While we make evey effort to keep these regulations up to date, they are provided for information only. The official regulat ions are available at Town Hall, 741 Colonel Ledyard Hwy., Ledyard, CT 06339

 

TOWN OF LEDYARD

ZONING REGULATIONS

Section                                                                                                                                                        Page

 

1.0           Authority, Purpose, Adoption and Retroactivity...................................................                    1-1

 

2.0           Zoning Districts, Map and Boundary ............................................................. ......                   2-1

 

3.0           Residential Districts..................................................................................................                 3-1

 

                3.1    High Density Residential District Uses (R-20) ..................................................                     3-1

                3.2    Medium Density Residential District Uses (R-40) ............................................                     3-1

                3.3    Low Density Residential District Uses (R-60) ..................................................                     3-2

                3.4    Rural Residential District Uses (R-80) ..............................................................                    3-2

                3.5    Prohibited Uses ..................................................................................................                 3-2

                3.6    Conservation Subdivision Developments...........................................................                    3-3

                3.7    Interior Lots .......................................................................................................                 3-4

                3.8    Site Layout Requirements .................................................................................                   3-4

                3.9    Parking ..............................................................................................................                  3-5

                3.10  Accessory Buildings .........................................................................................                    3-6

                3.11  Mobile Homes ..................................................................................................                   3-7

                3.12  Home Occupations ...........................................................................................                   3-10

 

4.0           Design Districts ………………………….. ...............................................................               4-1

 

                Ledyard Center Village District (LCVD) …………………………………………..               4-1

 

                4.1    Purpose & Authority............................................................................................                 4-1

                4.2    Approach & Overview.........................................................................................                4-1

                4.3    LCVD Design Standards......................................................................................                4-2

                4.4    LCVD-1 Permitted Uses.......................................................................................               4-2

                4.5    LCVD-1 Prohibited Uses......................................................................................               4-2

                4.6    LCVD-2 Permitted Uses ......................................................................................               4-3

                 4.7    LCVD-2 Prohibited Uses ……………………………………………………….               4-3

                 4.8    LCVD-3 Permitted Uses ………………………………………………………..               4-3

                 4.9    LCVD-3 Prohibited Uses ……………………………………………………….               4-3

                 4.10  MFVD Prohibited Uses …………………………………………………………              4-3

                 4.11  Open Space ……………………………………………………………………..              4-3

                 4.12  Architectural Review Board ……………………………………………………                 4-3

                 4.13  Application, Site Plan, & Administration ………………………………………                  4-4

 

                 Gales Ferry Design District (G.F.D.D.) ………………………………………………           4-5

 

                 4.14  Gales Ferry Design District (G.F.D.D.) …………………………………………….           4-5

                 4.15  Purpose ……………………………………………………………………………...       4-5

                 4.16  Approach …………………………………………………………………………….      4-5

                 4.17  Permitted Uses ……………………………………………………………………...         4-5

                 4.18  Prohibited Uses ……………………………………………………………………..         4-9

                 4.19  Undersized Lots …………………………………………………………………….         4-9

                 4.20  Design Standards …………………………………………………………………..          4-9

                 4.21  Maintenance …………………………………………………………………………       4-19

                 4.22  Application Procedures …………………………………………………………….          4-19

                 4.23  Additional Conditions for Approval ………………………………………………..           4-22

 

 

5.0           Resort Commercial Cluster District (RCCD) ........................................................                  5-1

 

                5.1    Purpose ...........................................................................................................                    5-1

                5.2    Design Objectives ...........................................................................................                     5-1

                5.3    Permitted Uses ................................................................................................                    5-1

                5.4    Prohibited Uses ..............................................................................................                     5-3

                5.5    Design Standards ............................................................................................                     5-3

                5.6    Application Procedures ....................................................................................                    5-9

 

6.0           Industrial District (I) ...............................................................................................                   6-1

 

                6.1    Purpose ..........................................................................................................                     6-1

                6.2    Permitted Uses ...............................................................................................                     6-1

                6.3    Prohibited Uses ..............................................................................................                     6-2

                6.4    Maintenance of Natural Landscape, Screening, and Buffers .........................                         6-2

                6.5    Standards for Industrial Areas ........................................................................                      6-3

    

                             6.5.1  Bulk and Yard Requirements ...............................................................                   6-3

                             6.5.2  Performance Standards ........................................................................                  6-4

 

                                  .1    Drainage .........................................................................................                     6-4

                                  .2    Water and Sewer ............................................................................                    6-4

                                  .3    Access and Traffic ..........................................................................                     6-4

                                  .4    Parking and Loading .......................................................................                     6-5

                                  .5    Erosion Control ...............................................................................                    6-6

                                  .6    Signs ...............................................................................................                    6-6

                                  .7    Lighting ...........................................................................................                    6-6

                                  .8    Hazardous Materials and Wastes ...................................................                      6-6

                                  .9    Inland Wetlands and Watercourses ...............................................                       6-6

                                  .10  Protection of Significant Historical and Archaeological Sites...........                        6-6

 

                6.6    Applications ....................................................................................................                    6-7

 

7.0           Commercial Districts ..............................................................................................                   7-1

 

                7.1    Limited Commercial District Uses (C-1) ...........................................................                    7-1

                7.2    Special Commercial District Uses (C-2) ..........................................................                     7-1

                7.3    General Commercial District Uses (C-3) .........................................................                     7-2

                7.4    Prohibited Uses ...............................................................................................                    7-3

                7.5    Alcoholic Liquor Licensing ............................ ..................................................                    7-3

                7.6    Site Layout Requirements ...............................................................................                     7-4

 

Section                                                                                                                                                          Page

 

                         7.6.1         Purpose ...............................................................................................               7-3

                         7.6.2         Site Plan Requirements ......................................................................                 7-4

                         7.6.3         Erosion Control ...................................................................................               7-5

                         7.6.4         Drainage .............................................................................................                7-5

                         7.6.5         Traffic .................................................................................................               7-5

                         7.6.6         Parking and Outdoor Display .............................................................                 7-6

                         7.6.7         Storage Areas .....................................................................................               7-7

                         7.6.8         Off-Street Loading Requirements ......................................................                  7-7

                         7.6.9         Landscaping and Buffers ...................................................................                  7-7

                         7.6.10       Fast Food Service Facilities ...............................................................                 7-8

                         7.6.11       Accessory Structures ......................... ................................................                7-9

 

8.0           Special Use Districts ..................................................................................................               8-1

 

                  8.1    Commercial Marine District (CM) ....................................................................                  8-1

                  8.2    Neighborhood Commercial (NC) .....................................................................                  8-2

                  8.3    Commercial/Industrial Park Zone (CIP) ..........................................................                   8-2

                  8.4    Prohibited Uses ...................................... .........................................................                 8-3

                  8.5    Alcoholic Liquor ..............................................................................................                  8-3

                  8.6    Design and Site Layout Requirements .............................................................                    8-4

 

                             8.6.1   General ................................................................................................                 8-4

                             8.6.2   Plan Standards ....................................................................................                  8-4

                             8.6.3   Structures ............................................................................................                 8-5      
8.6.4   Utilities ...............................................................................................                  8-5

                             8.6.5    Drainage ............................................................................................                  8-6

                             8.6.6    Parking, Loading and Circulation ......................................................                    8-6

                             8.6.7    Signs and Lighting .............................................................................                   8-6

                             8.6.8    Accessory Structures .........................................................................                  8-7

                             8.6.9    Landscaping ......................................................................................                   8-7

                             8.6.10  Screening and Buffers .......................................................................                    8-8

                             8.6.11  Landscaped Parking Area .................................................................                   8-8

                             8.6.12  Subdivision ........................................................................................                  8-9

 

8.7 CIP Zones – Interior lots

 

9.0           Bulk Requirements ................................................................................................                    9-1

 

                  9.1   Table of Height, Area, Width, Coverage, and Yard .........................................                    9-1

                  9.2   Building Setback Line ......................................................................................                   9-2

                  9.3   Height Exemptions ...........................................................................................                   9-2

 

10.0           Signs ......................................................................................................................                  10-1

 

                  10.1   General Requirements .................................................................................                    10-1

                  10.2   Permitted Signs ............................................................................................                   10-1

                  10.3   Sign Face Definition .....................................................................................                   10-2

                  10.4   Sign Size ......................................................................................................                   10-4

                  10.5   Exempt Signs ...............................................................................................                   10-9

 

 

Section                                                                                                                                                       Page

                 

                  10.6   Prohibited Signs ...........................................................................................                   10-12

                  10.7   Special Permit Signs ....................................................................................                    10-14

 

11.0         Off-Street Parking .................................................................................................                   11-1

 

                  11.1   Residential Uses ..........................................................................................                    11-1

 

                             11.1.1   Single Family ...................................................................................                  11-1

                             11.1.2   Multifamily ........................................................................................                 11-1

                             11.1.3   Educational Institutions ....................................................................                   11-1

                             11.1.4   Religious Institutions ........................................................................                   11-1

                             11.1.5   Clubs ...............................................................................................                 11-1

                             11.1.6   Hospitals and Clinics .......................................................................                   11-1

 

                  11.2   Commercial and Industrial Uses ..................................................................                     11-1

 

                             11.2.1   Offices .............................................................................................                 11-1

                             11.2.2   Retail ...............................................................................................                  11-1

                             11.2.3   Restaurants ......................................................................................                  11-1

                             11.2.4   Fast Food Restaurants .....................................................................                  11-1

                             11.2.5   Motels and Hotels .............................................................................                11-1

                             11.2.6   Department Stores ...........................................................................                  11-1

                             11.2.7    Equipment Storage .........................................................................                  11-1

                             11.2.8    Service Stations .............................................................................                   11-2

                             11.2.9    Theaters .........................................................................................                  11-2

                             11.2.10  Manufacturing Plants .....................................................................                    11-2

                             11.2.11  Other Commercial ...........................................................................                 11-2

                             11.2.12  Other Industrial ...............................................................................                  11-2

                             11.2.13  Shopping Centers ...........................................................................                  11-2

                             11.2.14   Museums………………………………………………………...                  11-2

 

                  11.3  Dimensions and Exceptions ..........................................................................                    11-2

 

                             11.3.1    Minimum Area .................................................................................                 11-2

                             11.3.2    Landscaping .....................................................................................                11-2

                             11.3.3    Excess for Safety .............................................................................                 11-3

                             11.3.4    Storage/Retail Reduction .................................................................                  11-3

                             11.3.5     Buffers…………………………………………………………….                11-3

                             11.3.6     Lighting……………………………………………………………                11-3

                             11.3.7     Noise ……………………………………………………………...               11-3

 

12.0           Natural Resources ................................................................................................                 12-1

 

                  12.1  Coastal Area Management ............................................................................                   12-1

 

                             12.1.1    Purpose ...........................................................................................                 12-1

                             12.1.2    Coastal Site Plan .............................................................................                 12-2

 

 

 Section                                                                                                                                                      Page

 

                             12.1.3    Coastal Site Plan Review ................................................................                  12-2

                             12.1.4    Bond ................................................................................................                12-3

                             12.1.5    Violations ........................................................................................                 12-3

                             12.1.6    Time Limitations ..............................................................................                 12-3

                 

                 12.2  Erosion and Sediment Control ......................................................................                     12-4

 

                             12.2.1    Site Plan Requirements ..................................................................                   12-4

                             12.2.2    Approval .........................................................................................                 12-4

                             12.2.3    Bond ...............................................................................................                 12-5

                             12.2.4    Inspection .......................................................................................                  12-5

                             12.2.5    Definitions ......................................................................................                  12-5

 

                  12.3  Flood Protection ...........................................................................................                   12-5

 

                             12.3.1    Purpose ..........................................................................................                  12-5

                             12.3.2    Definitions ......................................................................................                  12-6

                             12.3.3    General Provisions ........................................................................                    12-7

                             12.3.4    Duties of the Zoning Commission ..................................................                    12-7

                             12.3.5    Provisions for Flood Hazard Reduction ..........................................                   12-8

                             12.3.6    Variances ........................................................................................                 12-10

 

                  12.4   Open Space .................................................................................................                   12-10

                 

                  12.5   Soil, Gravel, and Stone Removal .................................................................                    12-11

 

                             12.5.1    Application ......................................................................................                 12-11

                             12.5.2    Bond ................................................................................................                12-12

                             12.5.3    Approval ..........................................................................................                12-12       12.5.4    Operations ......................................................................................                                                            12-12

                             12.5.5    Stone Crushing ...............................................................................                  12-13

 

13.0           Special Exceptions ..............................................................................................                   13-1

 

                  13.1    Application ...................................................................................................                 13-2

                  13.2    Conditions of Approval ................................................................................                  13-3

                  13.3    Apartments/Condominiums .........................................................................                    13-4

                  13.4    Two-Family Dwellings .................................................................................                   13-6

                  13.5    Mobile Manufactured Home Land Lease Communities For Older Persons                      

                              Formerly Known As (Mobile Home Retirement Villages [RM-40 Zones]).....                  13-7

                  13.6    Temporary Sawmills ....................................................................................                   13-21

                  13.7    Storage of Commercial Vehicles and Contractor's Equipment ....................                      13-22

                  13.8    Contractor Home Occupations ....................................................................                   13-23

                  13.9    Child Day Care Centers ..............................................................................                   13-25

                  13.10  Home Husbandry ........................................................................................                   13-26

                  13.11  Bed and Breakfast Operations ....................................................................                    13-28

                  13.12  Country Inn ..................................................................................................                  13-30

 

 

Section                                                                                                                                                       Page 

 

14.0           Wireless Telecommunication Facilities, Antennas and Towers........................                    14-1

 

                  14.1    Purpose and Objectives................................................................................                  14-1

                  14.2     Definitions......................................................................................................                14-1

                  14.3     Siting Preferences.........................................................................................                  14-2

                  14.4     Telecommunication Facilities, Antennas, and Towers Permitted as a Use

                              by Right.........................................................................................................                14-2

                  14.5     Telecommunication Facilities Requiring a Special Permit............................                      14-4

                  14.6     Special Permit Review Standards.................................................................                  14-5

                  14.7     Application Procedures and Site Plan Requirements...................................                     14-6

                  14.8     Security and Safety.......................................................................................                 14-8

                  14.9     Abandonment................................................................................................                14-8

 

15.0           Non-Conforming Uses ..........................................................................................                  15-1

 

                  15.1   Non-Conforming Uses .............................. ...................................................                  15-1

                  15.2   Changes .......................................................................................................                   15-1

                  15.3   Abandonment ...............................................................................................                  15-1

                  15.4   Alterations ....................................................................................................                  15-1

 

16.0           Miscellaneous ......................................................................................................                  16-1

 

                  16.1   Zoning Board of Appeals ..............................................................................                  16-1

                  16.2   Junk and Hobby Vehicles ............................................................................                    16-1

                  16.3   Building on Existing Lots ..............................................................................                    16-1

                  16.4   Finish Grading ..............................................................................................                   16-2

                  16.5   Temporary Mobile Units for Construction in Non-Residential Zones ...........                      16-2

                  16.6    Handicap Ramps For Residential Purposes.................................................                    16-3

 

17.0           Administration and Enforcement ........................................................................                   17-1

 

                  17.1   Interpretation ................................................................................................                  17-1

                  17.2   Enforcement .................................................................................................                   17-1

                  17.3   Permits .........................................................................................................                  17-1

                  17.4   Stop Work Order ..........................................................................................                 17-2

                  17.5   Violation Procedure ......................................................................................                  17-2

                  17.6   Setting of a Bond ..........................................................................................                  17-2

                  17.7   Zone Change Procedures ............................................................................                    17-3

                  17.8   Agenda Scheduling ......................................................................................                    17-3

 

18.0           Definitions .............................................................................................................                 18-1

 

19.0           Fee Schedule .........................................................................................................                 19-1

 

20.0           Validity and Related Town Regulatory Material ................................................                 20-1

 

21.0           Amendments .........................................................................................................                  21-1

 

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SECTION 1.0:  AUTHORITY, PURPOSE, ADOPTION AND RETROACTIVITY

 

 

1.1        AUTHORITY:

 

These regulations are enacted pursuant to the provisions of Chapter 124, Connecticut General Statutes, Revision of 1958 as amended.

 

 

1.2       PURPOSE:

 

The purpose of these regulations is to promote the health, safety and general welfare of the community; to conserve the value of property and encourage the most appropriate use of land throughout the Town; to lessen congestion in the streets; to avoid undue concentration of population; to secure safety from fire; to facilitate adequate provision for transportation, water, sewerage, schools, parks, recreation and other public requirements; to provide for the Public Health, comfort and general welfare in living and working conditions and to regulate and restrict the location and time of operation of trades and industries and the location of buildings/structures for specific uses; to regulate and limit the height and bulk of buildings/structures hereafter erected; to regulate and determine the area of yards, courts and other open spaces for building hereafter erected in the Town of Ledyard; to conserve and improve the physical appearance of the Town.

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1.3       ADOPTION:

 

These regulations are adopted in accordance with the provisions for notice and public hearing set forth in Section 8-3, Connecticut General Statutes, Revision of 1958, as amended, and these regulations shall become effective October 11, 1963, as amended; May 5, l968, October 6, 1970, August 3, 1971, October 1, 1975, April 30, 1977, June 8, 1978 and January 4, 1979, June 1, 1979, July 15, 1979, December 1, 1979; January 7, 1980, February 1, 1980; March 1, 1980; July 15, 1980; August 15, 1980; January 1, 1982; April 1, l982; October 1, 1983; December 15, 1983; February 1, 1984; July 1, 1984; July 15, 1984; October 10, 1984; June 1, 1985; July 15, 1985;

August 1, 1985; November 1, 1985; April 16, 1986; October 16, 1986; August 25, 1987; March 30, 1988; March 30, 1988; June 30, 1988; July 15, 1988.  The amendment of these regulations effective July 1, l989 is for the purpose of complete reformatting without constructive change of content.  Subsequent amendments are described in Section 21.0 of these regulations.

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1.4              RETROACTIVITY:

 

Nothing herein contained shall require any change in the plans, construction or designated use of a building for which a building permit has been issued and construction shall have commenced, prior to the effective date of these regulations (or any amendment thereto) and which shall be completed according to such plans within one (1) year of the adoption of these regulations.

 

 

 

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1-1


SECTION 2.0:  ZONING DISTRICTS, MAP AND BOUNDARY

 

 

2.1        ZONING DISTRICTS:

 

             For the purpose of these regulations, the Town of Ledyard is divided into the following 

             Zoning Districts:

 

 

R-20           High Density Residential District                                         20,000 sq. ft. min.

 

 

R-40           Medium Density Residential District                                   40,000 sq. ft. min.

 

 

RM-40       Mobile Home Retirement Village                                       10,000 sq. ft. min.

                                                                                                             (10 acres)

 

R-60           Low Density Residential District                                         60,000 sq. ft. min.

 

 

R-80           Rural Residential District                                                    80,000 sq. ft. min.

 

 

LCVD-1    Ledyard Center Village District - 1                                      * * * * * * * *

 

 

LCVD-2     Ledyard Center Village District – 2                                    * * * * * * * *

 

 

LCVD-3     Ledyard Center Village District – 3                                    20,000 sq. ft. min.

 

 

MFVD       Multi Family Village District                                               20,000 sq. ft. min.

 

 

GFDD        Gales Ferry Design District                                                25,000 sq. ft. min.

 

 

RCCD   Resort Commercial Cluster District                                         200,000 sq. ft. min.

 

 

I              Industrial District                                                                    200,000 sq. ft. min.

 

CM        Commercial Marine                                                               40,000 sq. ft. min.

 

NC         Neighborhood Commercial                                                    40,000 sq. ft. min.

 

CIP        Commercial Industrial Park                                        40,000 sq. ft. min.

 
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2-1

2.2        ZONING MAP:

 

             The boundaries of said districts shall be shown on maps entitled:  "Zoning Map of the 

             Town of Ledyard, February 21, 1992" which are on file in the Office of the Town Clerk 

             of Ledyard.  Such maps and any duly adopted revisions thereto, with the explanatory 

             matter thereon, are hereby declared to be a part of these regulations as if fully set forth 

             herein.

 

 

2.3        ZONING DISTRICT BOUNDARIES:

 

The zoning district boundary lines are intended generally to follow the center line of streets, and similar rights-of-way, rivers, lot lines, or town boundary lines, all as shown on the Zoning Map; but where a zone boundary line does not follow such a line, its position is shown on said Zoning Map by a specific dimension expressing its distance in feet from a street line or other boundary line as indicated. In case of uncertainty as to the true location of a zoning district boundary line in a particular instance, the determination thereof shall be made by the Zoning Commission from the official records.

 

 

 

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2-2


SECTION 3.0:  RESIDENTIAL DISTRICTS

 

 

3.1         HIGH DENSITY RESIDENTIAL DISTRICT (R-20) MINIMUM LOT SIZE 20,000 SQ. FT.:

 

              Any property in an R-20 Residential District shall be used or occupied for one or more 

              of the following uses only:

 

3.1.1      Not more than one single family residence per lot.

 

3.1.2      Residential-Institutional uses which are philanthropic, governmental, educational, 

              recreational or religious use by a duly incorporated, non-profit body or governmental 

              unit.

 

3.1.3      The letting of rooms or furnishing of board in any dwelling shall be limited to a maximum of two (2) roomers or boarders as defined by these regulations after written approval by the Director of Health.  This provision does not permit tourist camps, motels, or overnight cabins.  Bed and breakfast operations are allowed only after obtaining a Special Permit through Section 13.11 of these regulations.

 

3.1.4      Home occupations including home handicraft industries subject to the conditions cited 

              in Section 3.12.

 

3.1.5      The creation of an accessory apartment as defined by these regulations after review and concurrence of compliance with the above by the Zoning Officer, the Building Official and/or the Director of Health.  Such apartment shall not exceed 1/3 of the gross floor area of the residence.

 

3.1.6      A state registered Family Day Care Home.

 

3.1.7               Accessory use customary with and incidental to a permitted use.

 

New parking lots approved in accordance with this section will require a Special Exception permit in accordance with the provisions of Section 13.1 & 13.2.

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3.2         MEDIUM DENSITY RESIDENTIAL DISTRICT (R-40) MINIMUM LOT SIZE

              40,000 SQ. FT.:

 

              Any property in an R-40 Residential District shall be used or occupied for one or more

              of the following uses only:

 

3.2.1      Those uses permitted in Sections 3.1.1, 3.1.2, 3.1.3, 3.1.4, 3.1.5, and 3.1.7.

 

3.2.2      Produce stands (maximum size 150 sq. ft.).

 

3.2.3      Farm and farming.

 

3.2.4      Clubs.

 

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3.2.5      A telephone exchange, transformer substation, public utility installation with no service 

              yard or outside storage of supplies, and community water systems.

 

3.2.6       Accessory use customary with and incidental to a permitted use.

 

3.2.7       Within an R-40 District, areas may be further delineated as Mobile Manufactured Home Land Lease Communities for Older Persons Formerly Known As (Mobile Home Retirement Villages [RM-40 Zones]).  These areas will conform to all requirements for an R-40 zone, but in addition may be considered for a mobile home retirement village as provided for under Section 13.5 of these regulations.

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3.3         LOW DENSITY RESIDENTIAL DISTRICT (R-60) MINIMUM LOT SIZE 60,000 SQ. FT.:

 

              Any property in an R-60 Residential District shall be used or occupied for one or more 

              of the following uses only:

 

3.3.1      Those uses permitted in Sections 3.2.1, 3.2.2, 3.2.3, 3.2.4 and 3.2.5.

 

3.3.2      Convalescent homes and sanatoria.

 

3.3.3      Accessory use customary with and incidental to a permitted use.

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3.4         RURAL RESIDENTIAL DISTRICT (R-80) MINIMUM LOT SIZE 80,000 SQ. FT.:

 

              Any property in an R-80 Rural Residential District shall be used or occupied for one or 

              more of the following uses only:

 

3.4.1      Those uses permitted in Sections 3.3.1 and 3.3.2.

 

3.4.2      Private nonresidential educational institutions.

 

3.4.3      The keeping of farm animals as described below:

 

              Cows/Cattle, Goats, Horses, Sheep -- Total number of animals: ONE per acre.

 

              Rabbits, Poultry -- Total number of animals:  THREE per acre.

 

Provided that all conditions of Section 13.10.5 and 13.10.6 are met, and the lot contains the minimum area (80,000 S.F.) for the zone.

 

3.4.4      Accessory use customary with and incidental to a permitted use.

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3.5         PROHIBITED USES:

 

3.5.1      No use shall be permitted which by reason of noise, safety, vibration, smoke, fumes or 

              odors is offensive and/or detrimental to nearby property or uses thereof.

 

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3.5.2      No foundation or cellar of any proposed building shall be used either temporarily or

              permanently for residential uses and no certificate of occupancy shall be issued for  such use.

 

3.5.3      No person shall occupy a travel trailer or motorized camper in the Town of Ledyard.

 

3.5.4      The keeping of livestock and/or poultry in any residential district is permitted only in an        

              R-80 Rural Residential District, on a farm, or as a special permit as stipulated in  

              Section 13.10.

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3.6          CONSERVATION SUBDIVISION DEVELOPMENTS

 

               APPLICABILITY

 

3.6.1       Conservation Subdivision Developments may be permitted in the following districts, R-40, R-60 and R-80 only, subject to the following conditions and exceptions:

 

.1   Public water, public sewer, community water system, or community sewerage system shall be required for a conservation subdivision in an R-40 zone.

 

.2   A conservation subdivision utilizing a community water system shall not be approved unless one of the following is obtained by the applicant:

 

.1   A Certificate of Public Convenience and Necessity has been issued pursuant to Sections 8-25a and 16-262m of the Connecticut General Statutes; or

 

.2   A written Water Main Extension Agreement has been approved by the public water company designated to serve the conservation subdivision development.

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DENSITY & BULK REQUIREMENTS

 

3.6.2       The maximum number of lots in a conservation subdivision shall be determined by subtracting from the total gross area of the proposed subdivision twenty-five (25%) percent of said total area.  The remaining area shall be divided by 40,000 sq. ft. for R-40 districts, 60,000 sq. ft. for 60,000 districts, and 80,000 sq. ft. for R-80 districts.  The result shall be the maximum number of lots in a conservation subdivision provided the lots comply with the subdivision regulations and the public health code.  It being understood that the maximum number of lots is not an entitlement or right but a density bonus that will be a function of the unique characteristics and buildability of each site.           

 

               .1   In conservation subdivision developments every lot shall satisfy the requirements set forth in Section 9.0 for the next highest zone (i.e. R-80 clusters will use R-60 standards) with the following exception:

 

                     R-40 Districts – Minimum lot area, 30,000 sq. ft.

                                                 Minimum lot width, 125 feet

 

 

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3.7         INTERIOR LOTS

 

              Interior lots may be permitted in Residential Districts R-40, R-60, R-80, subject to the 

              following conditions:

 

3.7.1      Every lot shall satisfy the requirements set forth in Section 9.0 with the following 

              exceptions:

 

.1  The frontage requirement shall be a minimum of 20 feet wide and accessible to a                  town or state road by way of a driveway strip owned as part of the lot;

 

              .2  The driveway strip shall be a minimum of 20 feet throughout;

 

              .3  The  driveway access area shall be free of all structures;

 

.4  The minimum lot area for an interior lot will be a minimum of 1.5 times the minimum          lot area for the zone in which it is located.  The area of the driveway strip shall not be included as part of the minimum lot area requirement;

 

              .5  The minimum building setback line for interior lots shall be 50 feet from the front lot 

                   line, excluding the driveway strip.

 

  .6  New Interior Lots in Conservation Subdivisions shall not be required to comply with Section 3.7.1.1 and 3.7.1.2.

 

3.7.2      Interior lots created as part of a subdivision or resubdivision as approved by the  Planning Commission shall meet the criteria set forth in the Subdivision Regulations of  the Town of Ledyard.

 

3.7.3      Interior lots may be created as part of a division of a tract or parcel of land which is not a subdivision or resubdivision within the meaning of Section 8-18 of the Connecticut General Statutes.  The Director of Public Works shall review and approve access locations on Town roads and the State Department of Transportation shall review and approve access locations on State highways.

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3.8                  SITE LAYOUT REQUIREMENTS

 

              Residential Districts will require site layouts as outlined below:

 

3.8.1      The Zoning Enforcement Officer shall inspect and approve or disapprove, within thirty 

              (30) days of receipt, the layout plans for all residential buildings and accessory structures with the exception of Residential-Institutional uses.

 

3.8.2      All such plans shall show existing and proposed buildings, structures, septic systems, wells, encroachments on town property, mapped wetlands as per the official Town of  Ledyard Inland Wetlands and Watercourses Map, and landscaping to an acceptable scale.  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested.  In addition, each plan shall include a            

 

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mapped and/or written description of  measures to be taken to minimize the erosion of soil and the deposition of sediments in drainage features both natural and man-made during and after construction.         

 

3.8.3      A site development plan will be required for all major filling, excavating or relocating of       

soil or rock on any lot that is not part of, and on the construction site of a permitted         building, farming or grading operation (including road construction) and for any 

              operation that is not covered by Sections 4.0, 4.14, 6.5, 7.6, 8.6 and 12.5 of these 

              regulations and any amendments thereto.  Major filling, excavating or relocating is defined as the movement of two hundred (200) cubic yards or more, to, from, or on any lot.  A permit authorizing such work shall be issued by the Zoning Enforcement Officer for a period of twelve (12) months and may be renewed.  In addition, for disturbance of greater than one-half acre, an erosion and sediment plan will be submitted as per Section 12.2.

 

3.8.4      All plans shall accurately show any utility easements.  Any proposed work within 10 feet of the easement shall be approved by the easement holder prior to approval by the Zoning Commission or its agent.

 

3.8.5      The Zoning Commission shall review and approve or disapprove, within sixty-five days (65) all site plans for residential-institutional uses, clubs, convalescent homes, sanatoria, and private non-residential educational institutions.  In addition to the requirements of 3.8.1 to 3.8.4 above, the applicant will also comply with the following:

 

              .1  Landscaping - All parking facilities shall be screened from adjacent residential structures by an adequate vegetative buffer;

 

              .2  Drainage - For creation of greater than 10,000 S.F. of new impervious surfaces, the 

                   application will comply with the Stormwater Management Ordinance;

 

              .3  Signs - shall be in compliance with Section 10.0;

 

.4  Lighting - shall be low level, less than 12 feet in height and shall not be directed so as to affect surrounding structures.  Floodlights attached to trees, poles, or buildings shall be prohibited.  Lights shall not be operated after midnight.

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3.9         PARKING:

 

3.9.1      The minimum number of off-street parking spaces for each building use is as per Section 11.1 of these regulations.

 

3.9.2      Only one travel trailer (whether registered or not) may be parked on a lot in any residential    zone.

 

 

3.10       ACCESSORY BUILDINGS:

 

3.10.1    Accessory buildings with a floor space larger than fifty (50) square feet requires a permit.

 

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3.10.2    A building attached to the principal building by a covered passageway, or having a  wall or part    of a wall in common with it shall be considered an integral part of the principal structure and not an accessory building.

 

3.10.3    Accessory buildings, exclusive of barns, shall not exceed twenty (20) feet in height.

 

3.10.4    In residential districts, accessory buildings shall be located in rear yards or in side yards.    Accessory buildings used primarily for the storage of passenger vehicles may be located no closer to the street than the principal structure or the minimum front-yard setback for the zone, whichever is least restrictive.

 

3.10.5        When located in a side yard, an accessory building shall be situated no closer to a  side lot line than the minimum width required by a side yard for a principal building.  When located on a corner lot, an accessory building shall be no closer to a side street lot line than the least depth of any front yard required along such street.  No accessory building located in a rear yard shall be closer to a lot line than six (6) feet.  When a lot fronts on two parallel streets, any accessory structure shall be located on the one-third of the lot furthest from both streets.

 

3.10.6   Membrane-covered Frame Structures (Hoop Houses)

 

              .1  Membrane-covered frame structures shall not be permitted in the Ledyard Center 

                   Design District (LCDD) or the Resort  Commercial Cluster District (RCCD).

 

              .2  Membrane-covered frame structures shall not use plastic or other materials that will 

                   rapidly deteriorate when used as an exterior surface covering.

 

              .3  A membrane-covered frame structure shall not be permitted in any location unless it is secondary or accessory to a permanent structure.

 

              .4  In Residential Districts, a single membrane-covered frame structure is permitted, provided that it shall be located in a rear yard, no closer than six (6) feet to a lot line and cannot be viewed from the street, directly in front of the house.

 

              .5  In other districts, membrane-covered frame structures shall be permitted if the lot coverage by existing buildings, accessory structures, plus the membrane-covered frame structure do not exceed 40% of the total lot area.

 

              .6  Membrane-covered frame structures shall not be located in a manner that will cause a reduced number of available parking spaces for customers, vendors, or employees.

 

              .7  No person shall occupy a membrane-covered frame structure as a temporary or permanent residence.

 

              .8  Membrane-covered frame structures shall not be used for storage of hazardous materials.

 

             .9  All membrane-covered frame structures require a permit and shall be anchored.  

                   The permit is valid for 10 years or the length of the membrane warranty, whichever 

                   is less, for a structure with a new membrane covering.  The permit may be 

                   renewed thereafter every two (2) years providing the membrane is in good 

 

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                   condition at the time of renewal.  The permit shall include the brand, manufacturer, 

                   model, size (length, width, height), membrane material, membrane thickness, warranty, certification of condition, and location on the site of the membrane-covered frame structure.

 

            .10  A leaking, damaged, or deteriorated membrane covering shall be repaired or replaced within 30 days, or the supporting structure and the membrane shall be removed from the property.

 

 

3.11       MOBILE HOMES:

 

3.11.1    Mobile homes shall be permitted as a year-round residence only on locations occupied by a mobile home on the date Zoning Regulations were adopted (except as otherwise stipulated by these regulations) subject to the following conditions:

 

              .1  Written application to the Zoning and IWWC Officer to park a mobile home on an 

                   approved site in the Town of Ledyard;

 

              .2  The proposed mobile home and the lot on which it is proposed to be parked shall comply with Section 9.1 and Section 9.2, except that where conflicts arise, conformance with Section 9.1 shall take precedent over that with Section 9.1.1, and except in the case of a retirement village of mobile homes, for which the provisions of Section 13.5 apply;

 

              .3  Mobile homes shall comply with all state and local  sanitary codes in the same manner as stationary homes;

 

.4  Prior to issuance of a permit, the Zoning Enforcement Officer will verify that the proposed replacement is not in a Special Flood Hazard Area or will require that the applicant meet the standards of Section 12.3 Flood Protection of these regulations;

 

              .5  The Zoning and IWWC Officer may issue a permit upon sufficient and satisfactory 

                   proof that the provisions of the regulations have been met.  A fee will be collected.

 

3.11.2    A maximum of two mobile homes shall be permitted on farms located in any zone as a 

              temporary residence for seasonal agricultural workers, subject, however, to the 

              following conditions:

 

              .1  To qualify as a farm, agricultural production shall be the principal business and means of livelihood from the operation as determined by the appropriate filing and recording in the Tax Assessor's Office of State Tax Commissioners' Forms M-28 and M-29;

 

              .2  The mobile homes(s) shall comply with all federal, state and local health, sanitary, 

                   building and fire code requirements;

 

              .3  The mobile home(s) shall be located on the property so as to comply with the setback requirements of Section 9.2.1 or 9.2.2.  No mobile home shall be located within fifty feet of property lines.  Adequate screening and shielding, e.g., shrubs, bushes, trees, etc., from the road and/or adjacent property owners shall be maintained;

 

 

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.4  Prior to occupancy of the mobile home(s), written application of a temporary occupancy permit shall be made to the Zoning and IWWC Officer at the Zoning Office.  No permit shall be issued by the Zoning and IWWC Officer until after an on-site inspection has been made by the Officer in order to ensure compliance with this section.  A permit shall be valid for one year.  Renewal must be sought each year in order to ensure continuing compliance with this section;

 

              .5  Although the mobile home(s) shall be permitted to remain in place on the farm during the year, temporary occupancy of the mobile home(s) shall not exceed ninety days per calendar year.  The occupancy period shall be limited to the harvest period of the primary crop produced by the applicant, provided, however, said period does not exceed one hundred and eighty days;

 

              .6  The mobile home(s) shall provide a minimum living area as specified by current Department of Labor Regulations.  The mobile home(s) shall only house the seasonal agricultural workers and may not be used to house family, guests, etc. of  the worker;

 

.7  Access to the mobile home(s) to be provided by the applicant and shall, at the minimum, be a 25 foot wide, hard-packed dirt right of way;

 

              .8  A non-refundable application fee shall be tendered with the application for a temporary occupancy permit.  (Fee schedule is available at the Zoning Office).  The Zoning and IWWC Officer must approve or reject the application within thirty-five days of receipt;

 

              .9  A temporary occupancy permit shall be voided and revoked by the Zoning and IWWC Officer upon failure of the permittee to maintain continuing compliance with these regulations or any state or local health code requirements.  A revoked occupancy permit shall be reinstated for a period of one (1) year.  Upon voiding and revocation of a temporary occupancy permit, the permittee shall not be permitted to maintain the mobile homes(s) within thirty days after written notice has been sent to the permittee of the voiding and revocation of the permit.

 

3.11.3    The Zoning and IWWC Officer may grant a temporary permit for a fixed duration not to 

              exceed six (6) months, for the use of a mobile unit as a field office, tool shop or 

              storage shed in connection with a bonafide construction operation and provided the 

              same shall not be used for sleeping or living quarters.

 

3.11.4    The Zoning and IWWC Officer may grant a temporary permit for use of a mobile home 

              for sleeping and living quarters in connection with the permitted construction of a 

              residence by virtue of a validly executed building permit.  Such temporary permit for         

              living quarters shall be limited to the owner of the premises being constructed and his 

              immediate family and such use shall terminate and the mobile home shall be removed 

              from the property within thirty (30) days from date of completion of the construction of  

              said residence; upon the issuance of a Certificate of Occupancy for said residence; or 

              six (6) months from the issuance of said temporary permit, whichever shall occur first.  

              Upon review of the circumstances, the Zoning and IWWC Officer may extend the 

              temporary permit for one additional period not to exceed six (6) months.  Application 

              for the additional extensions must be made to the Commission.  Continuous 

              prosecution of the building permit is required for the maintenance of the temporary  

              mobile home permit.

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3.11.5    Existing mobile homes within an existing State licensed mobile home park may be 

              replaced after written application is made to the Zoning Officer and after determination 

              that the provisions of Section 3.11.1.3 and Section 3.11.1.4 have been met.  A fee will 

              be collected.  This should in no way be construed to permit the expansion in size of 

              any mobile home park or increase in the number of lots within any mobile park.

 

 

3.12       HOME OCCUPATIONS

 

3.12.1    Intent

 

              To ensure that home occupations in residential zones (a) be minor, low intensity, and 

              incidental to the residential use of the dwelling, (b) be invisible or nearly invisible to 

              nearby residents, and (c) not generate or cause any detrimental impact or decline to 

              the aesthetic quality or value of the residence or of the surrounding neighborhood.  

              These regulations are applicable only for activities intended to be for financial gain         

              that are conducted in whole or in part in a dwelling unit located in a residential zone.

 

3.12.2   Conditions & Criteria

 

.1  The owner of the home occupation must be a lawful owner of the residence, reside in the dwelling unit where the home occupation is being conducted, and must actively participate in the conduct of the business.

 

              .2  The home occupation activities conducted at the location of the home shall not  occupy more than 25% of the gross floor space of all inside heated areas of the dwelling.  "Waiting rooms" or "lobby" areas, used to seat customers, clients, and  vendors of the home occupation, shall count towards the space limit of the home occupation.

 

             .3  Accessory structures and garages are not permitted as locations for the conduct of a home occupation, except for (a) the enclosed storage of tools and materials that may be used in the business, (b) the heated space above an attached garage if it is limited to office use, (c) storage of up to a maximum of two 15,000-pound gross weight rated motor vehicles or trailers.  Hoop houses and tents shall not be used for the storage of tools, vehicles, materials, or for the conduct of a home occupation.  There shall be no outdoor storage or display of materials, tools, or products.

 

              .4  No more than one motor vehicle, not in excess of a 15,000 pound gross weight rating, used in support of the home occupation, may be parked outdoors on the normal parking area of the premises.  No vehicles used in the business shall be parked on the street.

 

              .5  The home occupation may employ up to one person to work in the home at any time who does not reside in the home, provided employee parks off the street.  Additional employees are permitted but must provide their work services remote from the dwelling and shall not park on or about the homesite.

 

              .6  Alterations of a dwelling unit, including the expansion of rooms, for the purpose of 

                   supporting a home occupation are not permitted.  There shall be no entrance or exit 

                

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                   ways in the dwelling unit or on the premises specifically constructed for the conduct 

                   of the home occupation.

 

              .7  Multiple home occupations are permitted within a single dwelling unit provided the 

                   combined total of the home occupation activities conducted at the location of the 

                   home do not exceed these requirements.

 

              .8  The home occupation activities conducted at the location of the home shall require 

                   no equipment other than that of a size and scale and capability normally used in a 

                   typical household or in a small typical office.

 

              .9  There shall only be a single electrical service to the dwelling unit, and the electrical 

                   service capacity shall not exceed the capacity required by the current Electrical 

                   Code for the dwelling exclusive of the home occupation.

 

            .10  The home occupation activities conducted at the location of the home shall not create any perceptible odor, dust, glare, heat, sound, smoke, fumes, lighting, and/or vibrations at the property line.  The home occupation shall not pollute the environment or contaminate any water supply.

 

.11  The home occupation shall not create fluctuations in line voltage off the premises or electrical interference with nearby neighborhood machinery, television, radios, computers, VCR's, or similar equipment.

 

.12  Waste materials generated by the home occupation shall be limited to a type and  quantity that do not require collection service, handling procedures, or disposal locations that differ from what would otherwise be required for a dwelling if there was no home occupation.  Medical waste and dumpsters are not permitted.  Waste materials associated with the home occupation shall be stored out of view.

 

            .13  Any business activity conducted at the location of the home that is prohibited by local, state and/or federal law OR prohibited in any other zoning district OR requires DEP, EPA, or DMV approvals, permits, or certificates of compliance shall not be permitted.

 

            .14  The home occupation shall not constitute a health or safety or fire hazard to the dwelling unit, the business participants, neighboring residences, or to other residents in the neighborhood.

 

            .15  There shall be no exterior indication of the home occupation.  Signage is permitted to identify the owner and street number of the dwelling, but shall not indicate the name, services, or type of the home occupation.  Vehicle signage and advertising, other than business cards, shall not carry the residential address of the home occupation.

 

            .16  All visiting customers, clients, and vendors will be scheduled by appointment.

 

            .17  All visiting customers, clients, vendors and delivery trucks shall not exceed a combined total of 5 vehicular visits per day.  On site group promotion, training, and teaching is permitted provided the total of the number of customers, clients, and students that come to the residential location of the business shall not exceed a total of 25 in any consecutive five day period.  Customers, clients, students, and vendors shall park off the street on an existing paved or crushed stone parking area previously established for the residence.

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            .18  Semi-trailers and special handling equipment, such as fork lifts, are not permitted at 

                   the dwelling.

 

            .19  All home occupations are subject to inspection, with a minimum of 24 hours of  advance notice, by the Zoning Official to determine compliance with these regulations.

 

            .20  The home occupation, when disclosed to residents or prospective residents of neighboring properties, shall not adversely affect neighboring property values, or existing or any future residential development of surrounding properties.

 

            .21  Within  30 days after approval, the applicant shall provide a copy of the approved 

                   application to all property owners within a 100 foot radius of the property by certified mail (return receipt requested) and return the receipts to the Zoning Enforcement  Official.  The applicant shall not begin the home occupation until the Zoning Enforcement Official has been provided with the certified mail receipts.

 

3.12.3    Permits

 

              .1  A home occupation permit applicant must be a lawful owner of the dwelling unit at the time of application.  The application shall (a) address each requirement of Section 3.12.2 and (b) be submitted to the Zoning Enforcement Official for approval.  The application will be approved if each requirement is satisfied.  The Zoning Enforcement Official may, at his discretion, submit the application to the commission to obtain guidance.

 

              .2  Once approved, the home occupation permit is valid for three years.  The Zoning 

                   Enforcement Official will revoke or not renew the permit if the home occupation does not comply with these regulations.

 

              .3  The Home Occupation Permit is "applicant specific" and is automatically revoked if the original applicant is no longer the home owner.

 

3.12.4    Renewing Home Occupation Permits

 

              A renewal application shall be submitted during the month prior to expiration.  In the event that a Home Occupation Permit is submitted in a timely manner for renewal, the applicant may elect to either (a) submit the renewal application under the Zoning Regulations for Home Occupations in effect at the time the Home Occupation Permit was originally granted, or (b) submit the renewal application as a new application under these regulations.

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3.12.5    Special Exception

 

              An applicant may apply for a Special Exception if a proposed home occupation will not satisfy each requirement in Section 3.12.2 but the applicant is able to show that the "intent", as defined in Section 3.12.1 of these regulations, will be achieved.

 

 

 

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              .1  Thirty days advance notice of the Special Exception Permit application shall be given by the applicant to all property owners within a 100 foot radius of the property by certified mail (return receipt requested) as part of the application for the home occupation permit.

 

              .2  The application shall include the identification of each specific requirement of

Section 3.12.2 that will not be satisfied, and an explanation of the factors that will mitigate the non-compliance such that the permit should be granted.

 

              .3  The Commission shall grant the application for a Special Exception if it determines, 

                   after a public hearing, that the proposed home occupation (a) will achieve the "intent" of these regulations as defined in Section 3.12.1, (b) is not a prohibited use per Section 3.12.2.13, and (c) is in harmony with the "comprehensive plan" as defined in Section 1.2 PURPOSE of the Zoning Regulations.

 

              .4  Once the Special Exception is granted, the Home Occupation Permit is valid for three years.  The Home Occupation Permit renewal application shall be submitted during the month prior to expiration.  The Zoning Enforcement Official will revoke or not renew the Home Occupation Permit if the home occupation no longer complies with any condition of the Special Exception.

 

              .5  Both the Special Exception and the Home Occupation Permit are "applicant specific" and automatically revoked if the original applicant is no longer the home owner.

 

 

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SECTION 4.0:     DESIGN DISTRICTS:

 

LEDYARD CENTER VILLAGE DISTRICT

 

 

4.1         PURPOSE & AUTHORITY:

 

To encourage the development of a Village Environment in Ledyard Center.  The Zoning Commission of the Town of Ledyard established these village districts as part of the zoning regulations adopted under section 8-2j of the Connecticut General Statutes.

 

 

4.2          APPROACH & OVERVIEW:

 

              To create four sets of land use regulations as follows: (Reference zoning map). 

 

4.2.1      The Ledyard Center Village District-1 (LCVD-1) regulations, which are applicable to the central area and limit use to commercial or commercial with optional residential units up to two bedrooms that are not on the ground floor.  Strict architectural syntax is required.  There are no minimum lot sizes or widths, ten foot wide sidewalks are required, and most new structures shall be built to the sidewalk.  

 

4.2.2      The Ledyard Center Village District-2 (LCVD-2) regulations, which are applicable in the immediate area generally abutting the (LCVD-1) central area to the east.  They are similar to the LCVD-1 regulations except that they also permit multi-family and condominiums on up to 75% of the lot or building usage provided that the balance of the lot or building usage is developed as a commercial use, or alternatively, another equivalent area of a parcel in the LCVD-1 or LCVD-2 area is developed commercially.  Strict architectural syntax is required.  There are no minimum lot sizes or widths, ten foot wide sidewalks are required, and most new structures shall be built to the sidewalk or within 10 feet of the sidewalk if a residential structure.

 

4.2.3       The third set is known as the Ledyard Center Village District-3 (LCVD-3) regulations, which are applicable in the immediate area abutting the LCVD-1 area to the west.  This zone will support single family houses on interior lots, standalone two bedroom apartments, condominiums, and commercial.  Strict architectural syntax is required.  It requires a minimum lot size of 20,000 square feet, five foot wide sidewalks, normally a 30 foot setback from the center of the roadway, and other conventional bulk requirements.

 

4.2.4          The fourth set is known as the Multi-Family Village District (MFVD) regulations, which are applicable in the immediate area that generally abuts the LCVD-2 area to the east.  This area permits only multi-family, condominiums, cooperatives, and townhouses.  There are no limits on the number of bedrooms.  Strict architectural syntax is required.  The density shall not exceed 1 unit per 7,500 square feet of lot area, requires a minimum lot size of 20,000 square feet, normally a 30 foot setback from the center of the roadway, and other conventional bulk requirements.  Five foot wide sidewalks are required.

 

All proposed development or substantial rehabilitation within the Ledyard Village District will be reviewed by an architect or review commission, known as the “Architectural Review Board,”

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that is designated by the Zoning Commission to independently determine compliance with the design standards found for Ledyard Center Village Districts in the Plan of Conservation & Development.  The Architectural Review Board shall make recommendations on the application to the Zoning Commission on whether or not it achieves the design standards of village districts as outlined in the Plan of Conservation & Development.

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4.3        LCVD DESIGN STANDARDS:

 

The Design Standards for Ledyard Center Village District-1, Ledyard Center Village District-2, Ledyard Center Village District-3, and Multi-Family Village District can be found in the Plan of Conservation & Development.

 

 

4.4        LCVD-1 PERMITTED USES:

 

.1   Offices

.2   Retail

.3   Personal Service Establishments

.4   Restaurants

.5   Hotels & Motels

.6   Accessory Uses

.7   Alcoholic Liquor

.8   Philanthropic, governmental, educational, or religious use by a duly incorporated non-profit entity

.9   Other Specialized Commercial Uses

.10    Fuel station provided the fuel pumps are not visible from the street.

.11    Two bedroom apartments or condos if not on ground floor

.12    Motor vehicle repair provided all vehicles are stored out of view during non-business hours

.13    Motor vehicle dealerships provided all vehicles are stored out of view during non-business hours

 

 

4.5         LCVD-1 PROHIBITED USES:

 

.1  Any use with a high potential to contaminate ground or surface water

.2   Any use incompatible with the purpose of the Village District

.3  Any use that will generate noise, create risk to personal safety, and/or produce vibration, smoke, fumes, or odors that may be offensive and/or detrimental to nearby property owners or property users

.4 Correctional facilities, alternate incarceration centers, methadone clinics, halfway houses, rooming houses, adult entertainment stores, tattoo and or body piercing studios, and pawnshops

.5  Stand alone parking lots including recreational vehicle parking lots

 

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 4.6        LCVD-2 PERMITTED USES:

 

.1  Same as 4.4.1 through 4.4.13

.2  Multi-family, condos, cooperatives, and townhouses up to 75% of the lot area if the applicant builds a commercial use of equivalent lot usage or building area on the same or another lot in the LCVD-1 or LCVD-2 zone.

 

 

4.7                  LCVD-2 PROHIBITED USES:

 

.1  Same as 4.5.1 through 4.5.5

 

 

4.8         LCVD-3 PERMITTED USES:

 

.1  Same as 4.6.1 through 4.6.2

.2  Two bedroom multi-families, condos, cooperatives, and townhouses

.3  Single family residences on interior lots

 

 

4.9         LCVD-3 PROHIBITED USES:

 

                  .1  Same as 4.5.1 through 4.5.5

 

 

4.10       MFVD PROHIBITED USES:

 

                  .1  Same as 4.5.1 through 4.5.5

 

 

4.11           OPEN SPACE:

 

The Applicant shall set aside 10% of the land to be developed as open space as per Section 12.4 of these regulations; or alternatively, may pay to the Town 10% of the fair market value of the land to be developed or subdivided.  The fair market value is listed on the Tax Roll established by the Ledyard Tax Assessor, or alternatively in the event of objection, by a licensed certified appraiser selected by the Zoning Commission.  In the event the land is set aside for open space, the Zoning Commission reserves the right to approve the location of the set aside land.  The cost of the appraisal shall be paid by the applicant.

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4.12     ARCHITECTURAL REVIEW BOARD:

 

.1 Any proposed development within any of the four zones of the Ledyard Village District shall be reviewed by an Architectural Review Board made up of at least one architect, landscape architect, or planner who is a member of the American Institute of Certified Planners selected by the Zoning Commission.  This may be a one person Board, and the Board may be composed of volunteer(s) or paid members. 

 

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.2  The Board shall review an application and report to the Zoning Commission within thirty-five days of receipt of an application.  The costs, if any, for the review shall be paid by the applicant.

 

4.13       APPLICATION, SITE PLAN, & ADMINISTRATION:

 

.1    Applicants seeking new construction, substantial reconstruction, or rehabilitation of properties shall submit an Application for Special Exception Permit as per Section 13.1 of the Zoning Regulations.

 

.2  The applicant shall submit site plans, sections, and/or elevations necessary to show that they meet the requirements of the Village District as listed in these regulations and in the Town of Ledyard Plan of Conservation & Development.

           

.3  The applicant shall submit drawings, models, renderings, and/or perspectives that illustrate the 3-dimensional massing and architectural character of proposed new buildings and/or substantial renovation of existing buildings, including adjacent buildings, that are adequate for the Architectural Review Board to properly assess the application.

 

.4  If a commission grants or denies an application, it shall state upon the record the reasons for its decision. If a commission denies an application, the reason for the denial shall cite the specific regulations under which the application was denied. Notice of the decision shall be published in a newspaper having a substantial circulation in the municipality. An approval shall become effective in accordance with subsection (b) of section 8-3c.

 

.5  No approval of a commission under this section shall be effective until a copy thereof, certified by the commission, containing the name of the owner of record, a description of the premises to which it relates and specifying the reasons for its decision, is recorded in the land records of the town in which such premises are located. The town clerk shall index the same in the grantor's index under the name of the then record owner and the record owner shall pay for such recording.

 

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4.14           GALES FERRY DESIGN DISTRICT (G.F.D.D.)

 

 

4.15           PURPOSE

 

   To ensure that development in the Gales Ferry Design District (G.F.D.D.) is of a design, scale and use compatible with the established architecture and ambiance of the Gales Ferry Village.

 

 

4.16.1                APPROACH

 

.1   To require a blend of low intensity commercial, civic, and residential architectures and land uses.

 

.2   To require cohesive architectural and site design, which includes sign structures, lighting and landscaping.  

 

.3   To prohibit uses that conflict with traditional family activities.

 

.4   To establish a coordinated pattern of land development which insures safe access and movement of pedestrians and vehicles, and which minimizes curb cuts and maximizes connections to adjacent properties.

 

.5   To encourage placement of primary structures closer to the street:

 

      .1   To increase business exposure;

 

      .2   To minimize sign clutter by reducing the need for redundant signs;

 

      .3   To reduce traffic speeds;

 

      .4   To discourage widening of streets and highways;

 

      .5   To discourage development with dominant front parking lots.

 

.6   To require a review procedure to ensure that the purposes of these regulations are achieved.

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4.17            PERMITTED USES

 

4.17.1        The following uses only, shall be permitted uses within this district:

 

.1   Business offices: Real estate, insurance and other similar offices; and the offices of architectural, electrical, engineering, legal, dental, medical or other established recognized professions; financial institutions; artist studios, and medical clinics.

 

.2   Undertaking establishments.

 

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.3   Personal service establishments, excluding laundries and laundromats, however green industry dry cleaning establishments that employ best management practices as recommended by the Department of Environment Protection shall be allowed.

 

.4   Antique shops.

 

.5   Retail stores and department stores.

 

.6   Indoor and outdoor recreational facilities, excluding outdoor paintball arenas and shooting ranges.

 

.7   Veterinary offices and clinics, which may include dwelling units for the professional principals.

 

.8   Hospitals and clinics.

 

.9   Repair shops, such as radio, television, appliance, plumbing, carpenter and shoe repair.

 

.10    Auction halls.

 

.11    Printing Establishments.

 

.12    Eating places of all types, including fast food service facilities.

 

         .1   A fast food service facility may be located as a free standing building in a shopping center provided that adequate provisions are provided for safe movement of pedestrians and vehicles to and from the parking area and the fast food facility.

 

         .2   A restaurant, pub, or tavern shall be able to sell alcoholic liquor in the design district as an accessory use provided that the establishment has been duly licensed under the provisions of the Connecticut Liquor Control Act.

 

.13    Agricultural uses including retail and wholesale nurseries.

 

.14    Commercial Bed and Breakfast establishments and Country Inns may be permitted as stipulated in Section 13.11 and Section 13.12 of these regulations with the exception that the minimum lot size required may be waived by the commission after evaluating the surrounding uses.

 

         .1   Hotels and Motels.

 

.15    Indoor theaters.

 

.16    Day Care Centers.

 

.17    Nursing homes, Assisted Living for seniors, and housing for seniors.

 

.18    Flower shops.

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.19    Car Wash.

 

.20    Laundry drop off and pick up.

 

.21    Parks and playgrounds.

 

.22    Stores that sell power equipment, recreational vehicles, and other consumer goods accessory to power equipment and recreational vehicle use including utility trailers designed and used to transport such power equipment and recreational vehicles, shall be allowed throughout the district as defined in Subsection 4.17.5.3.1 through 4.17.5.3.4.  These stores shall be allowed temporary outside display areas for their products to be displayed during the business hours of such a facility.

 

.23    New residential uses are permitted, provided:

 

         .1   they are contained within commercial structures, occupy the second floor or rear of the building, or are located on the rear portion of the lot and,

 

                        .2   have no more than two (2) bedrooms and,

 

                        .3   do not exceed fifty (50) percent of the square footage of the structure or fifty (50) percent of the combined usage of the lot.

 

                        .4   A stand-alone residence shall be permitted if located on a farm of three (3) acres or more.

 

4.17.2        Civic Uses

 

.1   Municipal offices and facilities.

 

.2   Philanthropic, educational or religious by a duly incorporated non-profit body or governmental unit.

 

4.17.3              Accessory uses customary with or incidental to a permitted use.

 

4.17.4        Multiple uses may be combined on a single lot or within a single structure, provided that all standards for each individual use are met.

 

4.17.5         The following uses shall be permitted uses only within the part of the district that falls south and east of the intersection of Christy Hill Road and Route 12.

 

.1   Multi-family or duplex residential development with no more than two (2) bedrooms per unit.

 

.2   Research or clinical laboratories.

 

.3   Filling stations public garages, motor vehicle repairers and limited repairers, sales rooms, sales lots for the sale and exchange of new and used motor vehicles, boats, recreational vehicles, and other similar vehicles, provided that all vehicles are stored or displayed in       the back of the Building Line (side or rear storage).  Repair facilities, body shops, and paint shops that discharge volatile organic compounds shall not be allowed.

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      .1   For the purposes of Section 4.17.1.22 of these regulations, recreational vehicles shall be understood to include motorcycles, personal watercraft, and all terrain vehicles.  Cars with two or more doors, trucks, wreckers, motorboats, campers, or motor homes, shall not be allowed.

 

      For the purpose of Section 4.17.1.22 of these regulations, power equipment shall be understood to exclude the following:

 

                  .1      Generators exceeding 25 horsepower.

                  .2      Bull Dozers.

                  .3      Excavators.

                  .4      Earth movers.

                  .5      Soil screeners.

                  .6      Paving boxes.

                  .7      Vibratory rollers.

                  .8      Rock crushers.

                  .9      Fork lifts.

                 .10      Backhoes or pay loaders.

 

      .2   For the purposes of Subsection 4.17.1.22 the sale of utility trailers exceeding 12 feet in length and 2 tons gross vehicle weight shall be not be allowed.

 

      .3   Such stores as defined in .1 of this subsection, shall be allowed repair facilities for the products they sell provided that such pick up, drop off, and storage areas for such repair facilities are located to the rear or side building lines.  No pick up, drop off, or storage area for a repair facility shall face the Route 12 lot line.  Pick up areas, drop off and storage areas for repair facilities, shall be sufficiently screened from view with materials consistent with the character of the Gales Ferry Design District Regulations.

 

      .4   All other motor vehicle and recreational vehicle uses not defined in Section 4.17.1.22 and Subsection .1 of this regulation shall continue to only be allowed in the part of the district that falls south of the eastern intersection of King’s Highway and Route 12.

 

4.17.6    Accessory uses customary with or incidental to a permitted use.

 

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4.18         PROHIBITED USES

 

.1   No use, including permitted uses, shall be permitted in this District which by reason of noise, safety, vibration, groundwater or surface water contamination, smoke, fumes, or odors are offensive and/or detrimental to nearby property or users thereof.

 

 

 

 

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.2   Correctional facilities, alternate incarceration centers, methadone clinics, halfway houses, rooming houses, adult entertainment stores, tattoo and/or body piercing studios and pawnshops, are prohibited.  Such uses are not compatible with the residential, commercial and community nature of the mixed-use district, which is intended to attract and encourage family activities.

 

.3   This section is not intended to prohibit continuation of existing uses on existing sites and locations developed under previous zoning.  A use existing at the time of adoption of these regulations may be considered a permitted use and improvements or expansion may be authorized as stipulated by Special Permit, provided that all applicable standards of the district are met.

 

 

4.19         UNDERSIZED LOTS

 

.1   The commission shall consider pre-existing site constraints and building locations and pre-existing undersized lots when determining compliance with these regulations.  Waivers of specific regulations shall be considered in accordance with sub-section 4.22.5.

 

 

4.20         DESIGN STANDARDS

 

4.20.1        General Building and Site Layout:

 

      .1   The minimum lot size in the Gales Ferry Design District shall be 25,000 square feet.  The site shall be linked by sidewalk and internal vehicular access to adjacent commercial/mixed uses.

 

      .2   Common shared driveways shall be required, with concurrence of State D.O.T. and/or local Public Works.

 

      .3   Minimum lot width shall be 75 feet.

 

      .4   Maximum building height shall be 35 feet and the minimum height shall be 1.5 stories with gabled roof structures of at least 6/12 pitch (12/12 pitch preferred).  Pitched roof facades are permitted on larger footprint buildings if consistent with the purpose of the G.F.D.D.

 

      .5   Cupolas, belfries, chimneys, flagpoles, antennas, grain elevators, silos, spires, may exceed the maximum height requirement provided fall space on the same lot, equal to the item’s height is allocated to protect adjacent property.

 

      .6   Maximum building footprint shall be no greater than 40,000 square feet.  Multiple buildings are allowed provided landscaped areas separate each building.

 

      .7   Maximum lot coverage by all impervious surfaces including buildings, parking areas, access roads and others, shall not exceed 80% of the total area.

 

      .8   Maximum lot coverage by buildings and structures shall not exceed 40% of the total lot area.

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      .9   In the district area north of the eastern intersection of King’s Highway, the setback shall be no more than 75 feet from the centerline of Route 12.  The commission may approve a front setback of more than 75 feet provided the additional setback area is a landscaped green space or park.  In all cases, parking shall be located to the rear or sides of the building and a minimum landscaped front strip of 10 feet, including sidewalks and plantings, shall be provided.  Conflicts with street R.O.W. may be addressed through Section 4.16.

 

.10    In the district south of the eastern intersection of King’s Highway, the setback shall be no more than 100 feet from the centerline of Route 12.  The Commission may approve a front setback of more than 100 feet from the centerline of Route 12 if that area is part of landscaped green space.  Conflicts with street R.O.W. may be addressed through Section 4.22.

 

.11    Side and rear yard requirements will be as shown in Section 9 of these regulations specific to the G.F.D.D. district.

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4.20.2        Erosion Control

 

                        .1   Except as provided below, a site development plan will be required for all major filling, excavating or relocating of soil or rocks on any lot.  The plan shall detail areas to be altered, denoting any existing drainage routes, public works maintenance easements and/or changes to these routes and/or easements.  All such drainage areas are subject to review and modification by the Town Engineer/Director of Public Works at the applicant’s expense.  Major filling, excavating, or relocating is defined as the movement of 500 cubic yards or more to, on or from any lot.  A permit authorizing such work shall be obtained from the Zoning Commission and shall be limited to a period of twelve (12) months and may be renewed.  Natural topography of the site shall be maintained and existing trees preserved to the greatest possible extent.

 

                        .2   When the area to be disturbed is cumulatively more than one-half acre or within 50 feet of wetlands an Erosion and Sediment Control Plan shall be submitted in accordance with Section 12.2.

 

4.20.3    Sewer             

 

.1   All sanitary sewage disposal systems must be developed and operated in conformance with the applicable regulations of the State of Connecticut Department of Health, Department of Environmental Protection.  Conceptual areas for sewage disposal must be shown on plans.

 

4.20.4        Building and Site Design

 

                  .1   The developer shall submit a street view of the property and surrounding properties showing existing and proposed principal and accessory buildings, signage, access ways and landscaping.

 

 

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                  .2   Buildings should have a well-defined front faηade and should be parallel to the line of the street, or internal access drive.  The minimum setback from an internal access drive shall be 25 feet.

 

                  .3   Buildings, driveways, parking areas, walkways, service areas and other site components shall have a functional, safe and harmonious interrelationship and be compatible with existing or reasonably likely, future site features, adjacent buildings and/or uses.

 

                  .4   To the greatest extent possible, development proposals for existing buildings shall include creative reuse that maintains the architectural integrity of any buildings of significant historical and/or architectural interest.

 

                  .5   New development or redevelopment is required to have sidewalk and parking connections to adjacent properties.

 

                  .6   Preferred building materials are brick, stone and wood including narrow width siding, clapboards, wood shingles, vinyl siding, or reasonable equivalent.  Limited use of concrete and split-faced concrete block is acceptable if detailed and finished to be compatible with surrounding buildings.  “Cinder block,” metal, “Texture 1-11,” and asphalt siding exteriors are prohibited.  Roofing materials, where visible, shall be cedar shake, slate, copper or architectural grade, laminated asphalt shingles or alternatives approved by the commission.

 

                  .7   Well-defined and easily accessible rear and/or side entrances shall be coordinated with rear and side parking areas.

 

                  .8   Architectural details consistent with the stated purpose of this district shall be incorporated into the design for any new construction and alterations of existing development.  Desirable architectural features, where appropriate for a particular style, include gabled roofs, multi-pane windows, chimneys, porches, shutters, gothic arches, white columns and entablature and fanlights.  

 

                  .9   There shall be no less than 12% and no more than 35% glass areas employed on any building faηade facing a public thoroughfare.

 

                 .10   Flat-roofed buildings set back from the street and surrounded by parking shall be 

                         permitted only if the purpose of the G.F.D.D. will be clearly achieved. 

 

               .11    Walkways along public streets must be constructed of slate, brick or concrete and shall be a minimum of five feet wide.  Interior walkways, designed to provide circulation within a specific site shall be constructed of slate, brick, concrete or suitable paving blocks, but in no case shall they be loose gravel or earth.

               .12    Stonewalls, picket type fences, wrought iron fences and decorative wrought iron furniture are encouraged.  Chain-link fences are prohibited except around playgrounds.  Stockade fences are allowed where appropriate for screening or security purposes.

 

               .13    Exterior lighting shall be of a style and character, which is in harmony with the character of the district.  Lighting standards in parking areas shall not exceed twelve (12) feet in height.  Luminaries shall have shielded light sources to prevent glare while balancing the

 

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needs for security and safety with the goal to minimize light trespass onto adjacent properties or streets.  Pedestrian walkways shall be illuminated by light bollards or other low level lighting standards with shielded light sources.  Unshielded building-mounted flood lighting and ornamental lighting is discouraged.

 

4.20.5        Drainage

 

Stormwater control measures shall be provided for impervious surfaces within the site, either as stipulated below or in other situations as deemed appropriate by the Commission.  All stormwater control structures shall be reviewed, approved, and inspected by the Director of Public Works or Town Engineer.

 

.1   All storm drainage for proposed development in which the combined square footage of roofs, paved parking areas and other impervious surfaces exceeds 10,000 square feet shall be designed in accordance with, and subject to the provisions of the Drainage Ordinance of the Town of Ledyard.

 

.2   The Commission may require that the provisions of the Drainage Ordinance apply to development projects with less than 10,000 square feet of impervious surface if it determines that a proposed development is likely to have a significant drainage impact.

 

.3   If an inlands wetlands and watercourses permit is required, an application to the Inland Wetlands and Watercourses Commission (I.W.W.C.) shall be made prior to or the same day as the zoning permit is requested.

 

4.20.6        Access and Traffic

 

.1   All vehicle access and egress areas are subject to review and approval by the State Department of Transportation (D.O.T.) and State Traffic Commission (S.T.C.) or local Public Works, according to appropriate jurisdiction.

 

.2   For each application, the Commission will consider the design of access, any proposed or necessary traffic controls, physical features of the access site, any proposed construction designs peripheral to access and related to traffic control, existing traffic conditions and any nearby reasonably likely development.

 

.3   Any use of property which can reasonably be expected to generate a large volume of traffic may be required by the Commission to provide for entrances to and exit from the property by way of an adjacent and less traveled public highway or frontage road in lieu of direct access from and to a major or more heavily traveled public highway.

 

 

.4   In order to reduce possible traffic conflict points, the owners of adjacent property are required to, with the approval of the Commission, construct a common driveway serving more than one property.  A written agreement for the common use and maintenance of shared access must be recorded in the Town Land Records.

 

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.5   The commission may require certain minimum sight line distances depending on present or anticipated traffic conditions and upon posted speed limits and surveyed average vehicular speeds.

 

.6   Vehicular entrances shall be a maximum of 30 feet wide and shall be clearly defined, subject to approval by D.O.T., S.T.C., or Public Works.  Such entrances shall not exceed 30% of the lot frontage.  The total number of entrances that can safely be accommodated along the same road will be a consideration for approval or disapproval of a special permit and/or site plan application.  Wherever possible, each development shall be limited to one access point per property unless designated one-way in or one-way out.

 

.7   Any permit may be denied by the Commission if proposed access to a public highway is deemed to create a hazardous condition or when the expected traffic to be generated from the proposed use considered cumulatively with existing traffic conditions is deemed to cause or worsen hazardous conditions so as to imperil public safety.

 

.8   The applicant must demonstrate that the site design makes proper provisions for pedestrian access and safety.  All site plans shall provide for pedestrian walkways and circulation in and around buildings. 

 

.9   Walkways along public streets are required and shall be installed by the developer.  Walkways along public streets must be constructed of slate, brick, or concrete and shall be a minimum of five feet wide. 

 

.10    Interior walkways, designed to provide circulation within a specific site shall be constructed of slate, brick, concrete or suitable paving blocks, but in no case shall they be loose gravel or earth.

 

.11    The applicant shall obtain approval from the Public Works Director and/or the Connecticut Department of Transportation for locations and construction of all walkways within a public right-of-way.

 

4.20.7        Parking

 

   Off-street parking for passenger vehicles shall be provided pursuant to the provisions of this section.  However, no provision of this regulation shall prevent the repairing, alteration, modernization, reconstruction or rebuilding without enlargement, or the continued use of any building, structure or use lawfully existing, or for which building permits shall have been approved as of the effective date of this regulation.  Any parking facilities now existing and serving such structures or uses shall not in the future by reduced, except to the extent that they will meet or exceed these requirements.

 

.1   General Requirements

 

         .1  New Parking areas shall be located to the side and rear of the building.

 

      .2   Curb cuts shall be minimized through the use of shared driveways, or rear driveway connections.

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      .3   Parking lots must be buffered.  Stonewalls, hedges, landscaped berms or evergreen screens or fences a minimum of 3 feet high are required along front, side and rear property lines.  Fences for screening shall only be installed behind the front Building Setback Line.

 

      .4   For mixed uses with different parking requirements occupying the same building or premises, the number of parking spaces required shall equal the sum of the requirements of the individual uses computed separately.  The commission shall consider exceptions through the special permit process, according to Sections 4.20.7.2 and 4.20.7.3.

 

      .5   Where parking or outdoor sales display areas are located in front of the building, a buffer strip not less than fifteen feet wide along the front lot line shall be turfed, seeded or otherwise planted or landscaped.  Such strips shall be protected by a six (6) inch curb or bituminous concrete or other similar material.

 

      .6   Driveways, parking areas and outside display areas shall be paved of bituminous concrete, permeable pavers or other similar material.  Entrances shall be clearly defined by a six (6) inch curb of bituminous concrete or concrete or stone.  The following exemptions may be made by the Commission: employees’ parking; OR storage of vehicles provided such vehicles are not junked or wrecked; OR low flow traffic areas.  Exempted areas shall be constructed of permeable pavers or processed stone with a suitable, positively drained, well-graded sub-base gravel.

 

      .7   Number of spaces required:

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Use                                                                  Minimum Parking Spaces Required

 

Business, technical, financial,                              1 per 300 sq. feet of gross floor area

Research, professional offices,

Veterinary offices and clinics,

Municipal offices and philanthropic and

Educational use.

 

                        Retail, non-motor vehicle repair                          1 per 300 sq. feet of gross floor area

                        Indoor recreational facility, Antique shops

                        Printing and Personal service

                        establishments.

 

                        Bed and Breakfast and                                      1 per room and 1 per major shift employee

                        Country Inns

 

                        Restaurants                                                       1 per table and 1 per major shift employee

 

                        Undertaking establishments                                1 per 150 square feet of gross floor area and 1

                                                                                                per major shift employee.

 

                        Theater and Auction Houses                              1 per 4 seats (bench capacity is computed at 1

                                                                                                seat per 20 inches.

 

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                        Religious institutions                                           1 per ten (10) parishioners.

 

                        Nursing and Convalescent Homes                      1 per 4 beds and 1 per major shift employee

 

                        Residential (multi-family)                                   1 per efficiency, 1.5 per 1-bedroom, 2 per

                                                                                                2-bedrooms

 

                  .2   Any use permitted in the District and not specifically mentioned above shall be determined by the Commission based on the standards set forth herein for uses with similar characteristics, previous experience with similar uses or studies or standards such as those promulgated by the Institute of Traffic Engineers of the parking requirements of such uses.

 

                  .3   In the case of two or more structures or uses on the same lot or on contiguous lots, the Commission may approve joint use of parking areas for sites using the same driveway where the total capacity is less than the sum of the spaces required for each use computed separately, provided that:

 

                        .1   The commission finds that the proposed capacity will substantially help achieve

                              the purpose of these regulations.

 

                        .2   In mixed-use development, there are two or more uses, which have differences in their principal operating hours, thereby allowing the utilization of the same parking spaces.

 

                  .4   Dimensions of parking spaces

 

                        .1   Each required space, exclusive of drives and aisles, shall be not less than eighteen (18) feet long nor less than (9) feet wide, striped, and shall be served by an aisle between rows of parking spaces.

 

                        .2   The Applicant may be permitted to provide a limited number of compact car spaces in accordance with the following standards:

 

                              Only if necessary to achieve the required number of spaces, up to twenty (20) percent of the minimum number of required parking may be allocated for small cars and correspondingly reduced in size.  A small car space shall not be less than eight (8) feet in width and sixteen (16) feet in length.

 

                              The small car spaces shall be laid out in groups and marked with “Small Car Only” in paint on the stall surface or freestanding signs not to exceed 1 sq. foot  each.

 

                        .3   The applicant shall provide for handicapped accessible spaces as required by the A.D.A. requirements.

 

4.20.8                Signs

 

The structural details of exterior signs and freestanding signs shall be designed to help achieve the purpose of the G.F.D.D., while providing reasonable exposure, and fair competition, to advertise the products or services available at each location.

 

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.1   All exterior signs shall compliment, rather than monopolize the overall landscaping and architectural themes of the G.F.D.D., and shall not create unreasonable distraction, or clutter.

 

.2   All signs shall be in conformance with the following provisions as well as those provisions of Section 10.0 of these Regulations for commercial uses.

 

.3   Creative designs for signs and support structures, including 3-dimensional themes, will be considered on a case-by-case basis.  The scale, proportion, and overall design shall relate harmoniously to the architecture of the building and/or the service or product offered, and shall not mask architectural details of the building, nor obscure the view of adjacent signs and buildings.

 

.4   Design themes which compliment early New England architecture are encouraged.

 

.5   Franchise symbols and insignia convey a message, are universally recognizable, and shall not exceed the gross area of the permitted “sign face” as defined in Section 10 of these regulations.

 

.6   Sign structures may project from the face of the building (overhanging signs) provided they do not obscure adjacent signs or architectural details of buildings.

 

.7   Stone and brick planters around freestanding sign structures are encouraged and may be credited toward front or side yard landscaping requirements as appropriate.

 

.8   The Commission may consider larger building mounted “Identification Signs,” if the “Freestanding Sign” size is proportionally reduced or eliminated and the balance better serves the goals of the district and the applicant’s purpose and/or site conditions warrant.

 

.9   All external lighting of signs shall be low level, shielded and directed away form traffic and abutting residential properties.

 

.10    Sign graphics shall be simple using a minimum of words and should reflect an attention to detail, the use of quality materials and good craftsmanship.

 

.11    No outdoor advertising shall take place on any part of a site unless said advertising is related to the services provided on the premises.

 

.12    Individual letters, symbols or other minor components may use neon illumination provided it can be demonstrated to the commission that the overall design of the sign and structure is consistent with the goals and objectives of the district.

 

.13    Internal illumination of the sign face is prohibited.  Section 10.6 “Prohibited Signs,” shall also apply to this district.

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4.20.9        Landscaping

 

.1   Any lot developed for commercial or mixed use shall provide appropriate and adequate landscaping along front, side and rear yards as required by these regulations.

 

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      .2   Existing important site features such as stone walls, large trees, ledge faces and other features shall be preserved and incorporated into new designs to the maximum extent possible.  Existing healthy mature trees, if properly located, shall be fully credited against the requirements of these regulations.

 

      .3   Any disturbed portion of a developed lot or property which is not used for the location of

            buildings, structures, accessory uses, off-street parking and loading areas, sidewalks, or

            similar purposes, shall be landscaped and maintained in such a manner as to minimize stormwater runoff.

 

      .4   Landscaping, trees and plants required by these regulations shall be planted in a growing condition according to accepted horticultural practices and shall be maintained in a healthy growing condition for the duration of the use of the property under the approved site plan.  All landscaping, trees, and planting material adjacent to parking areas, loading areas, or driveways shall be properly protected from damage from vehicles by barriers, curbs, or other means.

 

      .5   A front landscaped area shall be required for all uses.  The required front landscaped area shall be covered with grass or other ground cover and shall include appropriate trees and shrubs.  As a minimum, one street-shade tree having a caliper of three (3) inches and a height of six (6) feet shall be planted for each fifty (50) feet or fraction thereof of the lot frontage.  The purpose of the landscaping is to enhance the appearance of the use on the lot but not to screen the use from view.

 

      .6   Side yard and rear yard landscaping is required for all uses.  Sod and/or seeding alone shall not constitute adequate landscaping.  Tree and shrub plantings shall be selected for durability and located for provision of shade to parking areas and passive solar energy to buildings, and visual enhancement of the site.  All building foundations shall be landscaped with suitable trees and shrubs.  Storage areas, service areas, trash receptacles and similar accessory structures and uses shall be screened with appropriate plantings.

      .7   Where screening is required to provide a visual and noise buffer with abutting residential zones or residential properties evergreen plantings shall be required, of such type, height, spacing and arrangement as the Commission deems necessary.  At a minimum, the planting shall consist of trees, six (6) feet in height, having a caliper of three (3) inches, planted at intervals of ten (10) feet on center.  Non-evergreen plantings may be included to supplement evergreen planting, but not to take its place.

      .8   An earth berm, wall, or fence, its location, height, design and materials approved by the Commission, may be substituted for any portion of the required planting at the discretion of the Commission.  Where existing topography and/or landscaping provides adequate screening, the Commission may modify the planting requirements.

                  .9   All new uses that place the parking to the rear of the building and are required to provide 75 or more off-street parking spaces shall have at least 100 square feet of interior landscaped islands per every 75 spaces, within the paved portion of the parking areas, IN ADDITION to other landscaping requirements.  Islands shall be required, to indicate and assure safe and efficient channeling of both pedestrian and vehicular traffic and to separate the major access-ways through the parking area from parking aisles.  Each

 

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                        separate interior landscaped area shall contain a minimum of 100 square feet, shall have a minimum dimension of at least eight (8) feet, shall be planted with grass, evergreen groundcover or shrubs, and shall include at least one tree of not less than three (3) inch caliper and at least six (6) feet in height.  Pre-existing uses with parking in front of the building and which are required to provide 20 or more off-street parking spaces shall have at least 20 square feet of interior landscaped islands per every 20 spaces within the paved portion of the parking area.  The Commission may waive or modify these requirements after evaluating the shape and layout of the proposed parking area.

.10    A landscaped area shall be provided along the perimeter of any parking area except where the parking area is functionally integrated with an adjoining parking area on an abutting lot.  The landscaped area shall have a minimum dimension of five (5) feet, shall be planted with grass or shrubs, and shall include at least one deciduous tree of not less than three (3) inch caliper, at least six (6) feet in height for every fifty (50) feet along the perimeter of the parking area.

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4.21         MAINTENANCE

.1   All buildings and grounds shall be maintained on a regular and continued basis to avoid degrading neighboring property values and quality of life.

.2   Diseased or dead trees, shrubs, or plants required by these regulations, or as shown on the approved site plan, shall be removed and replaced in a timely fashion, weather permitting.  This shall not apply to dormant or seasonal plants.

.3   Building exteriors and sign structures shall be cleaned and painted, as necessary, even if the premises are vacant.  Any condition in violation of these regulations shall be remediated within ten (10) days – weather permitting – of notification from the Zoning Enforcement Officer (ZEO).

.4   Peeling paint, exposed, rusted metal surfaces, loose siding, roofing or trim, and/or the existence of graffiti, miscellaneous signs or posters shall be a violation of these regulations.

.5   In no case shall a property be neglected to the point where it becomes an attractive nuisance which becomes a magnet for miscellaneous signs, posters, vehicles left for sale, a dumping ground for discarded items, or becomes a breeding ground or harborage of insects, rodents, or animals.  Properties left in such a condition after notice from the ZEO shall be a violation of these regulations.

 

4.22         APPLICATION PROCEDURES

4.22.1        A special permit is required for all new development, expansion or alteration of existing development, or for a change of use within the District, with the following exceptions:

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                  .1   The following activities do not require a special permit, but must obtain a permit under Section 3.8.1.  Site Layout requirements:

                        .1   Routine maintenance to an existing use:

                        .2   Additions to existing dwellings.

                  .2   A waiver of the special permit requirement may be granted by the Commission under the following conditions:

                        .1   Revisions to a site plan application for which a public hearing was held within the past six months and which do not result in a change of use;

                        .2   Minor changes in an existing use or existing structure (minor change is one that will not result in additional dwelling units additional employees, additional clients or customers, additional floor space for sales or service, or additional parking requirements).

4.22.2        All changes to uses existing at the time of adoption of these regulations will require upgrading of signs, landscaping, access ways, common design elements and other standards of the design district to the extent possible.  Any change to a building or site element regulated in this section will require that element be upgraded to meet these regulations.  Inability to completely conform to district standards due to physical site limitations shall not prevent an existing use from being improved, provided that public health and safety standards are not reduced.

4.22.3         General Requirements

Applications for a special permit from the Zoning Commission to develop or change use within the design district must include the following information:

.1   A written statement describing the proposed use or uses, including hours of operation;

.2   The applicant shall submit preliminary architectural drawings of proposed buildings and structures, specifying materials to be used and generalized floor plans.  This submission is for the purpose of determining that the proposed development is consistent with the design standards of the design district;

.3   The applicant shall identify any hazardous materials and wastes to be associated with the proposed occupancy and use of the property.  The applicant shall demonstrate that the hazardous materials and wastes shall be contained or managed in such a manner that the substances will not pollute or degrade natural resources or the surrounding environment and that all applicable permits and approvals from Federal, state and local authorities have been obtained.

.4   The applicant must indicate how the proposed activity will be compatible with the purpose of the district.

4.22.4         Site Plan Requirements

A site plan shall accompany an application for a special permit or an activity for which a waiver of special permit is requested.  A site plan shall include an accurate survey of the

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property by a licensed land surveyor and certified to Class A-2 of the Code of Recommended Practice for Standard of Accuracy of maps.  The Plan must include the following:

.1   Boundaries of the property, existing and proposed contours for intervals of not more than two (2) feet referring to USGS MSL datum;

.2   All adjoining property owners;

.3   Location of all easements and rights-of-way (R.O.W.) on the property, both existing and proposed.  All plans shall accurately show any utility easements.  Any proposed work within 10 feet of the easement shall be approved by the easement holder prior to approval by the Zoning Commission or its agent;

.4   Name of record owner;

.5   Date, north point and graphic scale.  Lot number(s) assigned by the assessor;

.6   Location of all watercourses, wetlands, flood hazard areas, rock outcroppings and other significant natural features.  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested;

.7   Existing development on the property, including buildings, walls, fences, signs, wells and septic systems;

.8   Location design and height of all proposed buildings, fences, signs and any other structures;

.9   Location, arrangement, and dimensions of automobile parking spaces, aisles vehicular drives, fire lanes, entrances, exits and ramps;

.10    Location, arrangement and dimensions of loading and unloading areas;

.11    Location and dimensions of pedestrian walkways, entrances, exits and walks;

.12    Size arrangements, uses and dimensions of open space on the site;

.13    Location, layout, type and size of buffer or landscape area, plant material, fencing, screening or other materials used for landscaping purposes;

.14    Location, size, height, orientation, and design of all signs and outdoor lighting;

.15    Location and conceptual design of proposed sanitary sewage disposal and water supply;

.16    Location and design of proposed storm drainage as per Section 5.5.2 if applicable or as deemed appropriate by the Commission.

4.22.5         Waivers

A-2 survey requirements may be waived if no external structural changes will be made.  Minor additions may be made to a site plan with reference to a separate existing A-2 surveyed site plan.  However, a site plan showing items #1-16 above shall not be waived.

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.1   Revisions to pre-existing site plans shall be considered as a new application and such revisions shall comply with current regulations.

.2   The commission may waive any specific sub-section of these regulations other than permitted or prohibited uses, provided:

§         The applicant shall identify on the application form, the sub-section(s) of the regulation(s) requested for waiver and provide evidence and/or written testimony to justify said waiver(s), and

§         There is agreement between the applicant and a two-third (2/3) majority of the commission that the requested waiver will provide harmony with adjacent development consistent with the purpose of this district, and

§         The granting of said waiver(s) will not be inconsistent with the purpose of these regulations.

 

4.23         ADDITIONAL CONDITIONS FOR APPROVAL

In order to facilitate the approval of a special permit the commission may impose reasonable conditions necessary to protect the public health, safety, convenience, and property values as provided by Section 8-2 of the Connecticut General Statutes (C.G.S.).

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SECTION 5.0  RESORT COMMERCIAL CLUSTER DISTRICT (RCCD)

 

 

5.1           PURPOSE:

 

                The purpose of the Resort Commercial Cluster District is to encourage the development of recreational and tourism-oriented commercial activities; retail activities; personal service activities; and limited living facilities, while maintaining the character of the surrounding area.

 

 

5.2           DESIGN OBJECTIVES:

 

.1  Cluster new commercial buildings and parking areas on the most developable land within the district while retaining significant contiguous land areas in a natural or landscaped condition.

 

                .2  Assure that the design of new structures, parking, accessways and landscaping is 

                     compatible with the natural features and topography of the area.

 

.3  Limit and control access for new development from public roads so that traffic safety is maintained and a sense of the rural landscape is retained and enhanced.

 

                .4  Discourage uncoordinated strip commercial development consisting of small, 

individual, unrelated uses varying unpredictably in type, size, style, access arrangements and environmental impact.  Such development is inconsistent with the maintenance of a rural appearance and maximum traffic safety.

 

.5  Protect surface and groundwater resources through the careful control of sewage disposal systems and storm water runoff.  Require best management practices available for all land uses located in close proximity to aquifer recharge areas.

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5.3           PERMITTED USES:

 

Within the Resort Commercial Cluster District, any property shall be used or occupied for one or more of the following uses only:

 

5.3.1        Principal Uses

 

                .1  Hotels and motels;

 

                .2  Restaurants, including take out service as part of an establishment which also includes seating for consumption on site;

 

                .3  Automobile service and Rental Business including fuel sales;

 

                .4  Financial institutions;

 

                .5  Golf courses and riding stables;

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                 .6  Field sports, court sports, pools and spa facilities;

 

                .7  Museums, art galleries and other cultural institutions;

 

                .8  Family entertainment centers including amusement parks, water parks, bowling centers, and mini-golf facilities;

 

                .9  Retail Sales.  No single retail outlet may exceed a gross floor area of 50,000 sq. ft., whether attached to another retailer or not;

 

              .10  Theaters including multiplex cinemas and excluding Drive In theaters;

 

              .11  A telephone exchange, transformer substation, public utility installation with no service yard or outside storage of supplies, and community water systems;

 

.12  A dwelling unit which serves as the residence for a care-taker or manager of  permitted principal use;

 

               .13    Rental of small boats and fishing gear including associated docks & buildings;

 

               .14    Parking facilities.  Single story (ground level parking structure) or multi-story structures.  Parking structure shall include at least one other Principal Use or Special Exception use;

 

               .15    Child day care facilities;

 

               .16    Residential structures to be conveyed as single proprietor condominiums or Fractional Ownership units.  Condominiums or Fractional Ownership units to be part of another Principal Use or Special Exception use and part of a resort facility;

 

               .17    Business and government services.  Advertising services, consulting services, employment services, insurance services, investment services, offices of government agencies, real estate services, physical fitness facilities, medical clinics, professional offices;

 

               .18    Recreation  Campgrounds including Recreational Vehicles.  No camp site shall be occupied by the same person or persons for more than thirty (30) days between October first and the next following April first.  No visitors may claim residency during their stay.

 

5.3.2        Accessory uses customary with or incidental to a permitted principal use.  Parking 

                lots as an accessory use will be restricted to a size to accommodate the principle 

                use.

 

5.3.3        Combining uses on a single lot or within a single structure is encouraged, provided 

                that all standards for each individual use are met.  When standards for combined 

                uses are not identical for each use, the most stringent standards shall apply to the 

                entire complex.

 

5.3.4        Alcoholic liquor:  The sale of alcoholic liquor as defined in Chapter 545 of the 

                Connecticut General Statutes, Liquor Control Act is permitted as an accessory use to 

              

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a permitted principal use only at an establishment which has been duly licensed 

                under the provisions of the Connecticut Liquor Control Act.

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5.4           PROHIBITED USES:

 

5.4.1        No emergency, temporary, interim, auxiliary, contingency, or accessory parking lots will be allowed.

 

5.4.2        The Commission shall evaluate each proposed use and prohibit from the district any use which has a high potential to contaminate ground or surface waters or uses which are deemed incompatible with the purpose and objectives of the district.  Examples of these uses could be: furniture strippers, photo processors, fuel oil storage, dry cleaners.

 

5.4.3        This section is not intended to prohibit the continuation of existing uses or uses developed under previous zoning.  Any permitted use at the time of adoption of these regulations may be considered a permitted use and improvements or expansion may be authorized as stipulated by Section 5.6.1 of these regulations, provided that all applicable standards of the district are met.

 

5.4.4        No use shall be permitted which by reason of noise, safety, vibration, smoke, fumes, 

                or odors are offensive and/or detrimental to nearby property owners or users thereof.

 

 

5.5           DESIGN STANDARDS:

 

                Development within a the Resort Commercial Cluster District shall be subject to the 

                following standards:

 

5.5.1        General

 

                .1  The minimum lot size shall be 200,000 square feet.

 

                .2  Each lot shall have a minimum of 500 feet frontage on a state highway.

 

                .3  The minimum lot width shall be 500 feet.

 

                .4  Building Height:  Any proposed building with height in excess of 30 feet must be approved by the Ledyard Fire Marshal prior to Commission approval.

 

                .5  Lot coverage by all impervious surfaces including buildings, parking areas, access 

                     roads and others, shall not exceed 60% of the total lot area.

 

                .6  Lot coverage by buildings and structures shall not exceed 30% of the total lot 

                     area.

 

                .7  Yard requirements will be as shown in Section 9.0.

 

                .8  Front setback:  200 feet.

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                      No structures or parking shall be located within the front setback area.  Front yards shall contain only landscaping, permitted signs, and access driveways.

 

                .9  Side and rear lot setback:  100 feet.

 

                     To encourage clustering of commercial development in the most appropriate locations, the Commission may approve a site plan showing side or rear yards of  lesser dimensions where it finds that the site plans of the two adjacent lots can best carry out the design objectives of the district by placing buildings in closer proximity than would be otherwise permitted.  Applications for reduced yard requirements must be accompanied by a statement of mutual agreement to the reduction from the two adjacent lot owners.  Such agreements shall be filed on the land records of the Town of Ledyard.  Parking is permitted in side and rear yards.

 

              .10  Where size and shape of existing lots, location of existing structures, and/or site topography and site features make it infeasible to comply with the standards of  Section 5.5.1, the Commission may approve modifications to those standards when it determines that the modifications will better serve to meet the purpose and  design objectives of Section 5.1 and 5.2.

 

5.5.2        Drainage

 

                Storm water control measures shall be provided for impervious surfaces within the site, either as stipulated below or in other situations as deemed appropriate by the Commission.  All storm water control structures shall be reviewed, approved, and inspected by the Director of Public Works or Town Engineer.

 

                .1  All storm drainage for proposed development in which the combined square footage of roofs, paved parking areas and other impervious surfaces exceeds 10,000 square feet shall be designed in accordance with and subject to the provisions of the Drainage Ordinance of the Town of Ledyard.

 

                .2  The Commission may require that the provisions of the Drainage Ordinance apply to development projects with less than 10,000 square feet of impervious surface if  it determines that a proposed development is likely to have a significant drainage impact.

 

                .3  If an inland wetlands and watercourses permit is required, an application to the Inland Wetlands and Watercourses Commission shall be made prior to or the same day as the zoning permit is requested.

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5.5.3        Water and Sewer

 

                All water supply and sanitary sewage disposal systems must be developed and operated in conformance with the applicable regulations of the State of Connecticut Department of Health, Department of Environmental Protection, and Department of Public Utilities Control.  Applications for development in design districts shall not be approved unless the design for water supply and sewage disposal has received written approval from the agency or agencies with jurisdiction over water supply and sewage disposal.  Such agencies may include the

 

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Town of Ledyard Director of Health or his agent, the Connecticut Department of Health, the

Connecticut Department of  Environmental Protection, the Connecticut Department of Public Utilities Control, the Ledyard Water Pollution Control Authority, and the Southeastern Connecticut Regional Water Authority.

 

5.5.4        Access and Traffic

 

                .1  For each application, the Commission will consider the design of access, any proposed or necessary traffic controls, physical features of the access site, any proposed construction designs peripheral to access and related to traffic control, existing traffic conditions and any nearby pending development.

 

                .2  Any use of property which can reasonably be expected to generate a large volume of traffic may be required by the Commission to provide for entrances to and exit from the property by way of an adjacent and less traveled public highway or frontage road in lieu of direct access from and to a major or more heavily traveled public highway.

 

                .3  In order to reduce possible traffic conflict points, the owners of adjacent property may, with the approval of the Commission, construct a common driveway serving more than one property.  A written agreement for the common use and maintenance of shared access must be recorded in the Town Land Records.

 

                .4  The Commission may require certain minimum sight line distances depending on present or anticipated traffic conditions and upon posted speed limits and surveyed average vehicular speeds.

 

                .5  Vehicular entrances shall be a maximum of 50 feet wide and shall be clearly defined.  Such entrances shall not exceed 30% of the lot frontage.  The total number of entrances which can safely be accommodated along the same road will be a consideration for approval or disapproval of a special permit and/or site plan application.  Wherever possible, each development shall be limited to one access point per property.

 

                .6  Any permit may be denied by the Commission if proposed access to a public highway is deemed to create a hazardous condition or when the expected traffic to be generated from the proposed use considered cumulatively with existing traffic conditions is deemed to cause or worsen hazardous conditions so as imperil public safety.

 

                .7  The applicant must demonstrate that the site design makes proper provision for 

                     pedestrian access and safety.  All site plans shall provide for pedestrian walkways 

                     and circulation in and around buildings.

 

5.5.5        Parking and Outdoor Displays

 

                .1  Off-street parking shall be encouraged to be located in the rear of buildings when possible.  The off-street parking standards shall be in accordance with the requirements of Section 11.0 of these regulations.

 

             

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    .2  For mixed uses with different parking requirements occupying the same building  or premises, the number of parking spaces required shall equal the sum of the requirements of the individual uses computed separately.

 

                .3  Parking and outdoor display areas shall not be located within the 200 foot front setback area.

 

                .4  For uses requiring a significant number of parking spaces, several smaller interconnected parking areas are encouraged in preference to a single large parking lot.

 

                .5  Driveways, parking areas and outside display areas shall be paved of bituminous concrete or other similar material.  Entrances shall be clearly defined by a six (6)  nch curb of bituminous concrete.  The following exemptions may be made by the Commission:  employees' parking; or storage of vehicles provided such vehicles are not junked or wrecked; or low flow traffic areas.  Exempted areas will be constructed of a processed stone with a suitable, positively drained, well-graded sub-base gravel.

 

5.5.6        Erosion Control

 

                .1  Except as provided in .2 below, a site development plan will be required for all major filling, excavating or relocating of soil or rocks on any lot.  The plan shall detail areas to be altered, denoting any existing drainage routes and/or changes to these routes.  Major filling, excavating, or relocating is defined as the movement of 500 cubic yards or more to, on or from any lot.  A permit authorizing such work shall be obtained from the Zoning Official and shall be limited to a period of twelve (12) months and may be renewed.  Existing topography shall be disturbed to a  minimum.  Wherever possible, trees shall be preserved.

 

                .2  When the area to be disturbed is cumulatively more than one-half acre, an Erosion and Sediment Control Plan shall be submitted in accordance with Section 12.2.

 

5.5.7        Signs

 

                .1  All signs will be in conformance with the provisions of Section 10.0 of these regulations.

 

                .2  No outdoor advertising shall take place on any part of a site unless said advertising is related to the services provided on the premises.

 

5.5.8        Landscaping and Screening

 

                Landscaping standards in the Resort Commercial Cluster District are intended to 

                advance the design objectives set forth in Section 5.2 by maintaining the rural 

                character of the northeastern corner of Ledyard.  Landscape standards are intended 

                to enhance the appearance and natural beauty of the area; protect property values; 

                reduce excessive heat, glare and dust; provide privacy from noise and visual 

                intrusion; prevent erosion of soil; and avoid excessive runoff of storm water.

 

                .1  Any disturbed portion of a developed lot or property which is not used for the 

                     location of buildings, structures, accessory uses, off-street parking and loading 

                   

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areas, sidewalks, or similar purposes, shall be landscaped and maintained in such 

                     a manner as to minimize storm water runoff.

 

                .2  To the extent possible, existing trees, vegetation, and unique site features such as 

                     stone walls shall be retained and protected.  Existing healthy mature trees, if properly located, shall be fully credited against the requirements of these regulations.

 

                .3  Landscaping, trees and plants required by these regulations shall be planted in a growing condition according to accepted horticultural practices and shall be maintained in a healthy growing condition for the duration of the use of the property under the approved site plan.  All landscaping, trees, and planting material adjacent to parking areas, loading areas, or driveways shall be properly protected from damage from vehicles by barriers, curbs, or other means.

 

                .4  A front landscaped area shall be required for all uses.  The required front landscaped area shall be covered with grass or other ground cover and shall include appropriate trees and shrubs.  As a minimum, one street-shade tree having a caliper of two (2) inches and a height of six (6) feet shall be planted for each fifty (50) feet or fraction thereof of the lot frontage.  The purpose of the landscaping is to enhance the appearance of the use on the lot but not to screen the use from view.

 

                .5  Side yard and rear yard landscaping is required for all uses.  Sod and/or seeding alone shall not constitute adequate landscaping.  Tree and shrub plantings shall be selected for durability and located for provision of shade to parking areas and passive solar energy to buildings, and visual enhancement of the site.  All building foundations will be landscaped with suitable trees and shrubs.  Storage areas, service areas, trash receptacles and similar accessory structures and uses must be screened with appropriate plantings.

 

                .6  Where screening is needed to provide a visual and noise buffer, evergreen plantings will be required, of such type, height, spacing and arrangement as the Commission deems necessary.  At a minimum, the planting shall consist of trees six (6) feet in height planted at intervals of ten (10) feet on center.  Non-evergreen plantings may be included to supplement evergreen planting, but not to take its place.  An earthen berm, wall, or fence, its location, height, design and materials approved by the Commission, may be substituted for any portion of the required planting at the discretion of the Commission.  Where existing topography and/or landscaping provides adequate screening, the Commission may modify the planting requirements.

 

                .7  All uses required to provide 20 or more off-street parking spaces shall have at least 20 square feet of interior landscaping within the paved portion of the parking areas of each parking space IN ADDITION to other landscaping requirements.  Islands shall be required, to indicate and assure safe and efficient channelization of both pedestrian and vehicular traffic and to separate the major accessways through the parking area from parking aisles.  Each separate interior landscaped area shall contain a minimum of 100 square feet, shall have a minimum dimension of at least eight (8) feet, shall be planted with grass or shrubs, and shall include at least one tree of not less than two (2) inch caliper at least six (6) feet in height.  The Commission may waive or modify these requirements after evaluating the shape and layout of the proposed parking area.

 

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                .8  A landscaped area shall be provided along the perimeter of any parking area except where the parking area is functionally integrated with an adjoining parking area on an abutting lot.  The landscaped area shall have a minimum dimension of  five (5) feet, shall be planted with grass or shrubs, and shall include at least one deciduous tree of not less than two (2) inch caliper, at least six (6) feet in height for every fifty (50) feet along the perimeter of the parking area.

 

5.5.9        Design Elements

 

                .1  Spatial relationships: Buildings, accessory structures, parking areas and accessways should be designed to complement the natural features of the landscape with minimal alteration of the natural contours of the site.   Within an individual site, structures should be located in a compact cluster, surrounded by natural or landscaped areas.

 

                     The organization of buildings, driveways, parking areas, walkways, service areas and other site components should have a functional, safe and harmonious interrelationship and be compatible with existing site features and adjacent buildings.

 

                     Building setbacks from the street, side setbacks from adjacent buildings and  alignment of directionality of the major axis of a building should be consistent with and recognize the rhythm, spacing and orientation of other buildings within the district.

 

                     To this end, the developer must submit a street view of the property and surrounding properties showing existing and proposed principal and accessory buildings, signage, accessways, and landscaping.  Photographs of the site and adjacent properties can be used to supplement architect's and landscape architect's renderings.

 

                .2  Building Criteria

 

                     Building design elements.  Materials, texture and color used on the exterior walls 

                     and roof should emphasize the use of natural materials or should be those associated with traditional New England architecture. Preferred faηade materials are brick, stone, and wood, including narrow width siding, clapboards, wood shingles or reasonable equivalent.  Metal, unfinished concrete block, and asphalt siding is discouraged.  Roofing materials, where visible, should be cedar shake, slate, copper or reasonable equivalents.  Tar paper, sheet metal or plastic roofing surfaces are strongly discouraged.

 

                     Architectural details characteristic of the particular style and period proposed should be incorporated into the design for any new construction and should relate harmoniously to adjacent buildings.  It is not intended that the architectural details of old buildings be duplicated precisely, but they should be regarded as suggestive of the extent, nature and scale of details that would be appropriate on new buildings or alterations.

 

                     Large structures should have well articulated facades to reduce the appearance of 

                     significant bulk.  Roof lines should be varied to provide architectural interest.

 

 

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.3  Design features

 

                     Preservation of important existing site features such as stone walls, large trees, ledge faces and other features shall be incorporated into new designs to the maximum extent possible.

 

                     Pedestrian walkways designed to provide circulation within a specific site shall be 

                     constructed of slate, brick, concrete or suitable paving blocks, but in no case shall 

                     they be loose gravel or earth.

 

                     Exterior lighting shall be of a style and character which is in harmony with the rural 

                     landscape of the district.  Lighting standards in parking areas shall not exceed twelve (12) feet in height.  Luminaries shall have shielded light sources to prevent glare.  Pedestrian walkways shall be illuminated by light bollards or other low level lighting standards with shielded light sources.  Building-mounted flood lighting and ornamental lighting is discouraged.

 

                     Design and placement of signs shall consist of materials and be limited to colors which are appropriate to facade design and materials; use lettering styles, sizes and composition which relate to architectural style within the district, and be illuminated externally.

 

 

5.6           APPLICATION PROCEDURES

 

5.6.1        A special permit is required for all new development, expansion or alteration of existing development, or for a change of use within the Resort Commercial Cluster District, with the following exceptions:

 

                .1  Routine maintenance of an existing use;

 

                .2  Alteration of an existing single family residence, provided such alteration does not 

                     result in a change of use;

 

                .3  A waiver of the special permit requirement may be granted by the Commission 

                     under the following conditions:

 

                     .1   Revisions to a site plan application for which a public hearing was held within the past six months and which do not result in a change of use;

 

                     .2   Minor changes in an existing use or existing structure.  A minor change is one which will not result in additional dwelling units, additional employees, additional clients or customers, additional floor space for sales or service, or additional parking requirements.

 

5.6.2        All changes to uses existing at the time of adoption of these regulations and all alterations or additions to structures existing at the time of adoption of these regulations will require upgrading of signs, landscaping, accessways, common design elements and other standards of the district to the extent possible.  Inability to completely conform to district standards due to physical site limitations shall not prevent an existing use from being improved, provided that public health and safety standards are not reduced.

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5.6.3        General Requirements

 

                Applications for a special permit from the Zoning Commission to develop or change 

                use within the design district must include the following information:

 

                .1  A written statement describing the proposed use or uses, including hours of  operation;

 

                .2  The applicant shall submit preliminary architectural drawings of proposed buildings and structures, specifying materials to be used and generalized floor plans. This submission is for the purpose of determining that the proposed development is consistent with the design objectives of the district;

 

                .3  The applicant shall identify any hazardous materials and wastes to be associated with the proposed occupancy and use of the property.  The applicant shall demonstrate that the hazardous materials and wastes shall be contained or managed in such a manner that the substances will not pollute or degrade natural resources or the surrounding environment and that all applicable permits and  approvals from Federal, state and local authorities have been obtained;

 

                .4  The applicant must indicate how the proposed activity will be compatible with the 

                     objectives of the district.

 

5.6.4        Site Plan Requirements

 

                A site plan must accompany an application for a special permit or an activity for which 

                a waiver of special permit is requested.  A site plan shall include a survey of the property by a registered land surveyor and certified to Class A-2 of the Code of  Recommended Practice for Standard Accuracy of maps.  The plan must include the following:

 

                .1  Boundaries of the property, existing and proposed contours for intervals of not more than five feet referring to USGS MSL datum;

 

                .2  All adjoining property owners;

 

                .3  Location of all easements and rights-of-way on the property, both existing and proposed.  All plans shall accurately show any utility easements.  Any proposed work within 10 feet of the easement shall be approved by the easement holder prior to approval by the Zoning Commission or its agent;

 

                .4  Name of record owner;

 

                .5  Date, north point and graphic scale.  Lot number(s) assigned by the assessor;

 

                .6  Location of all watercourses, wetlands, flood hazard areas, rock outcroppings and other significant natural features.  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested;

 

                .7  Existing development on the property, including buildings, walls, fences, signs, 

                     wells and septic systems;

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                .8  Location, design and height of all proposed buildings, fences, signs and any other 

                     structures;

 

                .9  Location, arrangement, and dimensions of automobile parking spaces, aisles, vehicular drives, fire lanes, entrances, exits and ramps;

 

              .10  Location, arrangement and dimensions of loading and unloading areas;

 

              .11  Location and dimensions of pedestrian walkways, entrances, exits and walks;

 

              .12  Size arrangements, uses and dimensions of open space on the site;

 

              .13  Location, layout, type and size of buffer or landscape area, plant material, fencing, 

                     screening or other materials used for landscaping purposes;

 

              .14  Location, size, height, orientation, and design of all signs and outdoor lighting;

 

              .15  Location and design of proposed sanitary sewage disposal and water supply;

 

              .16  Location and design of proposed storm drainage as per Section 5.5.2 if applicable or as deemed appropriate by the Commission.

 

5.6.5        Waivers

 

                A-2 survey requirements may be waived if no external structural changes will be 

                made.  Minor additions may be made using an existing A-2 surveyed site plan.  

                However, a site plan showing items #1-16 above shall not be waived.

 

5.6.6        Revisions to preexisting site plans shall be considered as a new application and such 

                revisions shall comply with current regulations.

 

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SECTION 6.0  INDUSTRIAL DISTRICT ( I )

 

 

6.1           PURPOSE

 

                The purpose of the Industrial District is to encourage continuation of industrial uses and expansion of manufacturing and research facilities to enhance the tax base and provide employment opportunities, consistent with the rural character and natural resource constraints of Ledyard.

 

 

6.2           PERMITTED USES

 

                Within the Industrial District, any property shall be used or occupied for one or more of the following uses only:

 

6.2.1        Manufacture, fabrication, processing, compounding, treatment, assembly, maintenance, repair or packaging of goods or products, provided that all subject operations are conducted within a building or structure designed for such operations.

 

6.2.2        Communications systems, a telephone exchange, transformer substation, public or private utility installation, repair shops and storage yards.

 

6.2.3        Research and testing laboratories.

 

6.2.4        Animal Resource Facility.

 

6.2.5        Vehicle dispatching and repair.

 

6.2.6        Erection, maintenance and use of facilities for storage and/or warehousing, provided that such storage or warehousing shall be within a building.

 

6.2.7        Accessory use customary with and incidental to the uses listed in 6.2.1 through 6.2.6, 

                including the following:

 

                .1  Cafeteria-style service provided within a building for employees of the principal use;

 

                .2  Recreational facilities for employees;

 

                .3  Child Day Care facility for children of employees.

 

6.2.8        Open storage or warehousing not within a building.

 

6.2.9        Offices owned, operated or managed by the owner or operator of a permitted use.

 

6.2.10      Special permit use: Uses permitted in Section 6.2.1 may be conducted outside of a building upon approval of an application for a Special Permit from the Commission, in accordance with the requirements of Section 13.2.

 

6.2.11      Boat building.

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6.2.12      The construction, use and maintenance of dams, dikes, reservoirs, impounding basins, water treatment facilities and appurtenance in connection with a water supply system.

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6.3           PROHIBITED USES

 

6.3.1        No use shall be permitted which by reason of noise, safety, vibration, fumes, dust, glare or odors are offensive and/or detrimental to nearby property owners or users thereof.

 

6.3.2        The Commission shall evaluate each proposed use and prohibit from the district any use which has a high potential to contaminate ground or surface waters, or other uses which are deemed compatible with the purpose of this district.

 

 

6.4           MAINTENANCE OF NATURAL LANDSCAPE, SCREENING & BUFFERS

 

6.4.1        To the extent possible, existing trees, vegetation and unique site features such as stone walls, ledge faces, kettleholes and boulder trains shall be retained and protected throughout each site.

 

6.4.2        Any disturbed area of a lot or property which is not used for the location of buildings, 

                structures, accessory uses, off-street parking, loading and storage areas, or similar purposes shall be landscaped and maintained in such a manner as to minimize storm water runoff.

 

6.4.3        Perimeter vegetative buffering and/or screening is required for all industrial development to maintain the rural appearance of Ledyard and to protect the values of  nearby properties.  Specifically, buffers and screening shall be installed to reduce excessive heat, glare and accumulation of dust, to provide privacy from noise and visual intrusion, and to prevent the excessive runoff of storm water and erosion of soil.

 

                .1  A perimeter buffer area is required along and within the boundaries of a lot abutting a town road or state highway or abutting any lot within a residential district.

 

                .2  The minimum width of the perimeter buffer required in 6.4.3.1 above shall be one hundred (100) feet.  The buffer area shall be free of any structures and parking areas, and shall be maintained in a natural or landscaped state, except for such fencing as may be approved by the Commission.

 

                .3  The retention of existing topography and vegetation in buffer areas is preferable to 

                     regrading and new plantings, where the Commission determines existing conditions will satisfy the purposes of buffering and screening.

 

                .4  Where lot size and shape or existing structures make it infeasible to comply with 

                     the minimum required width for a perimeter buffer, the Commission may modify 

                     the width requirement, provided that the alternative buffer area meets the 

                     purposes of a buffer.

 

                .5  Where natural site conditions are not adequate to meet the purposes of a buffer, 

                     the Commission may require a screening fence, earthen berm, and/or evergreen 

                   

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and deciduous plants of such type, height, spacing and arrangement as will, in the 

                     judgment of the Commission, effectively screen the activity on the lot from the

                     adjacent public road and/or residential area.

 

.6   A water tower/tank may be constructed without complete screening from adjacent public roads and/or residential areas or mixed-use areas, via the special permit review process provided.

 

                        .1   The water tower/tank security fencing and accessory structures shall be screened from view.  The water tower/tank shall be painted to disguise it from view and,

 

                        .2   The applicant shall demonstrate that:

 

                              .1   tower/tank is essential to providing for the health and general welfare of the community,

 

                              .2   the location of the tower/tank is not a designated historic site,

 

                              .3   the location of the tower/tank is the optimum site based on the long term needs of the town and,

 

                              .4   technical considerations and,

 

                              .5   coastal vistas and viewpoints will not be adversely impacted.

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6.5           STANDARDS FOR INDUSTRIAL AREAS

 

                Development within an Industrial District shall be subject to the following standards:

 

6.5.1        Bulk and Yard Requirements:

 

                .1  The minimum lot size shall be 200,000 square feet.

 

                .2  Each lot shall have a minimum of 100 feet frontage on a town-accepted road or state highway.

 

                .3  The minimum lot width shall be 500 feet.

 

                .4  Maximum building height shall be the height permitted under the State of  Connecticut Building Code for the particular use involved and the type of building construction employed.  Structures shall be of such height and so located or screened as to minimum off site visual impact.

 

                .5  Lot coverage by buildings and structures shall not exceed 40% of the total lot area.

 

                .6  Where no perimeter buffer is required under Section 6.4.3.1, the minimum yard  requirement shall be 30 feet in width.

 

 

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6.5.2        Performance Standards

 

                .1  Drainage

 

                     Storm water control measures shall be provided for impervious surfaces within the site, either as stipulated below or in other situations as deemed appropriate by the Commission.  All storm water control structures shall be reviewed, approved, and inspected by the Director of Public Works or Town Engineer.

 

                     .1   All storm drainage for proposed development in which the combined square footage of roofs, paved parking areas and other impervious surfaces exceeds 10,000 square feet shall be designed in accordance with and subject to the provisions of the Drainage Ordinance of the Town of Ledyard.

 

                     .2   The Commission may require that the provisions of the Drainage Ordinance apply to development projects with less than 10,000 square feet of impervious surface if it determines that a proposed development is likely to have a significant drainage impact.

 

                .2  Water and Sewer

 

                     All water supply and sanitary sewage disposal systems must be developed and 

                     operated in conformance with the applicable regulations of the State of  Connecticut Department of Health, Department of Environmental Protection, and Department of Public Utilities Control.  Applications for industrial development  shall not be approved unless the design for water supply and sewage disposal  has received written approval from the agency or agencies with jurisdiction over water supply and sewage disposal.  Such agencies may include the Town of  Ledyard Director or Health or his agent, the Connecticut Department of Health,  the Connecticut Department of Environmental Protection, the Connecticut  Department of Public Utilities Control, the Ledyard Water Pollution Control  Authority, and the Southeastern Connecticut Regional Water Authority.

 

                .3  Access and Traffic

 

                     .1   For each application, the Commission will consider the design of access, any 

               proposed or necessary traffic controls, physical features of the access site, any proposed construction designs peripheral to access and related to traffic control, existing traffic conditions and any nearby pending development.

 

                     .2   Any use of property which can reasonably be expected to generate a large volume of traffic may be required by the Commission to provide for entrances to and exit from the property by way of an adjacent and less traveled  public highway or frontage road in lieu of direct access from and to a major or more heavily traveled public highway.

 

                     .3   In order to reduce possible traffic conflict points, the owners of adjacent property may, with the approval of the Commission, construct a common  driveway serving more than one property.  A written agreement for the common use and maintenance of shared access must be recorded in the Town Land Records.

 

 

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                     .4   The Commission may require certain minimum sight line distances depending  on present or anticipated traffic conditions and upon posted speed limits and surveyed average vehicular speeds.

 

                     .5   Vehicular entrances shall be a maximum of 30 feet wide, unless a wider entrance is approved by the Commission for safety purposes, and shall be clearly defined.  The total number of entrances which can safely be accommodated along the same road will be a consideration for approval or disapproval of a site plan application.   Wherever possible, each development shall be limited to one access point per property, however, separate access may be approved for employee vehicles and truck traffic, where appropriate.   Where significant truck traffic is anticipated, the Commission may require the construction of a separate truck turning lane at the site entrance.

 

                     .6   Any permit may be denied by the Commission if proposed access to a public highway is deemed to create a hazardous condition or when the expected traffic to be generated from the proposed use considered cumulatively with existing traffic conditions is deemed to cause or worsen hazardous conditions so as imperil public safety.

 

                .4  Parking and Loading

 

                     .1   No parking or loading areas shall be located in perimeter buffer areas. Parking and loading areas shall be screened from the public roadway and from adjacent residential properties.  Adequate loading areas shall be provided for the proposed use. Off-street parking standards shall be in accordance with the requirements of Section 11.0 of these Regulations.

 

                     .2   Driveways, parking and loading areas shall be paved of bituminous concrete or other similar material.  Entrances shall be clearly defined by a six (6) inch curb of bituminous concrete.  The following exemptions may be approved by the Commission: employees' parking; storage of vehicles provided such vehicles are not junked or wrecked; low flow traffic areas.  Exempted areas will be constructed of a processed stone with a suitable, positively drained, well-graded sub-base gravel.

 

                .5  Erosion Control

 

                     .1   Except as provided in .2 below, a site development plan will be required for all major filling, excavating or relocating of soil or rocks on any lot.  The plan shall detail areas to be altered, denoting any existing drainage routes and/or changes to these routes.  Major filling, excavating, or relocating is defined as the movement of 500 cubic yards or more to, on or from any lot.  A permit  authorizing such work shall be obtained from the Zoning Official and shall be limited to a period of twelve (12) months and may be renewed.  Existing topography shall be disturbed to a minimum.   Wherever possible, trees shall  be preserved.

 

                     .2   When the area to be disturbed is cumulatively more than one-half acre, an Erosion and Sediment Control Plan shall be submitted in accordance with Section 12.2.

 

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                .6  Signs

 

                     All signs will be in conformance with the provisions of Section 10.0 of these regulations.

 

                .7  Lighting

 

                     Outdoor illumination, including area lighting and floodlighting, shall be designed for safety, convenience and security while minimizing sky glow, safeguarding against discomfort glare and disability veiling glare, and avoiding trespass lighting and adverse effect from illumination upon the use, enjoyment and value of nearby property and upon the appearance of the community.

 

                .8  Hazardous Materials and Wastes

 

                     The applicant shall identify any hazardous materials and wastes to be associated with the proposed use of the property and shall provide evidence that all applicable permits and approvals from Federal, State or local authorities have been or are in the process of being obtained.

 

                .9  Inland Wetlands and Watercourses

 

                     If an inland wetlands and watercourses permit is required, an application to the Inland Wetlands and Watercourses Commission shall be made prior to the same day as the zoning application is submitted.  The Zoning Commission shall take no action until the report of the wetlands agency has been received and considered.

 

              .10  Protection of Significant Historical and Archaeological Sites

 

                     When a site or portion of a site has been identified by the State Historic Preservation Officer or the State Archaeologist as historically significant, the applicant shall identify on the plans the nature and location of the resource, and shall indicate what measures are being taken to protect such resource.

 

 

6.6           APPLICATIONS

 

6.6.1        A permit from the Zoning Commission is required for all major new development, expansion or alteration of existing development, or for a change of use within the Industrial District.  A site plan shall accompany all permit applications.  A permit granted according to Section 6.6.1.1 satisfies this requirement.

 

                 .1  The Zoning enforcement Officer may grant a zoning permit for minor land uses and modifications,  where the proposed use or modification does not significantly affect the intensity of the use, the building footprint, traffic circulation, drainage, landscaping, buffering, lighting, utilities, public safety, or impact on surrounding areas.  He shall approve or deny or refer to the Zoning Commission these applications within not more than thirty (30) days of the application.

 

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                        .1  The Zoning Commission shall review applications unless they are of the following types:

 

                              .1  Minor additions to or modifications of existing buildings or accessory buildings.

 

                              .2  Construction of new or modification of existing on-premise fences, walls,            pedestrian walks and terraces, underground utility connections, essential electric, gas telephone, water and sewer service lines, signs and such other minor structures.

 

                              .3  Interior modifications to buildings.

 

                              .4  Minor changes in use of building, structure or property except those changes occurring on property adjacent to or abutting coastal waters.

 

                        .2  At the discretion of the Zoning Enforcement Officer, the submittal requirement                       of a site plan for these types of applications may be waived.

 

                        .3  The Zoning Commission may reverse the decision of the ZEO regarding an                           industrial zoning application at its next regularly scheduled meeting.  The ZEO                         decision is resumed to stand, unless the Commission decides to reverse it.

 

6.6.2        Revisions to preexisting site plans shall be considered as a new application and such revisions shall comply with current regulations.  Inability to completely conform to current standards due to physical site limitations or location of existing structures shall not prevent an existing use from being improved, provided that public health and safety standards are not reduced.

 

6.6.3                In cases where the applicant intends to develop in stages, an overall site and staging plan indicating ultimate development shall be submitted.

 

6.6.4        A complete site plan application, as specified by these regulations, must be filed at 

                least five (5) working days before a regularly scheduled Commission meeting in order 

                to be considered during that meeting.

 

6.6.5        Waiver of Site Plan Requirements:

 

                The Commission may waive site plan requirements if the construction, alteration or 

                change in use does not affect existing traffic circulation, drainage, relationship of

                buildings to each other, landscaping, buffering, lighting or other considerations of site  

                plan review.  The Commission may also, at its sole discretion, exempt any application 

                from specifically designated portions of the requirements for contents of a site plan as 

                set forth in Section 6.6.6.  Such exemptions may be approved if the Commission 

                determines that such information would not aid the Commission in its determination of 

                the application's compliance with these regulations.

 

6.6.6        Contents of a Site Plan Application:

 

                For all uses requiring site plan approval, a site plan application shall include the 

                following information:

 

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                .1  Statement of Use: A written statement, signed by the applicant, and by the owner  if different from the applicant, describing the nature and extent of the proposed use or occupancy in sufficient detail to determine compliance with the use provisions of these regulations.

 

                .2  Written reports concerning the following:

 

                     .1   Sewage Disposal:  A written report, submitted to the Director of Health or his agent for written approval, prior to submission to the Commission.  The report  shall contain the location and results of all test pits and percolation tests dug on the site.  These tests shall be conducted in conformance with the Public Health Code of the State of Connecticut;

 

                     .2   Potable Water Supply: A licensed water analyst shall perform such chemical, 

                           bacteriological or other analyses or tests which meet the water standards established by the Public Health Code of the State of Connecticut.  Results of  all water tests shall be submitted to the Commission after review by the Director of Health or his agent;

 

                     .3   Fire Protection: The applicant shall identify the source of water for fire protection, and shall where necessary, after consultation with the fire marshal,  provide a fire well, fire pond, water tank, or other source of adequate water for fire fighting purposes.  The design, location and construction of any water supply for fire fighting purposes must be approved by the Commission;

 

                     .4   Traffic Generation:  For all new industrial development, a report of the estimated amount and type of vehicular traffic to be generated on a daily basis and at peak hours; and the estimated number of persons to occupy or visit the premises on a daily basis, including parking and loading requirements for the proposed use or uses;

 

                     .5   All other plans and reports required under these regulations, including but not 

                           limited to the following:

 

                           .1  coastal site plan, where applicable;

 

                           .2  special requirements for flood hazard areas;

 

                           .3  erosion control plan, under Section 6.5.2.5.

 

                     .6   A listing of any permits required from any state and/or federal agencies, and the status of such permit applications.

 

                .3  Location Map: An accurate scale map at one inch equals 1000 feet showing the subject property and all property and streets within 1000 feet of any part of the subject property, including all lots and lot lines, all zoning district boundaries, and all existing streets and roads.   The location map may be included on other plan sheets.

 

                .4  A Plan Map, drawn at a scale of 1" equals 40' or other scale as may be approved  by the Commission.  All plans shall be prepared, signed and sealed by a professional engineer and a land surveyor, licensed to practice in the State of  Connecticut, who shall be responsible for the information and design shown on the map.

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                     .1   A boundary survey of the entire parcel shall be submitted, prepared by a registered land surveyor, and certified to Class A-2 of the Code of  Recommended Practice for Standard Accuracy of maps.

 

                     .2   The plan shall illustrate the proposed development of the property, and shall include the following:

 

                           .1  General Information

 

                                .1  Name and address of the applicant and owner of record as listed on the Town's tax roles.

 

                                .2  Date, north arrow, and numerical and graphic scale on each map.

 

                                .3  A brief written description of the proposed use or uses.

 

                                .4  A table or chart indicating the proposed number or type of uses, lot area, lot width, yards, building height, coverage, floor area, parking spaces, landscaping, and buffer areas as they relate to requirements of the zoning regulations.

 

                                .5  Signature block with place for signature of chairman and date of approval of plan.

 

                           .2  The Property

 

                                .1  The boundaries of the property.

 

                                .2  Location, width, and purpose of all existing and proposed easements and rights of way on the property.

 

                                .3  Existing and proposed contours with intervals of five feet, referred to USGS MSL datum.

 

                                .4  Location of all existing wooded areas, watercourses, wetlands, rock outcrops, and other significant physical features, and where appropriate, the mean high water line, the flood hazard boundaries, and the channel encroachment line.

 

                           .3  Buildings and Uses

 

                                .1  Location, design and height of all existing and proposed buildings and 

                                     structures, signs, fences, and walls.

 

                                .2  Location of all existing and proposed uses and facilities not requiring a 

                                     building, such as tanks, light standards, dumpsters, benches, and such.

 

                           .4  Parking, Loading and Circulation

 

                                .1  Location, arrangement, and dimensions of automobile parking spaces, 

                                     aisles, vehicular drives, fire lanes, entrances, exits and ramps.

 

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                                .2  Location, arrangements and dimensions of loading and unloading areas.

 

                                .3  Location and dimensions of pedestrian walkways, entrances, and exits.

 

                                .4  Surface treatment of all parking and loading areas.

 

                           .5  Open Space and Landscaping

 

                                .1  Percentage, size, arrangement, uses, and dimensions of all open areas  of the site.

 

                                .2  Location, layout, type and size of all buffers, interior landscaping, plant 

                                     materials, fencing and screening materials.

 

                           .6  Signs and Lighting

 

                                .1  Location, size, height, orientation and plans of all signs.

 

                                .2  Location, size, height, orientation and design of all outdoor lighting.

 

                           .7  Utilities

 

                                .1  Location and design of all existing and proposed electric, telephone and gas lines, sewage disposal systems, storm water drainage, water supply facilities, and refuse collection areas, including provisions for recycling.

 

                           .8  Sedimentation and erosion control measures

 

                .5  Other information deemed by the Commission to be necessary to determine 

                     conformity with the intent of these regulations.

 

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SECTION 7.0:  COMMERCIAL DISTRICTS

 

 

7.1           LIMITED COMMERCIAL DISTRICT (C-1) MINIMUM LOT SIZE 40,000 SQ. FT.:

 

                Any property in any Limited Commercial District shall be used or occupied for one or 

                more of the following uses only:

 

7.1.1        Business offices:  Real estate, insurance and other similar offices; and the offices or  architectural, electrical, engineering, legal, dental, medical or other established recognized professions; financial institutions; artist studios, and medical clinics.

 

7.1.2        Research or clinical laboratories.

 

7.1.3        Undertaking establishments.

 

7.1.4        Personal service establishments, excluding laundries and laundromats.

 

7.1.5        Antique shops.

 

7.1.6        A telephone exchange, transformer substation, public utility installation with no service yard or outside storage of supplies.

 

7.1.7        Accessory use  customary  with or incidental to a permitted use.

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7.2           SPECIAL COMMERCIAL DISTRICT (C-2) MINIMUM LOT SIZE 40,000 SQ. FT.:

 

                Any property in any Special Commercial District shall be used or occupied for one or 

                more of the following uses only:

 

7.2.1        Those uses permitted in Sections 7.1.1, 7.1.2, 7.1.3, 7.1.4, 7.1.5 and 7.1.6.

 

7.2.2        Retail stores and department stores.

 

7.2.3        Indoor recreational facilities.

 

7.2.4        Veterinary offices and clinics, which may include dwelling units for the professional principals.

 

7.2.5        Hotels and motels.

 

7.2.6        Hospitals and clinics.

 

7.2.7        Repair shops, such as radio, television, appliance, plumbing, carpenter and shoe  repair.

 

7.2.8                Auction halls.

 

7.2.9        Restaurants, excluding fast food service facilities.

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7.2.10      Mini storage:  The erection, maintenance, and use of facilities for warehousing, subject to the following conditions:

 

                .1  Storage or warehousing shall be within a building;

 

                .2  No toxic, flammable, odorous, or other hazardous materials shall be stored without 

                     approval of the local fire marshal, and the Town Director of Health;

 

                .3  All storage shall meet the criteria of the Connecticut State Building Code;

 

                .4  Each storage unit shall be no larger than 500 sq. ft. in area;

 

                .5  No single tenant may occupy more than two (2) units or 1000 sq. ft. of storage space;

 

                .6  Units will be  used  only  for  storage  or warehousing activities.  No active occupancy of the units will be permitted;

 

                .7  Screening shall be in accordance with Section 7.6.7.

 

7.2.11      Accessory use customary or incidental to a permitted use.

 

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7.3           GENERAL COMMERCIAL DISTRICT (C-3) MINIMUM LOT SIZE 40,000 SQ. FT.:

 

                Any property in any General Commercial District shall be used or occupied for one or 

                more of the following uses only:

 

7.3.1        Those uses permitted in Sections 7.2.1, 7.2.2, 7.2.3, 7.2.4, 7.2.5, 7.2.6, 7.2.7, 7.2.8 and 7.2.9.

 

7.3.2        Printing establishments.

 

7.3.3        Outdoor recreation facilities.

 

7.3.4        Eating places of all types, including fast food service facilities pursuant to the provisions of paragraph 7.6.10.

 

7.3.5        Filling stations, public garages, motor vehicle repairers and limited repairers, sales rooms, sales lots for the sale and exchange of new and used motor vehicles, boats, recreational vehicles, and other similar vehicles, provided that all vehicles are stored or displayed in the back of the Building Line.

 

7.3.6        Laundries and laundromats.

 

7.3.7        Warehousing and open storage is allowed in the C-3 zone subject to the following 

                provisions:

 

                .1  Storage/warehousing:  The erection, maintenance, and use of facilities for storage 

                     and/or warehousing, providing that storage or warehousing shall be within a 

                     building.  No highly toxic, flammable, odorous, or other hazardous materials shall 

                    

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be stored without approval of the local fire marshal, state health officials, and said 

                     storage meets the criteria of the Connecticut State Building Code.

 

                     .1   The surface of an open storage area may be bituminous concrete, washed stone, gravel, grasses, or any other surface approved by the Commission.  The Commission shall consider the use, location, aesthetics, and effects on drainage when approving a particular surface.  Screening shall be in accordance with Section 7.6.7.

 

                     .2   The open storage must be confined solely to the product held in connection with the sales operation.  Open storage by itself is not an allowed use of the C-3 zone.  It is an allowed accessory to those approved C-3 zone users.

 

7.3.8        Accessory use customary with or incidental to a permitted use.

 

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7.4           PROHIBITED USES:

 

7.4.1        No use shall be permitted which by reason of noise, safety, vibration, smoke, fumes, or odors are offensive and/or detrimental to nearby property or users thereof.

 

7.4.2        Dwellings are not permitted in Commercial Districts, except as otherwise noted in these regulations.

 

 

7.5           ALCOHOLIC LIQUOR:

 

                The sale of alcoholic liquor as defined in Chapter 545 of the Connecticut General 

                Statutes, Liquor Control Act, is permitted only under the following conditions:

 

7.5.1        A bonafide non-commercial, non-profit organization having its principal office in the Town of Ledyard may sell beer in any commercial zone or on any property owned by  that organization or by another non-commercial, non-profit organization of the Town of Ledyard.  The beer shall be consumed on the premises and the event is not to exceed three (3) consecutive days and not more than four (4) events a year.

 

7.5.2        The sale of alcoholic liquor shall be permitted in commercial districts only at an 

                establishment which has been duly licensed under the provisions of the Connecticut 

                Liquor Control Act.

 

 

7.6           SITE LAYOUT REQUIREMENTS:

 

7.6.1        Purpose:

 

                In  an endeavor to provide that the Commercial buildings and structures shall be situated so that they will not detract from the value of nearby property or be detrimental to the public health and welfare, the Commission shall inspect and  approve or disapprove within sixty-five (65) days of receipt site layout plans of all proposed Commercial buildings/ structures, major filling, excavating or relocating of soil or rocks.

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7.6.2        Site Plan Requirements:

 

                General:

 

                All site layouts shall bear the seal of an Engineer and/or a Land Surveyor.  Such plans shall show existing and proposed buildings, location of nearby structures,  proposed access roads, off-street parking and loading space, storm drainage, water supply, sanitary sewers, signs, outdoor illumination, existing landscape features and proposed landscaping, encroachments on Town property and existing and proposed contours.  In addition, each plan shall include a mapped and written description of  measures to be taken to minimize the erosion of soil and the deposition of sediments in drainage feature both natural and man-made during and after construction.

 

                .1  Any proposed work within 10 feet of an easement shall be approved by the easement holder prior to approval by the Zoning Commission or its agent.

 

                .2  For any petition, application, request, or plan of any project on any site in which:

 

                     .1  any portion of the property affected by a decision is within five hundred feet of 

                          the boundary of the adjoining town;

 

                     .2  a significant portion of the traffic to the completed project on the site will use 

                          streets within the adjoining town to enter or exit the site;

 

                     .3  a significant portion of the sewer or water drainage from the project on the site 

                          will flow through and significantly impact those systems within the adjoining

                          town;

 

                     .4  water runoff from the municipal or private property within the adjoining town.

 

                     The Town will notify the clerk of the adjoining municipality by certified mail.

 

                .3  Revisions to preexisting site plans shall be considered as a new application and 

                     such revisions shall comply with current regulations.

 

                .4  Filing:  Complete site development packages as specified by these regulations, for 

                     each site development, must be filed at least five (5) working days before a regularly scheduled Commission meeting, in order to be considered during that meeting.

 

                .5  Site Development Plans will include the following Approval Block for the 

                     Commission:

 

                      _________________________    ____________________________

                                        (DATE)                           (CHAIRMAN/VICE-CHAIRMAN)

 

 

 

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7.6.3        Erosion Control:

 

                A site development plan will be required for all major filling, excavating or relocating of soil or rocks on any lot.  The plan shall detail areas to be altered, denoting any existing drainage routes and/or changes to these routes.  Major filling, excavating or relocating is defined as the movement of 500 cubic yards or more to, on, or from any lot.  A permit authorizing such work shall be obtained from the Zoning Enforcement Officer for a period of twelve (12) months and may be renewed.  Existing topography shall be disturbed to a minimum.  Wherever possible, trees shall be preserved.

 

7.6.4        Drainage:

 

                Storm Water Control measures shall be provided for impervious surfaces within the site, either as stipulated below or in other situations as deemed appropriate by the Commission.  All Storm Water Control structures shall be inspected by the Director of Public Works.

 

                .1  All storm drainage for proposed Commercial development in which the combined square footage of roofs, paved parking areas and other impervious surfaces exceeds 10,000 sq. ft. shall be designed in accordance with and subject to the provisions of the Drainage Ordinance of the Town of Ledyard.

 

                .2  The Commission may require that the provisions of the Drainage Ordinance apply to other forms of Commercial development if it determines that a proposed development is likely to have a significant drainage impact.

 

                .3  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested.

 

7.6.5        Traffic:

 

                .1  Any use of property which can reasonably be expected to generate large volumes of traffic may be required by the Commission to provide for entrances to and exit from the property by way of an adjacent and less traveled public highway or frontage road in lieu of direct access from and to a major or more heavily traveled public highway.

 

                .2  Any permit may be denied by the Commission if proposed access to a public highway is deemed to create a hazardous condition or when the expected traffic to be generated from the proposed use of property is considered cumulative with existing traffic conditions, and is deemed to cause or to worsen hazardous conditions so as to imperil public safety.

 

                .3  On each individual application, the Commission will consider the design of access, any proposed construction designs peripheral to access and related to traffic control, existing traffic conditions and any adjacent nearby pending development.

 

                .4  The Commission may require certain minimum sight line distances depending on 

                     present anticipated traffic conditions and upon posted speed limits and survey 

                     average vehicular speeds.

 

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7.6.6        Parking and Outdoor Display:

 

                .1  Required parking spaces, open or closed, may be provided in spaces designed to serve jointly two or more establishments, if located on the same or adjacent lots, provided that the number of required spaces in such joint facilities shall not be less than the total required for all such establishments with the exception of shopping centers, as provided for in Sections 11.0.

 

                .2  Where  parking or outdoor sales of display areas are located in front of the building, a buffer strip not less than fifteen (15) feet wide along the front lot line shall be turfed, seeded or otherwise planted or landscaped.  Such strips shall be protected by a six (6) inch curb of bituminous concrete or other similar material.   Vehicular entrances shall be a maximum of thirty (30) feet wide and clearly defined.  Such entrances shall not exceed 30% of the lot frontage.  The total number of entrances along the same road will be consideration for approval or disapproval from a safety standpoint.

 

                .3  Driveways, parking areas and outside display areas shall be paved of bituminous 

                     concrete or other similar material.  Entrances shall be clearly defined by a six (6) inch curb of bituminous concrete.  The following exemptions may be made by the Commission:

 

                      .1  Employees' parking;

 

                      .2  Storage of vehicles provided such vehicles are not junked/wrecked, unless allowed under Section 7.3.5;

 

                      .3  Low-flow traffic areas.

 

                      Exempted areas will be constructed of a processed stone with a suitable, positively drained, well-graded sub-base gravel.

 

                .4  No outdoor advertising  shall take place on any part of a Commercial site unless said advertising is related to the services provided on the premises.

 

7.6.7        Storage:

 

                Storage areas, including areas for trash or waste material, shall be screened by a wall, fence, trees, shrubbery or other means, at least six (6) feet in height, as to substantially conceal them from surrounding properties at all seasons of  the year.

 

7.6.8        Off-street Loading Requirements:

 

Off-street loading berths, open or closed, are permitted accessory to any use in a Commercial District, subject to the following provisions:

 

                .1  Every lot or land hereafter put to use for commercial purposes upon which any building or buildings or structure or structures devoted to any such use having an aggregate floor area of 5,000 sq. ft. or more are located, shall be provided with off-street loading berths in accordance with the following schedule:

 

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                     Sq. ft. of aggregate floor                      Required minimum number of

                     area devoted to such use:                     off-street loading berths:

 

                       5,000 -  15,000 sq. ft.                                              1

 

                     15,000 -  30,000 sq. ft.                                              2

 

                     30,000 -150,000 sq. ft                                               3

 

                     Each additional 50,000 sq. ft.                                    1

 

                .2  Each required loading berth shall be at lest twelve (12) feet wide, fourteen (14) feet high and fifty (50) feet long.

 

                .3  The Commission may waive or reduce the off-street loading berth requirements for 

                     certain permitted uses, such as motels, office buildings, research laboratories and antique shops or other activities normally not requiring loading berths.  Expansions or additions to these uses may require off-street loading berths.

 

                .4  Unobstructed access, at least fifteen (15) feet wide, to and from the street shall be provided.  Such access may be combined with access to a parking lot.  All permitted or required loading berths shall be on the same lot as the use to which they are accessory and shall not be located in the front yard.  No entrance or exit for any off-street loading area shall be located within fifty (50) feet of any street intersection.

 

7.6.9        Landscaping:

 

                .1  Where any lot, or part thereof, adjoins a residential district, a landscaped strip fifteen (15) feet wide in addition to the minimum yard requirements set forth in Section 9.1 herein shall be provided by the commercial user and shall extend the length of such  district boundaries, seeded to grass and properly planted to trees and shrubs to insure a suitable break between  commercial and residential land districts.  The  Commission may waive the requirements for all or part of  such landscape strips where topography, permanent natural features or public lands accomplish the purpose of separation of commercial and residential districts.  Failure to maintain such a strip, where required, shall constitute a violation of the provisions of the regulations.

 

                .2  In addition to the front landscaped area and buffer area requirements, parking areas shall comply with the following minimum standards:

 

                      .1  Uses with twenty (20) or more off-street parking spaces shall have at least 10 sq. ft. of interior landscaping (islands) within the paved portion of the parking lot for each parking space. Each island shall:

 

                           .1  Contain at least 100 square feet;

 

                           .2  Have a minimum dimension of 8 feet;

 

                           .3  Be planted with grass and/or shrubs;

 

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                           .4  Include at least one (1) deciduous tree, minimum 6 feet in height.

 

                      .2  Islands shall be located:

 

                           .1  To indicate and assure safe and efficient channelization of both pedestrian 

                                and vehicular traffic;

 

                           .2  To separate major access ways through the parking area from parking aisles.

 

                           .3  A landscaped area shall be provided along the perimeter of any parking area 

                                except where the parking area is functionally integrated with another or an 

                                abutting lot.  The landscaped area shall:

 

                                 .1  Have a minimum dimension of 5 feet;

 

                                 .2  Be planted with grass and/or shrubs;

 

                                 .3  Include at least one (1) deciduous tree, minimum 6 feet in height, for every 

                                       50 feet along the perimeter of the parking area.

 

7.6.10      Fast Food Service Facilities:

 

                Fast food service facilities may be permitted in C-3 Commercial Zones only subject to the following conditions:

 

                .1  Site plan requirements shall be in accordance with Section 7.6 except as follows:

 

                     .1   A buffer strip not less than twenty-five (25) feet wide along the front lot line and not less than fifteen (15) feet wide along the side and rear lot lines shall be turfed, seeded or otherwise planted and landscaped;

 

                     .2   There shall be a separate and distinct vehicular entrance and exit, each being a minimum of thirty (30) feet wide, clearly defined and separated by thirty (30) feet.

 

                .2  Requirements set forth in Section 9.0 shall apply, with the following exceptions:

 

                      .1  The minimum lot frontage and lot width shall be 150 feet;

 

                      .2  The minimum side yard shall be twenty (20) feet and the minimum total of both 

                           side yards shall be forty (40) feet;

 

                      .3  The minimum building setback line shall be 100 feet on all State Highways 

                           and on all Town Roads.

 

                .3  Fast Food service facilities which are to be located in a shopping center are not subject to the requirements of subsections 7.6.10.1 and 7.6.10.2 above.  A fast food service facility may be located as a free standing building in a shopping center provided that adequate provisions are provided for the safe movement of  pedestrians and vehicles to and from the parking area and the fast food facility.

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7.6.11      Accessory Structures:

 

                Unless otherwise required by Section 7.0, accessory buildings in commercial districts 

                shall be located in rear yards or in side yards.  When located in a rear yard, the 

                accessory building shall be no closer than six (6) feet to a lot line.  When in the side 

                yard, no accessory building shall be closer to a lot line than the minimum requirement 

                for a principal building.  Accessory buildings are not permitted in required buffer 

                zones.

 

 

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SECTION 8:  SPECIAL USE DISTRICTS

 

 

8.1           COMMERCIAL MARINE DISTRICT (CM)

 

                Purpose

 

                To provide for the appropriate development of waterfront properties and to allow for 

                maximum utilization of water-dependent uses.

 

                Any property in a commercial marine district shall be used or occupied for one or more of the following uses only:

 

8.1.1        Marina or boatyard.

 

8.1.2        Yacht Club.

 

8.1.3        Boat repair and construction.

 

8.1.4        Boat sales and rental.

 

8.1.5        Base for excursion fishing trips.

 

8.1.6        Commercial fishing, lobstering and shellfishing base.

 

8.1.7        Store or processing plant for seafood items obtained in 8.1.6.

 

8.1.8        Sale of bait, tackle, diving, swimming and marine equipment supplies.

 

8.1.9        Rooming and Boarding for tourist purposes.

 

8.1.10      Accessory use customary with or incidental to a permitted use as follows:

 

                .1  Residence of an owner of a permitted use;

 

                .2  Office for a permitted use;

 

                .3  Dockside facilities such as fuel and ice sales;

 

                .4  Restrooms;

 

                .5  Laundry facilities for overnight boaters in a marina.

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8.2           NEIGHBORHOOD COMMERCIAL (NC)

 

                Purpose

 

                To encourage the development of small local businesses which will serve the needs 

                of one or more neighborhoods.

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                Any property in a neighborhood commercial district shall be used or occupied for one 

                or more of the following uses only:

 

8.2.1        Convenience stores.

 

8.2.2        Gas stations/garages excluding sales of vehicles.

 

8.2.3        Service establishments such as rental stores, specialized retail items, crafts shops, barber shops, and the like.

 

8.2.4        Veterinary offices and small pet clinics.

 

8.2.5        Repair shops such as radio, TV, and small appliances.

 

8.2.6        Coffee shops and restaurants which seat less than 20 persons.

 

8.2.7        Accessory uses customary with and incidental to a permitted use.

 

 

8.3           COMMERCIAL/INDUSTRIAL PARK ZONE (CIP)

 

                Purpose

 

                To allow a blend of commercial and industrial uses which are mutually compatible and which augment the economic base of the Town and the region.

 

                Any property in any CIP zone shall be used or occupied for one or more of the following uses:

 

8.3.1        Business offices:  Real estate, insurance and other similar offices; offices of  architectural, engineering, medical, or other established recognized professions; financial institutions.

 

8.3.2        Research or clinical laboratories.

 

8.3.3        Public utility service areas; such as telephone exchanges and transformer stations.

 

8.3.4        Indoor recreational clubs/facilities, such as tennis courts, racquetball courts, exercising facilities.

 

8.3.5        Repair shops and facilities; such as radio, television, appliance, plumbing, carpenter and similar skilled trade businesses.

 

8.3.6        Storage/warehousing; the erection, maintenance, and use of facilities for storage and/or warehousing, providing that storage or warehousing shall be within a building.  No highly toxic, flammable, odorous, or other hazardous materials shall be stored.

 

8.3.7        The manufacture, fabrication, processing, compounding, treatment, assembly, maintenance, repair or packaging of goods or products provided that all subject operations are conducted within a building or structure designed for such operations and that such operations are not dangerous, obnoxious, or offensive for reasons of  noise, odor, dust, smoke, vibrations, glare, refuse, water carried waste, fire explosion or toxic fumes.

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8.3.8        Wholesale or retail lumber, building materials and contractors equipment.  Storage repair, service and/or sale of above.

 

8.3.9        Plumbing, painting, electric, heating, sheet metal, print and publishing establishments and other similar trade and service oriented establishments.

 

8.3.10      Eating places or restaurants are permitted as provided below:

 

                .1  A cafeteria-style service provided within a building for the workers of the industry;

 

                .2  Restaurants, excluding fast food service facilities except if entry and exit are on Route 12.

 

8.3.11      Service retail businesses, such as hardware stores, material supply houses, glass (automobile, plate window) shops, truck and industrial equipment sales.

 

8.3.12      Storage

 

                Open storage of inventory and equipment is allowed, provided that the material to be stored is confined solely to inventory and equipment held in connection with industrial/commercial operations.  With the exception of necessary access ways, a buffer strip shall be provided for areas within the lot used for open storage which are not otherwise effectively screened from any highway and/or neighboring structures (including parking areas).  The screening shall be a minimum of thirty (30) feet wide and shall be appropriately landscaped to effectively screen such use from said public roads adjacent structures (including parking areas) and/or any interior access drive of  the park.

 

8.3.13        Convenience stores, gas stations with fast food facilities and drive-thru’s on lots that have street frontage on Route 12.

 

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8.4           PROHIBITED USES:

 

8.4.1        No use shall be permitted which by reason of noise, safety, vibration, smoke, fumes, 

                or odors are offensive and/or detrimental to nearby property or users thereof.

 

8.4.2        Dwellings are not permitted in Special Use Districts, except as otherwise noted in 

                these regulations.

 

 

8.5           ALCOHOLIC LIQUOR:

 

                The sale of alcoholic liquor as defined in Chapter 545 of the Connecticut General Statutes, Liquor Control Act, is permitted only under the following conditions:

 

8.5.1        A bonafide non-commercial, non-profit organization having its principal office in the Town of Ledyard may sell beer in any commercial zone or on any property owned by that organization or by another non-commercial, non-profit organization of the Town of Ledyard.  The beer shall be consumed on the premises and the event is not to exceed three (3) consecutive days and not more than four (4) events a year.

 

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8.5.2        The sale of alcoholic liquor shall be permitted in special use districts only at an establishment which has been duly licensed under the provisions of the Connecticut Liquor Control Act.

 

 

8.6           DESIGN AND SITE LAYOUT REQUIREMENTS:

 

8.6.1        General

 

                The Commission shall inspect and approve or disapprove within 65 days of receipt of  site plans all proposed site improvements for those improvements within a Special Use District.

 

                .1  For any petition, application, request, or plan of any project on any site in which any portion of the property affected by a decision is within five hundred feet of the boundary of the adjoining town, or a significant portion of the traffic to the completed project on the site will use streets within the adjoining town to enter or exit the site, or a significant portion of the sewer or water drainage from the project  on the site will flow through and significantly impact those systems within the  adjoining town, or water runoff from the municipal or private property within the adjoining town the Town will notify the clerk of the adjoining municipality by certified mail.

 

                .2  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested.

 

                .3  Revisions to preexisting site plans shall be considered as a new application and such revisions shall comply with current regulations.

 

                .4  In cases where the applicant intends to develop in stages, an overall site and staging plan indicating ultimate development shall be submitted.

 

8.6.2        Plan Standards

 

                The plans shall illustrate the proposed development of the property and shall include 

                the following information:

 

                .1  The plans shall bear the seal of a registered Engineer and Land Surveyor.  A boundary  survey of the entire parcel, certified to Class A-2 of the Code of  Recommended Practice for Standard Accuracy of maps by a registered land surveyor which includes topographic data, including elevation contours of five feet maximum intervals, to Class A-2 standards shall be submitted.  All plans shall be prepared at a scale of one inch equals 40 feet or larger scale;

 

                .2  The boundaries of the property;

 

                .3  Location, width and purpose of all existing and proposed easements and rights-of- way on the property;

 

                .4  Existing and proposed contours with intervals of five feet, referred to USGS MSL datum;

 

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                .5  Location of all existing wooded areas, watercourses, wetlands, rock outcrops and other significant physical features, and, where appropriate, the mean high water line, the wetlands boundary, the flood hazard area, and the channel encroachment line;

 

                .6  Size, arrangement, uses and dimensions of undeveloped land on the site;

 

                .7  Site plans shall include the following approval block for the Commission:

 

 

                     ________________________     ___________________________

                                         DATE                           CHAIRMAN/VICE-CHAIRMAN

 

                .8  The plans will show all existing and proposed buildings, proposed and existing access roads, off-street parking, loading spaces, storm drainage, water supply, existing and proposed landscaping, existing and proposed contours, signs and outdoor illumination.  Specifically, the plans shall detail the items contained in Sections 7.6.3 through 7.6.11.

 

8.6.3        Structures

 

                     .1   Location of all existing and proposed buildings, signs, fences, and walls.

 

                     .2   Location of all existing and proposed uses and facilities not requiring a building such as tennis courts, light standards, tanks, transformers and dumpsters.

 

                     .3   Storage areas for trash which must be within solid four-sided enclosures, at least eight feet in height.

 

8.6.4        Utilities

 

                .1  Location and design of all existing and proposed sanitary sewer, storm drainage, water supply facilities, and refuse collection areas, as well as other underground and above ground utilities shall be shown.

 

                .2  A sub-surface disposal system need not be designed at time of site plan submittal.  The applicant shall submit a letter from the appropriate Town/State authority noting that the area is acceptable for a septic system.  The intended area for sub-surface disposal should be shown on the site plan.

 

                .3  Any proposed work within 10 feet of the easement shall be approved by the easement holder prior to approval by the Zoning Commission or its agent.

 

8.6.5        Drainage

 

                Storm water control measures shall be provided for impervious surfaces within the site, either as stipulated below or in other situations as deemed appropriate by the Commission.  All storm water control structures shall be inspected by the Director of  Public Works.

 

                .1  All storm drainage for proposed development in which the combined square footage of roofs, paved parking areas and other impervious surfaces exceeds 10,000 sq. ft. shall be

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designed in accordance with and subject to the provisions of the Drainage Ordinance of the Town of Ledyard.

 

 .2  The Commission may require that the provisions of the drainage ordinance apply to other forms of development if it determines that a proposed development is likely to have a significant drainage impact.

 

                .3  If an inland wetlands and watercourses permit is required, an application to the wetlands agency shall be made prior to or the same day as the zoning permit is requested.

 

8.6.6        Parking, Loading, and Circulation

 

                .1  Location, arrangement and dimensions of automobile parking spaces, aisles,  vehicular drives, fire lanes, entrances, exits and ramps.

 

                .2  Location arrangement and dimensions of loading and unloading areas.

 

                .3  Location and dimensions of pedestrian walkways, entrances, exits and walks.

 

                .4  Where the proposed access road enters onto a state highway, state D.O.T. approval of the entrance layout must be approved at time of application.

 

                .5  Roads shall be of bituminous concrete or other similar material.  Entrances and exits shall be defined by six inch bituminous concrete curbs.

 

8.6.7        Signs and Lighting

 

                .1  All signs shall conform to existing regulations.

 

                .2  If sign permits are being requested at the time of site plan approval, they shall show location, size, height, orientation and plans of all signs.

 

                .3  Location, size, height, intensity, orientation and design of any outdoor lighting shall be shown.

 

8.6.8        Accessory Structures

 

                Unless otherwise required by Section 5.0, accessory buildings shall be located in rear yards or in side yards.  When located in a rear yard, the accessory building shall be no closer than six (6) feet to a lot line.  When in the side yard, no accessory building shall be closer to a lot line than the minimum requirement for a principal building.  Accessory buildings are not permitted in required buffer zones.

 

8.6.9        Landscaping

 

                .1  The developer shall, to the greatest extent possible, make use of the natural topography, existing trees and streams and wetlands, raised landscaped berms and/or islands.

 

                .2  Location, general layout, type and size of buffer or landscape area, plant material, 

                     fencing, screening devices, decorative paving, or other materials proposed.

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                .3  Location of existing trees with a trunk caliper of more than 12" except in densely 

                     wooded areas where the foliage line shall be indicated.

 

                .4  An erosion control plan shall be noted on the site plan which will describe the measures to be taken to minimize the erosion of soil and deposition of sediments in natural and man-made drainage features.  Existing topography shall be disturbed to a minimum, and existing trees shall be preserved wherever possible.

 

                .5  Any  portion  of a developed lot or property which is not used for the location of 

                     building, structures, accessory uses, off-street parking and loading areas, sidewalks, or similar purposes, shall be landscaped and maintained in such manner as to minimize storm water runoff.

 

                .6  Landscaping,   trees  and  plants  required by these regulations shall be planted in a growing condition according to accepted horticultural practices and they shall be maintained in a healthy growing condition.  Any landscaping trees and plants which are in a condition that does not fulfill the intent of these regulations shall be replaced by the property owner during the next planting season for the particular plant material.

 

                .7  A front landscaped area shall be required.  The required landscaped area shall be covered with grass or other ground cover and shall include appropriate trees and shrubs.  As a minimum, one street-shade tree having a caliper of two inches and a height of six feet shall be planted for each 50 feet or fraction thereof of lot frontage.  The purpose of the landscaping is to enhance the appearance of the  use on the lot but not to screen the use from view.

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8.6.10      Screening and Buffers

 

                .1  A screening fence or wall required by these regulations shall be maintained by the property owner in good condition.

 

                .2  To the extent possible, existing trees, vegetation and unique site features such as stone walls shall be retained and protected.  Existing healthy, mature trees, if properly located, shall be fully credited against the requirements of these regulations.

 

                .3  The Zoning Commission may substitute planters, plant boxes or pots containing trees, shrubs and/or flowers to comply with the intent of these regulations for this area.

 

                .4  Final determination as to compliance with the intent of this section shall be made by the Commission.  Where the existing topography and/or landscaping provides adequate screening, the Zoning Commission may modify the planting and/or buffer area requirements.

 

                .5  A buffer area shall be required along and within all boundaries of a lot abutting or directly across a street from any lot in a residential district in Ledyard or any abutting town.  Such buffer area shall comply with at least the following minimum standards:

 

                     .1   The minimum width of buffer areas shall be eighty (80) feet and free of all 

                           structures (including parking areas);

 

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                     .2   Where lot size and shape or existing structures make it infeasible to comply with the minimum widths required above, the Zoning Commission may modify the width requirements provided the buffer area meets the intent of these regulations;

 

                     .3   The buffer area shall be of evergreen or deciduous planting of such type, height, spacing and arrangement as, in the judgment of the Zoning Commission, will effectively screen the activity on the lot from the neighboring residential area.  As a minimum, the planting shall consist of trees 6 feet in height planted at intervals of 10 feet on center;

 

                     .4   An earthen berm, wall, or fence of location, height, design, and materials approved by the Zoning Commission may be substituted for any portion of the required planting and/or buffer area strip.

 

8.6.11      Landscaped Parking Area

                In addition to the front landscaped area and buffer area requirements, parking areas shall comply with the following minimum standards:

 

                .1  All uses required to provide 20 or more off-street parking spaces shall have at least 10 square feet of interior landscaping within the paved portion of the parking area for each parking space;

 

                .2  Islands shall be required to indicate and assure safe and efficient channelization of both pedestrian and vehicular traffic and to separate the major access ways through the parking areas from parking aisles;

 

                .3  Each separate landscaped area shall contain a minimum of 100 square feet, shall have a minimum dimension of at least 8 feet, shall be planted with grass or shrubs, and shall include at least one deciduous or evergreen tree of not less than 2 inch caliper, at least 6 feet in height.  Islands shall be protected by 6 inch bituminous concrete curbs or equal.

 

8.6.12      Subdivision

                .1  Property may be subdivided according to the subdivision and zoning requirements of the Town of Ledyard, and other applicable ordinances.

 

                .2  The owner shall grant to the Town of Ledyard, right-of-way privileges to pass and re-pass by vehicle or foot over the main access road within the CIP Zone with the stipulation that the owner is responsible for all construction, repair and maintenance of the access road, its storm drainage facilities and associated accessories.

 

8.7    CIP INTERIOR LOTS

                   Interior lots may be permitted in the CIP zone.

 

      8.7.1     Every lot shall satisfy the requirements set forth in Section 9.0 with the following conditions:

 

             .1 The frontage requirement along a town or state road shall be a minimum of 30 feet.

             .2 The access strip shall be a minimum of 30 feet throughout.

             .3 The area of the 30ft.access strip shall not be included as part of the minimum lot area requirement.

             .4 The minimum building setback line for interior lots shall be 20 feet from the front lot line.

         .5  Common driveways must be on or along boundary lines.

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