March 10th Public Hearing Downtown Zoning Proposals

1
March 10th Public HearingDowntown Zoning
Proposals

• Overview of how we got here steps taken to
• date
• Business D Zone
• Business B Zone
• Fee-in-lieu-of Parking

2
How We Got Here

• 2003 ? POCD Completed
• Undertake Study of Town Center
• After Study, Evaluate residential
• Business Zoning in Town Center
• 2007 ? Downtown Plan Completed
• February 2008 ? PZ forms the
• Downtown SubCommittee
• April 2008 ? SubCommittee Meets
• Banks
• Fee-in-lieu-of Parking
• Grove Street Properties
• Business B Zone
• June 2008 ? Whats Ailing Downtown
• Public Hearing

3
Downtown New CanaanWhats Being Done by PZ?

• Review of Banking
• Where Appropriate
• Definition
• Downtown Study Recommendations
• Grants (T.O.D./Market Analysis)
• Review of all Business Zones
• Allowed Uses
• Interaction With Other Zones
• Business D Zone
• Business B Zone

4
Downtown New Canaan Zoning Boundaries
5
Study RecommendationsPZ Commission
6
Market Analysis

• Impacts of increased development
• Traffic implications from a potential parking
  structure(s)
• Business trends and effects on the downtown

T.O.D. in New Canaan

• Transit
• Multi-Modal Development
• Economic Stimulus

7
T.O.D./Market Analysis

• 45 Grove St.
• Lumber Yard
• Merritt Apts
• Cross Vitti Sts

8
Business D Zone

• Larger Lot Uses
• Mixed Use T.O.D.
• Housing Alternatives
• Medical Offices
• Retail (only as currently allowed!)
• Consolidation cohesiveness
• of Uses

9
Downtown New Canaan Zoning Boundaries
10
(No Transcript)
11
(No Transcript)
12
SECTION 4.7. BUSINESS D ZONE Purpose The
Business D Zone is intended to provide for a mix
of uses that may require larger lot areas,
possibly in larger buildings, including retail
uses that may require outdoor storage of
merchandise, which typically cannot be stored
indoors. Given the close proximity of these
properties to the New Canaan Train Station,
residential development is encouraged in floors
other than the ground floor, which can contribute
to the smaller-unit housing resources and promote
transit oriented development, thereby providing
for diversity in housing choices and opportunity.
13
(No Transcript)
14

• Business D Uses Requiring Special Permit
• Business or professional offices contained within
  a mixed-use development provided that1
• office usage shall not exceed 25 percent of the
  gross floor area of any building unless all of
  the office usage shall be devoted exclusively to
  medical, dental or similar health-oriented
  facilities,1 and
• offices shall not be permitted on the first floor
  of any building unless all of the office usage
  shall be devoted exclusively to medical, dental
  or similar health-oriented facilities1.
• Medical offices containing a gross floor area of
  more than twenty-five thousand (25,000) square
  feet provided there are no overnight stays by
  patients. In addition to the Special Permit
  criteria outlined in 8.2 of the regulations the
  Commission shall also take into consideration
  whether1
• the application demonstrates that the increase in
  gross floor area will not pose traffic problems1,
  
• the design of the building(s) and site layout are
  in keeping with the village concept New Canaan
  desires1, and
• the application will not negatively impact
  abutting properties1.
• Restaurants, including outdoor dining on a deck,
  porch, terrace or patio as an accessory use to a
  restaurant located on the same property.
• Parking provided in a separate structure on the
  same site.
• Underground parking provided
• the underground parking shall be provided in
  lieu of required surface parking facilities and
• not in addition thereto,
• the underground parking allows the area
  normally occupied by parking to remain
• undisturbed or to provide open space,
  landscaping, and similar amenities,

15

• Business D Uses Requiring Special Permit
• the underground parking shall be hidden from view
  from abutting properties,
• the street level views of such underground
  parking access shall be minimized, and
• any first floor level above such parking shall
  not exceed the curb level of the street by more
  than two (2) feet.
• Gas stations, including those which may have a
  Limited Repairer's License as defined in Chapter
  246 of the Connecticut General Statutes, but
  shall not include motor vehicle repair garages.
• Multiple dwelling units contained within a
  mixed-use development provided that
• no dwelling unit shall contain more than 1,5001
  gross square feet, and
• no dwelling unit will be located on the ground
  floor of any building, and
• the total number of dwelling units on the lot
  shall not exceed one unit per 3,000 square feet
  of lot area, and
• in addition to alterations to address compliance
  with the Special Permit criteria, the Commission
  may alter density, unit size1 and layout
  requirements based upon
• special or unusual lot area,
• shape or topography,
• the proximity of inappropriate uses or
• the official designation of infrastructure
  improvements or reconfigurations which may
  negatively impact residential use.
• For the purposes of this regulation one parking
  space will be required for each residential unit
  proposed.

16
Floor Area Ratios

• Recently recommended by the SubCommittee
• No Change from the current Business B
• F.A.R 0.6
• F.A.R. with underground parking 0.69

17
Business B Zone

• Mixed Use
• Alternative Retail
• Craftsperson Shops
• High Technology Start-Ups
• Housing Alternatives
• Service Establishments

18
Cross Vitti Streets

• 4.5 Acres
• 1,700 from Station
• Eclectic Mix of Uses

19
SECTION 4.5 BUSINESS B ZONE Purpose The
Business B Zone is intended to provide a
mixed-use environment that allows certain
specialty retail and service-orientated uses on
the ground floor, smaller office use and
residential units in either the lower level or
attic area. Smaller residential units are
encouraged in order to promote walkability to
in-town services, thereby providing for diversity
in housing choices and opportunity. In addition,
certain high-technology incubator businesses are
permitted, provided they meet and fall within the
criteria outlined below.
20

• Business B Uses Permitted with Site Plan
  Approval
• Specialty retail sales such as antiques, art
  galleries, or artisan/craftsperson goods
• Craftsperson Shops
• Food Shops, Retail
• Supermarkets
• Restaurants, as permitted in Retail A Zone.
• Offices provided that
• offices shall not be permitted on the first floor
  of any building,
• office usage shall not exceed 50 percent of the
  gross floor area of any building,
• not more than 7,500 square feet of total gross
  floor area of office use shall be in any one
  building, unless it the office use it part of a
  high-technology incubator business.
• Personal service establishments provided that
  storage or work areas shall not occupy more than
  80 percent of the total gross floor area of such
  use.
• Service establishments that are not personal
  service establishments, provided that such uses
  shall not be permitted on the first floor of any
  building and storage and work areas shall not
  occupy more than 80 percent of the total gross
  floor area for such use.
• Publishers or printing services.
• Upholsterers or furniture repair services
• Health clubs, spas and other indoor athletic
  facilities.
• Quasi-public charitable institutions cultural
  facilities, such as art galleries and museums.
• New car sales provided there are no on-site
  repairs, outdoor storage of auto parts or
  inoperable motor vehicles.

21

• Business B Uses Requiring Special Permit
• Restaurants, including outdoor dining on a deck,
  porch, terrace or patio as an accessory use to a
  restaurant located on the same property.
• High-Technology Incubator Business, provided
• Such businesses are, in the view of the
  Commission, consistent with the aim of developing
  and nurturing start-up, high-technology
  businesses. The Commission shall use NAICS
  descriptions, or its equivalent, in assisting
  them in determining if a particular Use is in
  keeping with the intent of the regulation. Some
  examples include, but are not limited to the
  research and development of computer software,
  fuel cells, green products, solar cells,
  semiconductors, optical scanning devices,
  information technology, digital animation,
  computer hardware, computer facilities management
  and information retrieval services.
• Such uses shall occupy a gross floor area of no
  more than 15,000 square feet.
• Office Use, shall not occupy more than 50 of any
  given location.
• Such businesses may be eligible for tax abatement
  in accordance with the ?? Ordinance adopted by
  the Town Council on ??
• Parking provided in a separate structure on the
  same site.
• Underground parking provided
• the underground parking shall be provided in lieu
  of required surface parking facilities and not in
  addition thereto,
• the underground parking allows the area normally
  occupied by parking to remain undisturbed or to
  provide open space, landscaping, and similar
  amenities,
• the underground parking shall be hidden from view
  from abutting properties,
• the street level views of such underground
  parking access shall be minimized, and
• any first floor level above such parking shall
  not exceed the curb level of the street by more
  than two (2) feet.

22

• Business B Uses Requiring Special Permit
• Multiple dwelling units contained within a
  mixed-use development provided that
• no dwelling unit shall contain more than 1,500
  gross square feet, and
• no dwelling unit will be located on the ground
  floor of any building, and
• the total number of dwelling units on the lot
  shall not exceed one unit per 3,000 square feet
  of lot area, and
• in addition to alterations to address compliance
  with the Special Permit criteria, the Commission
  may alter density and layout requirements based
  upon
• i. special or unusual lot area,
• ii. shape or topography,
• iii. the proximity of inappropriate uses or
• iv. the official designation of infrastructure
  improvements or reconfigurations which may
  negatively impact residential use.
• For the purposes of this regulation one (1.5)
  parking space will be required for each
  residential unit proposed.

23

• Fee-in-lieu-of Parking
• Modify Existing Section 6.2
• B.1 end with period after hereafter use.
  Delete except that noRetail A Zone.
• Add Section 6.2.E.4 Fee-In-Lieu-Of Parking
• By a 2/3s vote, the Commission may, by Special
  Permit, allow for a permanent reduction of all or
  a portion of the parking spaces required,
  provided the applicant pays a fee-in-lieu-of the
  required parking spaces, pursuant to Section 8-2c
  of the Connecticut General Statutes.
• The Special Permit is applicable to any new
  construction or addition, or change in Use in the
  Retail B, Business A, Business B or Business C
  zones, which requires additional parking spaces
  pursuant to Section 6.2.C of these regulations.
• The Special Permit is also applicable to any new
  construction or addition in the Retail A, zone,
  which requires additional parking spaces pursuant
  to Section 6.2.C of these regulations.
• Fees collected from such payments shall be placed
  into a fund to be used solely for the
  acquisition, development, expansion or capital
  repair of municipal parking facilities, traffic
  or transportation related capital projects, the
  provision or operating expenses of transit
  facilities designed to reduce reliance on private
  automobiles, and capital programs to facilitate
  carpooling or vanpooling.
• The fee shall be determined as follows
• For any proposed new construction and/or
  addition, the fee for one (1) parking space shall
  be no less than 15,000.00. Final price per
  space will be determined as follows

24

• For any proposed change in Use that requires
  additional parking spaces per Section 6.2.C of
  these regulations, the final price per space will
  be determined as follows
• Number of Spaces x 5,000
• The fee shall be paid upon application for Zoning
  Permit.
• As part of this Special Permit Application, the
  Commission may require the applicant to submit a
  Traffic Report, prepared by a qualified Traffic
  Engineer, to study the impacts that added
  development will have, if none or less than the
  required off-street parking is provided. In
  accordance with Section 8.1.E.2 of these
  regulations, the Commission may hire an outside
  traffic consultant to review the applicants
  traffic study. In addition, the applicant shall
  reimburse the town for the expense of the
  secondary review.
• No Special Permit under this section shall be
  approved unless the Commission finds and declares
  that the number of parking spaces which would be
  required in connection with such use of land
  pursuant to any existing planning or zoning
  regulation (1) results in an excess of parking
  spaces for such use of land or in the area
  surrounding such use of land or (2) could not be
  physically located on such parcel of land for
  which such use is proposed.
• AND
• Modify Section 8.3.A.2
• Add d The Board will not grant variances for
  the number of parking spaces required for any
  property
• located in the Retail A, Retail B, Business A,
  Business B or Business C zones.

25
Thank You!
26
Existing Data
27
(No Transcript)
28
Proposed Amendment to Section 2.2, Defined
Terms Craftsperson An individual having
creative skills in manufacturing or arrangement
of materials, resulting in a finished product or
commodity such as wearing apparel, home
decorations, jewelry, toys, furniture, dried
flowers or similar products. Craftsperson Shop
An establishment primarily engaged in the
manufacturing, fabrication or assembling of
wearing apparel, home decorations, jewelry, toys,
furniture, dried flowers or similar products.
Food Shops, Retail A retail establishment
engaged in the sale of food primarily for offsite
consumption including, but not limited to,
establishments commonly known as delicatessens,
bakeries, ice cream shops, etc. Nothing in this
definition is intended to include a restaurant of
any variety as a principal use. Such
establishments shall be limited to a total of
sixteen (16) seats. High-Technology Incubator
Business Establishments primarily engaged in
the research, design, development and marketing
of a certain product and/or technology.
Supermarkets A retail establishment engaged
primarily in the sale of groceries including
perishable and non-perishable food items and food
related items. In such stores, non-food items
such as household, health and beauty goods and
other miscellaneous wares may also be offered but
the supply of such items must be clearly
incidental and secondary to the primary purpose
of the store which is the retail sale of
groceries directly to the consumer for offsite
consumption.
29
Amended Items for the March 10th Public
Hearing Proposed Bus D Zone Changes Approved
by the SubCommittee Allowed F.A.R. Reduced to
existing Bus B Zone standards of 0.6 with surface
parking and 0.69 with underground parking. No
single building can have a gross floor area of
more than 25,000 square feet. Changes to
Consider and Discuss Removing the square
footage limitations on the allowed gross floor
area of medical office Use. Proposed Bus B
Zone Changes to Consider and Discuss Allowing
Antique dealers as an allowed Use in the Business
B Zone.