Suffield City Zoning Code
ARTICLE VI
Flexible Residential Development
§ 315-65 Statement of purpose.
The purpose of this article is to require, as a special permit after public hearing, the establishment of a Flexible Residential Development (FRD) which provides opportunity for cluster or smaller lots than those normally required by these regulations in order to permanently conserve natural, scenic, or historic resources; to permanently preserve or provide open spaces for active or passive use that will benefit present and future generations of Suffield residents; to enhance the value to the public of abutting or neighboring parks, forests, wildlife preserves, or other open spaces; to reduce infrastructure costs and impervious surfaces; and to promote development that is compatible with surrounding areas and is in harmony with the natural site features, while at the same time maintaining the density limitations of the particular district. The special permit for an FRD would be approved prior to the subdivision approval; however, both would have a common public hearing.
§ 315-66 Applicability.
A.
All applications proposing land for subdivision comprising 10 or more acres with five or more lots in the R-90, R-45 and R-25 Residence Zones shall be designed in accordance with the Flexible Residential Development (FRD) standards, requirements, and design guidelines. Applicants proposing land for subdivision that is less than 10 acres may obtain a special permit for a FRD. If it is determined by the Commission during the preapplication review process that the stated purpose of this regulation will not be met by the proposed development; the Commission will allow the submission of a traditional subdivision application.
[Amended 6-17-2013]
B.
When the Commission approves a special permit for a FRD, the dimensional requirements of the underlying zones are hereby superseded in their entirety, except that the maximum number of units permitted in any FRD shall be the lesser of the number of units shown on a plan prepared by the applicant based on the maximum number of units permitted in the underlying residential district as shown on a plan submitted by the applicant conforming to the plan requirements of § 315-39 or as calculated below.
[Amended 11-19-2004; 2-10-2006]
Example to show how to determine the maximum number of lots permitted - for illustrative purposes only - | ||||
|---|---|---|---|---|
R-90 | R-45 | R-25 | ||
Subtract from the total gross area the total amount of wetlands, watercourses, water bodies, areas with slopes in excess of 20%, and areas with easements affecting development | Total area: Wetlands: Uplands: | 100.0 acres -20.0 acres 80.0 acres | 100.0 acres -20.0 acres 80.0 acres | 50.0 acres -10.0 acres 40.0 acres |
Subtract 20% for open space | Open Space: | -16.0 acres 64.0 acres | -16.0 acres 64.0 acres | -8.0 acres 32.0 acres |
Subtract a fixed percentage of 10% of the remaining acreage in the R-90 and 20% in the R-45 and R-25 Zoning Districts for street rights-of-way (ROW) | ROW: Net: | -6.4 acres 57.6 acres | -12.8 acres 51.2 acres | -6.4 acres 25.6 acres |
Divide the underlying district lot area requirements to obtain the maximum of dwellings permitted | (90,000 square feet) 27 dwellings | (45,000 square feet) 49 dwellings | (25,000 square feet) 47 dwellings | |
§ 315-67 Pre-application conference.
Prior to the submission of an application for a FRD all applicants are required to initiate a preapplication conference with the Commission and its staff to discuss the conceptual aspects of the proposed development and to prepare and present a conceptual plan for informal consideration. The conceptual plan should contain all necessary information to allow the Commission to make an informed informal consideration, including the location of wetlands, slopes in excess of 20%, and all proposed roads, building lots, and open spaces (and their uses).
§ 315-68 Application.
An applicant for the FRD permit shall file with the Commission the following:
A.
A completed special permit application form and fees in accordance with these regulations and in accordance with the Chapter 310, Subdivision Regulations.
B.
A landscaping plan prepared by and containing the seal of a landscape architect registered by the State of Connecticut to include a list and count of all trees and shrubs to be planted by common and botanical names, size (caliper, height, time until maturity) at planting, and height and spread at maturity.
[Amended 2-10-2006]
C.
At least four full size and 11 half-size copies of the proposed plans showing all information required by these regulations and Chapter 310, Subdivision Regulations.
[Amended 6-17-2013]
D.
The proposed method by which all site utilities will be provided; the manner of ownership and maintenance of any private or public facilities and any commonly owned real property rights, including open space; and a description of the proposed open space, including the method of proposed protection.
§ 315-69 Conservation Commission review.
An applicant for the FRD permit shall file a copy of the application with the Conservation Commission. The Conservation Commission may submit written comments regarding the suitability of open space to the Zoning and Planning Commission within 45 days of the filing date. Failure by the Conservation Commission to comment within the specified time shall be deemed lack of objection to the proposed development plan.
§ 315-70 Development standards and requirements.
A.
It is the intention of the Commission to provide permanently preserved open space parcels of significant size; therefore, open space land to be preserved by these regulations shall comprise not less than 50% of the total parcel less wetlands, and shall not contain any portion of a developable lot.
[Amended 11-19-2004; 6-17-2013]
Example to show how to determine open space requirement - for illustrative purposes only - | ||
|---|---|---|
Subtract from the total gross area the total amount of wetlands and areas with easements affecting development | Total area: Wetlands: Uplands: | 100.0 acres -20.0 acres 80.0 acres |
Calculate 50% for open space | Open space: | x 0.5 = 40.0 acres |
B.
The location and extent of open space even if it is to be left in its natural state shall be identified at the time of the special permit application and shall be subject to the approval of the Commission.
C.
The open space preserved under these regulations shall preserve land outlined in the Plan of Conservation and Development; create public parks, playgrounds, or other outdoor noncommercial recreation areas; conserve agricultural soils; preserve existing natural buffers; conserve forests, wildlife, agricultural and other natural resources; and/or provide a network of trails and corridors on which motorized vehicles shall be prohibited.
D.
At least 50% of the required open space shall be suitable for active recreation, e.g., uplands.
E.
In FRDs the minimum lot area, frontage, and yard setback requirements may be reduced as follows:
(1)
Minimum lot area: 18,200 square feet.
(2)
Minimum lot frontage: 25 feet in areas with public water and sewer; all other areas 50 feet. Note: In the R-90, R-45, and R-25 Zones every three contiguous lot frontages shall have a combined minimum lot frontage of at least 300 feet, 250 feet, and 200 feet, respectively, as measured along the street line.
[Amended 11-19-2004; 2-10-2006]
(3)
Minimum yard setbacks. Note: Lots on existing streets may be required to have a setback of up to 100 feet if the Commission deems it appropriate to require screening of the development from existing residential properties.
[Amended 6-17-2013]
F.
Each approved lot shall contain a developable area of at least 10,000 square feet into which a square of 90 feet by 90 feet can be located exclusive of regulated areas (wetlands, setbacks, and agricultural buffers), and on which the dwelling must be located. In the R-25 Zone, each approved lot shall contain a developable area of 10,000 square feet into which a square of 75 feet by 75 feet can be located exclusive of regulated areas.
[Amended 6-17-2013]
G.
Each approved lot shall contain a driveway in which at least two cars can be parked.
H.
Dwelling units shall contain foundation plantings so that a minimum of 75% of the foundation wall at finished grade when viewed from public streets is covered by plant materials. The requirements of this subsection shall be certified by a landscape architect.
[Amended 2-10-2006]
I.
Each lot within the FRD shall have by deed or other instrument recorded in the office of the Suffield Town Clerk a scenic easement over the open space as may be determined by the Commission.
J.
When lots are proposed behind other lots, substantial vegetative screening is required.
K.
The Commission may reduce the open space requirements of this section under the following conditions:
(1)
Where soil conditions clearly prevent a reduction in the minimum lot size outlined within the underlying zone as required in Article IV;
(2)
Where no less than 25% of the dwelling units are proposed as "affordable" as defined in CGS § 8-30g;
(3)
Where no new road construction is proposed; and
(4)
When less than 10 acres is to be subdivided.
[Amended 2-10-2006]
§ 315-71 Design guidelines.
All Flexible Residential Developments shall be laid out to permanently protect and preserve the open space and to protect adjoining property values. The development shall also be laid out to achieve any one or a reasonable mix of the following objectives:
A.
To promote the preservation of the kinds of open spaces identified in the Plan of Conservation and Development.
B.
To preserve and maintain all or part of any existing forests, fields, pastures and other land in agricultural use be preserved and maintained, together with sufficient buffer areas of not less than 30 feet nor more than 100 feet to minimize conflict between residential and active agricultural use. The Commission may reduce the minimum buffer requirement where existing features exist which provide an acceptable buffer.
C.
To provide for pedestrian access between properties to open space and for a perimeter design concept intended to facilitate the networking of trails for pedestrian use.
D.
To locate open space primarily in areas which are contiguous to existing open space areas or in areas of the site with the highest probability of connecting with future open spaces.
E.
To preserve scenic views and vistas, as seen from public roads.
G.
To preserve historic sites and their environs, as needed to protect the character of the site.
H.
To protect existing residential areas by the creation of buffer areas to minimize conflict between existing residential use and the proposed FRD.
§ 315-72 Conveyance of open space.
The permanent preservation of open space parcel(s) shall be accomplished by deeding the property in perpetuity, granting preservation easements, or by any other method that accomplishes irrevocable preservation in the manner listed in Chapter 310, Subdivision Regulations, § 310-8C. The conveyance of open space shall be completed within one year of the date of approval of the FRD and prior to the issuance of a certificate of occupancy for any of the subdivision lots.
§ 315-73 Conditions.
The Commission may establish conditions or restrictions to ensure that the purposes of these regulations are carried out, including but not limited to the following:
A.
Granting of a covenant or easement to ensure that existing fields or pastures will be plowed or mowed periodically;
B.
Granting of an easement providing and defining rights of public access;
C.
Designation of no-cut or limited-clearing areas on lots;
D.
Imposing measures to ensure the maintenance of scenic views and vistas;
E.
Requiring evidence that at least two organizations are willing to accept the responsibility for the preservation and maintenance of the open space;
F.
Requiring the boundary lines of all open space to be marked;
G.
Phasing the proposed improvements within the development;
H.
Minimizing the impact of proposed development on traffic volumes and congestion in the area, including the adequacy and safety of existing state and Town roads expected to serve or to be affected by the proposed development;
I.
Monitoring compatibility of the proposed development with other existing land uses in the area and with uses permitted under these regulations and Chapter 310, Subdivision Regulations; and
J.
Requiring screening fences or walls, including a landscaped berm up to five feet in height along any property line.