Mansfield City Zoning Code
ARTICLE 6
Mixed Uses
§ 190-43 (Reserved) [1]
[1]
Editor's Note: Former § 190-43, Mixed Uses Table, amended 12-18-2023, effective 1-12-2024, was repealed 6-15-2026, eff. 7-1-2026.
§ 190-44 (Reserved) [1]
[1]
Editor's Note: Former § 190-44, Mixed use dimensional requirements, was repealed 6-15-2026, eff. 7-1-2026.
§ 190-46 Mixed Use Center Transitional Zone.
A.
General.
(1)
Intent.
(a)
The intent of the Mixed-Use Center — Transitional zoning district (MC-T) is to implement the Mixed-Use Center — Transitional future land use category as described and mapped in the Mansfield Plan of Conservation and Development dated October 2015 (POCD). Specifically, this district provides the means for these designated areas to serve as a transition from the higher density commercial and residential uses of the Mixed-Use Center districts to the adjacent lower density residential and rural neighborhoods.
(b)
The MC-T zoning district is a mixed use zoning district that functions like a floating zone. It is available only to properties designated for the Mixed-Use Center — Transitional or Mixed-Use Center future land use category as shown in the POCD. The provisions of the MC-T district apply only to specific properties that are rezoned to the MC-T designation by the Planning and Zoning Commission.
(c)
There is no minimum area of land required for rezoning to MC-T. For the purposes of this Article, the MC-T may not be considered one of the Design Development Districts, as that term is defined in these Regulations.
(d)
The MC-T uses form-based controls to achieve the intent and vision set forth in the POCD, which encourages controlled development while protecting adjacent single-family residential and rural uses. It also allows property owners to benefit from a single, unifying district that replaces the split zoning that often occurs on parcels with this future land use designation.
(e)
Three separate types of development are allowed within the MC-T: 1) Mixed-Use Buildings that typically front on a major road, and transition to 2) Middle Residential Buildings that are located on the interior of the site, and 3) Small Residential Buildings to offer a diverse range of housing types and accommodations. Locational criteria specific to each type of building create a land use transition on the site, providing a step-down in intensity and use from the Mixed-Use Center to surrounding residential and rural areas.
(2)
Relationship to zoning regulations. In cases of specific conflict with other provisions of these Regulations, the provisions of this Section prevail.
(3)
Procedure to amend the Zoning Map.
(a)
The procedure to amend the Zoning Map to MC-T is described in § 190-8.
(b)
Petitions to amend the Zoning Map to MC-T must provide all applicable information required by § 190-8B. In addition, such petitions must provide a Preliminary Concept Site Plan containing the following information:
[1]
Proposed uses or use categories and approximate proposed floor area for each;
[2]
The general location of proposed and existing buildings and proposed setbacks;
[3]
Proposed public and private streets, rights-of-way, and parking areas;
[4]
Availability and capacity of water (including for fire suppression), sewer, drainage, and other utilities;
[5]
The location(s) of any known property limitations such as flood zones, wetlands, watercourses, easements, aquifer protection areas, etc.;
[6]
Lot area and lot frontage;
[7]
Estimated proposed overall lot coverage; and
[8]
Parking analysis, demonstrating calculation methodology.
(c)
All such petitions must adhere to the notification requirements contained in § 190-8C.
(4)
Site plan review. Following approval of a map amendment that rezones land to the MC-T designation, all applications for site plan review must be submitted to the Planning and Zoning Commission pursuant to the process set forth below. Where indicated in the use table a special permit is required for certain uses, in which case the special permit requirements in § 190-74 must be followed.
(a)
Informal review. Applicants are encouraged to discuss site plan review applications with the Director of Planning and Development and the Zoning Agent on an informal and pre-application basis.
(b)
Application process. Applications for site plan review must be submitted to the Commission. All applications must comply with the application requirements and procedure described in § 190-73. The Commission may conduct a Public Hearing on the application where a hearing is deemed appropriate.
(c)
Approval criteria. In approving any proposed site plan application, the Commission must determine that the criteria set forth in § 190-73E have been satisfied. The Commission must further determine that the design intent and guidance of this MC-T special district have been satisfied.
B.
District rules.
(1)
General. The requirements of § 190-75, Performance Standards apply to the MC-T district. Where the requirements of § 190-75 conflict with the requirements of this § 190-46 the provisions of this section apply.
(2)
Open space.
(a)
The intent of the Open Space rules for the MC-T zoning district is to balance the creation of walkable, mixed-use communities with the preservation and connectivity of open spaces in Mansfield. As one of the Smart Growth Development Areas defined in the POCD, the MC-T zoning district seeks to promote a transition in density where walkability and access to transit become more readily available through the clustering of new development closer to road networks and public transportation. By implementing open space requirements that reduce travel distances to other areas of economic or social activity, a more pedestrian- and bicycle-friendly community can be achieved.
(b)
The minimum required open space is 15% of the total site area.
(c)
Open space must:
[1]
Be located on the parcel associated with the project.
[2]
Be located outdoors and open to the sky.
[3]
Not be parked or driven on except for emergency access and permitted temporary events.
[4]
Be a minimum area of 225 square feet with no dimension less than 15 feet.
[5]
Abut and be directly accessible from a pedestrian route, including a sidewalk, pedestrian passage or multi-use trail. Where a sensitive environmental area such as a wetland is included in an open space, the pedestrian route may be modified or eliminated in the interest of protecting the sensitive area.
[6]
Not be separated from the public sidewalk by any structure for more than 40% of the width, with the exception of a wall or fence with a maximum height of 42 inches.
[7]
Not include mechanical or utility equipment.
(d)
When the development occurs in phases, each phase must set aside at least the percentage of open space that would be required for that phase, based on the total area of work.
(e)
A narrative of a proposed ownership structure of the open space must be provided, including operations and maintenance details to ensure continued stewardship of open spaces.
(3)
Transitional buffer.
(a)
Along property lines abutting single-family and rural residential zoning districts, a Transitional Buffer of at least 50 feet in width is required, measured perpendicular to the subject property line. No landscape buffer is required where the adjacent property shares the same Mixed- Use Center — Transitional future land use designation or other more intense designation in the POCD.
(b)
Where the land within a Transitional Buffer is covered by forest or other mature vegetation, such vegetation must be retained. Where necessary, the Commission may require the existing vegetation to be supplemented within the Transitional Buffer in order for the buffer to serve as an effective screen for adjacent properties.
(c)
Where the land within a Transitional Buffer does not include forest or other mature vegetation that create an effective screen for adjacent properties, any planting must be located where it will provide the most effective screening, and all plant materials must be native to Connecticut. The following planting is required:
[1]
Six shade (canopy) trees at least two inches in caliper per 100 linear feet;
[2]
Five understory trees at least 1.5 inches in caliper per 100 linear feet; and
[3]
60 shrubs per 100 linear feet.
(d)
Allowed uses within the Transitional Buffer:
[1]
Conservation areas for natural, archaeological or historical resources;
[2]
Meadows, woodlands, wetlands, wildlife corridors, game preserves or similar conservation-oriented areas;
[3]
Pedestrian passages or multi-use trails;
[4]
Passive recreation areas, including nature viewing sites.
(e)
All buildings and parking areas must be located at least 10 feet away from any Transitional Buffer.
(4)
Utilities.
(a)
All development in MC-T zones must be served by public water and sanitary sewer facilities.
(b)
All new utilities in MC-T zones must be installed underground, unless waived by the Director of Planning and Development due to physical constraints or other special circumstances. Utilities that are customarily not installed underground, such as transformer boxes, are not required to be installed underground.
(5)
Multi-family and group development. For any residential component of a development within the MC-T district, the requirements of § 190-25, Special Provisions for Multi- Family and Group Dwelling Development apply, with the exception of § 190-25E, Residential density. Where the requirements of § 190-25 conflict with the requirements of this § 190-46, the provisions of this section shall govern.
(6)
Signs. All development in the MC-T zoning district must comply with the requirements in § 190-69, Sign regulations, as modified within the Storrs Center Special Design Districts (SC-SDD) in § 190-48.
(7)
Parking and loading. All development in the MC-T zoning district must comply with the requirements in § 190-78, Off-street parking and loading, except that due to the mixed-use nature of the area, an analysis of parking demand may be provided as an alternative to the minimum required parking standards of § 190-78.
(8)
Affordable housing. All residential development in the MC-T zoning district must comply with the requirements in § 190-23, Affordable housing requirements, except when expressly exempted in § 190-23B, Applicability.
(9)
Rules of interpretation. The following rules of interpretation apply to the standards included in the building type tables for Mixed- Use, Middle Residential and Small Residential Buildings.
(a)
Build-to. The build-to requirements apply only to Existing Streets and Spine Streets.
[1]
Street setback.
[a]
The minimum street setback is measured from the edge of the required sidewalk located closest to the lot.
[b]
The maximum street setback is measured from the minimum street setback established above.
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[2]
Build-to width.
[a]
The build-to width is the percentage of the building width that must occupy the area between the minimum and maximum street setbacks, divided by the total length of the building (see diagram below).
 |
[b]
On a corner lot, a building facade must be placed within the area between the required minimum and maximum street setbacks for the first 30 feet along the street extending from the block corner, measured from the intersection of the two corner property lines.
 |
[c]
A chamfered corner no more than 20 feet in width located on the ground story of a building and extending outside of the maximum street setback counts towards the build-to width requirement.
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(b)
Parking location. No parking or area designed for motor vehicle use may be located between the portion of a building used to meet the build-to requirement and the street.
(c)
Building.
[1]
Height in stories.
[a]
Height in stories is measured as the number of stories above finished grade.
[b]
The topmost story of a building is not counted as a full story, but may be considered a half story when:
[i]
It is completely within the roof form of the building and the habitable portion has a clear height of more than 7.5 feet, measured from the finished floor to the finished roof; or
[ii]
Dormers do not exceed more than 50% of the front, rear or side building length.
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[2]
Top plate height. Top plate height is measured from finished grade to the top plate of the building.
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[3]
Roof pitch. Roof pitch is measured using the standard rise over run ratio (for example, a 4:12 roof pitch rises four inches for every 12 inches of roof width).
[4]
Building length.
[a]
Building length applies to all street-facing building facades.
[b]
Building length is measured horizontally and parallel to the abutting street from one end of an applicable building or collection of connected buildings to the opposite end.
 |
[5]
Active depth.
[a]
To ensure that parking, storage and other inactive uses within buildings are not located adjacent to the public realm, active depth applies to all portions of a building used to meet the build-to requirement.
[b]
Active depth applies to the ground story only.
[c]
Active depth is measured from the front building facade inward to the interior of the building.
[d]
No more than 30% of the floor area of the required active depth can be used for inactive uses, such as parking, storage, hallways, stairwells, elevators and equipment rooms.
[e]
Ground story height is measured from the top of the finished floor of the ground story to the top of the finished floor of the story above.
 |
[6]
Ground story height.
[a]
Ground story height is measured from the top of the finished floor of the ground story to the top of the finished floor of the story above.
[b]
Where there is no story above, ground story height is measured from the top of the finished floor to the ceiling above.
 |
[7]
Upper story height.
[a]
Upper story height is measured from the top of the finished floor of the upper story to the top of the finished floor of the story above.
[b]
Where there is no story above, upper story height is measured from the top of the finished floor to the ceiling above.
[8]
Ground floor elevation.
[a]
Ground floor elevation standards apply to all buildings that contain habitable space on the ground story that are located within 20 feet of a Spine Street.
[b]
Ground floor elevation standards apply only to the required active depth.
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[c]
The ground floor elevation standards do not apply to accessory structures, unless the ground story of the accessory structure contains habitable space for a dwelling unit.
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[d]
Ground floor elevation is measured from finished grade to the top of the finished floor of the ground story.
(d)
Fenestration.
[1]
General.
[a]
Fenestration requirements apply to all street-facing building facades.
[b]
To meet the fenestration requirements, window and door glazing must meet the following:
Visible Light Transmittance | External Reflectance | |
|---|---|---|
Ground story | More than 60% | Less than 20% |
Upper story | More than 30% | Less than 40% |
[c]
Windows and doors used meet the fenestration requirements may be temporarily covered by operable window treatments, such as curtains or blinds.
[2]
Ground story. Ground story fenestration is measured as a percentage, calculated as the sum of all ground story facade area meeting the standards for fenestration divided by the total facade area for the ground story.
[a]
Mixed use buildings. Ground story facade area is measured between 2 and 10 feet above the top of the finished floor of the ground story. When there is no story above, it is measured to the top of the wall plate.
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[b]
Middle residential building. Ground story facade area is measured between three and eight feet above the top of the finished floor of the ground story.
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[3]
Upper story.
[a]
Upper story facade area is measured as the portion of a faced area between the top of the finished floor for that story to the top of the finished floor above. When there is no story above, it is measured to the top of the wall plate.
[b]
Each upper story facade must meet the required fenestration standard independently.
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[4]
Blank wall width.
[a]
Blank wall width applies to street- facing building facades between three feet and eight feet from the finished ground floor elevation.
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[b]
Windows and doors may be separated by a distance no greater than the maximum blank wall width.
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[5]
Street-facing entrance spacing.
[a]
Street-facing entrance spacing requirements apply to all ground story street- facing building facades.
[b]
Entrance spacing is measured as the distance from edge of door to edge of door and edge of door to edge of the building.
[c]
The street-facing entrance spacing requirement must be met for each building.
[d]
Accessory structures do not have to provide a street-facing entrance and are not included in the calculation of the street-facing entrance spacing requirement.
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[e]
A required street-facing entrance must meet the following:
[i]
Be located on a ground story facade.
[ii]
Provide both ingress and egress pedestrian access to the ground story of the building.
[iii]
Must access an occupiable space.
[iv]
Remain operable at all times. Access may be controlled and limited to residents or tenants.
[v]
On a corner lot, an angled entrance may be used to meet the requirement for a street- facing entrance along both streets.
[vi]
Non-required entrances are allowed in addition to required entrances.
[6]
Entry features.
[a]
General.
[i]
One of the entry features specified (porch, raised entry, forecourt, recessed entry, or covered entry) is required for every entrance provided to meet the street-facing entry spacing requirement.
[ii]
The entry feature must face and be directly accessible from the street and must connect to the required sidewalk within 25 feet of the center of the entrance.
 |
[iii]
An entrance directly accessed from an entry features counts as a street- facing entrance, regardless if it faces the street.
[b]
Entry feature options.
Porch | |
A wide, raised platform, projecting in front of a exterior street-facing entrance that is entirely covered street- but not enclosed. | |
 | |
DIMENSIONAL STANDARDS | |
A. Depth (min) | 5' |
B. Width (min % of building width) | 20% |
Roofed | Required |
Fully enclosed | Not allowed |
Raised Entry | |
A raised platform accessed from an staircase, providing covered access to a Facing entrance. | |
 | |
DIMENSIONAL STANDARDS | |
A. Depth (min) | 3' |
B. Width (min) | 4' |
Covered entrance | Required |
Fully enclosed | Not allowed |
Forecourt | |
A yard screened with a short wall, fence or hedge located on the ground story, near finished grade, entrance. | |
 | |
DIMENSIONAL STANDARDS | |
A. Depth (min) | 8' |
B. Width (min) | 10' |
Covered entrance | Required |
Wall/fence height (min/max) | 2.5'/4' |
Fully enclosed | Not allowed |
Recessed Entry | |
A space set behind the primary facade plane providing sheltered access to a street-facing | |
 | |
DIMENSIONAL STANDARDS | |
A. Depth (min) | 3' |
B. Width (min) | 5' |
Covered entrance | Required |
Fully enclosed | Not allowed |
Covered Entry | |
A space that provides sheltered access to an at-grade street-facing entrance with an overhead projecting structure. | |
 | |
DIMENSIONAL STANDARDS | |
Covered entrance | Required |
Fully enclosed | Not allowed |
C.
Building type rules.
(1)
Mixed-use building.
 The images above show examples of buildings that are possible following the standards of the Mixed-Use Building. |
(a)
Intent. The Mixed-Use Building is intended to accommodate a mix of uses, which provide active ground floor space for offices and retail, with upper-story office uses. Mixed- Use Buildings are pulled up to the street, emphasizing the pedestrian and retail nature of the frontage.
(b)
Locational criteria.
[1]
A Mixed-Use Building footprint must be located within 200 feet of a major road that serves an area designated in the POCD as a Mixed-Use Center, except that where the parcel depth exceeds 400 feet, up to 50% of the parcel depth is eligible for a Mixed-Use Building.
[2]
A Mixed-Use Building may not be located within 100 feet of any adjacent property designated Rural Residential in the POCD.
PLACEMENT | ||
 | ||
Existing Street | Spine Street | |
Build-to | ||
A. Street setback (min/max) | 15'/35' | 3'/7' |
B. Build-to width (min) | 60% | 75 |
Parking Location | ||
No parking between building and Existing Street or Spine Street | 60' | |
MASSING | |
 | |
Building | |
A. Height, stories (max) | 3 |
B. Length (max) | 160' |
C. Active depth (min) | 20' |
Story Height | |
D. Ground story height (min/max) | 12'/16' |
E. Upper story height (min/max) | 9'/14' |
F. Ground floor elevation (min/max) | 0'/2' |
ACTIVATION | |
 | |
Existing & Spine Street | |
Fenestration | |
A. Ground story (min) | 50% |
B. Upper story (min) | 15% |
C. Blank wall width (max) | 15' |
(2)
Middle residential building.
  The images above show examples of buildings that are possible following the standards of the Middle Residential Building. |
(a)
Intent. The intent of the Middle Residential Building is to accommodate development of middle residential housing types such as townhouses and multi-unit buildings, appropriate for locations serving as a transition between higher-density mixed-use areas and lower-density residential neighborhoods. Such buildings have pitched roofs and appear from the street and any adjacent property lines as 2.5 stories tall, although portions of the building may allow 3 floors of living internally. Middle Residential Buildings are highly pedestrian, fronting on a street or green space.
(b)
Locational criteria. A Middle Residential Building may be located anywhere on a Mixed-Use Center - Transitional site, except that a Middle Residential Building is not allowed within 50 feet of any property designated Rural Residential in the Plan of Conservation and Development.
(c)
Middle residential building standards.
PLACEMENT | ||
 | ||
Build-to | ||
Existing Street | Spine Street | |
A. Street setback | 15'/35' | 5'/10' |
B. Build-to width | 60% | 60% |
Parking Location | ||
No parking between building and Existing Street or Spine Street | ||
MASSING | ||
Height (max) | Building | |
A. Stories | 2.5 |  |
B. Top plate | 24' | |
C. Roof pitch (min) | 4:12 | |
D. Length (max) | 160' | |
E. Active depth (min) | 10' | |
F. Ground story height (min/max) Upper story height (min/max) | 9'/12' n/a | |
G. Ground floor elevation (min/max) | 2'/4' | |
ACTIVATION | |
 | |
Fenestration | |
Existing & Spine Street | |
A. Ground story (min) | 20% |
B. Upper story (min) | 15% |
C. Blank wall width (max) | 15' |
D. Street-facing entrance spacing (max) | 35' |
(3)
Small residential building.
 |  |
The images above show examples of buildings that are possible following the standards of the Small Residential Building. | |
(a)
Intent. The intent of the Small Residential Building is to accommodate development of small-scale residential housing types such as townhouses, duplexes, triplexes, and quadplexes appropriate for locations where steep grades, small sites or other site issues make Middle Residential Buildings inappropriate. Small Residential Buildings have pitched roofs and appear from the street and any adjacent property lines as 2.5 stories tall.
(b)
Locational criteria. A Small Residential Building may be located anywhere on a Mixed-Use Center- Transitional site, except that a Small Residential Building is not allowed within 50 feet of any property designated Rural Residential in the Plan of Conservation and Development.
(c)
Small Residential Building Standards.
PLACEMENT | ||
 | ||
Build-to | ||
Existing Street | Spine Street | |
A. Street setback (min/max) | 15'/35' | 5'/15' |
Build-to width (min) | n/a | n/a |
Parking Location | ||
MASSING |
 |
Building |
Height (max) |
ACTIVATION | |
 | |
Fenestration | |
A. Ground story (min) | 20% |
B. Upper story (min) | 15% |
C. Blank wall width (max) | 15' Street-facing entrance spacing (max) (n/a) |
D.
Street rules (MC-T Zone).
(1)
General.
(a)
An Existing Street is any street abutting the site that has been constructed prior to submittal of a site plan within the MC-T. Spacing and design of entrances to an Existing Street must follow any requirements of the CTDOT, where the Existing Street is a state road and of the Town where the Existing Street is a Town road.
(b)
A Spine Street is required for any development on a site more than 300 linear feet in width along an Existing Street. A Spine Street is intended to serve development on both sides of the street within the site.
(c)
A Spine Street, Access Street, Alley, Pedestrian Passage, or Multi-Use Trail running generally perpendicular to any Spine Street is required at least once every 600 linear feet of frontage, creating a regular pattern of pedestrian-scale blocks within the site.
(d)
Where a Spine Street or Access Street extends toward a property line with another property designated as a Mixed-Use Center-Transitional site on the future land use map in the POCD, the street right-of-way must stub at the property line so that it may be extended into adjacent properties in the future.
(e)
Where a building fronts on an Existing Street or Spine Street, the longer dimension of the building must run generally parallel to that street. Where individual units such as townhouses are attached to make up a larger building, this rule applies to the entire building (not the narrower facade portion of each individual townhouse).
(f)
Parking is not allowed between an Existing Street or Spine Street and any building. This rule does not preclude parallel parking located within the street right-of-way.
(g)
Tree planting within tree lawns along streets must average one shade tree for every 40 feet of street frontage. The Commission may modify the planting standards for any street during the site plan review process by shifting their location, but must not reduce the total number of trees planted as a result of this rule.
(2)
Existing street. An Existing Street is a major road that abuts the parcel and typically serves the nearby Mixed- Use Center district, such as Storrs Road. This major road serves as the anchor for mixed-use development on a transitional parcel, which then typically tapers off to the lower intensity residential development within the interior of the parcel.
 | |
Streetscape | |
A. Sidewalk (min) | 6' |
B. Tree lawn (min) | 6 |
C. Grass shoulder (min) | 10' |
(3)
Spine street. A Spine Street serves as the internal "spine" of development within the project, and connects the front to the back, creating a safe, walkable street connected to all the areas of the development.
 | |
Street | |
A. Streetscape (min) | 12' |
B. Travel way (min) | 34' |
C. Total (min) | 58' |
Streetscape | |
D. Sidewalk (min) | |
E. Tree lawn (min) | |
Travel way | |
F. Curb & gutter (min) | |
G. On-street parking (min) | |
H. Travel lane (min) | |
(4)
Access street. An Access Street serves to provide access to parking, loading or service areas behind or between buildings. It is typically located perpendicular to the Spine Street and used to create "blocks" of development.
 | |
Street | |
A. Streetscape (min) | 10' |
B. Travel way (min) | 22' |
C. Total (min) | 44' |
Streetscape | |
D. Sidewalk (min) | 5' |
E. Tree lawn (min) | 5' |
Travel way | |
F. Curb & gutter (min) | 2' |
G. Travel lane (min) | 9' |
(5)
Alleys. Alleys provide service functions to the rear of, or between, Mixed-Use Buildings and Residential Buildings.
1. Residential | 2. Commercial | ||
 |  | ||
Right-of-Way | Right-of-Way | ||
A. Travel way (min) | 14' | A. Travel way (min) | 18' |
B. Total width (min) | 18' | B. Total width (min) | 22' |
(6)
Pedestrian routes. Pedestrian Passages and Multi-Use Trails serve to expand the pedestrian network within a parcel in a location where connections are needed, but a full street is not required.
1. Pedestrian Passage | 2. Multi-Use Trail | ||
 |  | ||
Right-of-Way | Right-of-Way | ||
A. Total width (min) | 10' | A. Total width (min) | 14' |
B. Pedestrian path (min) | 8' | B. Pedestrian/bike path (min) | 12' |
§ 190-48 Storrs Center Special Design District (SC-SDD).
A.
General.
(1)
The intent of the Storrs Center Special Design District is to create a zoning mechanism that will enable Storrs Center to be developed in a responsible yet efficient manner. Because Storrs Center is proposed to be a comprehensively designed mixed use environment, with a variety of land uses carefully integrated both horizontally and vertically in a compact form, a conventional zoning district that separates land uses into single-use areas would be unworkable and inappropriate. Accordingly, the Storrs Center Municipal Development Plan (the "MDP") approved by the Town and the Connecticut Department of Economic and Community Development provides that a new zoning district should be created to accommodate and facilitate development of Storrs Center.
(2)
The Storrs Center Special Design District is a mixed use zoning district that functions like a floating zone. The Storrs Center Special Design District is available only to property located within the MDP area, and the provisions of the SC-SDD district will apply only to specific properties that are rezoned to an SC-SDD designation by the Planning and Zoning Commission. Upon rezoning to an SC-SDD designation, a unique, numbered zone district classification (SC-SDD[#]) is created on the Zoning Map of the Town of Mansfield, and the preliminary master plan approved as part of the map amendment shall become part of the zoning for the land included within the map amendment. There is no minimum area of land required for rezoning to SC-SDD. For the purposes of this Article, the Storrs Center Special Design District shall not be considered one of the Designed Development Districts, as that term is defined in these Regulations.
B.
Relationship to zoning regulations. In cases of specific conflict with other provisions of these Regulations, the provisions of this Section shall prevail.
C.
Procedure to amend the Zoning Map to Storrs Center Special Design District.
(1)
Procedures. The procedures to amend the Zoning Map to Storrs Center Special Design District are described in § 190-8.
(2)
Informal review. All prospective applicants considering development within the Storrs Center Special Design District are encouraged to review with the Planning and Zoning Commission, on an informal and pre-application basis, a draft preliminary master plan and drafts of other information required by the Zoning Regulations. Although this process may enable a prospective applicant to obtain meaningful preliminary feedback, this informal review is not intended to include evaluation of application specifics. Any statements by members of the Commission are not binding and are not intended to indicate prejudgment in any way of an actual application, should one later be submitted. Similarly, silence by Commission members during an informal review should not be construed as assent or acceptance of what is presented. The Commission's official decision-making process only commences upon the submission of a formal application.
(3)
Application requirements. Petitions to amend the Zoning Map to Storrs Center Special Design District shall provide all applicable information required by § 190-8B. The following information shall also be required:
(a)
Preliminary Master Plan for the area to be rezoned, including the following elements:
[1]
Boundary survey of the land to be included in the district at a scale that clearly depicts the area to be rezoned.
[2]
Existing topography with contours of sufficient spacing to show the general gradient of the site, existing structures, existing roads and rights-of-way, major topographic features, and limits of inland wetlands, watercourses and floodplains.
[3]
Existing land uses and zoning within 500 feet of the area to be rezoned.
[4]
Names of all property owners located within 500 feet of the boundary of the property to be rezoned, as listed on the Town Assessor's records as of a date no more than 15 days before the application is filed.
[5]
Location of proposed land uses within the area to be rezoned.
[6]
Location of wetlands and watercourses, exposed ledge and areas that are known to be shallow to bedrock
[7]
Proposed contours with intervals adequate to indicate drainage and grades.
[8]
General location of proposed buildings and structures.
[9]
Identification of neighborhoods, if appropriate.
[10]
Public and private streets and circulation patterns and potential traffic improvements.
[11]
General locations of on and off street parking, loading and delivery areas.
[12]
Existing and proposed pedestrian facilities and circulation routes.
[13]
Potential location of public transit connections or stops.
[14]
Public and private open spaces.
[15]
General locations of utilities and drainage facilities to serve the area to be rezoned.
[16]
General landscaping plans, including existing vegetation to be preserved and general location of landscape buffers.
[17]
Preliminary project phasing, including phasing of public improvements and provisions to address construction traffic.
(b)
Comprehensive parking study ("Master Parking Study") for the area to be rezoned. The following information should be included in the Master Parking Study:
[1]
Overall analysis of parking demand for the area to be rezoned, including shared use analysis if applicable.
[2]
Types and approximate locations and number of parking spaces to be provided.
[3]
Comparison of parking demand and parking to be provided.
[4]
Parking space dimensions.
(c)
Comprehensive traffic study ("Master Traffic Study") for the area to be rezoned. The following information should be included:
[1]
Existing and projected background traffic counts on major streets located in and adjacent to the area to be rezoned.
[2]
Analysis of anticipated traffic to be generated by the land uses proposed for the area to be rezoned, including projected levels of service and queuing at key intersections.
[3]
Description of traffic improvements, including pedestrian and public transit improvements, to mitigate traffic impacts.
[4]
Anticipated phasing of traffic improvements within project area.
(d)
Comprehensive stormwater drainage study ("Master Stormwater Drainage Study"). The following information should be included:
[1]
Analysis of existing and proposed peak rates of stormwater discharge from the property.
[2]
Description of stormwater drainage improvements to be constructed, including phasing.
[3]
Preliminary description of stormwater quality measures to be incorporated into the area to be rezoned.
[4]
Documentation of the availability of potable water and sanitary sewer service.
[5]
Design guidelines for the district, including information on the following:
[a]
General statement of intent and project vision.
[b]
Dimensional requirements, including building heights and setbacks.
[c]
Schematic cross sections of building mass and height along streets.
[d]
Nature and color of building materials for facades and roofs.
[e]
Public and private roadway and sidewalk cross-sections and design.
[f]
Location and type of walkways, including paths and trails, if any.
[g]
Design format for General Identity Signs and Directional Signs.
[h]
Standards for lighting fixtures.
[i]
Landscape features for public spaces such as street frontages and parks, including planting details, buffers, hardscapes and accessory fixtures such as benches and trash receptacles.
[j]
Waste disposal facilities such as dumpster areas.
[k]
Treatment of service areas, loading and delivery areas and aboveground utilities such as transformer boxes.
(4)
Notification of neighboring property owners. All petitions to amend the Zoning Map to Storrs Center Special Design District shall adhere to the notification requirements contained in § 190-83.
(5)
Approval considerations. The Commission may approve, approve with minor changes or modifications, or disapprove any application to amend the Zoning Map to SC-SDD. In considering any petition to amend the Zoning Map to SC-SDD, the Commission shall make a finding, in addition to the findings required by § 190-8, Approval considerations, that the Preliminary Master Plan, Master Stormwater Drainage Study, Master Parking Study, Master Traffic Study and Design Guidelines are consistent with the Municipal Development Plan for Storrs Center dated August, 2005, as it may be amended from time to time, and are adequate to ensure safe and appropriate implementation of permitted uses.
(6)
Adoption/protests. All those provisions of § 190-8 pertaining to Zoning Map amendments shall apply to any petition to amend the Zoning Map to Storrs Center Special Design District.
(7)
Filing of approved preliminary master plan and Zoning Map amendment. Following approval of an SC-SDD amendment to the Zoning Map, the Preliminary Master Plan, together with the approved Master Parking Study, Master Traffic Study, Master Stormwater Drainage Study and Design Guidelines, shall be filed in the office of the clerk of the Town of Mansfield. The approved map amendment shall be identified on the Zoning Map with a numbered SC-SDD designation (e.g., SC-SDD 1, SC-SDD 2).
(8)
Modification of approved Zoning Map amendments. Approved SC-SDD zoning map amendments may be modified by the Commission following the procedure to approve a zoning map amendment to SC-SDD. The Commission may waive any of the application requirements contained in this section if such requirements are not necessary to adequately review and decide the application.
D.
Uses permitted in the Storrs Center Special Design District. The following land uses are allowed within the Stores Center Special Design District, whether in separate buildings or in mixed use buildings and whether owned or leased:
(1)
Single family residences.
(2)
Two-family residences.
(3)
Multi-family residences, provided on-site management shall be required for any multi-family residential development of 50 or more dwelling units.
(4)
Age-restricted multi-family residences as defined in § 190-27, provided on-site management shall be required for any multi-family residential development of 50 or more dwelling units.
(5)
Live-work units (defined as a mixed use unit that includes a direct internal connection between office or retail space and residential space, whether on the same or different floors).
(6)
Use of residence for personal business purposes as defined in § 190-9.
(7)
Retail uses.
(8)
Restaurants, including sit-down and take-out varieties.
(9)
Banks and financial institutions.
(10)
Offices, including medical offices and physical therapy clinics.
(11)
Personal service shops including, but not limited to, beauty salon, barber, and tailoring.
(12)
Photocopying, facsimile, document processing, courier and similar services.
(13)
Repair services or businesses, including the repair of bicycles, electronics, home appliances, office equipment, watches, clocks, clothing, shoes and similar uses, but excluding the repair of internal combustion engines.
(14)
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)
All goods prepared shall be sold only to customers on the premises; and
(c)
No floor drains or other direct connections to the exterior of the building shall be permitted.
(15)
Governmental and civic uses, including but not limited to post offices, libraries, University of Connecticut uses, Town of Mansfield uses, parks, squares and greens.
(16)
Art galleries or studios, museums, music recital halls, cinemas, and theaters of all types.
(17)
Dance halls and juice bars not serving alcohol.
(18)
Live music, whether as a principal or accessory use, so long as it is conducted at acceptable noise levels in conformance with all codes and ordinances of the Town.
(19)
Public and private parking garages.
(20)
Public and private parking lots.
(21)
Self-service laundromats, and laundry and dry cleaning dropoff and pickup, provided no dry cleaning is conducted on the premises.
(22)
Public or private schools.
(23)
Child day-care center.
[Amended 12-18-2023, effective 1-12-2024]
(24)
Recreation facilities, whether public or private and whether indoors or outdoors, such as health clubs, physical fitness centers, gyms, playgrounds, and billiard halls.
(25)
Private clubs, such as university faculty clubs, university graduate clubs and clubs for civic or religious organizations, with or without residential units, but excluding clubs or housing for student fraternities, sororities and other student groups.
(26)
Sale of alcoholic liquor, subject to the provisions of all town ordinances.
(27)
Brewpub/Restaurant as defined in § 190-13.
E.
General requirements.
(1)
All buildings, structures and site improvements in SC-SDD zones shall address all applicable dimensional provisions contained in the Preliminary Master Plan, Master Parking Study and Design Guidelines approved in conjunction with the establishment of the SC-SDD zone classification for the property.
(2)
All development in SC-SDD zones shall be served by public water and sanitary sewer facilities.
(3)
All new utilities shall be installed underground, unless waived by the Director of Planning and Development due to physical constraints or other special circumstances. Utilities that are not customarily installed underground, such as transformer boxes, are not required to be installed underground.
(4)
Underground tanks for the storage of petroleum products or hazardous materials are prohibited in SC-SDD zones.
F.
Zoning permit application review. Following approval of a map amendment rezoning land to an SC-SDD designation, all applications for zoning permit review shall be submitted to the Mansfield Director of Planning and Development pursuant to the following process:
(1)
Informal review. All prospective zoning permit applicants are encouraged to review zoning permit applications with the Director of Planning and Development and the Zoning Agent on an informal and pre-application basis.
(2)
Application process.
(a)
Applications for zoning permit review in an SC-SDD district are submitted to the Director of Planning and Development. A minimum of eight complete sets of all application materials shall be submitted and the Director of Planning and Development shall have the right to require additional sets to satisfy referral requirements. The applicant shall also submit at least one set of plans at one-half or one-quarter size to facilitate referrals and public review.
(b)
The Director of Planning and Development shall promptly refer the application to the Mansfield Downtown Partnership for the purpose of holding a public hearing on the application and rendering an advisory opinion regarding the application to the Director of Planning and Development. The Partnership public hearing shall be advertised in a manner consistent with the statutory requirements for public hearings on special permit applications. The Partnership shall conclude its public hearing on the application within 35 days of the date that the Director of Planning and Development refers the application. The applicant may consent to an extension of time to open or conclude the public hearing of up to a total of 35 days. If the Partnership does not deliver its written report to the Director of Planning and Development within 10 days of the close of its public hearing, the Director of Planning and Development shall presume that the Partnership's advisory opinion is favorable to the application.
(c)
The Director of Planning and Development shall complete his review of the application no later than 20 days following the due date for the report from the Mansfield Downtown Partnership provided that, if any of the activities proposed in the application are regulated by the Mansfield Inland Wetlands and Watercourses Agency (IWA), the Director of Planning and Development shall not render a decision on the application until the IWA has rendered a decision on such regulated activities. Upon completion of a favorable review by the Director of Planning and Development, the Zoning Agent is authorized to issue the zoning permit.
(3)
Application requirements. All applicants for zoning permit review shall provide the application materials required by § 190-81B. The following additional information shall also be submitted:
(a)
Summary table of land uses, including number of dwelling units in each building, amount of square footage of each non-residential land use type in each building, dimensional requirements and statement of consistency of the application with the above requirements.
(b)
Statement of intent regarding common interest ownership within the project, if applicable.
(c)
Plan sheets including all applicable information required by § 190-73C(4), (5) and (6) of these Regulations, as well as the following information, if applicable:
[1]
Location or key map, depicting the location of the site plan within the area that is zoned SC-SDD, if the application pertains to an area that is less than the entire area zoned SC-SDD.
[2]
Roadway and right-of-way widths, sidewalk widths, roadway cross-sections and paving materials.
[3]
Identification of all land and improvements intended to be dedicated to the Town of Mansfield.
[4]
Parking plan, including on-street parking areas.
[5]
Exterior building elevations of all sides of each building, including building height and exterior building materials.
[6]
Interior floor plans of each floor of each building, provided that the location of interior walls and partitions shall be considered preliminary and subject to change.
(d)
Statement regarding construction traffic and steps to be taken to address traffic safety issues and potential neighborhood impacts from construction.
(e)
Documentation that all development within an SC-SDD classification shall be served by public water and sewer facilities.
(f)
Statement of consistency with plans, studies and guidelines. A statement, prepared by a professional with expertise in the relevant subject area, shall be provided demonstrating reasonable consistency with the following documents that were approved as part of the map amendment to SC-SDD:
[1]
Preliminary Master Plan.
[2]
Master Parking Study.
[3]
Master Traffic Study.
[4]
Master Stormwater Drainage Study.
[5]
Design Guidelines.
(g)
The Director of Planning and Development is authorized to require a current shared parking analysis at the time of zoning permit application submittal.
(4)
Approval considerations. In reviewing any zoning permit application, the Director of Planning and Development shall determine the following:
(a)
That the criteria contained in § 190-73E (but not including review by the Planning and Zoning Commission) and § 190-81C have been addressed.
(b)
That the application is reasonably consistent with the Preliminary Master Plan, Master Parking Study, Master Traffic Study, Master Stormwater Drainage Study and Design Guidelines. In these regulations "reasonable consistency" means that some variation or deviation from specific provisions is acceptable, provided that the overall intent of the provision is achieved with respect to health, safety, environmental and other land use considerations.
(c)
That all other applicable provisions of the Mansfield Zoning Regulations have been addressed including, but not limited to, pertinent portions of § 190-69 (Signage); and § 190-58 (Filling, grading, excavation). Specific building locations that are depicted on zoning permit applications may differ from building locations depicted on the approved Preliminary Master Plan, so long as all other requirements are satisfied.
(5)
Approval conditions. The provisions of § 190-81C and D, shall apply to all zoning permit applications approved pursuant to this Section, except that the Director of Planning and Development may add additional conditions consistent with the provisions of the Zoning Regulations deemed necessary to ensure compliance with all applicable regulatory requirements.
(6)
Bonding. The Director of Planning and Development may require the submission of a financial guarantee in accordance with § 190-76.
(7)
Modification of approved plans.
(a)
Since all zoning permit approvals are based on the submitted plans and specifications, all proposed revisions to zoning permit approvals within property zoned with an SC-SDD classification are required to receive prior approval pursuant to the following provisions.
(b)
Changes to approved zoning permits within an SC-SDD area which the Director of Planning and Development deems to be significant shall be referred to the Mansfield Downtown Partnership for a public hearing and decided in accordance with the provisions of Subsection F(2)(b) of this regulation.
(c)
Any other changes to approved zoning permits within an SC-SDD area shall be decided by the Director of Planning and Development within 30 days of receipt and do not require referral to the Mansfield Downtown Partnership. A copy of each modification application and decision shall be provided to the Partnership.
(d)
The Director of Planning and Development, in the reasonable exercise of his or her discretion, shall have the right to approve modifications to approved zoning permits without the submission of a new zoning permit application. In those instances where the Director of Planning and Development determines the proposed modification to be significant, the Director of Planning and Development shall have the right to require the submission and processing of a full zoning permit application pursuant to this section.
G.
Required parking and loading in the Storrs Center Special Design District.
(1)
Applicability. Accessory parking and loading spaces, open or enclosed, on-street or off-street, shall be provided for all uses within the Storrs Center Special Design District for the purpose of providing safe and convenient access to buildings and land uses within and adjacent to Storrs Center.
(2)
Area counted as parking space. A parking space may be any open or enclosed area, including any public or private garage or parking facility, carport, driveway, public or private street or other area available for parking.
(3)
Location of required accessory parking facilities. Required accessory parking facilities within the Storrs Center Special Design District, open or enclosed, shall be provided anywhere within the district or at any other locations that are consistent with the Master Parking Study.
(4)
Dimensional requirements for all parking spaces and access aisles. All parking spaces and associated access aisles shall be sized and designed to ensure safe and convenient use. Except for required accessible parking spaces (see § 190-78) all parking spaces shall conform to the pertinent dimensions referenced in the Master Parking Study.
(5)
Required parking spaces within the Storrs Center Special Design District. The amount of parking required to be provided within the Storrs Center Special Design District shall be based upon the analysis of parking demand contained in the Master Parking Study.
(6)
Access drive width. Safe and convenient access to and from a street shall be provided subject to approval of the local and/or state highway department. The width of access driveways shall be consistent with the Master Parking Study and the Preliminary Master Plan. Depending on the nature and location of the proposed land use, the Director of Planning and Development may authorize access driveway widths that are less than that provided in the Master Parking Study or Preliminary Master Plan provided no traffic safety problems are anticipated and provided the reduced width will enhance the overall design, layout and physical impact of the proposed land use.
(7)
Drainage and surfacing. All open parking areas shall be properly drained and all such areas shall be provided with a dustless surface.
(8)
Accessible parking spaces. All proposed commercial, governmental and multi-family residential land uses shall provide accessible parking spaces for handicapped individuals. Said spaces shall conform with section 14-253a(h) of the Connecticut General Statutes. At a minimum, accessible parking spaces shall be provided in the number required by the State Building Code. Wherever feasible, the parking spaces located closest to a primary entrance shall be designated as accessible parking spaces. Appropriate access ways to and from the adjacent primary entrance shall be provided in association with all accessible parking spaces. All accessible parking spaces shall be clearly designated with signs situated approximately five feet above grade and, where ever possible, with pavement markings. The required cross hatch area shall be located on the right hand side of each accessible space.
(9)
Fire lanes. All parking areas shall conform to the applicable written requirements of the Mansfield Fire Marshal regarding adequate fire lanes and emergency vehicle access.
(10)
Lighting. All parking and loading areas shall be adequately illuminated in order to prevent vehicular and pedestrian safety problems. All lighting fixtures shall be arranged (and, where appropriate, shielded) to prevent glare and to direct light away from any neighboring residential properties. Standards for lighting fixtures shall be addressed in the Design Guidelines required by § 190-48.
(11)
Snow removal. All parking and loading areas shall be designed, constructed and maintained to address snow plowing and snow removal needs for the site. All loading areas and the minimum number of parking spaces required by these regulations shall be available for year-round use.
(12)
Loading areas. All loading areas shall be adequately sized and located to serve the applicable land uses. Loading areas may be located on street or off street and shall have appropriate signage.
H.
Signage regulations applicable in all Storrs Center Special Design Districts (SC-SDD).
(1)
Definitions. The following definitions apply to signage in the SC-SDD, in addition to those definitions set forth in § 190-69B:
BUILDING FRONTAGE
The length of a particular building wall.
PRIMARY OCCUPANCY FRONTAGE
The length of that portion of an exterior building wall occupied by a particular occupant and where the primary entrance to the occupant's premises is located, including both sides of a corner.
SECONDARY OCCUPANCY FRONTAGE
The length of that portion of an exterior building wall occupied by a particular occupant and where the secondary entrance to the occupant's premises, if any, is located.
SIGN, AWNING
A sign attached to, affixed to, or painted on an awning or canopy.
SIGN, BLADE
A sign (sometimes referred to as projecting bracket mounted sign) that is attached to, in whole or in part, a building face or wall, and that projects in a perpendicular direction from such face or wall (or, in the case of a building corner, that projects in a direction that is approximately midway along the outside corner) and that contains two potential sign sides.
SIGN, CANOPY
A sign that is attached to, in whole or in part, a building face or wall and that projects in a perpendicular direction from such face or wall more than 18 inches and that includes three potential sign sides (for example, a sign commonly described as a movie or theater marquee sign).
SIGN, MENU BOARD
A freestanding or wall-mounted sign identifying items offered for sale within a restaurant.
SIGN, SANDWICH OR A-FRAME
A portable sign which is movable and not attached to a building, structure or the ground. These signs shall not count in the calculation of Identity Signage attached to buildings.
SIGN, SITE
A sign that does not identify a particular building or establishment, but which identifies a neighborhood or other group of buildings or establishments.
SIGN, SUSPENDED
A sign that is suspended from the underside of a horizontal plane and is supported by such surface.
SIGN, TABLE UMBRELLA
A sign attached to, affixed to, or painted on an umbrella or parasol connected to an outdoor restaurant table.
SIGN, WINDOW
An identity sign that is etched onto, or otherwise attached to, the surface of a window such that visibility is maintained through the window.
(2)
Types of signs allowed and prohibited in the SC-SDD Zone District.
(a)
Prohibited signs. All of those signs listed in § 190-48C, except for Sandwich or A-Frame Signs that meet the requirements set forth below and Advertising Signs that meet the requirements of Table Umbrella Signs.
(b)
Signs authorized without zoning permit approval. Unless prohibited by § 190-48C, all of the signs listed in § 190-69D are allowed without Zoning Permit approval, provided they comply with all other applicable provisions of these regulations.
(c)
Signs authorized with zoning permit approval. The following types of signs are allowed with Zoning Permit approval, provided they comply with all other applicable provisions of these regulations and are consistent with the provisions of the Design Guidelines:
[1]
Awning Signs.
[2]
Blade Signs.
[3]
Directional Signs, both on-site and off-site.
[4]
Grand Opening Event Signs.
[5]
Identity Signs.
[6]
Menu Board Sign.
[7]
Projecting Wall Signs.
[8]
Sandwich or A-Frame Signs.
[9]
Site Signs.
[10]
Suspended Signs.
[11]
Table Umbrella Sign.
(3)
Standards for all signs in SC-SDD. The location, dimensions, height, area, and other physical characteristics of all signs within the SC-SDD zone districts shall be consistent with the provisions of the Design Guidelines.
