Detailed Development Plans shall be submitted in conformance with and including all the information required by the approved Basic Development Plans. Such Detailed Development Plans may be submitted in stages provided that such stages encompass not less than the minimum required tract size and include all those public amenities and features used as a public protection for the surrounding area. Such stages shall be capable of complete and self-sufficient existence without the completion of the remaining stages. Six (6) copies of all Detailed Plans shall be submitted and shall include at least the following:

a Site Plan containing detailed layout information related to all site plan proposals contained in the Basic Development Plans, plus an additional, schematic layout of building, drives and parking areas at a scale of 1: = 100':

b. Building Plans encompassing the architectural information developed in the Basic Development Plans;

c. Landscaping Plans presenting in detail the landscaping treatments and open space proposals contained in the Basic Development Plans;

d. Engineering Plans presenting the detail designs and information supporting all the engineering elements of the Basic Development Plans.

Approval of the detailed Development Plans shall be noted on said Plans which shall then be signed by the Chairman of the Planning and Zoning Commission with the date of approval indicated on the Plans. A complete copy of the approved, signed Plans shall be recorded in the Office of the Shelton City-Town Clerk.

The Commission may adopt the Planned Development District thereby amending these Regulations and the Zoning Map only after the Commission makes the following findings in addition to other findings necessary for the amendment of these Regulations:

a. The Planned Development District and the standards and Basic Development Plans applicable therein will accomplish the purpose set forth in Paragraph 34. 1;

b. Another zoning district could not be appropriately established to accomplish such purposes;

c. The Planned Development District and the Standards and Basic Development Plans applicable therein will be consistent with any comprehensive plan of development adopted by the Commission for the Special Development Area;

d. The Planned Development District encompasses a tract of land of not less than 60,000 square feet.

e. The petitioner has provided, where appropriate, for the continued maintenance of the development in general, including those open space and recreational areas not dedicated for general public use;

f. The streets and drives will be suitable and adequate to accommodate anticipated traffic and projected development intensity will not generate traffic in such amounts as to overload the street system in the area;

g. The existing and proposed utility services are adequate for the proposed development and the utilities and drainage have been so arranged as to not overburden the capacity of the facilities connected therewith.

h. If the Planned Development District is currently zoned Office Park District, the proposed P.D. D. will not result in any increase of the allowable "Maximum Total Impervious Lot Coverage as a Percent of Lot Area" and the street and property line setbacks, other than the Minimum Residential District setback, will not be reduced below fifty percent (50%) of that which is normally required.

The petitioner shall file with the Commission a performance bond, in form, amount and surety approved by the Commission, to guarantee the faithful performance of the site improvements work to be undertaken within the public rights-of-way, unless said improvements are bonded under the provision of the Shelton Subdivision Regulations, and including driveway connections, sanitary sewer and water supply facilities, storm drainage and pollution control facilities, landscaping and other essential site improvements.

Prior to the issuance of any Certificate of Zoning Compliance to permit any occupancy of the development before final acceptance, the developer shall file with the Commission a performance bond, in form, amount and surety approved by the Commission, to guarantee the provision of all facilities common to the entire development, including but not limited to private roads, buffer strips, walkways, recreational facilities, club houses and other common areas. Said bond shall be constituted upon completion of said common facilities within one (1) year of the date of approval of the first such Certificate of Zoning Compliance, except that the Commission may extend the time of completion for an additional period not to exceed one (1) year after public hearing for good cause shown.

Adoption of a Planned Development District by the Commission shall constitute authorization to establish the uses, buildings, structures and site development in accordance with the standards and Detailed Development Plans adopted by the Commission for the District and in accordance with detailed specifications approved by the Commission. The development authorized by the Commission shall be completed within five (5) years from the effective date of the District, except that the Commission may extend the time for completion for one (1) year periods after public hearing for good cause demonstrated to the satisfaction of the Commission; otherwise the Commission shall be deemed authorized by the owner or owners of land within the District to amend these Regulations and the Zoning Map, deleting the Planned Development District and establishing for such land the provisions of another zoning district.

The Planned Residence District (P.R.D.) is a class of district in addition to an overlapping the Residence R-1A and R-1 Districts. P.R.D.'s may be established from time to time by the Commission and delineated on the Building Zone Map upon petition by the owner of property and after due notice and public hearing as required by law for amendment of these Regulations.

The P.R.D. is made part of the Comprehensive Plan of Zoning for the purpose of authorizing residential development that is consolidated or grouped in such a manner as to preserve significant open space and conservation areas, encourage provision of central water supply and sewage disposal systems and provide for a choice in dwelling types within the city. Such residential development may consist of single family dwellings or multiple dwellings or combinations thereof. It is recognized that there are large tracts of land within the Residence R-1 District characterized by conservation and open space resources, appropriate soil conditions, with proximity to central water supply and sewage disposal facilities and with suitable location and access within the City, which are capable of accommodating such consolidated residential development. The procedures and standards hereinafter specified are necessary in order to delineate P.R. D.'s that will be in accord with the Comprehensive Plan of Zoning.

The Commission recommends that, prior to the submission of a formal petition, the petitioners review with the Commission and its staff, in a preliminary and informal manner, any proposal for a P.R.D. The Commission recommends that preliminary plans include appropriate existing conditions information as well as tentative proposals for street layout, development areas and open space reservations. The Commission, at its discretion, may or may not render a non-binding opinion.

A petition requesting an amendment of the Building Zone Map for the purpose of establishing a P. R. D. within the Residence R- IA or R- I District may be filed with the Commission in accordance with the provisions of Section 5 1 and this Section. The petition shall be signed by the owner or owners of all properties within the proposed P. R. D. and shall be accompanied by six (6) copies of each of the following:

35.4.1 Boundary a map and a metes and bounds description of the boundary of the proposed P.R.D. as specified in Paragraph 51.1.2.

35.4.2 Existing Condition Map: a map or maps of the entire area of the proposed P.R. D. at a scale of not less than 100 feet to the inch, showing no less than the following;

a. existing contours at a maximum interval of two (2) feet;

b. existing natural soils, confirmed by field samples and tests, in accordance with the classifications of the National Cooperative Soils Survey of the Soil Conservation Service of the U.S. Department of Agriculture; and

c. large trees, wooded areas, ledge outcroppings, significant open space and conservation features, historic sites, trails, existing buildings and other structures and wetlands and watercourses as defined in Public Act #155 of 1972 and Public Act #73-571 respectively of the Connecticut General Assembly.

35.4.3 Preliminary Conventional Subdivision: a preliminary subdivision plan of all land within the proposed P.R. D., meeting all of the requirements of the Subdivision Regulations of the City of Shelton including provisions for open space and showing a conventional layout of lots for single family dwellings in accordance with the appropriate Residence R-lA or R-1 District standards, as applicable to the subject P.R. D.

35.4.4 Consolidated Land Use Plan a consolidated land use plan for land within the proposed P.R. D., at a scale of not less than 100 feet to the inch, showing the following:

a. those areas of the P.R.D. proposed to be used for individual lots for single family dwellings specifying the maximum number of such lots;

b. those areas of the P.R. D. proposed to be used for detached single family dwellings not on individual lots and a specific maximum number of such dwellings by the number of bedrooms in each;

c. those areas of the P.R.D. proposed to be used for multiple dwellings consisting of two (2) or more dwelling units and a specific maximum number of such dwelling units by the number of bedrooms in each;

d. those areas of the P.R. D. proposed to be reserved as open space; and

e. a tentative layout of streets proposed to serve the Plan.

35.4.5 Engineering Report: a report, prepared by a licensed engineer evaluating storm drainage facilities, sewage disposal and water supply and specifying the manner in which they will be provided, as well as an evaluation of any significant constraints with respect to soils, flooding and erosion, topography or other physical circumstances.

The standards and criteria hereinafter set forth are applicable to the establishment of a P.R.D. and are in addition to those factors normally considered by the Commission in the delineation of any zoning district;

35.5.1 Area of P.R.D.: The P.R.D. shall encompass no less than 20 acres of substantially vacant land. A lesser area may be considered by the Commission if the P.R.D. adjoins another P.R.D. or if the proposed open space reservation within the P.R.D. consists of ten (10) acres or more or will be adjunct to existing permanently reserved open space outside the P.R. D.

35.5.2 Development Density: The established density-base of the P.R.D. shall be the number of individual lots for single family dwellings shown on the preliminary conventional subdivision plan submitted under Paragraph 35.4.3 and determined by the Commission to represent a reasonable subdivision of the land within the P.R.D. The maximum dwelling and dwelling unit shall not exceed the density which the water supply and sewage disposal facilities are capable of supporting and shall not exceed the following, whichever is less:

a. for P.R.D. consisting entirely of individual lots for single family dwellings served only by public water supply, 1.1 times the established density base of the P.R. D.

b. for P.R.D. consisting entirely of individual lots for single family dwellings served by both public water supply and municipal sanitary sewers, 1.2 times the established density base of the P.R. D.

c. for P.R.D. consisting of single and of two-family dwellings not on individual lots and served by both public water and municipal sanitary sewers, 1.3 times the established density base of the P.R. D.

d. for P.R. D. consisting entirely of multiple dwellings containing 3 or more dwelling units which units contain three (3) or more bedrooms, two (2) times the established density base of the P.R. D.

e. for P.R. D. consisting entirely of multiple dwellings containing 3 or more dwelling units, which units contain one (1) or two (2) bedrooms, three and one-half (3.5) established density base of the P.R. D.

f. for a P.R. D. consisting of any combination of the above, the sum of the proportionate parts shall not exceed the established density base as calculated according to the following formula where (a) through (e) refer to the number of each of the dwelling unit types enumerated above:

35.5.3 Water Supply: Each building lot and all dwellings shall be served by public water supply. In unusual circumstances where extension of public water supply to one (1) or more remote or isolated single family lots is deemed infeasible or impractical, the Commission may require those lots to be deducted from the established density base and permit them and the dwellings thereon to be served by an adequate on-site source, subject to the approval of the Valley Regional Health District.

35.5.4 Sewage Disposal: Where practicable, the P.R.D. shall be served by extension of the Shelton municipal sanitary sewer system. At minimum, all dwellings containing two (2) or more dwelling units shall be served by said sanitary sewer system.

35.5.5 Open Space: The P.R.D. shall result in the permanent reservation of significant and desirable land for open space and conservation purposes with reasonable access, shape, dimension , character and location. Not withstanding the potential development density allowable under 35.5.2 above, the minimum area of permanently reserved open space shall be not less than 15,000 square feet times the established density base as determined under Paragraph 35.5.2. In lieu of fee conveyance of said open space, the Commission may require the conveyance of development rights to the City to preclude any possible future development of said open space.

When the Commission is satisfied that a complete petition has been filed, the Commission shall hold a public hearing in the same manner and with the same notice as required for amendment of these Regulations, shall decide thereon and shall give notice of its decision as required by law. If the proposed P.R.D. is adopted by the Commission and made part of the Building Zone Map, such adoption shall incorporate within the P.R. D., as specific restrictions, the following:

35.6.1 The Consolidated Land Use Plan, for the purpose of identifying and specifying areas to be used for individual lots for single family dwellings, areas to be use for single and multiple dwellings consisting of two (2) or more dwelling units and areas of reserved open space;

35.6.2 The maximum number of individual lots for single family dwellings, the maximum number of single family dwellings not on individual lots and the maximum number of multiple dwelling units by number of bedrooms in said multiple dwellings. The total resulting dwelling units shall not exceed the maximum dwelling unit density as determined under Paragraph 3 S. S. 2;

35.6.3 The minimum area of permanently reserved open space specified in Paragraph 35.5.5.

After adoption of any P.R.D. by the Commission, the Commission is authorized to approve plans for the development of such P.R.D. or some portion thereof, in accordance with the standards hereinafter specified, provided such approval shall be effective after the effective date of the P. R. D.

35.7.1 Lots for Single Family Dwellings Individual lots for single family dwellings may be established by subdivision of land in accordance with the standards and procedures of the Subdivision Regulations of the City of Shelton.

a. lots served by public water supply only shall contain an area of not less than 30,000 square feet, shall have a frontage of 110 feet or more on a street, shall be of such shape that a square with 130 feet on each side will fit on the lot with some portion of such square extending to or within the required street setback area, and shall provide for a minimum setback of 20 feet from any line other than a street or rear property line.

b. lots served by both public water supply and municipal sanitary sewers shall contain an area of not less than 20,000 square feet, shall have a frontage of 90 feet or more on a street, shall be of such shape that a square with 110 feet on each side will fit on the lot with some portion of such square extending to or within the required street setback area, and shall provide for a minimum setback of 20 feet from any line other than a street or rear property line.

35.7.2 Single Family and Multiple Dwellings: Other single family dwellings not on individual lots and multiple dwellings consisting of two (2) or more dwelling units may be approved by the Commission subject to administrative approval of a Site Plan there for in accordance with Section 3 1.

35.7.3 Open Space: In connection with approvals under Paragraph 35.7.1 and/or 35.7.2, at least the proportionate portion of the total minimum required area of open space specified under Paragraph 35.7.5 shall be permanently reserved, with provision made for the retention and preservation of the land by means of ownership, operation and maintenance suitable to support the open space as approved by the Commission.

35.7.4 Consolidated Land Use Plan: The individual lots for single dwellings, other single family dwellings not on individual lots, multiple dwellings and the reserved open space land shall be located in the areas specified on the Consolidated Land Use Plan adopted by the Commission as part of the P.R. D. under Paragraph 35.6.1.

35.7.5 Fee: A petition fee in an amount determined by the Commission and set forth in the Schedule of Fees included in the Appendix hereto, payable to the City of Shelton.

The Shelton Central Business District (C.B.D.) is an overlay zone encompassing the core of the area known as downtown Shelton and certain related fringe areas. The C.B.D. overlay zone is also deemed to be a designated Special Development Area within which Planned Development Districts are eligible for. consideration, consistent with the stated purpose, objectives, design intent and standards set forth herein. The C. B. D. area is defined as encompassing the area bounded by the Housatonic Railroad Company r.o.w. and Canal Street West, Cornell Street, Howe Avenue, Route 8 Expressway, Coram Avenue, White Street, Perry Avenue, the former Wooster Street, Howe Avenue, and the southerly boundary of the Riverview City Park to the Housatonic Railroad Company r.o.w.. Within this area, all pertinent standards of the existing, underlying zoning districts shall apply, except as stated herein.

The purpose of the C.B.D. is to promote and accommodate the revitalization and aesthetic enhancement of the area, consistent with:

36.2.1 The goals and objectives of Shelton's long range Plan of Development and applicable Zoning Regulations.

36.2.2 Enhanced economic development and growth opportunities.

36.2.3 The public health, safety and welfare of the City.

36.2.4 The reestablishment of a pedestrian friendly area with development of good aesthetic quality, producing a safe, attractive, cohesive and economically viable downtown Shelton.

The objectives of these regulations are to:

36.3.1 Make recommendations for an appropriate pattern and form of compatible land uses, precluding certain inappropriate and inconsistent uses and activities and to encourage, oversee and guide new development.

36.3.2 Assist property owners and developers and review proposals to insure coordination with other existing and future development.

36.3.3 Encourage State and local government to make necessary public infrastructure improvements.

36.3.4 Encourage, assist and coordinate efforts of private and quasi public groups, such as an association of downtown merchants as well as garden clubs, service organizations and others, in their efforts to help create an attractive, cohesive and safe downtown area.

Permitted uses are those allowed in the applicable, underlying zones, as set forth in SCHEDULE A - PERMITTED USES. Notwithstanding the above, however, within the delineated C. B. D. overlay zone the following are specifically prohibited:

36.4.1 Drive-up window services, except as part of a Planned Development District (P.D.D.).

36.4.2 Residential dwelling units except as part of an approved P.D. D. or other designated residential district.

36.4.3 Nursery schools and/or Child Daycare Centers.

36.4.4 Motor vehicle sales, service stations, washing, repair garages and similar automotive sales and service facilities.

36.4.5 Wholesale laundry, dry cleaning and dyeing plants.

36.4.6 Warehousing and wholesale distribution activities.

36.4.7 Commercial storage and distribution of fuel and bottled gas.

36.4.8 Building contractors businesses and storage yards, including lumber and building materials businesses.

36.4.9 Freight and materials trucking businesses, bus terminals, etc.