Town of Stratford, CT SECTION 6 Limited Business Districts (LB) Civic Center

6.1 Uses permitted in LB districts.

6.1.1 Any use permitted in an RM District, subject to all of the provisions of Section 5.1 and minimum parking requirements for the same use in an RM District.

6.1.2 Full-service restaurants, professional and business offices and financial institutions when located in a new building, an existing residential building, or enlargement of an existing building, subject to the approval of the Zoning Commission as a special case, if said Commission finds that the architecture and landscaping of the proposed building are in harmony with the character of the historic and civic center of the Town of Stratford.

6.1.3 Residence apartments subject to the limitations set forth in Section 5.3.

6.1.4 Undertakers' establishments.

6.1.5 Churches or fraternal halls operated by a nonprofit organization for noncommercial purposes.

6.1.6 An educational institution as a special case if the Zoning Commission finds that its operation will not create a fire, health or traffic hazard.

6.1.7 Accessory uses customarily incidental to a permitted use.

6.1.8 Affordable Housing developments subject to the requirements of Section 5.4 and Section 20 of the Zoning Regulations.

6.1.9 Parking requirements in LB Districts: All parking shall meet the minimum requirements of Section 12 of these Regulations as to extent and location.

6.1.10 General requirements: LB.

Minimum lot width	75 feet
Minimum lot depth	100 feet
Minimum lot area	9,000 square feet
Minimum side yard	12 feet
Minimum rear yard	30 feet
Maximum building height	30 feet
Minimum lot area per family unit	3,750 square feet
Maximum Building Coverage	25%
Maximum Impervious Area (B)	70%
Minimum Open Space (A) (B)	30%

A) The first half of the minimum required front yard shall consist of nonimpervious surfaces and shall be landscaped with trees, shrubs, lawns, or suitable ground cover. Provision shall be made for walkways and driveways necessary for operation.

B) The minimum open space and the maximum impervious area requirements shall be adhered to prior to any increase or alteration of impervious area, floor area and building area square footage.

C) All rear or side lot lines adjacent to an RS or RM District shall be fenced to a height of six feet above finished grade except for the first 25 feet from the front property line the height shall not exceed four feet. The fence shall be either a solid wood or vinyl fence providing 100% privacy, shall comply with Section 3.18 of the Zoning Regulations and shall be properly maintained at all times. This fence requirement shall be modified by the Commission if it is determined that the fence will obscure existing views of coastal waters or tidal wetlands in conflict with the Coastal Management Act.[1]

[1] Editor's Note: See C.G.S. § 22a-90 et seq.

D) Front yard in LB Districts: none required, but buildings shall not extend beyond the building line delineated on a certain map entitled "Proposed Civic Center Zone, Stratford, Conn. dated July 1948" on file in the Town Engineer's office, and made a part of these Regulations herewith. All building in LB Districts shall have gable roofs, with a pitch not less than six inches to the foot, with no parapet wall extending above eaves or rake of the roof.

6.1.11 All that area of the town included in the "Civic Center Zone" at the time of the adoption of these Regulations is hereby included in and declared to be an LB District. All uses legally existing as conforming uses in the Civic Center 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 LB Districts.

6.1.12 

A nursing home or medical health care facility for the housing, medical and nursing care and comfort of persons in the community in need of those services providing that:

a) Such use has a valid certificate of need as issued by the State of Connecticut;

b) Such use has approval as a special case under Section 20 by the Zoning Commission; and

c) The following criteria have been met:

1. Use is on a parcel containing no less than 60,000 square feet under one ownership.

2. No more than one principal building shall be erected on any site; uses customarily accessory to a nursing home, such as a maintenance or storage shed, are permitted when clearly incidental to the principal building and when they do not detract from neighboring residential property; no building or accessory building shall exceed 35 feet in height; building coverage may not exceed 25% of the total lot area; no building shall be constructed within 100 feet of any public street and 35 feet of any other property; no accessory building shall be located closer than 75 feet from any side or rear lot line.

3. No site shall exceed a density of 25 beds per acre nor shall accommodate more than 125 beds; each site shall contain usable open space of at least 150 square feet per bedroom.

4. The proposed development shall be connected to public sanitary sewers and public water.

5. Exterior illumination shall be installed where necessary for safety lighting of buildings, walks and roads, and shall be subject to the approval of the Zoning Commission. All lights shall be so located and of such a design as to prevent direct light rays from limiting visibility beyond any point on the boundaries of the same property.

6. Access shall be to a Town accepted street over property of any zone provided that access over residentially zoned property will be by a driveway with sufficient buffer plantings to maintain the residential character of the neighborhood. Any roadways or driveways shall be private and privately maintained.

6.1.13 

Assisted living residential facilities, subject to special case approval pursuant to Section 20 and the following criteria: [Effective 1-29-1997]

a) The facility shall be located on a lot of not less than five acres under one ownership.

b) No site shall accommodate more than 100 assisted living units or exceed a density of 20 units per acre.

c) Each site shall contain at least 50% of the total lot area as permanent open space, which shall not include land devoted to streets or parking areas, but may include land within the minimum setback areas required herein.

d) Included within the open space requirement set forth in Subsection (c) above, the Commission shall require the development of outside recreation areas suitable to serve the occupants of the assisted living facility. Such recreation area shall contain at least 150 square feet of lot area for each unit proposed with a minimum of 6,000 square feet landscaped providing benches, paved walkways, site lighting and beneficial views, shielded from heavy traffic.

e) Public sanitary sewer and public water shall be supplied.

f) All utilities shall be underground.

g) All outside utilities and mechanicals shall be fenced and screened from view by suitable shrubbery and/or construction of a closed picket or screen-type fence. All dumpsters are to be located on a concrete pad and enclosed with a privacy fence.

h) No more than one principal building shall be erected on any site. Said building shall be residential in appearance and sensitive to surrounding properties. No wing of the building shall exceed a length of 300 feet, no wall of such building shall exceed 100 feet in length in an unbroken plane without offset of at least three feet. No building shall exceed 40 feet in height and building coverage shall not exceed 20% of total lot area. The final architectural plans and design are subject to approval of the Zoning Commission under Section 20 of the Zoning Regulations.

i) No more than two accessory buildings, such as maintenance storage sheds, or the like, are permitted when clearly incidental to the principal building and when they do not distract from neighboring property. No accessory building shall exceed 25 feet in height or 500 square feet in building area or be located within any minimum setback areas.

j) No building shall be constructed within 75 feet of any public street and 35 feet of any other property. Suitable buffer plantings shall be provided to assure maximum privacy to the residents and to the occupants of adjoining properties.

k) The property shall have frontage of at least 75 feet on a state highway.

l) Parking for assisted living residential facilities shall be as provided in Section 12.5.9.1 of the Zoning Regulations.

m) Exterior illumination shall be provided where necessary for safe lighting of buildings, walkways, parking areas and driveways. All such lighting shall be subject to the approval of the Commission and be so located and of such design as to prevent direct light rays from extending beyond any point of the boundaries of the property.

n) Assisted living residential units shall be limited to occupancy by no more than two persons who are 62 years of age or older and each facility shall have community space located therein of not less than 75 square feet for each dwelling unit, which shall consist of dining rooms, kitchen facilities, medical, dental or clinical care rooms, meeting or activity rooms, recreation rooms, and similar uses in support of those living in the facility.

o) All buildings containing assisted living residential units shall be located outside of either the 100-year flood zone or floodway as designated by the Federal Emergency Management Agency.

p) All clinical facilities are for the sole use of the residents of the assisted living residential facility.

6.1.14 

Automotive dealerships subject to special case approval pursuant to Section 20 and the following criteria:

a) Servicing shall be conducted within a building. No repair work, except of an emergency nature, will be performed out-of-doors. No servicing or storage of any vehicle shall take place on any adjacent public street or sidewalk. Outside storage and display of vehicles shall be restricted to areas no closer that four feet from an street line or adjacent lot line.

b) Adequate area for parking and servicing shall be provided on private property.

c) Outside storage of inventory of unregistered motor vehicles for sale or exchange by the automotive dealership shall be provided in manner and to the extent determined by the Commission to be adequate for an automotive dealership notwithstanding the applicable provisions of Section 12.5 herein. The inventory area for unregistered motor vehicles shall be effectively screened in accordance with Section 12.

LBB DISTRICTS

For areas of close and irregular contours where limited business use or residence apartments is indicated in the Town plan.

6.2 Uses Permitted In LBB Districts.

(Subject to Provisions of Section 6.2.12 as to lot layout and arrangement of buildings and facilities on the lot).

6.2.1 Any use permitted in an RM District including residence apartments subject to the limitations set forth in Section 5.3.

6.2.2 Professional and business offices and financial institutions.

6.2.3 Laboratories for analysis, research and experimentation, provided that no activity results in objectionable noise, odor, smoke or dust noticeable off the premises.

6.2.4 Photographic, blueprinting, photostatting, typesetting or printing establishments.

6.2.5 Buildings intended for the storage of commercial records or archives.

6.2.6 Radio or television studios or stations.

6.2.7 Hotels, motels and restaurants.

6.2.8 Motor vehicle service stations for the dispensing of fuels, tires and lubricants and for minor servicing only.

6.2.9 Retail services, agencies or stores conducted indoors which do not have for sale on the premises any merchandise or service giving off any objectionable noise, odor, smoke or dust noticeable off the premises; excluding the manufacture, processing or servicing of materials except as customarily incidental to a retail use, the sale of alcoholic beverages except as permitted under Section 15 of these Regulations, and those uses named in Section 7.2.1 through 7.2.4.

6.2.10 Accessory uses customarily incidental to a permitted use, including a private garage for the storage of vehicles used in connection with a permitted use.

6.2.11 General requirements in LBB Districts:

A) Due to the extremely irregular topography of such areas the general requirements for each individual use and location shall be jointly subject to the approval of the Zoning Commission as a special case as provided in Section 20 of these Regulations. Minimum standards to be met by the lot and use before such approval is granted are:

1. That off-street parking shall meet the minimum area requirements of Section 12 of these Regulations, for each use, but be arranged to fit the topography of the lot so that no area for vehicle parking shall have a greater slope than 5% and no ramp for entrance, exit or interchange between parking areas shall exceed 8% slope.

2. That the lot contains more than 7,500 square feet and has a street frontage of 75 or more feet and a minimum depth of 100 feet.

3. That no building be within 30 feet of a street, or 50 feet of any area designated on the comprehensive plan as an RS District, or eight feet of any side or rear lot line, or be greater in width than 50% of the lot frontage, or occupy more than 25% of the lot area.

4. That no entrance or exit drive be so arranged that a vehicle must leave or enter the street traffic lane at an angle greater than 30°. Each lot must have its individual curbed access to the highway.

5. That the water supply be adequate for the use proposed and that both the water supply and sewerage disposal meet all requirements of the Health Department of the Town of Stratford and the State of Connecticut.

6. Buildings may be constructed to a maximum of 60 feet in height measured from any point on the perimeter of the building, but no building be so placed or erected to such a height that its highest point exceed 10 feet above the average grade of the dividing line where the building is located between the LBB District and any RS District.

7. The maximum impervious area is 70% of the lot area.

8. The minimum open space area is 30% of the lot area.

B) The first half of the minimum required front yard shall consist of nonimpervious surfaces and shall be landscaped with trees, shrubs, lawns, or suitable ground cover. Provision shall be made for walkways and driveways necessary for operation.

C) The minimum open space and the maximum impervious area requirements shall be adhered to prior to any increase or alteration of impervious area, floor area and building area square footage.

D) All rear or side lot lines adjacent to an RS or RM District shall be fenced to a height of six feet above finished grade except for the first 25 feet from the front property line the height shall not exceed four feet. The fence shall be either a solid wood or vinyl fence providing 100% privacy, shall comply with Section 3.18 of the Zoning Regulations and shall be properly maintained at all times. This fence requirement shall be modified by the Commission if it is determined that the fence will obscure existing views of coastal waters or tidal wetlands in conflict with the Coastal Management Act.[1]

[1] Editor's Note: See C.G.S. § 22A-90 et seq.

6.2.12 A nursing home subject to the provisions set forth in Section 6.1L.

6.2.13 Affordable housing developments subject to the requirements of Section 5.4 and Section 20 of the Zoning Regulations.

6.2.14 Assisted living residential facilities, subject to the same standards as set forth in Section 6.1.13.

6.3 Office Park District.

6.3.1 Definition. An Office Park District is under one sponsorship containing one or more buildings, each containing one or more office units which may be owned by the sponsor and/or occupants thereof under a cooperative or condominium arrangement created in a park-like environment.

6.3.2 Permitted districts. In any District subject to the approval of the Zoning Commission as a special case under Section 20 of these Regulations.

6.3.3 Minimum lot size. One parcel containing 25 acres under one ownership, said acreage shall contain no less than 150 feet of road frontage and shall have a minimum lot width of 300 feet and a minimum lot depth of 300 feet.

6.3.4 

Accessory uses and buildings.

6.3.4(a) Accessory uses and buildings are permitted when provided as an integral part of the overall development to serve the occupants, patrons and guests thereof but not necessarily limited to the following:

1. Restaurants.

2. Tennis courts.

3. Swimming pools.

4. Recreational facilities.

5. Walking trails.

6. Bicycle paths.

7. Jogging tracks.

8. Garages, maintenance buildings.

9. Health clubs.

6.3.4(b) The exterior facades of all buildings shall be of a finished quality on every side (such as brick, stone, wood, or glass), and architecturally harmonious in design as evidenced by plans prepared by a professional architect or designer. Loading ramps and utility features, if permitted, shall be placed at the side or at the rear, and completely shielded from view.

6.3.5 Uses permitted. Uses permitted would be corporate offices, professional and business offices, financial institutions, offices and laboratories for research and development purposes, hotels and restaurants, excluding drive-in restaurants and take-out establishments, and residence apartments in accordance with Subsection 5.3, subject to all residence apartments requiring a 12% affordability component pursuant to Section 8-30g of the Connecticut General Statutes. No permitted use shall result in the emission of observable smoke, gases, fumes, odors, noise, glare, vibration, radiation, or result in pollution of ground, air, or water. Research and other permitted activities shall not result in any effect or sensation perceptible beyond the exterior of a building.

[Effective 10-31-2021]

6.3.6 Maximum coverage. Building coverage whether by single building or multiple buildings may not exceed 25% of the lot area in the Office Park District including accessory buildings. Group buildings on a single lot shall be so arranged that the minimum distance between principal and/or accessory buildings shall be equal to or greater than 1/2 the sum of the heights of the affected buildings; exclusive of accessory parking structures which are designed to function in conjunction with the principal building.

6.3.6.1 Floor Area Ratio (FAR). No buildings or structures shall exceed a floor area ratio of 25% of the lot area within an Office Park District.

6.3.7 Maximum building height. Except as provided in Section 6.3.15, buildings may be constructed to a maximum of 60 feet in height 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 instruction to adjacent residential areas.

6.3.8 

Setbacks.

A) No building shall be constructed within 50 feet of any public street; 100 feet of any property designated RS (except for existing RS parcels currently developed with nonresidential use), and all other building setbacks shall be 50 feet.

B) The first half of the minimum required front yard shall consist of nonimpervious surfaces and shall be landscaped with trees, shrubs, lawns, or suitable ground cover. Provision shall be made for walkways and driveways necessary for operation.

6.3.9 

Parking.

A) A parking ratio of not less than three cars per 1,000 square feet of gross building area shall be required. No outdoor parking areas shall be located within 50 feet of any buildings with the exception of handicapped spaces and passenger drop-off areas. A reserve parking area of one parking space for each 1,000 square feet of gross floor area shall be retained in suitably located open space areas so as to be utilized for required parking at such time as the Zoning Commission shall require.

B) All surface parking lots and any exposed sides of partially aboveground parking structures shall be screened for a depth of at least 50 feet from any residential zone boundary by screening consisting of closely planted evergreen trees, or by hedges, shrubbery or fences. All other surface parking areas shall be screened by evergreens, trees and shrubbery.

C) Within each surface parking lot there shall be evenly distributed landscaped areas with at least one shade tree and other low plantings for every 10 parking spaces.

D) The maximum impervious area is 50% of the lot area. The minimum open space area is 50% of the lot area. The minimum open space and the maximum impervious area requirements shall be adhered to prior to any increase or alteration of impervious area, floor area and building area square footage.

6.3.10 Roadways. Roadways shall be private and privately maintained. They shall be built to a minimum width of 24 feet and no parking shall be permitted thereon.

6.3.11 Utilities. The proposed development shall connect with public sewers and public water or provide its own facilities satisfactory to both the Town of Stratford and State Department of Health. All utilities shall be located underground.

6.3.12 Common areas. All interior streets, sidewalks, utilities, open space (retention ponds) shall be owned and maintained by the owner or owners.

6.3.12(a) Lighting. Exterior illumination shall be only as necessary for safety lighting of buildings, walks, and roads, and shall be subject to the approval and limitation by the commission. All lights permitted shall be so located and of such a design that no light source is visible beyond any point on the boundaries of the same property.

6.3.13 Site plan review. Each petition shall be accompanied by a Class A-2 boundary survey prepared by a land surveyor licensed by the State of Connecticut; in addition, a site plan prepared by a landscape architect or professional engineer licensed by the State of Connecticut. Such plans shall show the size, floor plan and location of each proposed building and accessory buildings, accessory uses, all proposed driveways, parking spaces and easements, all public highways or streets, all recreation facilities, landscaping and boundary lines and the name of adjacent land owners and any existing buildings on the site. No use shall be approved by the Zoning Commission unless the lot and/or subdivision has suitable access and is within 1,000 feet of a state highway.

6.3.14 Bond for completion of improvements.[1] To assure completion of all improvements (excluding buildings) as shown on the final approved site plan and in other Zoning Commission approved documents, whether required by these Regulations or as may be required by the Zoning Commission, including the setting of all monuments, the construction of all roads, sidewalks and pavements, landscaping and plantings, construction of accessory units (other than buildings), and the installation of required drainage facilities, storm and sanitary sewers, within two years of the date of the issuance of the building permit and where required, the dedication of any land to common or to public use within two years and three months of such approval, the applicant shall file with the Zoning Commission a cash or surety bond in favor of the Town of Stratford executed by the applicant, and in the case of surety bonds by a surety company authorized to enter into such bonds under the laws of the State of Connecticut, which bonds shall be in such amount and in such form and contain such conditions as the Zoning Commission shall from time to time require. The bond shall not be released until the Zoning Commission, upon the written statement of the Town Engineer and Director of Public Works, shall have determined that all of the bond conditions have been fully satisfied. No building permit shall be issued until said bond is accepted. The Zoning Commission may allow performance bonds to be posted and released in phases.

[1] Editor's Note: Effective 4-9-1985.

6.3.15 Hotel and restaurant standards.

The following standards shall apply to the design and development of a hotel or restaurant use. All other standards of Section 6.3 including the setback provisions, shall apply unless noted below:

6.3.15.1 Minimum lot size. Provided the lot shall be located within an existing office park district or be contiguous to and existing office park district: three acres for a hotel, and one acre for a restaurant.

6.3.15.2 Lot coverage. The maximum impervious area is 70% of the lot area. The minimum open space and the maximum impervious area requirements shall be adhered to prior to any increase or alteration of impervious area, floor area and building area square footage.

6.3.15.3 FAR. No hotel building, together with ancillary structures, shall exceed a floor area ratio of 45% of the lot area.

6.3.15.4 Maximum building height. A hotel building may be constructed to not more than five building stories or a maximum of 60 feet in height if the Commission finds that the height, size and location of the proposed hotel is well sited within existing topographical features so as to minimize visibility and intrusion to adjacent residential areas.

6.3.15.5 Parking. For a hotel or restaurant use, the provisions of Section 12.5 of the Zoning Regulations shall apply. All parking shall be on or below grade. All surface parking lots shall be screened for a depth of at least 50 feet from any residential zone boundary by screening consisting of closely planted evergreen trees, or by hedges, shrubbery or fences. Within each surface parking lot, there shall be evenly distributed landscaped areas with at least one shade tree and other low plantings for every 15 parking spaces.