The Adaptive Reuse of Non-Used or Under-Utilized Industrial Buildings District ("ARUD") is a mixed use zoning district that functions like a floating zone. The ARUD is available only to property wholly located in an existing Industrial Zone.

The provisions of the ARUD will apply only to specific properties that are rezoned to an ARUD designation by the Zoning Subcommittee. Upon rezoning to ARUD designation, a unique, numbered zoning district classification (ARUD # _) will be created on the Zoning Map of the City of New Britain, and the Master Plan approved in conjunction with the map amendment shall become an integral part of the zoning for the land included within that ARUD and shall establish the zoning standards for that ARUD.

The zoning district only exists within the text of these Regulations and is not placed on the New Britain Zoning Map until approval of an application to create a particular ARUD and to affix that zoning district to a specific property. The creation of an ARUD can only be accomplished by approval of a zoning map change, which requires a concurrent master plan. Subsequent to the approval of a zoning map change and master plan, a building permit application and accompanying Site Plan must be approved before site development can begin. Such detailed Site Plan shall be submitted and reviewed pursuant to Section 280-60 and any other applicable provisions of these Regulations.

Within any ARUD District, no building or structure shall be erected, nor any lot used, unless in conformity with the following schedule, except as modified by the provisions of Section 230, Supplemental Use and Dimensional Regulations, where applicable:

*Parking reduction of 10% of total required parking spaces can be taken if there is public transportation within ¼ mile of proximity of building(s).

*Off-street parking may be provided at another property located within ¼ mile of proximity of building(s) with other property owner's consent.

*Parking reduction can be taken if secure bicycle rack/parking is provided. Parking space can be substituted bicycle parking provision up to maximum 5% of required parking spaces.

Unless provided otherwise in this Section 175, uses within the ARUD shall be subject to all provisions and definitions of these Regulations. However, because the intent of the ARUD is to provide flexibility in design standards in order to achieve important design objectives as described herein, in cases of conflict with other provisions of these Regulations including the zoning definitions, the provisions of this Section 175 shall prevail. Unless expressly prescribed by this Section 175, all uses, dimensional, architectural, bulk, location, landscaping, parking, and lighting requirements for a ARUD shall be established by the Common Council, acting in its capacity as zoning authority of the City of New Britain in its sole legislative discretion as part of approved Master Plan for that zone, and the Common Council, acting in its capacity as zoning authority of the City of New Britain may apply as written or may vary to meet the purposes of the ARUD all particular requirements of these Regulations pertaining thereto. The Common Council, acting in its capacity as zoning authority of the City of New Britain shall have the final authority to evaluate and make a determination on all such matters.

Application Requirements. Petitions to amend the Zoning Map to create an ARUD District shall provide the following information. All maps shall be of a size that complies with the requirements for filing with the New Britain Town Clerk.

1.

Master Plan for the area to be rezoned, including the following elements:

a.

Boundary survey of the land to be included in the district at a scale no smaller than 1" = 50 feet, and prepared at the A-2 standard of accuracy by a Connecticut Licensed Land Surveyor;

b.

Existing topography with 2' contours to T-2 or T-3 level of accuracy 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 as mapped in the field by a qualified Soils Scientist and plotted by a Connecticut Licensed Land Surveyor;

c.

Existing land uses and zoning within five hundred (500) feet of the area to be rezoned;

d.

Names of all property owners located within five hundred (500) feet of the boundary of the property to be rezoned, as listed on the Town Assessor's records;

e.

Location of proposed land uses within the area to be rezoned; the number of residences, and the allocation among various types of residences; the aggregate square footage of each type of dwelling unit; the aggregate maximum number of bedrooms for each type of residential use; the residential density and the method used to calculate it;

f.

Proposed contours with intervals adequate to indicate drainage and grades:

g.

Location and size of proposed buildings and structures, including:

• the square footage of each proposed building

• the allocation of uses for each type of building

• the height of each building or structure

• the location and use of existing buildings or structures, and the intended use thereof

• and the architectural and site Design Guidelines

h.

Public and private streets and circulation patterns and potential traffic improvements proposed by the applicant;

i.

General locations of on and off-street parking, loading and delivery areas;

j.

Existing and proposed pedestrian facilities and circulation routes;

k.

Potential location of public transit connections or stops;

l.

Public and private open spaces, both improved and natural, and the square footage or acreage thereof;

m.

General locations of utilities and drainage facilities to serve the area to be rezoned;

n.

General landscaping plans, including existing vegetation to be preserved and general location of landscape buffers, including general type of landscaping proposed (e.g., evergreen tree, shade tree, flowering tree, evergreen shrub or hedge, flowering shrub, ground cover, existing vegetation to remain) and general location of landscaping (buffers, street trees, parking lot islands, foundation plantings); provided that details such as the species, number, size, and exact location of such landscaping may be deferred to the subsequent review;

o.

Proposed project phasing of improvements and provisions to address construction traffic; and

p.

The location of all inland wetlands and watercourses as delineated by a certified soil scientist in Connecticut.

2.

Comprehensive Parking Study ("Master Parking Study") for the area to be rezoned. The following information should be included in the Master Parking Study:

a.

Overall analysis of parking demand for the area to be rezoned, including shared use analysis if applicable;

b.

Types, approximate locations and number of parking spaces to be provided; and,

c.

Comparison of parking demand and parking to be provided.

3.

Comprehensive Traffic Study ("Master Traffic Study") for the area to be rezoned. The following information should be included:

a.

Existing and projected background traffic counts on major streets located in and adjacent to the area to be rezoned;

b.

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;

c.

Description of traffic improvements, including pedestrian; public transit improvements, to mitigate traffic impacts;

d.

Anticipated phasing of traffic improvements within project area, and

e.

The Study shall be prepared by a licensed, State of Connecticut Professional Engineer. Said document shall be signed and sealed by the licensed preparer.

Once adopted, the Master Plan for a newly established ARUD zone shall establish the zoning standards and govern all the development within the specific ARUD district. Any modification in the planned development, that is deemed by the City Planner to be a substantive change from the approved Master Plan, is not permissible, unless the Master Plan is revised to depict and explain the proposed changes and modifications and unless the modified Master Plan submitted and subjected to through the standard zone change process and reapproved by the Common Council, acting in its capacity as zoning authority of the City of New Britain.