SECTION 23 - PURPOSE OF DISTRICTS

23.1     General: The Town of Branford is divided into classes of districts of such number, shape, area and location as are best suited to carry out a comprehensive plan of zoning. The provisions applicable in one district vary from those in another, and each district, as hereinafter described, has a general purpose in providing for the orderly growth, development and improvement of the Town.

23.2     Residence R-1 District: These districts are primarily residential in nature and consist of areas built up in years past with single family, two family and multifamily structures. Their principal location is in the vicinity of Branford Center, where they constitute part of the village concentration around the Center. An important purpose of the standards applicable in these districts is to recognize the relatively high concentration of dwellings and population already present, while preserving existing development from overcrowding and permitting conversion to and construction of dwellings containing three or more families only at standards consistent with preservation of the character of the district. Institutions and similar uses will be necessary and appropriate in these districts but only as special uses upon a finding that development will be compatible with the character of the district.

23.3     Residence R-2 District: These districts consist of residential areas that have been developing over a period of years primarily with single family houses for seasonal as well as year-round occupancy on relatively small lots that must be served with sewers and public water supply. Their principal location is along portions of the shore around Limewood Beach and in the Stony Creek area. The applicable standards are designed to recognize and protect the current pattern of development while permitting construction of dwellings containing three or more families only at standards consistent with preservation of the character of the district. Institutions and similar uses will be necessary and appropriate in these districts but only as special uses upon a finding that development will be compatible with the character of the district.

23.4     Residence R-3 District: These districts are designed to consist of single family houses on lots of sufficient size to support private sewage disposal systems pending extension of sewers. Institutions and similar uses will be necessary and appropriate in these districts but only as special uses upon a finding that development will be compatible with the character of the district.

23.5     Residence R-4 District: These districts cover much of the suburban single family residential section of Town. The applicable standards are designed to encourage and protect the existing high quality development with ample lots to support private sewage disposal systems pending eventual extension of sewers. Institutions and similar uses will be necessary and appropriate in this district but only as special uses upon finding that development will be compatible with the character of the district.

23.6     Residence R-5 District: These districts cover much of the rural and topographically rugged sections of the Town and are designed to accommodate single family residential construction of a high quality on spacious lots. Applicable standards are designed to recognize the absence of sewers. Institutions and similar uses will be appropriate in these districts but only as special uses upon a finding that development will be compatible with the character of the district.

23.7     Multifamily Residence MF District: These districts provide for an attached housing unit alternative to the detached single family units allowed in other residential districts. The multifamily district is designed to provide moderate density housing in locations which are sewered, are adjacent to commercial districts and/or neighborhoods of similar or higher density, are served by adequate roadway systems, and are environmentally suitable for such development. Each proposal for multifamily development is subject to Special Use review to insure conformance with the Comprehensive Plan of Development and all applicable standards.

23.8     Center Business BC District: These districts are designed to encourage a concentration of retail services and office facilities of a “downtown1’ character primarily in Branford Center. Automotive sales and services are excluded as incompatible with the purpose of the district; residences are also excluded except as apartments on upper floors so as not to interfere with the primary retail and office function of the district. Applicable standards allow multistory buildings, a high percentage of ground coverage and a high ratio of floor area to land area, with parking provided in centralized, group facilities.

23.9     Restricted Business BR District: These districts are designed to recognize business areas developing as a result of conversion of residential structures to retail and office uses, as well as to provide sites for essential retail services in or adjacent to residential neighborhoods. Business uses will be treated as special uses subject to special standards to assure, where desirable, preservation of the residential character of existing structures, and to allow new development that is consistent with the intensity of uses in adjacent areas. Parking needs for each building will be satisfied on its own lot, with no parking located in the required street setback area. Review of detailed site and architectural plans for each development will be essential to assure adequate parking and traffic facilities, harmony with the neighborhood and a high quality of commercial development.

23.10   Local Business BL District: These districts are designed to accommodate a variety of commercial functions necessary for service to the community including general automotive sales and service uses. The districts are situated on main highways and thoroughfares, and applicable standards are designed to recognize, preserve and improve the character of existing development as well as to be consistent with the intensity of use in adjacent residential areas; parking needs for each building will be satisfied on its own lot. Any new residential construction in these districts would be inconsistent with the purpose of the districts and would occur under conditions unfavorable for residential occupancy.

23.11   General Industrial District #1: These districts consist of areas that have been experiencing heavy commercial and industrial development over a period of years. Applicable standards account for a range of size for establishments and relatively intensive use of the land. Further development of retail business uses in these districts will be inconsistent with their purpose and the purpose of Business Districts; further residential construction in these districts will be inconsistent with their purpose and would occur under conditions unfavorable for residential occupancy.

23.12   General Industrial District #2: These districts consist of areas intended to be used for heavy commercial and industrial development on a less intensive basis than the IG—1 Districts. They are designed for occupancy on somewhat larger sites with more spacious setbacks, in order to assure a high quality of development within the District and an agreeable relationship to adjacent districts. Further development of retail, business and residential uses in these districts will be inconsistent with their purpose and the purpose of the districts. Any residential construction would occur under conditions unfavorable for residential occupancy.

23.13   Commerce Park CP District: These districts are designed to allow for a unified, coordinated development of tracts of land with a variety of lot sizes to accommodate high quality commercial, industrial, and limited retail development. Development of primary or general retail, heavy-commercial, general automotive and residential uses in these districts will be inconsistent with their purpose and the purpose of Business Districts; any residential construction would occur under conditions less favorable for residential occupancy than in Residence Districts.

23.14   Flood Plain District: These districts are designed to delineate floodable areas and areas of special flood hazard where special precautions should measures should be considered. Applicable standards on the construction and uses of land, buildings and other structures and the filling or excavation of land are established to protect life and property, avoid health problems, and avoid increase in flood danger. measures should be considered. Applicable standards on the construction and uses of land, buildings and other structures and the filling or excavation of land are established to protect life and property, avoid health problems, and avoid increase in flood danger. These districts recognize that some floodable areas serve a valuable conservation function which should not be disrupted until after a determination that such areas can be used for human occupancy without danger to the public health, safety and property values. Plan review for all development in these districts will be essential with regard to safe access in emergencies, flood potentials, protective works and potential increase in flood danger to other property.

23.15   Special Development Area: This district is in addition to and overlaps one or more other districts for the purpose of defining that area of Town in which other districts, including Planned Development Districts, may be established and coordinated in accordance with overall plans for development of the area.

23.16   Planned Development District: These districts, each of which may have applicable provisions that are unique, are designed to be located only within the Special Development Area in accordance with overall plans for development of this area and in accordance with the purposes and provisions of Section 35.

23.17   Coastal Management District: This district is in addition to and overlaps one or more other districts for the purpose of defining the coastal area of Town where it is necessary to insure that the development, preservation or use of land and water resources proceeds in a manner consistent with the capability of the land and water resources to support such development, preservation or use without significantly disrupting either the natural environment or sound economic growth. A Coastal Site Plan Review for all buildings, uses or activities to be located in this District is essential to determine whether or not the potential adverse impacts of the proposed activity on Coastal Resources and future water-dependent development activities are acceptable under the Connecticut Coastal Management Act, as amended.

23.18   Town Center Overlay District: This District is in addition to, and overlays other districts for the purpose of defining the Town Center, where it is necessary to insure that the development, preservation, or use of land proceeds in a manner which focuses on design principles and results in creative solutions preserve the village and historic character of the district, and protect the coastal resources, public health, safety, convenience and property values.

23.19   Affordable Housing District: The Affordable Housing Development District (AHD) provides for affordable owner-occupied detached single family housing on individually-owned lots, in locations which are sewered, are adjacent to commercial districts and/or neighborhoods of similar or higher density, are served by adequate roadway systems, and are environmentally suitable for such development. Approval of an Affordable Housing District requires a zone change and preliminary subdivision and Special Exception approval, and subsequent approval of an Affordable Housing District (AHD) detailed development plan, including final subdivision and Special Exception approval.