Mansfield, CT Zoning Ordinance

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

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

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

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

Any special requirements associated with a particular use are met;

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

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

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

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

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

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

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

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

Any special requirements associated with a particular use are met;

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

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

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

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

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

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

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

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

Agricultural land preservation requirements.

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

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

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

The land will retain agricultural value;

[2]

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

[3]

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

[4]

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

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.

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

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

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

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

(c)

Associated design guidelines for the entire area.

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

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

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

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

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

Intent.

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

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

Four Corners design criteria.

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

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

To enhance vehicular and pedestrian safety, site layouts shall be designed with the primary goals of minimizing curb cuts along public roadways and providing or facilitating interior connections between adjacent properties.

New buildings and associated landscape areas shall be located immediately adjacent to streetscape areas to further enhance roadside aesthetics and a significant pedestrian orientation.

(5)

Parking, loading, waste disposal and storage areas shall be located to the rear or side of buildings and screened from adjacent roadways and walkway/bikeways.

(6)

All parking areas shall be designed to provide clearly defined pedestrian pathways within the parking area and to and from building entries.

(7)

(8)

(9)

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.

(10)

Building materials are a significant factor in defining the appearance of a building and coordinating development within an area. Traditional high quality building materials, such as brick and wood siding that reflect Mansfield's architectural tradition shall be used in the Four Corners area. Modern materials, such as fiber cement siding that have the same visual characteristics as wood, may be used but the following materials are examples of materials that are not considered acceptable in the Four Corners area: highly reflective metal or plastic siding or panels, brushed aluminum, bronzed glass, concrete siding, unfinished concrete block and corrugated fiberglass.

(11)

National franchise uses shall utilize building designs and building materials that reflect Mansfield's architectural traditions in their form, detailing and material.

Mansfield City Zoning Code

ARTICLE 5

Non-Residential Uses

§ 190-35 Business/Institutional/Limited Industrial Use Table.

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

Key:

ZP = Zoning Permit

P = Site Plan Approval

SUP = Special Use Permit

Permitted Uses	Business Districts
Permitted Uses	PB-1	PB-2	PB-3	PB-4	PB-5	B	PVCA	RD/LI	PO-1	I
Fire station	P	P	P	P	P	P	P	P	P	P
Parks, playgrounds owned or operated by a governmental agency and/or neighborhood association	P	P	P	P	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	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	P	P	P	SUP
Public utility installations	P	P	P	P	P	P	P	P	P	P
Signs										P
Accessory buildings and uses	P	P	P	P	P	P	P	P	P	P
Home occupations										P
Use of residence for personal business	P	P	P	P	P	P	P	P	P	P
Use of residence with accessory building for personal business purposes:	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Filling, grading, excavation, removal, processing of soil, stone, sand and gravel, peat moss, and other similar materials	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Temporary structures										P
Fall-out shelters	P	P	P	P	P	P	SUP	P	P	P
Swimming pools										P
Temporary special events involving the sale and consumption of alcoholic liquor	P	P	P	P	P	P	SUP	P	P	P
Family child-care homes						ZP				P
Wireless telecommunication sites, facilities and services	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Group child-care home	ZP	ZP	ZP	ZP	ZP	ZP	ZP		ZP	ZP
Single-family dwelling						P⁽¹²⁾				SUP
Two-family dwelling						P⁽¹²⁾				SUP
Churches, chapels other places of worship (see § 190-61)		SUP⁽¹⁰⁾			SUP					SUP
Public or private educational facility								SUP		SUP
Schools, libraries, child day-care centers			SUP			P	SUP
Radio, television, and other communication facilities							SUP	SUP
Multifamily dwellings fronts and takes access on arterial road	SUP		SUP	SUP						SUP
Farmers markets										P or SUP⁽¹⁶⁾
Retail	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	P⁽¹⁾
Retail uses, 5 or more separate shops	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾
Banks	SUP	SUP	SUP	SUP	SUP	P
Personal services	SUP	SUP	SUP	SUP	SUP	P
Professional offices	SUP	SUP	SUP	SUP	SUP	P		SUP		SUP⁽¹⁵⁾
Repair services or business; excluding internal combustion engines	SUP		SUP	SUP	SUP	P
Repair services or business including repair of internal combustion engines, no sale of gasoline, not underground storage tanks, no more than 3 repair bays, less than 2,00 square feet of space		SUP	SUP
Commercial printing	SUP⁽²⁾	SUP	SUP	SUP⁽⁸⁾	SUP⁽⁸⁾	P⁽¹¹⁾
Commercial recreation facilities such as theaters, racquetball, tennis and physical fitness centers; and bowling alleys (changes in use require special permits)	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Game arcades	SUP⁽³⁾	SUP	SUP	SUP	SUP	SUP	SUP⁽³⁾
Brewery - public water and sewer	SUP	SUP		SUP
Brewpub/restaurant - public water and sewer	SUP	SUP	SUP	SUP
Automotive sales	SUP		SUP⁽⁶⁾		SUP	SUP
Automotive service stations and garages including the retail sale of automotive fuels	SUP		SUP		SUP	SUP
Restaurants	SUP⁽⁴⁾	SUP	SUP⁽⁷⁾	SUP	SUP	SUP⁽⁴⁾
Restaurant drive-through - access on arterial road	SUP
Dry cleaning establishments and laundromats served by public sewers	SUP	SUP		SUP		SUP
Tourist homes	SUP	SUP	SUP		SUP	SUP
Hotels, motels - public water and sewer	SUP	SUP	SUP			SUP
Adult-oriented establishments per ordinance requirements	SUP		SUP		SUP
Mixed-use projects	SUP	SUP	SUP	SUP⁽⁹⁾		P				SUP
Cannabis establishments	SUP		SUP
Accessory delivery service	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾
Sale, service and repair of motorcycles and small internal combustion engines such as lawn mowers, snowmobiles and chainsaws	SUP		SUP		SUP	SUP
Commercial parking garages				SUP				SUP
Commercial greenhouses, nurseries					SUP
Veterinary hospitals					SUP		SUP
Commercial parking lots (see § 190-78)				SUP		P
Expansion of existing mobile manufactured home park (see § 190-26)						SUP
One dwelling unit, provided it is on the same property as a professional office									P
Offices for medical, legal, real estate, insurance, financial, engineering, architectural and counseling services, offices for educational, charitable and civic organizations, and other office uses of a similar nature									P
Child day-care center			SUP	SUP	SUP			SUP	SUP
Research and development laboratories and related facilities and the production, processing, assembly and distribution of prototype or specialized products which require a high degree of scientific input and on-site technical supervision. Specialized products that may be authorized include but shall not be limited to the following: precision mechanical and electronic equipment; business machines; computer components; optical products; medical, dental and scientific supplies and apparatus; and precision instruments;							SUP	SUP⁽¹³⁾
Commercial printing and reproduction services and the industrial production, processing, assembly and/or distribution of products. Not heavy industrial							SUP	SUP
Business offices							SUP	SUP
Repair services or business, including the repair of bicycles, radios, televisions, home appliances, office equipment, computers, watches, clocks, shoes and similar uses, but excluding the repair of internal combustion engines	SUP						SUP
Agricultural and horticultural uses such as the keeping of farm animals, field crops, orchards, greenhouses, accessory buildings,							P	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	P
Accessory cafeterias or retail shops conducted primarily for the convenience of employees, provided the use is located within a building and there are no advertising or exterior displays							P	P
Hotels, conference centers								SUP⁽¹⁴⁾
Agricultural and horticultural uses, such as field crops, orchards and greenhouses, fish harvesting and accessory buildings								P
Group dwellings				SUP						SUP
Repair services for agricultural and commercial vehicles, machinery and equipment and automobile and truck repair services; however no salvage operations are permitted							SUP
Permanent retail sales outlets for agricultural and horticultural products in accordance with § 190-65							SUP
Other commercial agricultural operations that is not authorized by other provisions of these regulations							SUP
Accessory retail sales and accessory storage and warehousing for any permitted use authorized in the zone							SUP
Farm winery							SUP

Notes:
1.	Retail uses must comply with the following criteria:
	•	The use results in a maximum of four separate stores, shops or businesses on the subject lot; and
	•	The use involves a maximum of two distinct or independent retail operations per store, shop or outdoor area
	•	Any retail use selling food items also shall be considered and reviewed as a restaurant use if said use includes any seats or counter space or other provisions designed for food consumption within the subject building or on the subject site. Review factors such as adequacy of sanitary systems and parking areas, traffic impacts and waste disposal/litter issues shall be particularly important considerations;
	•	Any uses initiating or promoting on-premises or on-site food consumption or on-premises food preparation shall obtain Planning and Zoning Commission approval as per the procedures contained in § 190-74I. Depending on the nature of the food service use, special permit approval may be required by the Planning and Zoning Commission;
	•	Except for Commission-authorized temporary uses associated with existing uses on a site, there shall be no transient uses of an outdoor area for food, produce or merchandise sales.
Additional Retail Uses provided that:
	•	The use results in five or more separate stores or shops or businesses on the subject lot; or
	•	The use involves more than two distinct or independent retail operations per store, shop or outdoor area. (For example: a marketing operation where more than two independent merchants utilize a particular area)
	•	Any retail use selling food items also shall be considered and reviewed as a restaurant use if said use includes any seats or counter space or other provisions designed for food consumption within the subject building or on the subject site. Review factors such as adequacy of sanitary systems and parking areas, traffic impacts and waste disposal/litter issues shall be considered;
	•	Any uses initiating or promoting on-premises or on-site food consumption or on-premises food preparation shall obtain Planning and Zoning Commission approval as per the procedures contained in § 190-74I. Depending on the nature of the food service use, special permit approval may be required by the Planning and Zoning Commission;
	•	Except for Commission-authorized temporary uses associated with existing uses on a site, there shall be no transient uses of an outdoor area for food, produce or merchandise sales.
Special Provisions for Changes in Use in Existing Shopping Centers:
To allow more flexibility for changes in use within existing larger shopping centers, additional retail uses and/or certain changes in use may be authorized by the issuance of a zoning permit, provided the conditions cited below are met. Proposed changes that do not comply with these conditions must obtain Planning and Zoning Commission approval as per requirements for establishing a new use.
	a.	Uses that may be authorized within this category shall be limited to the following:
		1.	Retail uses.
		2.	Banks.
		3.	Restaurants under 5,000 square feet in size with no outdoor window or drive-through food service.
		4.	Uses such as professional offices, personal services, repair services.
	b.	The shopping center contains five or more separate stores, shops or businesses;
	c.	The proposed changes result in no more than two additional stores, shops or businesses;
	d.	The proposed changes will not result in an overall intensification of health or safety impacts;
	e.	Any change in use involving the preparation and sale of food items shall require Planning and Zoning Commission approval.
	f.	The proposed changes are not in conflict with any approval conditions associated with a particular property or shopping center (or where applicable with the provisions of § 190-56);
	g.	The proposed changes do not involve site or building modifications affecting the overall layout, design or the nature of existing site improvements (see § 190-86);
2.	Commercial printing or production accessory to an on-site retail business, provided the following conditions are met:
	a.	The floor area used for such printing or production shall be limited to 3,000 square feet;
	b.	Not more than five employees shall be engaged in such printing or production;
	c.	Only manually or electrically driven machinery shall be used;
	d.	All goods prepared shall be sold to customers on the premises.
3.	Game arcades as a primary (more than three games) and not accessory use, provided the following conditions are met:
	a.	There is adult supervision at all times;
	b.	The site is located at least 500 feet (measured in a straight line from the nearest property lines) from a lot utilized as a place of religious worship or as a school, or from a residential zone boundary line; or
	c.	The site is located within a shopping center containing five or more separate stores, shops or businesses that is at least 500 feet (measured in a straight line from the nearest property lines) from a lot utilized as a place of religious worship or as a school.
4.	Restaurants, provided the following conditions are met:
	a.	All structures and parking areas are a minimum of 100 feet from residential zone boundaries or 100 feet from the property lines of an existing residence on an adjacent lot. This setback requirement may be reduced if the applicant can demonstrate to the satisfaction of the PZC that the subject uses will be effectively buffered from adjacent properties by existing or proposed vegetation, topographic features, walls, fences or other measures.
5.	Accessory delivery services.
	Provided the standards noted below are met, accessory delivery services for uses permitted in the Planned Business 1 zone may be authorized through the issuance of a Certificate of Compliance:
	a.	The service utilizes no more than three vehicles for delivery;
	b.	The owner/operator shall maintain on the premises proof of adequate automobile accident insurance for each delivery person;
	c.	No delivery vehicles may be parked on the premises other than during the business hours of the subject use unless specially designated parking areas have been approved by the Planning and Zoning Commission.
	Any proposed delivery use not meeting these standards must obtain Planning and Zoning Commission approval as per the revision procedures of § 190-73H for site plan uses or § 190-74I for special permit uses.
6.	Automobile sales, provided the number of cars offered for sale is limited to 10 per lot.
7.	Restaurants, provided the following conditions are met:
	a.	The site is served by adequate public water and sewer systems;
	b.	All structures and parking areas are a minimum of 100 feet from residential zone boundaries or 100 feet from the property lines of an existing residence on an adjacent lot. This setback requirement may be reduced if the applicant can demonstrate to the satisfaction of the PZC that the subject uses will be effectively buffered from adjacent properties by existing or proposed vegetation, topographical features, walls, fences or other measures;
	c.	There shall be no drive-through food service.
8.	Commercial printing or production accessory to an on-site retail business.
9.	Mixed-use projects consisting of one or more of the non-residential uses permitted in the Planned Business 4 zone and multi-family dwellings or group dwellings, provided:
	a.	The mixed uses are contained within the same building.
10.	Churches, Chapels and other places of worship limited to 120 people.
11.	Commercial printing or production accessory to an on-site retail business, provided the following conditions are met:
	a.	The floor area used for such printing or production shall be limited to 3,000 square feet;
	b.	Not more than five employees shall be engaged in such printing or production;
	c.	Only manually or electrically driven machinery shall be used;
	d.	All goods prepared shall be sold to customers on the premises.
12.	Dwellings: One single or one two-family dwelling per 8,000 square foot lot.
13.	Genetic or bioengineering research or development activities and the creation of biogenetic products are limited to those permitted in Class P-1 or P-2 laboratories as per the current "Guidelines" of the National Institutes of Health regarding research involving recombinant DNA molecules. The keeping and utilization of small animals for scientific purposes is authorized, provided the animals are kept in an enclosed portion of a building located on the subject lot or in areas specifically approved by the Planning and Zoning Commission.
14.	Hotels, Conference Centers: Hotels, conference centers with accessory commercial uses such as restaurants and retail shops that are located in the same building as the hotel or conference center. All food service shall be to customers seated at tables or seated at counters within a building or at outdoor seating authorized by the Planning and Zoning Commission. There shall be no outdoor window service or drive-through food service.
15.	Professional offices and other commercial uses that are directly related to and complementary to an existing governmental use located in the same institutional zone, provided special permit approval is obtained in accordance with § 190-74.
16.	Farmer's 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.

§ 190-36 Dimensional requirements.

Zone	Minimum Lot Area (acres)	Minimum Lot Frontage (feet)	Front Setback Line (Min. Unless Noted) (feet)	Minimum Side Setback Line (feet)	Minimum Rear Setback Line (feet)	Maximum Height (In Feet Unless Otherwise Noted)	Maximum Building Ground Coverage
B	n/a	100	25	20	25	40	20%
PB-1 (2,4,5)	n/a	100	Minimum: 5 Maximum: 20	15	25	4 stories
PB-2 (1,2,4)	n/a	50	Minimum: 0 Maximum: 10	5	25	40 (1)
PB-3 see § 190-40 (2,3,4)	n/a	100	Minimum: 5 Maximum: 20	15	25	3 stories (3)
PB-4 (2,4)	n/a	50	Minimum: 0 Maximum: 10	0	15	8 stories
PB-5 (2,4)	n/a	300	30	25	30	40	20%
PO-1	2 ACRES	150	60	25	50	40	15%
RD/LI see § 190-38	n/a	150	Arterial: 100 Other: 50	30	30	40	25%
I (2)	n/a	50	Minimum: 10 Maximum: 25	25	25	5 stories
PVCA: see § 190-39	n/a	200	200	50	50	40	25%

Notes:
1.	A maximum building height of 60 feet may be applied to any proposed building in the PB-2 zone district that is located within 250 feet of any other building at least 65 feet in height.
2.	Where a PB or I Zone abuts a residentially zoned property, then the yard that is adjacent to such residentially zoned property shall meet the following applicable requirement: Front Yard - 100 feet; Side Yard - 50 feet; Rear Yard - 50 feet. Larger setbacks may also be required to ensure compliance with the Town's Fire Lane Ordinance (Chapter 125 of the Mansfield Code of Ordinances).
3.	A maximum building height of four stories applies to the portions of any buildings in the PB-3 zone that are located at least 200 feet from all streets.
4.	See § 190-19H for special provisions related to measurement of height in stories where required for PB and I Districts.
5.	See § 190-64E for special provisions related to front setback line where a drive-through facility is proposed in the PB-1 Zone.

§ 190-37 Non-residential use performance standards.

Floor area requirements.

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

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

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

Any special requirements associated with a particular use are met;

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

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

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

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

Any special requirements associated with a particular use are met;

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

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

Agricultural land preservation requirements.

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

The land will retain agricultural value;

[2]

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

[3]

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

[4]

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

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.

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.

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

Intent.

Four Corners design criteria.

New buildings and associated landscape areas shall be located immediately adjacent to streetscape areas to further enhance roadside aesthetics and a significant pedestrian orientation.

(5)

Parking, loading, waste disposal and storage areas shall be located to the rear or side of buildings and screened from adjacent roadways and walkway/bikeways.

(6)

All parking areas shall be designed to provide clearly defined pedestrian pathways within the parking area and to and from building entries.

National franchise uses shall utilize building designs and building materials that reflect Mansfield's architectural traditions in their form, detailing and material.

Mansfield City Zoning Code

ARTICLE 5

Non-Residential Uses

§ 190-35 Business/Institutional/Limited Industrial Use Table.

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

Key:

ZP = Zoning Permit

P = Site Plan Approval

SUP = Special Use Permit

Permitted Uses	Business Districts
Permitted Uses	PB-1	PB-2	PB-3	PB-4	PB-5	B	PVCA	RD/LI	PO-1	I
Fire station	P	P	P	P	P	P	P	P	P	P
Parks, playgrounds owned or operated by a governmental agency and/or neighborhood association	P	P	P	P	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	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	P	P	P	SUP
Public utility installations	P	P	P	P	P	P	P	P	P	P
Signs										P
Accessory buildings and uses	P	P	P	P	P	P	P	P	P	P
Home occupations										P
Use of residence for personal business	P	P	P	P	P	P	P	P	P	P
Use of residence with accessory building for personal business purposes:	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Filling, grading, excavation, removal, processing of soil, stone, sand and gravel, peat moss, and other similar materials	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Temporary structures										P
Fall-out shelters	P	P	P	P	P	P	SUP	P	P	P
Swimming pools										P
Temporary special events involving the sale and consumption of alcoholic liquor	P	P	P	P	P	P	SUP	P	P	P
Family child-care homes						ZP				P
Wireless telecommunication sites, facilities and services	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Group child-care home	ZP	ZP	ZP	ZP	ZP	ZP	ZP		ZP	ZP
Single-family dwelling						P⁽¹²⁾				SUP
Two-family dwelling						P⁽¹²⁾				SUP
Churches, chapels other places of worship (see § 190-61)		SUP⁽¹⁰⁾			SUP					SUP
Public or private educational facility								SUP		SUP
Schools, libraries, child day-care centers			SUP			P	SUP
Radio, television, and other communication facilities							SUP	SUP
Multifamily dwellings fronts and takes access on arterial road	SUP		SUP	SUP						SUP
Farmers markets										P or SUP⁽¹⁶⁾
Retail	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	P⁽¹⁾
Retail uses, 5 or more separate shops	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾	SUP⁽¹⁾
Banks	SUP	SUP	SUP	SUP	SUP	P
Personal services	SUP	SUP	SUP	SUP	SUP	P
Professional offices	SUP	SUP	SUP	SUP	SUP	P		SUP		SUP⁽¹⁵⁾
Repair services or business; excluding internal combustion engines	SUP		SUP	SUP	SUP	P
Repair services or business including repair of internal combustion engines, no sale of gasoline, not underground storage tanks, no more than 3 repair bays, less than 2,00 square feet of space		SUP	SUP
Commercial printing	SUP⁽²⁾	SUP	SUP	SUP⁽⁸⁾	SUP⁽⁸⁾	P⁽¹¹⁾
Commercial recreation facilities such as theaters, racquetball, tennis and physical fitness centers; and bowling alleys (changes in use require special permits)	SUP	SUP	SUP	SUP	SUP	SUP	SUP	SUP
Game arcades	SUP⁽³⁾	SUP	SUP	SUP	SUP	SUP	SUP⁽³⁾
Brewery - public water and sewer	SUP	SUP		SUP
Brewpub/restaurant - public water and sewer	SUP	SUP	SUP	SUP
Automotive sales	SUP		SUP⁽⁶⁾		SUP	SUP
Automotive service stations and garages including the retail sale of automotive fuels	SUP		SUP		SUP	SUP
Restaurants	SUP⁽⁴⁾	SUP	SUP⁽⁷⁾	SUP	SUP	SUP⁽⁴⁾
Restaurant drive-through - access on arterial road	SUP
Dry cleaning establishments and laundromats served by public sewers	SUP	SUP		SUP		SUP
Tourist homes	SUP	SUP	SUP		SUP	SUP
Hotels, motels - public water and sewer	SUP	SUP	SUP			SUP
Adult-oriented establishments per ordinance requirements	SUP		SUP		SUP
Mixed-use projects	SUP	SUP	SUP	SUP⁽⁹⁾		P				SUP
Cannabis establishments	SUP		SUP
Accessory delivery service	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾	P⁽⁵⁾
Sale, service and repair of motorcycles and small internal combustion engines such as lawn mowers, snowmobiles and chainsaws	SUP		SUP		SUP	SUP
Commercial parking garages				SUP				SUP
Commercial greenhouses, nurseries					SUP
Veterinary hospitals					SUP		SUP
Commercial parking lots (see § 190-78)				SUP		P
Expansion of existing mobile manufactured home park (see § 190-26)						SUP
One dwelling unit, provided it is on the same property as a professional office									P
Offices for medical, legal, real estate, insurance, financial, engineering, architectural and counseling services, offices for educational, charitable and civic organizations, and other office uses of a similar nature									P
Child day-care center			SUP	SUP	SUP			SUP	SUP
Research and development laboratories and related facilities and the production, processing, assembly and distribution of prototype or specialized products which require a high degree of scientific input and on-site technical supervision. Specialized products that may be authorized include but shall not be limited to the following: precision mechanical and electronic equipment; business machines; computer components; optical products; medical, dental and scientific supplies and apparatus; and precision instruments;							SUP	SUP⁽¹³⁾
Commercial printing and reproduction services and the industrial production, processing, assembly and/or distribution of products. Not heavy industrial							SUP	SUP
Business offices							SUP	SUP
Repair services or business, including the repair of bicycles, radios, televisions, home appliances, office equipment, computers, watches, clocks, shoes and similar uses, but excluding the repair of internal combustion engines	SUP						SUP
Agricultural and horticultural uses such as the keeping of farm animals, field crops, orchards, greenhouses, accessory buildings,							P	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	P
Accessory cafeterias or retail shops conducted primarily for the convenience of employees, provided the use is located within a building and there are no advertising or exterior displays							P	P
Hotels, conference centers								SUP⁽¹⁴⁾
Agricultural and horticultural uses, such as field crops, orchards and greenhouses, fish harvesting and accessory buildings								P
Group dwellings				SUP						SUP
Repair services for agricultural and commercial vehicles, machinery and equipment and automobile and truck repair services; however no salvage operations are permitted							SUP
Permanent retail sales outlets for agricultural and horticultural products in accordance with § 190-65							SUP
Other commercial agricultural operations that is not authorized by other provisions of these regulations							SUP
Accessory retail sales and accessory storage and warehousing for any permitted use authorized in the zone							SUP
Farm winery							SUP

Notes:
1.	Retail uses must comply with the following criteria:
	•	The use results in a maximum of four separate stores, shops or businesses on the subject lot; and
	•	The use involves a maximum of two distinct or independent retail operations per store, shop or outdoor area
	•	Any retail use selling food items also shall be considered and reviewed as a restaurant use if said use includes any seats or counter space or other provisions designed for food consumption within the subject building or on the subject site. Review factors such as adequacy of sanitary systems and parking areas, traffic impacts and waste disposal/litter issues shall be particularly important considerations;
	•	Any uses initiating or promoting on-premises or on-site food consumption or on-premises food preparation shall obtain Planning and Zoning Commission approval as per the procedures contained in § 190-74I. Depending on the nature of the food service use, special permit approval may be required by the Planning and Zoning Commission;
	•	Except for Commission-authorized temporary uses associated with existing uses on a site, there shall be no transient uses of an outdoor area for food, produce or merchandise sales.
Additional Retail Uses provided that:
	•	The use results in five or more separate stores or shops or businesses on the subject lot; or
	•	The use involves more than two distinct or independent retail operations per store, shop or outdoor area. (For example: a marketing operation where more than two independent merchants utilize a particular area)
	•	Any retail use selling food items also shall be considered and reviewed as a restaurant use if said use includes any seats or counter space or other provisions designed for food consumption within the subject building or on the subject site. Review factors such as adequacy of sanitary systems and parking areas, traffic impacts and waste disposal/litter issues shall be considered;
	•	Any uses initiating or promoting on-premises or on-site food consumption or on-premises food preparation shall obtain Planning and Zoning Commission approval as per the procedures contained in § 190-74I. Depending on the nature of the food service use, special permit approval may be required by the Planning and Zoning Commission;
	•	Except for Commission-authorized temporary uses associated with existing uses on a site, there shall be no transient uses of an outdoor area for food, produce or merchandise sales.
Special Provisions for Changes in Use in Existing Shopping Centers:
To allow more flexibility for changes in use within existing larger shopping centers, additional retail uses and/or certain changes in use may be authorized by the issuance of a zoning permit, provided the conditions cited below are met. Proposed changes that do not comply with these conditions must obtain Planning and Zoning Commission approval as per requirements for establishing a new use.
	a.	Uses that may be authorized within this category shall be limited to the following:
		1.	Retail uses.
		2.	Banks.
		3.	Restaurants under 5,000 square feet in size with no outdoor window or drive-through food service.
		4.	Uses such as professional offices, personal services, repair services.
	b.	The shopping center contains five or more separate stores, shops or businesses;
	c.	The proposed changes result in no more than two additional stores, shops or businesses;
	d.	The proposed changes will not result in an overall intensification of health or safety impacts;
	e.	Any change in use involving the preparation and sale of food items shall require Planning and Zoning Commission approval.
	f.	The proposed changes are not in conflict with any approval conditions associated with a particular property or shopping center (or where applicable with the provisions of § 190-56);
	g.	The proposed changes do not involve site or building modifications affecting the overall layout, design or the nature of existing site improvements (see § 190-86);
2.	Commercial printing or production accessory to an on-site retail business, provided the following conditions are met:
	a.	The floor area used for such printing or production shall be limited to 3,000 square feet;
	b.	Not more than five employees shall be engaged in such printing or production;
	c.	Only manually or electrically driven machinery shall be used;
	d.	All goods prepared shall be sold to customers on the premises.
3.	Game arcades as a primary (more than three games) and not accessory use, provided the following conditions are met:
	a.	There is adult supervision at all times;
	b.	The site is located at least 500 feet (measured in a straight line from the nearest property lines) from a lot utilized as a place of religious worship or as a school, or from a residential zone boundary line; or
	c.	The site is located within a shopping center containing five or more separate stores, shops or businesses that is at least 500 feet (measured in a straight line from the nearest property lines) from a lot utilized as a place of religious worship or as a school.
4.	Restaurants, provided the following conditions are met:
	a.	All structures and parking areas are a minimum of 100 feet from residential zone boundaries or 100 feet from the property lines of an existing residence on an adjacent lot. This setback requirement may be reduced if the applicant can demonstrate to the satisfaction of the PZC that the subject uses will be effectively buffered from adjacent properties by existing or proposed vegetation, topographic features, walls, fences or other measures.
5.	Accessory delivery services.
	Provided the standards noted below are met, accessory delivery services for uses permitted in the Planned Business 1 zone may be authorized through the issuance of a Certificate of Compliance:
	a.	The service utilizes no more than three vehicles for delivery;
	b.	The owner/operator shall maintain on the premises proof of adequate automobile accident insurance for each delivery person;
	c.	No delivery vehicles may be parked on the premises other than during the business hours of the subject use unless specially designated parking areas have been approved by the Planning and Zoning Commission.
	Any proposed delivery use not meeting these standards must obtain Planning and Zoning Commission approval as per the revision procedures of § 190-73H for site plan uses or § 190-74I for special permit uses.
6.	Automobile sales, provided the number of cars offered for sale is limited to 10 per lot.
7.	Restaurants, provided the following conditions are met:
	a.	The site is served by adequate public water and sewer systems;
	b.	All structures and parking areas are a minimum of 100 feet from residential zone boundaries or 100 feet from the property lines of an existing residence on an adjacent lot. This setback requirement may be reduced if the applicant can demonstrate to the satisfaction of the PZC that the subject uses will be effectively buffered from adjacent properties by existing or proposed vegetation, topographical features, walls, fences or other measures;
	c.	There shall be no drive-through food service.
8.	Commercial printing or production accessory to an on-site retail business.
9.	Mixed-use projects consisting of one or more of the non-residential uses permitted in the Planned Business 4 zone and multi-family dwellings or group dwellings, provided:
	a.	The mixed uses are contained within the same building.
10.	Churches, Chapels and other places of worship limited to 120 people.
11.	Commercial printing or production accessory to an on-site retail business, provided the following conditions are met:
	a.	The floor area used for such printing or production shall be limited to 3,000 square feet;
	b.	Not more than five employees shall be engaged in such printing or production;
	c.	Only manually or electrically driven machinery shall be used;
	d.	All goods prepared shall be sold to customers on the premises.
12.	Dwellings: One single or one two-family dwelling per 8,000 square foot lot.
13.	Genetic or bioengineering research or development activities and the creation of biogenetic products are limited to those permitted in Class P-1 or P-2 laboratories as per the current "Guidelines" of the National Institutes of Health regarding research involving recombinant DNA molecules. The keeping and utilization of small animals for scientific purposes is authorized, provided the animals are kept in an enclosed portion of a building located on the subject lot or in areas specifically approved by the Planning and Zoning Commission.
14.	Hotels, Conference Centers: Hotels, conference centers with accessory commercial uses such as restaurants and retail shops that are located in the same building as the hotel or conference center. All food service shall be to customers seated at tables or seated at counters within a building or at outdoor seating authorized by the Planning and Zoning Commission. There shall be no outdoor window service or drive-through food service.
15.	Professional offices and other commercial uses that are directly related to and complementary to an existing governmental use located in the same institutional zone, provided special permit approval is obtained in accordance with § 190-74.
16.	Farmer's 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.

§ 190-36 Dimensional requirements.

Zone	Minimum Lot Area (acres)	Minimum Lot Frontage (feet)	Front Setback Line (Min. Unless Noted) (feet)	Minimum Side Setback Line (feet)	Minimum Rear Setback Line (feet)	Maximum Height (In Feet Unless Otherwise Noted)	Maximum Building Ground Coverage
B	n/a	100	25	20	25	40	20%
PB-1 (2,4,5)	n/a	100	Minimum: 5 Maximum: 20	15	25	4 stories
PB-2 (1,2,4)	n/a	50	Minimum: 0 Maximum: 10	5	25	40 (1)
PB-3 see § 190-40 (2,3,4)	n/a	100	Minimum: 5 Maximum: 20	15	25	3 stories (3)
PB-4 (2,4)	n/a	50	Minimum: 0 Maximum: 10	0	15	8 stories
PB-5 (2,4)	n/a	300	30	25	30	40	20%
PO-1	2 ACRES	150	60	25	50	40	15%
RD/LI see § 190-38	n/a	150	Arterial: 100 Other: 50	30	30	40	25%
I (2)	n/a	50	Minimum: 10 Maximum: 25	25	25	5 stories
PVCA: see § 190-39	n/a	200	200	50	50	40	25%

Notes:
1.	A maximum building height of 60 feet may be applied to any proposed building in the PB-2 zone district that is located within 250 feet of any other building at least 65 feet in height.
2.	Where a PB or I Zone abuts a residentially zoned property, then the yard that is adjacent to such residentially zoned property shall meet the following applicable requirement: Front Yard - 100 feet; Side Yard - 50 feet; Rear Yard - 50 feet. Larger setbacks may also be required to ensure compliance with the Town's Fire Lane Ordinance (Chapter 125 of the Mansfield Code of Ordinances).
3.	A maximum building height of four stories applies to the portions of any buildings in the PB-3 zone that are located at least 200 feet from all streets.
4.	See § 190-19H for special provisions related to measurement of height in stories where required for PB and I Districts.
5.	See § 190-64E for special provisions related to front setback line where a drive-through facility is proposed in the PB-1 Zone.

§ 190-37 Non-residential use performance standards.

Floor area requirements.

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

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

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

Any special requirements associated with a particular use are met;

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

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

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

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

Any special requirements associated with a particular use are met;

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

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

Agricultural land preservation requirements.

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

The land will retain agricultural value;

[2]

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

[3]

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

[4]

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

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.

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.

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

Intent.