Zoning Regulations of the Town of Redding Connecticut Statutory zoning authority was adopted for the Town of Redding, and a Zoning Commission established as provided by law, at a Town Meeting held May 26, 1950. The original Zoning Regulations became effective June 30, 1950. The present, completely revised Zoning Regulations became effective February 1, 1986. Amendments and corrections are incorporated into text up to July 30, 2014. Zoning Commission, Redding, Connecticut
19 4.2.8 Incentive Housing Zone (Incentive Housing Zone provisions adopted 7/23/14; effective 7/30/14) An Incentive Housing Zone (IHZ) is a special purpose overlay zone which is created by the Zoning Commission only in accordance with a site-specific Incentive Housing Zone Plan prepared by the Town of Redding, which plan has been accepted by the State of Connecticut s Office of Policy and Management in accordance with the provisions of Connecticut General Statutes Section 8 13m. et seq. Based upon the above standard, an IHZ may be superimposed within any zoning district, over an area of land which meets the locational criteria of Subsection 4.2.8a. An IHZ shall not annul or abrogate the provisions and requirements of the underlying zone except as specifically modified for the IHZ overlay area. (a) Location Criteria for an Incentive Housing Zone The IHZ shall be designated by the Zoning Commission within explicit boundaries in accordance with the following criteria: - In conformity with recommended IHZ site as depicted in the Incentive Housing Plan for the Town of Redding, Connecticut (hereby incorporated by reference), or as mapped by the Town in accordance with the criteria of General Statutes 8 13m. et seq. - Within walking distance (generally 1,500 feet or less) of an existing or proposed transit station or public transportation node. - Within an area of existing or planned public water supply or sanitary sewers, or both, or in an area demonstrated to be capable of safe water supply and sewage disposal within planned IHZ densities. - Located for consistency with the State of Connecticut Policies Plan of Conservation and Development (State Plan, as now or hereafter adopted); generally not within a Conservation or Preservation area as designated in such Plan, or in a public water supply watershed area. (b) Application Criteria Application shall be made to the Zoning Commission for approval of an Incentive Housing Development, within a previously-designated IHZ, in accordance with the requirements of Section 4.2.8 and 5.2 of these regulations. Each Application shall include a Housing Plan, a draft Affordability Covenant, and a Site Plan. The Housing Plan shall provide that twenty percent (20%) or more of all residential units in the project shall be subject to an Affordability Covenant for a period of thirty (30) years or longer, which meets the affordability criteria of Section 8 13m. et seq. and 8 39a. of the Connecticut General Statutes. The Plan shall identify the restricted units and provide that all residential units in the project shall be substantially equal in size, features, equipment and quality of finish. -July 30, 2014-19 -
20 (b) Application Criteria continued The Affordability Covenant shall be in the form of a deed restriction or lessee stipulation, in legal form as prescribed by the Zoning Commission, which will be separately executed for each affordable unit. The Covenant shall restrict the unit s occupancy to persons and families whose household income does not exceed eighty percent (80%) of the median household income for the local area, as such area and income are determined periodically by the United States Department of Housing and Urban Development (HUD). Updated HUD information on median family income and allowable housing cost, adjusted for household size, will be provided annually to each affordable unit owner or lessor by the Commission. Such owner of lessor shall thereupon be required to return to the Commission a signed affidavit verifying the unit s compliance with current affordability criteria in respect to number of occupants, combined household income, rent or other housing costs including monthly mortgage payments, taxes, insurance and utilities. Site Plan requirements are summarized in subsection (c) below. Although the Incentive Housing Development (IHD) is a permitted use subject to conformity with the site plan requirements of Section 5.2.2 and 5.2.4, the Commission shall hold a public hearing on an original IHD application (as required by Section 5.2.3). However, the Commission may elect to approve one or more minor amendments to an existing IHD, without public hearing, provided it finds such to be not inconsistent with the purposes of the Incentive Housing Zone and the enabling statute (CGS 8 13m. et seq.). (c) Site Plan In addition to compliance with the site plan specifications of Section 5.2, each IHZ site plan shall show: - Distance and route to nearest transit station or stop; - Pedestrian walks proposed to interconnect all building, transit facilities, parking areas, and other developed areas; - The layout and boundaries of proposed individual lots and parcels, if any, including common ownership parcels, open space parcels, easements and any feature required by an approved subdivision plan; - Proposed buildings and other developed features in sufficient detail to conformity with these regulations; and - Proposed civic, recreational and other public or community facilities as desirable to enhance living conditions for the residents of the IHZ development, including but not limited to open space, greenways, bikeways, trails, and transit shelters serving the larger area. -July 30, 2014-20 -
21 (d) Building Design, Landscaping, Historic Preservation All buildings and other structures within an IHZ site shall be harmonious in exterior design with one another and with any vintage or historic structures on the site, as fully as possible. The Commission may require that existing buildings deemed historic be faithfully preserved in exterior appearance, as provided in Section 5.8.1 and 5.8.2 of these regulations. Each IHZ site shall require landscaping appropriate for a residential neighborhood, in accordance with the standards of Section 5.7 of these regulations. (e) Schedule of Requirements, Incentive Housing Zone The specific standards expressed in the following table (horizontal lines) govern the Incentive Housing Zone as particularly established for each IHZ site (vertical columns). Lines 2, 3 and 4 of Section 4.6 ( Schedule of Requirements ; standards for minimum rectangles and lot frontage) shall not apply to IHZs. All other standards and requirements of these regulations for the underlying zone shall continue to apply to the IHZ except as modified in the schedule. -July 30, 2014-21 -
22 (e) Schedule of Requirements, Incentive Housing Zone REQUIREMENT PERMITTED PRINCIPAL USES, Limited To: PERMITTED ACCESSORY USES, Limited To: PERMITTED SPECIAL USES RESIDENTIAL DENSITY (Minimum/Maximum) MINIMUM BUILDING SETBACKS MINIMUM SPACE BETWEEN BUILDINGS (on same lot) MAXIMUM BUILDING COVERAGE (percent of site) MAXIMUM IMPERVIOUS AREA (percent of site) MAXIMUM BUILDING HEIGHT MINUMUM PARKING SPACES/RESIDENTIAL UNIT MINIMUM TRAVELWAY WIDTH, INTERNAL IHZ ROADWAY MINIMUM PROPORTION AFFORDABLE RESIDENTIAL UNITS IHZ - A: Ethan Allen Hwy & Old Redding Rd. R-2 Zone Single-family and 2-family dwellings. Residential townhouses. Open space, parks, greenway, cultural & recreational facilities. Transit station. Uses provided in Section 4.2.2 Community facilities. IHZ - A: Ethan Allen Hwy & Old Redding Rd. SB Zone Residential townhouses and apartments. Mixed use residential with retail and/ or office on ground floor (max. floor area/non- Residential unit 1000 sq. ft.) Uses provided in Section 4.2.2 Community facilities. None. None. None. IHZ B: Old Mill Road BC Zone Residential townhouses and Apartments. Mixed use street-level retail with upper level office and residential. Accessory parking, signs, Recreation facilities, Utilities. 6 8 dwelling units/acre.* 6 8 dwelling units/acre.* 10 15 dwelling units/acre. Street: 30 feet Side & rear lines: 10 feet Zone boundary: 50 feet Street: 20 feet Side & rear lines: 10 feet Zone boundary: 50 feet Street: 10 feet Side & rear lines: none Zone boundary: none 12 feet 12 feet No requirement 20% 25% 35% 30% 40% 90% 40 feet 40 feet 40 feet 1.5 1.5 1.0 20 feet 20 feet 18 feet Public or Non-Profit Ownership: 100% Private, for profit Ownership: 20% Public or Non-Profit Ownership: 100% Private, for profit Ownership: 20% 20% *No minimum lot size per dwelling unit is prescribed but the number of dwelling units in an Incentive Housing Development shall not exceed the prescribed maximum density in units per acre. -July 30, 2014-22 -
23 (g) Incentive Housing Zone Design Standards In addition to compliance with Sections 4.2.8c through 4.2.8e inclusive, and with Sections 5.2.2 and 5.2.4 of these Regulations, every IHZ application shall meet the following standards for design of site layout and all constructed features. - Coordination of Plans Each site plan shall encompass either the full block to be developed (e.g. Ethan Allen Highway south of Old Redding Road) or the individual site with all adjoining IHZ parcels to show how future correlation of circulation, utilities and building alignment may best occur (e.g. Old Mill Road west side parcels). Each site plan shall also generally reflect, insofar as possible, the design concepts illustrated graphically and described in the test of the Incentive Housing Plan for the particular site. - Traffic and Pedestrian Circulation Site design shall provide for a seamless, safe and convenient flow of vehicular traffic and pedestrian movement between all buildings, parking areas, and major destinations, by means including but not limited to, street frontage sidewalks, parking lot pedestrian ways and open space trail paths where the latter are shown on the IHZ plan. - Off-Street Parking Required parking spaces shall be located for convenient access to the building(s) served and may be enclosed within or under a building, or beneath an adjacent deck. - Utilities All systems for water supply, sewage disposal, delivery of electric power and communications shall be underground except that the Commission may allow building-mounted wind energy conversion systems, solar panels and communication antennas wherever compatible with other design features. - Streetscape and Landscape The frontage of each public way and each circulation roadway within an IHZ site shall be fully landscaped with shade trees and ornamental plantings in accordance with Section 5.7 of these Regulations. Fences, lighting standards and signs, where any of these features are visible from a public way, shall require Commission approval for design and location. See Section 5.7: Landscape Requirements. - Building Facades The facades of each group of connected or closely-spaced buildings shall be similar in scale, proportion and fenestration, but may vary in detail and orientation, to achieve the visual harmony characteristic of a traditional village street. Building elevations require approval as a design element of the site plan. -Continues- -July 30, 2014-23 -
24 (h) Incentive Housing Zone Design Standards continued - Accessory Buildings and Structures Where permitted, accessory buildings and structures shall harmonize in exterior appearance with nearby principal buildings and shall require Commission design approval. Dumpsters, storage bins and mechanical equipment shall be screened from view. - Community Facilities Facilities essential for community health, safety or convenience shall be in accordance with the Incentive Housing Plan of Redding and the above design standards. -July 30, 2014-24 -