5.1.1
Any use permitted in a single family RS District, subject to
all of the provisions of Section 4.1.
5.1.2
Dwelling for not more than two families provided the lot area
per family dwelling unit is equal to 5,000 square feet.
5.1.3
A boarding or roominghouse, subject to the provisions of these
Regulations relative to density of residential use subject to the
provisions of Section 4.1.4.
5.1.4
A group of private garage units or paved parking areas for the
storage of noncommercial vehicles and meeting the requirements of
Section 12 of these Regulations.
5.1.5
Accessory uses as provided in Section 4.1.8.
5.1.6
All that area of the town included in the Res. "C" Zone at the
time of the adoption of these Regulations is hereby included in and
declared to be an RM-1 District. All uses legally existing as conforming
uses in the Res. "C" Zone at the time of the adoption of these Regulations
may be continued as conforming uses at the same locations, but none
may be extended except in conformance with all the requirements of
these Regulations for RM-1 Districts.
5.1.7
Residence apartments subject to the limitations set forth in
Section 5.3 and subject to the approval of the Zoning Commission as
a special case.
5.1.8
Affordable housing developments subject to the requirements
of Section 5.4 and Section 20 of the Zoning Regulations.
|
District
|
Lot Area
(sq. ft.)
|
Mini-
mum Lot Width
|
Mini-
mum Lot Depth
(feet)
|
Mini-
mum Front Yard
(feet)
|
Mini-
mum Side Yard
(feet)
|
Mini-
mum Rear Yard
(feet)
|
Maxi-
mum Bldg. Cov.
(%)
|
Max Bldg. Hgt.
(feet)
|
Min. lot area per fam. dwelling unit
(sq. ft.)
|
|---|---|---|---|---|---|---|---|---|---|
|
RM-1
|
7,500
|
60
|
100
|
15
|
10
|
25
|
33 1/3
|
30 or as specified in Section 5.3.4
|
3,750 or as specified in Section 5.3.3
|
5.3.1
Residence
apartment development defined.
A "residence apartment development" for the purpose of this
chapter is defined to mean and include all buildings designed and
constructed for use as a residence totaling eight or more families
living independently of each other in apartments meeting all the requirements
of the General Statutes of the State of Connecticut which applies
to tenement houses.
5.3.2
Apartment
requirements.
Each apartment shall contain a bathroom equipped with a water
closet, wash basin, and a bathtub or shower, a kitchen or kitchenette
equipped with a sink and provided with facilities and space for cooking
range and refrigerator, at least one room which shall be not less
than 200 square feet in area, and, if the apartment shall have three
or more rooms, one additional room which shall be not less than 100
square feet in area. No room in any apartment, other than the bathroom,
shall be less than 80 square feet in area, and each room, including
the bathroom, shall have a ceiling height of not less than seven feet
eight inches in the clear and outside windows with a net glass area
of not less than 1/8 of the floor area of the room. For the purpose
of computing the number of rooms in an apartment, a bathroom, strip
or pullman kitchen, hall or foyer, alcove, pantry, laundry, closet
or storage space shall not be considered to be a room.
5.3.3
Area
and parking requirements.
A)
The maximum building coverage shall be 20% of the lot area for all
developments in an RS-1, RS-2, RS-3 and RS-4 District. The maximum
building coverage shall be 25% of the lot area for all developments
in an RM-1, CA, LB and LBB District. The maximum building coverage
shall be 25% of the lot area and the maximum impervious area shall
be 50% for all developments in an OPD District. The remainder of the
lot shall be left open, and shall be appropriately landscaped with
the exception of the required parking areas. Off street parking shall
be subject to Section 12 of these Regulations. At least 1/3 of the
number of required parking spaces shall be provided in open areas.
The entire property must be at all times maintained in a neat, clean
sanitary condition and free of noxious weeds.
[Effective 10-31-2021]
B)
The maximum density of any residence apartment development will be
determined by the district in which the development is located as
shown on the following chart:
[Effective 10-31-2021]
|
Units Per 40,000 square feet of Lot Area (See Section 1.1)
| |
|---|---|
|
RS-1
|
3.5 units
|
|
RS-2
|
4.0 units
|
|
RS-3
|
6.0 units
|
|
RS-4
|
6.0 units
|
|
RM-1, CA, LB, LBB, OPD
|
11.5 units
|
C)
When the total number of dwelling units is equal to a fraction, such
fractional dwelling unit total shall be rounded down to the nearest
whole number of below 0.5 and rounded up to the nearest whole number
if the fraction is greater than or equal to 0.5.
5.3.4
Height
limitations.
The maximum height of all buildings in a residence apartment
development in an RS-1, RS-2, RS-3 and RS-4 District shall be 30 feet.
The maximum height of all buildings in a residence apartment development
in an RM-1, CA, LB and LBB District shall be 40 feet, and in an OPD
District shall be 60 feet, if the Commission finds that the height,
size and location of the proposed buildings are well sited within
existing topographical features so as to minimize visibility and intrusion
to adjacent residential areas and is compatible with the surrounding
neighborhood. Otherwise, the maximum height in any zone shall be 30
feet.
[Effective 10-31-2021]
5.3.5
Apartment
unit equivalents.
A)
Residence apartments may be approved as special cases as provided
in Section 20 of these Regulations but in an amount not to exceed
the following in each neighborhood. The boundaries of these neighborhoods
are hereby established as shown on a map entitled "Ultimate Neighborhoods,
Showing Existing and Proposed Elementary School Locations," dated
September 1964, revised to December 8, 1964, which map is hereby declared
to be a part of these Regulations. Copies of said map are on file
in the Town Clerk's office and office of the Planning Commission and
Zoning Commission. The unused balance of 504.5 apartment unit equivalents
plus an additional 100 Equivalents, permitting a total of 604.5 apartment
unit equivalents, shall apply to any of the 13 neighborhoods, listed
below, in the Town of Stratford provided that no more than 100 of
the equivalents shall be used in any one neighborhood.
|
Neighborhood
|
|---|
|
Franklin
|
|
Oronoque-James Farm
|
|
Birdseye
|
|
Whitney
|
|
Center-Academy Hill
|
|
Garden
|
|
Wilcoxson
|
|
Lordship
|
|
Second Hill
|
|
Chapel
|
|
Johnson-Fox Hill
|
|
Nichols
|
|
Stonybrook
|
B)
Apartment unit equivalents shall be determined by assigning the following
values to apartments containing
|
1 room
|
0.5 equivalent
|
|
2 or 3 rooms, 1 bedroom
|
1.0 equivalent
|
|
4 rooms, 2 bedrooms
|
2.0 equivalents
|
|
5 rooms, 3 bedrooms
|
3.0 equivalents
|
C)
For the purpose of these Regulations, libraries, dens, studios, studies,
lofts and other similar spaces shall be deemed to be bedrooms if the
Commission finds that the size, design, and layout of these rooms
are generally similar to bedrooms.
D)
The Planning and Zoning Administrator shall keep an accurate record
of the units which have been approved for residence apartments in
each neighborhood and the number of units remaining for residence
apartments in each neighborhood shall be public information.
5.3.6
Front
yards.
The minimum front yard setback for all buildings in a residence
apartment development shall be 40 feet.
5.3.7
Side
and rear yards.
The minimum side yard and rear yard setback for all buildings
in a residence apartment development shall be 35 feet but may be reduced
to 30 feet if the Commission finds that the size and location of the
proposed buildings are well sited and landscaped so as to minimize
visibility and intrusion to adjacent property and are compatible with
the surrounding neighborhood.
5.3.8
Fire
safety.[1]
A)
To promote fire safety all residence apartment buildings shall have
full basements, with headroom of seven feet, six inches below the
lowest joist or girder and in full compliance with all requirements
of the local and state fire and building codes.
B)
No individual oil heating or oil cooking equipment shall be permitted
within the confines of any apartment.
[1]
Editor's Note: Effective 3-23-1982; 11-13-1982.
5.3.9
Storage.[2]
A separate storage space, having a minimum floor space of 10%
of the apartment it serves, shall be provided for each apartment.
In the case of a storage space located within the living area of a
resident apartment building, said storage space shall have no windows
and shall meet all requirements of the local and state fire and building
codes. In basement storage areas, separation walls between storage
spaces shall be of four-inch cinder block or hollow tile, extending
from floor to ceiling.
[2]
Editor's Note: Effective 11-13-1981.
5.3.10
Sanitation.
No certificate of occupancy shall be issued for any residence
apartment unit until such unit has been connected to the Town sanitary
sewer system, or to private sanitary disposal facilities meeting the
minimum requirements of both the Town and state departments of health.
5.3.11
Potable water.
No certificate of occupancy shall be issued for any residence
apartment unit until such unit has been connected to a supply of potable
water sufficient to furnish at least 100 gallons of water per day.
If said water is supplied from any system other than a public water
supply, its potability shall be certified by the Health Officer of
the Town of Stratford.
5.3.12
Petitions.
Petitions shall be considered in the order in which they are
filed. Incomplete applications shall not be accepted for filing. Each
application shall be accompanied by preliminary plans prepared by
a land surveyor licensed as such by the state board of registration
for professional engineers and land surveyors of the State of Connecticut.
Such plans shall show the size, floor plan and location of each proposed
building or accessory building, all proposed driveways, parking spaces
and easements, all public highways or streets, all boundary lines
and the names of adjacent land owners and any existing buildings on
the property. To enable the Zoning Commission to consider the application
it shall be accompanied by a zoning compliance chart and a perspective
sketch of one of the buildings showing the type of architecture to
be used.
5.3.13
Compliance.
All residence apartment developments shall comply with Section
4.1.6.11 of these Regulations.
5.3.14
Recreational set-aside.
A minimum of 10% of the total lot area shall be established
for either active or passive recreational purposes to serve the residents
of said development. This land shall be in one piece and lawn or trim
areas between walks and building or between walks and paving shall
not be considered as recreational area. A layout of proposed recreational
facilities shall be shown on the site plan submitted for approval.
All open spaces shall be landscaped to conform to the surrounding
area and shown on the site plan prepared by a landscape architect
or landscape contractor.
5.3.15
Performance bond.
To assure conformance with all proposals (excluding buildings)
shown on the approved site plan and other approved documents, a performance
bond shall be posted in an amount determined by the Administrator
to cover the cost of the required work.
5.3.16
Redevelopment and/or adaptation of an existing building.
A)
For the redevelopment and/or the adaptation of an existing building
for residential use in a CA, LB or LBB District only, where said building
has been in existence for a minimum of 25 years and where the existing
footprint of the building will not change, the foregoing provisions
of Section 5.3 shall not apply to yard setbacks, exterior building
heights, building coverages and lot area but shall revert to provisions
of the underlying zone in which the building is situated, but in no
event shall these Regulations preclude preexisting conditions as to
all coverages and yard setbacks. The provisions set forth in Section
5.3.3A) as to coverage and the Section 5.3.3B) as to density only
shall not apply and the minimum lot area shall be 20,000 square feet
and the permitted density for living units shall be not less than
1,500 square feet of lot area per living unit.
B)
In the event of the adaptive reuse of existing hotel buildings
located in the CA District, the use of said building may be converted
into residence apartments and the preceding Sections 5.3.5 and 5.3.8
shall not apply provided the number of dwelling units proposed does
not exceed 2/3 of the number of hotel rooms which exist at the time
of the application for adaptive reuse.
C)
Interior height limitations shall not apply to 1/3 of the residential
units so long as the interior heights of the units comply with the
state building code in effect at the time the applications are made
to the Zoning Commission. The recreational requirements of Section
5.3.14 shall not apply.
D)
Parking requirements of Section 12.5.2 shall apply.
E)
All applications under this section shall be reviewed on an
individual basis. The Zoning Commission shall give full consideration
to the character of existing land uses and zoning districts in the
vicinity of this proposed use to assure the feasibility of providing
a quality residential environment.
5.4.1
Purpose
and intent.
A.
The purpose of the affordable housing development regulations is
to authorize construction of affordable housing by establishing more
flexible standards in order to increase the number of affordable housing
units for the elderly and young families, consistent with terrain,
infrastructure capacity and available services. All such affordable
housing shall be developed in a fashion that is generally consistent
with the housing patterns of the neighborhood in which it is located.
B.
An affordable housing development shall be deemed to mean a housing
development a) which is assisted housing or b) which not less than
20% of the dwelling units will be held or conveyed by deeds containing
covenants or restrictions which shall require that such dwelling units
be sold and rented at, or below, prices which will preserve the units
as affordable housing as defined in Section 8-39a, as amended from
time to time, of the Connecticut General Statutes for persons and
families whose income is less than or equal to 80% of the area median
income for at least 20 years after the initial occupation of the proposed
development.
5.4.2
Eligible
zoning districts.
Affordable housing developments are permitted in RS-1, RS-2,
RS-3, RS-4, RM-1, LB, LBB, and CA Districts.
5.4.3
Development
standards.
|
Minimum Lot Area
|
120,000 square feet
|
|
Maximum Lot Area
|
400,000 square feet
|
|
Minimum Road Frontage
|
60 feet
|
|
Required Lot Shape
|
A square 250 feet by 250 feet to fit on lot in an RS-1 District.
A 200-foot square is required in all other districts.
|
|
Minimum Front Yard
|
1.5 times the zoning requirements in which the development is
located
|
|
Minimum Side Yard
|
1.5 times the zoning requirements in which the development is
located
|
|
Minimum Rear Yard
|
1.5 times the zoning requirements in which the development is
located
|
|
Maximum Building Height
|
30 feet
|
|
Maximum Building Coverage
|
20% of lot area
|
|
Maximum Impervious Area
|
45% of lot area
|
|
Minimum Open Space
|
55% of lot area
|
|
Any affordable housing development constructed within the Town
shall be in full compliance with all of the requirements of this regulation
as well as all other applicable Town ordinances and regulations.
|
5.4.4
Density.
A.
The maximum density of any affordable housing development will be
determined by the district in which the development is located and
the percentage of affordable housing units within the development
and shall be based upon the following matrix:
|
Units Per 40,000 square feet of Lot Area (See Section 1.1)
| ||||
|---|---|---|---|---|
|
Zone
|
Allowed Density
|
20% - 39% Affordable
|
40% - 79% Affordable
|
80% - 100% Affordable
|
|
RS-1
|
1.00
|
1.25
|
2.25
|
3.50
|
|
RS-2
|
2.00
|
2.25
|
3.00
|
4.00
|
|
RS-3
|
4.00
|
4.25
|
5.00
|
6.00
|
|
RS-4
|
5.30
|
5.50
|
5.50
|
6.00
|
|
RM-1, CA, LB, LBB
|
10.60
|
10.80
|
11.00
|
11.50
|
B.
When the total number of dwelling units is equal to a fraction, such
fractional dwelling unit total shall be rounded down to the nearest
whole number of below 0.5 and rounded up to the nearest whole number
if the fraction is greater than or equal to 0.5.
5.4.5
Recreation
area.
A minimum of 10% of the total lot area shall be established
for outside recreational purposes to serve the residents of the affordable
housing development. The area devoted to this purpose shall be in
one piece and shall not be less than 50 feet in width. The recreation
area shall be level with slopes not to exceed 4% and shall be landscaped
primarily as lawn.
5.4.7
Landscaping.
All buildings, parking areas, driveways and walkways shall be
substantially screened from all streets and adjoining properties by
a landscaped treatment acceptable to the Commission. A mix of shade
trees, evergreen trees, flowering trees and shrubs shall be planted
in all buffer areas and around the buildings to provide suitable year-round
screening and a pleasant aesthetic environment. To the greatest extent
possible, all mature trees shall be retained on the site.
5.4.8
Utility
and driveway requirements.
A.
There shall be a public water supply and municipal sewer system adequate
to meet the needs of the development.
B.
All utilities shall be installed underground.
C.
All common areas and elements are to be maintained by an association
of homeowners and/or a common interest association.
D.
All internal roads and driveways shall be private.
E.
The applicant shall prepare pre-development and post-development
calculations of the stormwater runoff and provide a design that demonstrates
a zero impact to the Town's storm drainage system, including natural
waterway systems. Accordingly, the applicant shall evaluate the impacts
to downstream conditions. The analysis shall include impacts from
the quantity of runoff as well as the quality of the runoff. The drainage
collection system shall be designed in accordance with the requirements
of the Connecticut Stormwater Quality Manual, as amended, as well
as the requirements of Town stormwater ordinances. In addition to
best management practices currently available and in the absence of
specific design criteria which may not be identified in these documents
or other requirements of the Town, the applicant shall, at a minimum,
design the stormwater collection system to retain the first inch of
runoff on site, and provide a zero increase in the peak rate of runoff
from the site for the twenty-five-year storm, with an evaluation of
the impacts from a fifty- and 100-year storm. After the evaluation
is complete, if a larger design storm is warranted as determined in
consultation with the Town Engineer, the applicant shall design the
drainage for no net increase in the runoff from the 100-year storm.
5.4.9
Design
requirements.
All units in an affordable housing development shall be one-family
detached dwelling units or multifamily attached dwelling units not
to exceed four units per building. All buildings shall have a minimum
setback of 25 feet to any other building. The exterior design of all
multifamily attached dwellings shall incorporate varying gable rooflines
and building facades to break up the building mass. Choice of the
building materials and color scheme for all units shall be generally
consistent with the existing neighborhood. All deed-restricted affordable
units shall be substantially similar to market-rate units in terms
of building design, materials, finish quality and unit size and shall
be dispersed throughout the development.
5.4.10
Location standards.
A.
The affordable housing development shall be located within three
miles of an existing fire station.
B.
All affordable housing developments containing units for the elderly
shall be located within a one-half-mile radius of a Stratford CA,
CF, LB, or LBB Zoning District and all units for the nonelderly shall
be located within a one-mile radius of a Stratford CA, CF, LB or LBB
Zoning District.
C.
Continuous sidewalks must exist between the development and above
commercial districts to allow for safe pedestrian access.
D.
All affordable housing developments containing units for the elderly
shall be located on a public transit route or be located within 1/2
mile of a public transit route if there are continuous sidewalks between
the development and the public transit route. All units for the nonelderly
shall be located on a public transit route or be located within a
one-mile radius of a public transit route if there are continuous
sidewalks between the development and the public transit route.
5.4.11
Submission and procedural requirements.
A.
All affordable housing developments shall be considered as a special
case subject to all requirements of this section and Section 20 of
the Zoning Regulations and all pertinent sections of the Connecticut
General Statutes.
B.
All applications for an affordable housing development shall be on
a form supplied by the Zoning Commission.
