to the Commission evidence of the following:

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.

Findings required. Before granting a special permit pursuant to this Section, the Commission shall make special findings that the proposed use as described and presented by the applicant:

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).

Scope of expansion. An existing mobile home park may be expanded after issuance of a special permit in the following manner:

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.

General requirements - park expansion.

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.

Site requirements. No application for a special permit under this Section shall be approved unless it is in conformity with the following site requirements:

Yard and setback requirements.

Setback from adjoining property line: 50 feet. See Subsection C(7)(b)[1] above.

Minimum side and end clearance between adjacent mobile homes: 40 feet.

Minimum front yard setback from interior road pavement: 20 feet.

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

All park roads shall be well-drained, paved, and maintained in good condition.

Interior roadways within the parks shall be paved to a minimum width of 20 feet. Pavement specifications shall be as required by the Commission or its designated agent.

All park roads shall not exceed a grade of 8%.

Road names shall be subject to the approval of the Commission.

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.

Provisions shall be made to dispose of surface water which now drains naturally into the park from adjoining properties, with proper allowance for the increased flow due to future development.

A complete storm drainage system shall be maintained, including headwalls, dry wells, piping, catch basins, and manholes with outfall to natural watercourse or existing storm drainage system.

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.

All mobile homes shall be equipped with skirting, screening, or other type of enclosure.

Bond requirements. Any required bonding shall be in accordance with the provisions of § 190-76 of these Regulations.

§ 190-27 Special provisions for the Age-Restricted Housing (ARH) Zone.

The zoning district has been established:

To increase the types of available housing with emphasis on common interest communities that would primarily serve residents who are age 55 years or older.

To provide landowners with a land use option on suitably-located land with necessary utilities, access, and other important attributes.

To create high-quality developments capable of sustaining long-term value.

To promote project designs that enhance and protect open spaces, natural resources, natural features and other elements of the town's rural pattern of development.

To achieve the goals and objectives of the town's Plan of Conservation and Development.

One-family, two-family and multi-family dwellings wherein each dwelling unit shall be restricted to:

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

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].

Water and sewer facilities. All proposed developments in the ARH zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in an ARH district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the ARH District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-28 Special provisions for the Design Multiple Residence (DMR) Zone.

General.

Sites must be developed and retained under single or common interest ownership.

Child day-care center as defined by state statutes, provided the facility is not a dwelling unit.

[Amended 12-18-2023, effective 1-12-2024]

Water and sewer facilities. All proposed developments in the DMR Zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Density requirements. All residential developments in a DMR district shall meet the density requirements established for multi-family dwellings in § 190-25E.

Location. No site location for multi-family residences shall be approved unless it is on an arterial or collector street as set forth in these Zoning Regulations.

One-family and two-family dwellings.

The maximum residential density for one-family and two-family dwellings shall be the same as authorized in § 190-25 for multi-family dwellings in the DMR District.

Minimum lot size: 5,000 square feet.

Minimum lot frontage: 50 feet.

Minimum front setback: 60 feet for lots fronting on existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Minimum side setback: 35 feet abutting properties zoned RAR-90 or R-90; 10 feet.

Minimum rear setback: 60 feet for lots backing up to existing streets or abutting properties zoned RAR-90 or R-90; 25 feet all other lots.

Maximum building height: 2 1/2 stories; provided:

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.

Garages. Garages shall be located at least 10 feet behind the front plane of the house. Rear alley access is encouraged.

§ 190-29 Special provisions for the Pleasant Valley Residence/Agriculture (PVRA) Zone.

General. The uses allowed in the zone per the use table above and associated site improvements are permitted in the PVRA zone, provided:

Any special requirements associated with a particular use are met;

Applicable provisions of § 190-56 (Design Development Districts) and § 190-75 (Performance Standards) are met; and

With the exception of the uses in § 190-17 listed as permitted, all special use permits must comply with § 190-74.

Water and sewer facilities. All developments in the PVRA zone must be served by public water and sewer infrastructure pursuant to the requirements established in § 190-25D.

Agricultural land preservation requirements.

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

The land will retain agricultural value;

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

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

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

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

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

Residential developments.

Single-family, two-family and multifamily dwellings.

[Amended 12-2-2024, effective 12-31-2024]

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.

(Reserved)[1]

Editor's Note: Former Subsection E(2), regarding multifamily residential developments, was repealed 12-2-2024, effective 12-31-2024.

Student housing restrictions. Housing designed primarily for student occupancy shall not be authorized in this district due to potential neighborhood compatibility issues.

Associated design guidelines for the entire area.

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

§ 190-30 Special provisions for the South Eagleville Road Housing Opportunity (SER-HO) Zone.

Water and sewer facilities.

Building height. No building shall exceed three stories or a height of 45 feet.

If the adjacent property owner provides a construction and maintenance easement, the applicable side or rear setback may be reduced by three feet; and

Porches and stairs may extend up to three feet into the required setback.

An affordable apartment home shall be occupied only as a principal residence. Sub-leasing of affordable apartment homes shall be prohibited.

Notice of availability of the apartment homes shall be provided through the procedures outlined in the affirmative fair housing marketing plan set forth in the Affordability Plan.

Each lease for an affordable apartment home will contain substantially the following provision:

The Affordability Plan shall comply with the provisions of § 190-23H(2), except that a market study as set forth in § 190-23H(2)(c)[3] shall not be required.

Parking.

In the SER-HO Zone, all parking spaces shall have a minimum width of nine feet and a minimum length of 18 feet.

In the SER-HO Zone, the required number of parking spaces shall be one per each dwelling unit. Developments in the SER-HO Zone are not eligible for the parking reduction authorized in § 190-78G(3).

Landscaping.

Conflicts. Where any provision relating to the SER-HO Zone conflicts with any other provisions of the Mansfield Zoning Regulations, the provisions relating to the SER-HO Zone shall govern.

Submission requirements.

An applicant seeking approval of a site plan for an SER-HO Zone development shall submit all information required by § 190-56 of these Regulations.

§ 190-32 Planned Housing Design District.

[Added 12-2-2024, effective 12-31-2024]

Intent. The Planned Housing Design District (PHDD) is a Special Design District established to:

Applicability. A development containing more than six units, which includes one or more of the following housing types, may be permitted subject to the process as outlined in Subsection E.

Housing Type	Description
Single-Family Detached	A freestanding single-family dwelling unit not to exceed 1,500 square feet of gross floor area
Duplex	A residential building consisting of two unassociated dwelling units constructed with separate entrances
Multiplex	A single building containing three to six unassociated dwelling units
Apartment	A single building containing more than six unassociated dwelling units

Parcel Location	Minimum District Size	Proposed Housing Types	Maximum Density	Location Criteria
SER-HO	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-1	None	Any	25 units per dev. acre	Arterial or Collector Road
PB-2	None	Any	45 units per dev. acre	Arterial or Collector Road
PB-3	None	Any	15 units per dev. acre	Arterial or Collector Road
PB-4	None	Any	100 units per dev. acre	Arterial or Collector Road
PB-5	None	Any	15 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVRA	5AC	Multiplex	10 units per dev. Acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
PVCA	5AC	Single-Family Detached, Duplex	10 units per dev. acre	Arterial or Collector Road
PVCA	5AC	Multiplex	10 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RDLI-Research Development and Light Industry	None	Any	45 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
I-Institutional Zone	None	Any	100 unit per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-20	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-20	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
R-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
R-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map
RAR-90	5 acres	Single-Family Detached, Duplex	8 units per dev. acre	Arterial or Collector Road
RAR-90	5 acres	Multiplex	8 units per dev. acre	Arterial or Collector Road & Shown as Compact Residential on the Future Land Use Map

Calculation of Developable Area
The following areas must be excluded from the total acreage calculation:
•	Total acreage of wetlands and watercourses.
•	Total acreage of FEMA 100-year floodplains.
•	Total acreage of land subject to restrictions prohibiting development.*
•	Total acreage of land with steep slopes of 15% or greater.**
•	Total acreage of land currently or planned to be set aside for nonresidential development.

NOTES:
*	For the purposes of this calculation, only areas subject to easements or restrictions that completely prohibit development shall be deducted from the total land area. Areas subject to utility easements, access easements and other similar restrictions may be counted toward developable land area.
**	For the purposes of this calculation, only areas of 2,000 square feet or more of continuously sloped area at least 10 feet in width shall be counted.

Design considerations. The following building and site design considerations are preferred, where appropriate:

Site design and orientation.

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.

Neighborhood connections.

Provide connections by implementing such methods as:

Provide pedestrian connections between streets, bus stops, buildings, parking areas, open spaces, and trails.

Connect existing sidewalks with proposed sidewalks within the development.

Connect existing walkways, bicycle paths/routes and access drives where appropriate within adjacent developments and neighborhoods.

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.

Parking location and design. In addition to the standards detailed in § 190-78, Required off-street parking and loading, the following standards are strongly encouraged:

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.

Open space, recreational areas and on-site amenities.

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:

Passive recreation: picnic areas, trails, and quiet seating areas.

Active recreation: swimming pools, tennis/basketball/pickleball courts, and fitness centers.

Social and community spaces: hobby/workspaces, libraries, multipurpose rooms, communal kitchens, and dining areas.

Child-friendly areas: playrooms and playgrounds catering to children of varying ages.

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.

Landscape design.

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

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.

Building design, facade, scale.

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:

Sufficient bulk storage areas for the number of bedrooms in a unit.

Dining areas sized to accommodate a dining room table and chairs appropriate to unit size.

Hierarchy of bedroom sizes, where one bedroom is larger than the others.

Bathrooms with zero-entry showers and other accessibility features.

Direct access to the outdoors.

Conceptual development review.

Proposed housing type(s).

Location of building(s).

Overall site layout, including parking patterns, curb cuts.

Proposed buffering and landscape areas and site amenities.

Open space or recreation areas and bicycle and pedestrian connections.

Visual renderings of general architectural configuration and design of buildings.

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

Proposed dwelling unit densities, including schematic floor plans for each type of unit proposed.

Building intensities, including use, dimensions, and locations of present and all proposed structures.

Proposed vehicular and pedestrian circulation patterns, including location and dimension of private and public streets.

Proposed pedestrian walks, connections, and other paths, public and private.

Preliminary building and preliminary planting plans, including schematic floor plans, exterior elevations, and perspective drawings.

Priority schedule of construction of the various units, buildings, landscaping, and other elements of the plan, including any proposed phasing of the development.

Submission of an affordable housing/workforce housing plan in accordance with § 190-23H(1).

Master development plan review process.

Approval considerations.

The potential impact of the proposed master development plan on existing dedicated and/or preserved areas of open space.

Where appropriate and desirable, the availability of access connections between the proposed master development plan and existing commercial, recreational, and other community facilities.

The availability of existing or potential public transportation connections to serve the proposed master development planned area.

The transitional character of the proposed master development plan to the existing built environment surrounding the development site.

The potential impact of the proposed master development on highways and other public facilities, including utilities.

The potential impact of the proposed master development plan on adjacent residential neighborhoods.

The satisfaction of any other standards and review criteria set forth in this regulation.

Integration of multiple housing types where appropriate.

The creation of compact community environments that are pedestrian-oriented, providing adequate circulation and parking for vehicles, but facilitating pedestrian and bicycle movement as a priority.

Creation of logical and orderly development patterns and land transitions among uses of varying intensity and compatibility.

Creation of residential uses that enhance and are highly compatible with surrounding uses, integrating new development within residential areas with appropriate scale and massing.

Provision of significant usable open space and recreational opportunities for residents and the public.

Protection and enhancement of existing natural resources that are of environmental, historic, or scenic importance as specified in the Plan of Conservation and Development.

Promotion of environmental sustainability through low-impact design practices and other methods.

Installation of underground utilities connections to serve future off-site, adjacent developments and, where appropriate, relocate existing overhead utility services below grade.

Where appropriate, integration and preservation of existing mature vegetation and a variety of plant species into the master development plan and do not include the use of invasive species.

Where possible, facilitation of access to bus stops and other transit opportunities as well as other community facilities to minimize adverse impacts on highways and other public facilities.

[m]

Redevelopment of existing sites.

[n]

Inclusion of age-restricted units.

[o]

Inclusion of additional deed-restricted affordable housing units beyond the requirements defined in § 190-23.

Findings required. The Commission may approve the creation of a PHDD if findings are made that the facts submitted with the application establish that:

The standards, requirements, and required findings contained in this section have been met.

The capacity of the existing or proposed utility services is adequate for the proposed development.

The development will be in keeping with the intent of this regulation, the public interest, and the Plan of Conservation and Development.

Editor's Note: See Ch. 169, Subdivision of Land.

Site plan submission, required findings and action.

No zoning permit may be issued, no building shall be constructed, and no land shall be used prior to the approval of a site plan which shall comply with § 190-73 of these Regulations.

Post approval.

Bonding shall be in accordance with § 190-76.

Modifications shall be considered as required by § 190-86.

Site compliance shall be evaluated in accordance with the standards set forth in § 190-87.

Additional requirements.

PLANNED HOUSING DESIGN DISTRICT STEPS

§ 190-33 Multifamily performance standards.

[Added 12-2-2024, effective 12-31-2024]

All multifamily residential developments shall comply with the additional standards set forth below:

Recycling shall be as convenient to residents as refuse collection.

Methods of recycling shall be the same as for refuse collection (i.e., if the development offers an interior refuse chute, recycling chutes shall be provided adjacent to the refuse chutes).

When centralized refuse/recycling storage is proposed, it shall be properly screened. Chain-link fencing with vinyl slats is not an acceptable screening type.

Provisions for composting are strongly recommended.

Bicycle parking and storage requirements.

Multiplex and apartment developments with 50 or more dwelling units and group dwelling developments of 100 or more bedrooms, the following standards for bicycle parking and storage shall apply:

Minimum bicycle parking spaces.

Bicycle parking space dimensions.

Bicycle parking spaces shall be designed to accommodate the provided bicycle rack system, with an ADA-accessible access aisle at the side or rear of the bicycle.

Parking surface requirements.

Areas designated for bicycle parking must be well-lit and properly drained to prevent mud and standing water accumulation.

Bicycle rack standards.

All bicycle racks must:

Be securely anchored;

Allow locking of the frame and at least one wheel with a U-lock;

Be constructed of materials resistant to cutting, rusting, bending, and deformation.

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:

Be located within 50 feet of a public entrance, building lobby, or common area such as a parking deck, with a minimum lighting level of 0.5 footcandle;

Provide continuous overhead shelter from the elements. Acceptable forms include bicycle lockers, racks, lockable cages, or lockable bicycle rooms;

Include space for larger bicycles and accessories, such as tandem bicycles and adaptive bicycles for individuals with special needs.

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

Be placed at ground level, within 50 feet of, and be visible from, the main entrance of the use it serves;

Be free of charge;

Clearly delineated and separated from vehicle parking by a physical barrier;

Be installed at least two feet from any wall or obstruction, except for wall-mounted bicycle racks;

Be placed on a mud- and dust-free surface;

Include a sign, if not visible from the street or public entrance, to indicate the location of the parking.

Reduced bicycle parking for special needs housing.

The number of required bicycle parking spaces shall be reduced by 50% for developments primarily serving seniors or individuals with physical or mental disabilities.

Duplexes/detached single-family homes and apartments/multiplex developments under 50 dwelling units.

Erosion and sedimentation control plans in accordance with § 190-73, Site plan requirements, erosion and sedimentation control measures.

Stormwater management in accordance with § 190-73, Site plan requirements, stormwater management plans.

Special requirements for properties served by Connecticut Water Company in accordance with § 190-75D(21), Performance standards.

Property management plan. Applicants shall submit a property management plan that addresses the following requirements:

Nuisance prevention. The plan must identify strategies to mitigate potential nuisances and ensure a peaceful neighborhood environment. These strategies should include, but are not limited to:

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.

§ 190-34 Residential zones application procedures.

Site plan requirements.

Intent.

Procedure.

A title block showing the property owner, the applicant, the scale and the drawing date, including all revision dates;

Plans shall be signed and sealed by a landscape architect licensed by the State of Connecticut whenever:

The application involves the construction of multi-family residential, commercial, industrial or other non-residential structures exceeding a size of 1,000 square feet of gross floor area; or

The Commission determines that a landscape architect's participation in preparing the plans is necessary to address the application requirements and approval criteria of these regulations.

The property lines and square footage of the subject lot(s); appropriate yard or setback requirements, north arrow and zone classifications(s)

Both sides of adjacent streets; existing utility poles and/or underground lines; stone walls, fences and other pertinent roadside features.

Names and addresses of all abutting property owners, including those across any street, as determined from the current Assessor's records.

Exposed ledge and areas shallow to bedrock. Depending on the nature of the proposal, an on-site soil survey by a registered soil scientist may be required.

Areas to remain as natural or undisturbed and areas to be protected through the use of conservation easements shall be identified on the site plan.

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.

Special permit requirements.

Intent.

Procedure.

Application requirements. It is recommended that the Director of Planning and Development be contacted for assistance in determining what information may be required for a specific special permit application. Unless waived as per the provisions of § 190-74, the following information shall be required for special permit applications:

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.

Zoning permit requirements.

Applicability.

The erection, placement or enlargement of any sign requiring prior approval under the provisions of § 190-69;

The placement or replacement of any trailer or mobile manufactured housing unit or addition thereto.

The erection, placement or enlargement of any building or structure, including accessory buildings, or the construction of site improvements or external or internal building alterations on any property zoned SC-SDD, consistent with the requirements of § 190-48.

Temporary Special Outing Liquor Permits pursuant to § 190-9.

The erection, placement or enlargement of any structure, sign, fence, wall or similar site improvement for properties within one of the 10 historic village areas identified in § 190-60.

A Zoning Permit is not required for:

One-story storage sheds that are 200 square feet or smaller in size. Such sheds shall comply with the setback provisions of § 190-18.

Aboveground swimming pools accessory to single-family dwellings provided said pool is no deeper than 24 inches. Such pools shall comply with the setback provisions of § 190-18.

Procedure/application requirements.

A completed application form and fee payment;

An accessory structure(s) or attached garage addition;