7.1.1
Any use permitted in an RM or LB district including residence
apartments subject to all provisions of Sections 5.1, 5.3 and 6.1.
7.1.1.1
Residential developments of three
to seven residential units or mixed-use developments which combine
other uses permitted in the CA District with residential developments
of three to seven units, subject to a determination by the Zoning
Commission that such uses comply with the standards for Special Case
approval under Section 20 of the Zoning Regulations and the following
additional standards: [Effective 6-17-1998]
1)
The lot area for such uses shall be a minimum of 3,750 square
feet per dwelling unit.
2)
A minimum of 400 square feet of land area per dwelling unit
shall be established for outdoor recreational purposes to serve the
residents of said development. The land set aside for this purpose
shall be generally flat, provided in a contiguous location, and of
such character that it is conducive to its intended recreational use.
In no case will land intended to meet the minimum open space requirements
of these Regulations for CA Districts be utilized to fulfill the recreation
requirements.
3)
The proposed use must meet the off-street parking standards
of Section 12.5.1.1.
4)
Since CA Districts exist in such a wide variety of locations
in Stratford, the Zoning Commission shall, in approving such uses,
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.
7.1.2
For purpose of clarification, all those areas of the Town of
Stratford legally zoned as Business 1, Business 2, Business A, are
declared to be a CA District. All uses existing in these business
zones are conforming uses at the time of the adoption of the respective
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 CA Districts.
7.1.3
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 of these Regulations.
7.1.3.1
Retail display or sales of article
associated with landscaping, nursery, home supply retail centers,
sales of seasonal products or garden centers out of doors shall be
permitted in the Retail Commercial Districts (CA) and (CF) on lots
with over 50,000 square feet of retail building space providing the
articles of such display or sales areas are limited to two outdoor
sales/display area per shopping center complex and shall be limited
to the regulations of Section 7 of this chapter and the following
limitations:
A.
Any article for outdoor display or sales shall be suitable and compatible
with the principal use of the parcel. The use of the area shall be
used to display and inventory materials for retail sale and not for
warehousing.
B.
The area intended for use as outdoor display or sales shall be contiguous
to the principal building and clearly screened or buffered from the
public way by fencing or landscaping.
C.
The total square footage of outdoor display and sales area may not
exceed 12% of the square footage of the indoor floor area of the store
to which the outdoor sales area is subordinate without special case
approval. Minor temporary landscaping sidewalk sale displays, reviewed
under Section 3.26 of the Zoning Regulations are exempt from this
requirement.
D.
The setback for outdoor display and sales areas shall meet the general
requirements of 3.26 and shall have a minimum setback of 75 feet from
any public right-of-way.
E.
Outdoor display, sales or storage of any nonhazardous chemical or
fertilizers (e.g., compost, manure and peat moss) shall be properly
contained, lighted and protected from rain, snow or inclement weather
and must be contained at all times in the designated fenced in area.
F.
The area intended for outdoor display or sales shall not interfere
with vehicular or pedestrian circulation. All loading/unloading areas
required to service the outdoor display area shall be serviced only
from designated loading areas as shown on the site plan.
G.
A photometrics plan shall be provided detailing light type and wattage,
installation location, mounting height, and ground level lighting
intensity of all lighting in the outdoor sales area within the parcel
and at adjacent property lines. Unless otherwise approved, the ground
level lighting intensity caused by lighting of outdoor sales areas
shall not exceed one footcandle at the property line.
H.
Materials which are stacked or stored in the outdoor sales and display
area shall meet all federal, state and local safety codes and shall
in no case exceed the height of the fence which shall be limited in
height to a maximum of 24 feet.
I.
The area of outdoor sales shall require the same minimum number of
parking spaces and will be permitted the same signage as the standards
for indoor sales in the district in accordance with Sections 12 and
16 of this chapter. Any such sign shall only identify the business
conducted therein.
J.
Materials for roofs, screens or coverings shall be aesthetically
compatible with the principal building.
7.1.3.2
The plans demonstrating compliance with Section 7.1.3.1 of this
chapter shall be subject to site plan review by the Zoning Commission.
7.1.4
Public garages, motor vehicle service stations with limited
and general repairers license, and automobile sales rooms or outdoor
sales areas for these uses; provided, however, a self-service gasoline
station shall be subject to the approval of the Zoning Commission
as a special case. [Effective 6-13-1976; 4-27-1980]
7.1.5
Theaters for indoor motion picture projection, indoor dramatic
or musical productions, radio and television broadcasting studios.
7.1.6
Assembly halls, dance halls and bowling alleys.
7.1.6.1
Billiard and pool parlors and similar inclosed places of amusement
which contain more than three mechanical amusement devices as defined
in Section 1.1 shall be heard as a special case in accordance with
Section 20 of these Regulations. [Effective 4-27-1982]
7.1.7
Hotels, motels and restaurants. Hotels and motels are subject
to the approval of the Zoning Commission as a special case as provided
under Section 20 of these Regulations.
7.1.7.1
Drive-in restaurants subject to the approval of the Zoning Commission
as a special case as provided under Section 20 of these Regulations.
[Effective 9-23-1969]
7.1.7.2
Outside dining regulation. Outside dining subject to and in
compliance with the following standards:
[Effective 12-29-2021]
(a)
Outside dining areas containing more than 16 seats are subject to the parking requirements of Subsection 12.5.7. Outside dining areas with less than 16 seats are exempt from parking requirements although the staff may consider existing parking conditions in evaluating each request.
(b)
Outside dining is permitted year-round subject to all Health
Department Regulations; however, all canopies, umbrellas and tables
shall be removed during extended periods when seating is not in use
or during snowfall events to allow for proper snow removal.
(c)
The outdoor dining area shall be contiguous to the establishment
to which it is accessory.
(d)
Any establishment providing outside dining shall provide to
the Office of Planning and Zoning a certificate of insurance indicating
liability coverage.
(e)
All outdoor seating must allow for pedestrian circulation and
must not interfere with or impede pedestrian traffic on public sidewalks,
restrict access to any portion of the building by emergency services,
and must not impede vehicular traffic entering driveways or accessways.
(f)
Outdoor eating areas shall provide adequate trash receptacles.
(g)
Extended retractable awnings, canopies, or large umbrellas shall
be permitted and located to provide shade for patrons and shall be
safely anchored. Umbrellas are to be closed when the outdoor eating
area is not in use.
(h)
Outdoor eating areas are not entitled to additional signage,
beyond that permitted for the use.
7.1.8
Public parking lots or buildings operated as a business for
renting parking space to the public. No part of such lots or buildings
may be counted toward the minimum required under this section, or
Section 12, for other business establishments.
7.1.9
Newspaper establishments, job printing shop or an electric or
gas substation, subject to the provisions of Section 7.1.3 as to objectionable
noise, odor, smoke or dust.
7.1.10
Accessory uses customarily incidental to a permitted use, including
private garages for the storage of motor vehicles used in connection
with a permitted use, but not in violation of back or side yard requirements.
7.1.11
A nursing home subject to the provisions set forth in Section
6.1.12.
7.1.12
Affordable housing developments subject to the requirements
of Section 5.4 and Section 20 of the Zoning Regulations.
7.1.13
Adult oriented, body-piercing and/or
tattoo establishments subject to the following distance and size limitation.
A)
All adult-oriented, body-piercing and/or tattoo establishments
shall be located a minimum of 1,000 feet from a residential district,
church, park, playground, library, day-care establishment, school
for the instruction of children under 16 years of age or any place
frequented by minors and a minimum of 2,000 feet between any of these
uses.
B)
All distances shall be measured in a straight line from property
line to property line containing the above uses representing the shortest
distance between the two lots.
C)
Adult-oriented, body-piercing and/or tattoo establishments shall
not exceed a total floor area of 5,000 square feet.
D)
Body-piercing and/or tattoo establishments are subject to the
approval of the Zoning Commission as a special case under Section
20 of these Regulations.
7.1.14
Assisted living residential facilities, subject to the same
standards as set forth in Section 6.1.13.
7.1.15
A car wash subject to the approval of the Zoning Commission
as a special case as provided under Section 20 of these Regulations.
[Adopted 7-9-2001]
7.1.16
A self-storage facility subject
to the approval of the Zoning Commission as a special case, as provided
for under Section 20 of these Regulations, provided that the following
standards shall apply:
(a)
The facility shall be located on a lot of not less than 10 acres
in size under one ownership.
(b)
The facility shall be part of a mixed-use building, or buildings,
into which are incorporated other permitted uses in the underlying
zone.
(c)
The height limitations of the underlying zone are suspended
subject to the Zoning Commission establishing an appropriate height
for the facility on a case-by-case basis, given the topography of
the site, its proximity to other existing structures, the height of
same, and the relationship of the height of the proposed facility
to infrastructure or transportation facilities adjacent thereto, but
in no event shall exceed 50 feet in height or four stories.
7.1.17
A commercial sign which has been relocated pursuant to the provisions
of Section 16.6.5.3.
7.1.18
Professional offices, business offices, medical offices, financial
institutions or uses considered to be similar by the Zoning Commission.
In addition to those uses disqualified by the provisions of
Section 7.1, the following are expressly prohibited.
Each establishment shall meet the minimum off-street parking
requirements of Section 12. As part of, or in addition to those requirements,
each establishment shall:
7.4.1
|
Minimum lot area
|
7,500 square feet
|
|
Minimum lot width
|
60 feet
|
|
Minimum front yard
|
10 feet
|
|
Minimum lot depth
|
100 feet
|
|
Minimum lot area per family unit
|
3,750 square feet except for residence apartments.
|
|
Minimum lot area per hotel or motel room
|
1,000 square feet
|
|
One side yard minimum
|
16 feet
|
|
Rear yard minimum
|
32 feet
|
|
Building coverage maximum
|
50% of lot area
|
|
Building height maximum
|
35 feet
|
|
Maximum impervious area (B)
|
80%
|
|
Minimum open space (B)
|
20%
|
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.
7.4.2
In CA and CF districts, except on a side adjacent to an RS District,
the sixteen-foot side yard may be omitted and buildings built to the
common lot line, provided the rear yard has other continuous sixteen-foot
right-of-way for public use to a public street. This shall be in the
form of a permanent easement across the necessary adjacent property
and shall be on file in the office of the Town Clerk of the Town of
Stratford.
7.4.3
In CA and CF districts the minimum rear yard depths may include
a sixteen-foot public right-of-way extending from lot line to lot
line in such a manner as to provide continuous public access from
either adjacent rear yard to the other, or from one adjacent rear
yard to a street.
7.4.4
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.
7.4.5
On lots where the Zoning Commission may stipulate that the topography
does not permit rear yard parking a second side yard of 32 feet will
be required. In that event neither side yard may be omitted, but the
rear yard minimum may be reduced to 10 feet.
7.5.1
Permitted
uses.
7.5.1.1
Professional and business offices and financial institutions.
7.5.1.1.1
Retail services, agencies or stores subject to the conditions
established in Section 7.1.3 of these Regulations.
7.5.1.2
All uses allowed in a CF district must be heard by the Zoning
Commission as a special case as provided in Section 20 of these Regulations
and shall be subject to the requirements of the basic building code
of the State of Connecticut and the Connecticut Fire Safety Code.
7.5.1.3
Off street parking shall be subject to Section 12 and Section
7.3.
7.5.1.4
General requirements for CF Districts subject to Section 7.4.
7.5.1.4.1
Professional and business offices and financial institutions.
7.5.1.4.2
Retail uses as defined in Section 7.5.1.1.1 shall be subject
to the provisions of Section 7.4.1 except as modified below:
|
Minimum lot area
|
40,000 square feet
|
|
Minimum lot width
|
100 square feet
|
|
Minimum building size
|
4,000 square feet
|
|
Maximum building size
|
No buildings or structures shall exceed a floor area ratio of
25% of the lot area.
|
|
Except on lots greater than five acres, there shall be no more
than two separate retail entities located in any one building structure
in any CF District, and there shall be no more than one building constructed
on each lot.
|
7.5.1.4.3
The provisions of Section 16.6.5 shall apply to any retail use
defined in Section 7.5.1.1.1.
7.5.1.5
A nursing home subject to the provisions set forth in Section
6.1.12.
7.5.1.6
Assisted living residential facilities, subject to the same
standards as set forth in Section 6.1.13.
7.6.1
For the purpose of reducing traffic on main thoroughfares and
lessening congestion in CA and CF districts, the Zoning Commission
intends to establish on its own motion or by petition to it, and after
due procedure, CNC Districts of not less than 80,000 square feet each
in area, wherever in its judgment in the general areas indicated by
the plan of development it shall find it necessary or desirable for
public convenience to permit uses as defined in Section 7.6.2 of the
Zoning Regulations surrounded by or adjacent to other districts where
they are prohibited, subject to the provisions of Sections 7.6 and
7.7. No CNC District shall be created unless it has provision for
at least four different permitted uses.
7.6.2
Subject to the approval of the
Zoning Commission as a Special Case under Section 20 of the Zoning
Regulations, permitted uses are:
(a)
Retail services, agencies or stores, conducted indoors, which
do not have for sale on the premises any merchandise or service, or
carry on any processing of materials, giving off any objectionable
noise, odor, smoke or dust noticeable off the premises.
(b)
Professional offices provided that the total office space in
the center does not exceed 75% of the total rentable square footage
in the center.
(c)
Restaurants and other food service establishments which may
provide outside dining subject to satisfaction of the standards enumerated
in Section 7.1.7.2(d).
(d)
Hotels and customary accessory uses including but not limited
to conference and meeting rooms, catering and banquet facilities,
restaurants and other food service establishments, bars, recreations
facilities and health spas available to guests or to the general public.
(e)
Any marine use described in Sections 8.2.1.1, 8.2.1.4, 8.2.1.7,
8.2.1.8 and 8.2.1.10.
7.6.3
Excluded uses: In addition to
those uses disqualified by the provisions of Subsection B, the following
uses are expressly prohibited:
7.7.1
Requirements.
|
Minimum lot width
|
75 feet
|
|
Minimum lot area
|
10,000 square feet for existing family unit
|
|
Minimum side yard to other properties in CNC District
|
0 feet
|
|
Minimum side yard to properties in all other Districts
|
16 feet
|
|
Minimum front yard
|
15 feet
|
|
Minimum lot depth
|
100 feet
|
|
Minimum rear yard
|
32 feet
|
|
Maximum building height
|
65 feet for uses permitted pursuant to Section 7.6.2(d), 40
feet for all other uses.
|
|
Maximum Impervious Area (B)
|
80%
|
|
Minimum open space (B)
|
20%
|
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.
7.7.2
Buildings in CNC Districts shall have gable roofs with a pitch
of not less than six inches to the foot, except that uses permitted
pursuant to Section 7.6.2(d) with a building height of 40 feet or
more may have a partial gable roof on condition that HVAC equipment
and mechanicals located on roofs shall not be visible from the street.
No parapet wall or sign shall extend above the eaves or rake of the
roof. A roof of less pitch may be permitted as a special exception,
subject to the approval of the Zoning Commission if the Commission
finds that the architecture of the proposed building, as shown on
plans submitted is in harmony with that of the nearby residential
areas, and proposed signs are in keeping with the provision of Section
16.6.3, and are located at least one foot below the top of any wall
or parapet.
7.7.3
No outdoor incinerator or long-term storage of refuse shall
be permitted.
7.7.4
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.
7.7.5
Each establishment shall provide paved off-street parking in
accordance with the requirements of Section 12.
7.9.1
Purposes.
The Theater District is designed to guide land uses in a way
that will promote the economic viability of the American Festival
Theater while maintaining important controls on health, safety and
welfare conditions affecting residents of the Town, especially those
in the neighborhood of the Theater. Additional purposes of the District
are:
1)
To foster the growth and perpetuation of tourism in Stratford;
2)
To preserve and improve the character of established residential
neighborhoods in the vicinity of the Theater;
3)
To preserve and enhance unique qualities of Stratford's historic
waterfront in this area; and
4)
To create a cohesive business environment that is conducive to achieving
these purposes.
7.9.2
Design objectives.
It is recognized that the Theater District encompasses a wide
variety of existing land uses, architectural styles and density levels.
The Town seeks to coordinate design in this area within a village
theme to encourage compatibility and suitability of development. The
following design objectives shall guide existing and new uses within
the District:
1)
The Town shall insure that greater intensity and bulk uses do not
encroach into surrounding residential districts.
2)
Development shall help to create a coordinated pattern of land uses
which allows safe access and movement of pedestrians, bicycles and
vehicles. Priority within this District shall be granted to pedestrian
movement and bicycle travel, without restricting residents access
to their homes.
3)
Rehabilitation and adaptation of existing structures, where feasible,
is encouraged in order to preserve and enhance traditional and diverse
qualities of Stratford.
4)
Emphasis will be placed on architectural and site design which promotes
good aesthetics and a proper blend with the District as a whole.
5)
Preserve and improve the integrity of Ferry Creek, Selby Pond and
the Housatonic River.
7.9.3
General
provisions.
7.9.3.1
District structure. Due to the diversity of uses, zoning classifications,
and land forms in this area, the TH District is created as an overlay
zone which extends over and modifies the permitted uses and development
standards of the underlying zoning districts. This approach seeks
to emphasize and build on the character of existing districts rather
than superimposing an entirely new set of standards on the established
neighborhood.
7.9.3.2
Number of structures on a lot. To promote the village design concept
within the TH District, the definition of "lot" in Section 1.1 does
not apply to development within this District, and more than one principal
building may be situated on a lot.
7.9.3.3
Identification of subdistricts.
Subdistricts within the Theater District overlay include:
1)
RS/TH Theater Subdistrict — Areas where the TH boundary
encompasses the RS-3 or RS-4 Districts.
2)
CA/TH Theater Subdistrict — Areas where the TH boundary
encompasses the CA District.
3)
WF/TH Theater Subdistrict — Areas where the TH boundary
encompasses the WF District.
4)
MA/TH Theater Subdistrict — Areas where the TH boundary
encompasses the MA District.
7.9.3.4
Permitted uses and development standards by subdistrict. Only uses
specifically named shall be permitted within the Theater District,
even if said uses would normally be permitted in the underlying district.
Uses not specifically named are prohibited within this District.
7.9.3.5
Zoning Commission approval. Land uses identified as permitted uses
within the District do not require specific approval by the Zoning
Commission although they must comply with related zoning, building,
health, and other applicable municipal codes such as FEMA, coastal
site plan review, sediment and erosion control, etc. Uses requiring
site plan approval shall be reviewed administratively by the Zoning
Commission, subject to site plan and design review criteria as adopted
by the Stratford Zoning Commission. Land uses subject to special case
approval must be reviewed by the Zoning Commission under the criteria
for special case approval contained in Section 20 of the Town Zoning
Regulations. Special case uses must also be reviewed under the site
plan and design review criteria established for the Theater District.
7.9.4
RS/TH
Theater Subdistricts.
7.9.4.2
Uses permitted with site plan approval (performed administratively
by Zoning Commission).
7.9.4.2.1
A bed-and-breakfast establishment per Section 4.1.6.13 of these
Regulations, but not requiring a special case approval.
7.9.4.3
Uses permitted subject to Special case approval by the Zoning Commission
under Section 20 of these Regulations.
7.9.4.3.1
Retail use per Section 7.9.5.2.2 on the first floor of a one-family
dwelling (special case application does not require a survey).
7.9.4.3.2
One-family dwelling (special case application does not require
a survey).
7.9.4.3.3
Theatrical school or college including accessory uses such as
dormitories.
7.9.4.3.4
Theater for live performances plus customary accessory uses
such as costume and set design and production.
7.9.4.3.5
Museum or art gallery.
7.9.4.3.6
Hotel or inn of no more than 25 rooms per building with dining
room facilities having a maximum seating capacity of 75 seats.
7.9.4.3.7
Residential Village Design Development, subject to the standards
of the underlying RS zone as required by Section 7.9.4.4. The Residential
Village Design Development shall promote the land uses as outlined
in Section 7.9.1 Historic structure preservation and infill aspects
of through 7.9.3.3. Section 7.9 shall be particularly addressed.
7.9.4.4
Development Standards Within the RS/TH Theater Subdistrict.
7.9.4.4.1
Standards in this District shall be set in relation to the standards
of the underlying zoning district (RS-3, RS-4) as follows:
|
Lot Area
|
Standard for RS District
|
|
Lot Width
|
Standard for RS District
|
|
Lot Depth
|
Standard for RS District
|
|
Front Yard
|
Standard for RS District
|
|
Side Yard
|
Standard for RS District
|
|
Rear Yard
|
Standard for RS District
|
|
Maximum Building Coverage
|
25%
|
|
Maximum Building Height
|
30 feet
|
7.9.4.4.2
Additional standards for nonresidential uses:
|
Minimum Lot Area for hotels/inns
|
15,000 square feet minimum and at least 2,000 square feet of
lot area per room
|
|
Maximum Impervious Area
|
40%
|
|
Minimum Open Space
|
60%
|
|
Minimum Parking Setback
|
12 feet.
|
|
Parking buffer
|
6-foot fence of appropriate natural materials such as wood,
brick or stone and/or appropriate landscaping
|
7.9.5
CA/TH
and MA/TH Theater Subdistricts.
7.9.5.2
Uses Permitted with Site Plan Approval (performed administratively
by Zoning Commission).
7.9.5.2.1
A bed-and-breakfast establishment per Section 4.1F(13) of these
Regulations, but not requiring a special case approval.
7.9.5.2.2
Any of the following retail uses or those considered to be similar
by the Zoning Commission, providing that no such use shall occupy
a building in excess of 5,000 square feet of floor area:
7.9.5.2.4
One or two apartments above the first floor of a retail use
as provided under Section 7.9.5.2.2.
7.9.5.2.6
A parking lot as an accessory use subject to the provisions
of Section 12.2 provided that it is located in the side or rear yards
of a property, and it is screened from view by a brick wall, landscaped
berm or other suitable buffers.
7.9.5.3
Uses Permitted subject to special case approval by the Zoning Commission
under Section 20 of these Regulations.
7.9.5.3.1
Theatrical school or college including accessory uses such as
dormitories.
7.9.5.3.2
Theater for live performances plus customary accessory uses
such as costume and set design and production.
7.9.5.3.3
Museum or art gallery.
7.9.5.3.4
One or two family dwelling (special case application does not
require survey).
7.9.5.3.5
Hotel or inn with up to 125 sleeping rooms.
7.9.5.3.6
Professional offices if it can be demonstrated that the use
will help to promote the objectives of the TH District.
7.9.5.3.7
Restaurant with outdoor seating (without drive-through window).
7.9.5.4
Development Standards Within the CA/TH and MA/TH Theater Subdistrict.
7.9.5.4.1
Standards in this District shall be set in relation to the standards
of the underlying zoning district (CA, MA) as follows:
|
Minimum Lot Area
|
Standard for CA, MA Districts
|
|
Minimum Lot Width
|
Standard for CA, MA Districts
|
|
Minimum Lot Depth
|
Standard for CA, MA Districts
|
|
Front Yard
|
Standard for CA, MA District*
|
|
Side Yard**
|
CA- 8 feet, MA - 10 feet
|
|
Rear Yard
|
Standard for CA, MA Districts
|
|
Maximum Building Coverage
|
35%
|
|
Maximum Building Height
|
35 feet
|
|
*
|
The minimum required front yard shall consist of nonimpervious
surface and shall be landscaped with trees, shrubs, lawns, or suitable
ground cover. Provision shall be made for walkways and driveways necessary
for operation.
|
|
**
|
Where commercial or industrial property abuts a residential
district a twenty-five-foot minimum setback shall be required.
|
7.9.5.4.2
Additional standards for nonresidential uses:
|
Minimum Lot Area for
| |
|
Hotels and inns
|
20,000 square feet minimum and at least 1,500 square feet of
lot area per room
|
|
Maximum Impervious Area
|
60%
|
|
Minimum Open Space
|
40%
|
|
Minimum Parking Setback
|
12 feet
|
|
Parking buffer
|
6-foot fence of appropriate natural materials such as wood,
brick or stone and/or appropriate landscaping
|
7.9.6
WF/TH
Theater Subdstricts.
7.9.6.1
Permitted uses. All uses within the WF/TH district shall be by Special
Case approval and shall include those uses and structures listed under
Section 8.2.1, Marine Uses and Section 8.2.2, Nonmarine Uses of these
Zoning Regulations. Retail uses must comply with the provisions of
Section 7.9.5.2.2 of these Regulations.
7.9.6.2
Retail and service uses specifically prohibited within the TH/CA
and TH/MA District.
7.9.6.3
Development standards within the WF Theater Subdistrict.
7.9.6.3.1
Standards in this District shall be set in relation to the standards
of the underlying zoning district (WF) as follows:
|
Minimum Lot Area
|
Standard for WF District
|
|
Minimum Lot Width
|
Standard for WF District
|
|
Minimum Lot Depth
|
Standard for WF District
|
|
Front Yard
|
Standard for WF District
|
|
Side Yard
|
Standard for WF District
|
|
Rear Yard
|
Standard for WF District
|
|
Maximum building coverage
|
25%
|
|
Maximum building Height
|
30 feet
|
7.9.6.3.2
Additional standards for nonresidential uses:
|
Maximum Impervious Area
|
40%
|
|
Minimum Open Space
|
60%
|
|
Parking Setback
|
12 feet
|
|
Parking buffer
|
6-foot fence of appropriate natural materials such as brick,
wood or stone and/or appropriate landscaping.
|
7.9.7
Site
plan and design review criteria within the Stratford Theater District.
For uses requiring site plan review within the RS/TH, CA/TH, WF/TH,
and MA/TH Districts, applicants must submit plans in the form prescribed
by the Zoning Commission in determining the extent to which the proposed
development meets the following site plan and design review objectives.
Site plan and design review objectives (TH District). In reviewing
and acting on an application for development within the Theater District,
the Commission shall take into consideration the health, safety, comfort
and convenience of the public in general and the immediate neighborhood
in particular. Because of the unique attributes of this District,
the Commission shall also give careful consideration to the design
treatment of proposed developments within the District. The Commission
may require such modifications of the plans as it shall deem necessary
to ensure the accomplishment of the following objectives:
7.9.7.1
Site characteristics.
7.9.7.1.1
Town plan. That the proposed site plan shall be in general conformance
with the intent of the Town Plan.
7.9.7.1.2
Public safety. That all buildings, structures, uses, equipment,
or material shall be readily accessible for fire, police, and ambulance
service. The Commission may require the input of specific Town departments
in making this determination. The plans shall comply with the State
Building Code, with specific regard to the requirements for the handicapped
(ramps, elevators, depressed curb and parking provisions).
7.9.7.1.3
Traffic and pedestrian access. That all proposed traffic and
pedestrian accessways shall not create traffic hazards and shall be:
adequate, but not excessive in number; adequate in width, grade, alignment
and visibility; adequate in distance from street corners; places of
public assembly and other accessways; and adequate in design for other
similar safety considerations.
7.9.7.1.4
Circulation and parking.
1)
That adequate off-street parking and loading spaces shall be
provided to prevent on-street and off-street traffic congestion; that
all parking spaces and maneuvering areas shall be suitably identified;
that entrances and exits shall be suitably identified and designed
to specific use radii; that the interior circulation system shall
be adequately designed to provide safe and convenient access to all
structures, uses and/or parking spaces; that parking spaces shall
be provided with suitable bumper guards, guard rails, islands, crosswalks,
speed bumps and similar safety devices when deemed necessary by the
Commission to adequately protect life and property; and that provision
shall be made for safe pedestrian movement within and adjacent to
the property by the installation of sidewalks. In cases where the
property to be developed is located within the boundaries of or adjacent
to the Housatonic Riverbelt Greenway, the applicant shall make provision
for linking pedestrian access to the Greenway.
2)
Except where physical constraints, site configuration or safety
considerations preclude strict compliance, all parking must be accessible
by driveway to the parking lots of adjacent nonresidential uses and
land zoned for nonresidential uses.
7.9.7.1.5
Landscaping and screening. That the general landscaping of the
site shall comply with the village character of the district; that
existing trees and shrubs shall be preserved to the maximum extent
feasible and new ones will be where appropriate; all refuse containers
and rooftop and ground mechanicals shall be enclosed; and that parking,
storage, and service areas shall be suitably screened during all seasons
from the view of adjacent residential areas and public rights-of-way.
7.9.7.1.6
Lighting.
1)
That lighting of the site shall be adequate at ground level
for the protection and safety of the public in regard to pedestrian
and vehicular circulation. Specifically, all exterior light fixtures
shall be located at the minimum height from the ground and the maximum
distance from the property line necessary to provide adequate and
safe lighting of the building entrances, walkways, parking area(s)
and accessways.
2)
That glare from the installation of outdoor lights and illuminated
signs shall be properly shielded from the view of adjacent property
and public rights-of-way. Specifically, all exterior lighting shall
be designed so that the filaments, light sources, reflectors or lenses
shall be shielded with opaque material in such a way that the light
shall be directed down and shall not be visible at a height greater
than six feet above the ground level at property lines.
3)
The alteration of approved lighting or installation of additional
lighting shall require site plan approval or modifications of an existing
site plan.
7.9.7.1.7
Public health. That all utility systems shall be suitably located,
adequately designed, and properly installed to serve the proposed
uses, and to protect the environment from adverse air, water, or land
pollution. New utility lines (electrical, telephone, etc.) shall be
placed underground. Additionally, all refuse collection areas shall
be located near the service entrance or loading area of a building
shall be easily accessible to service trucks, and shall be screened
or otherwise enclosed by plantings, walls, or fencing.
7.9.7.1.8
Drainage. That the design of stormwater drainage systems shall
be such as to minimize soil erosion and maximize absorption of pollutants
by the soil. Runoff from impervious areas shall be attenuated to reduce
peak flow volume and sediment loads to pre-development levels.
7.9.7.1.9
Environmental features. That the development of the site shall
conserve as much of the natural terrain and vegetation as possible,
shall preserve important environmental land features such as steep
slopes, wetlands and sensitive coastal resources and shall preserve
public scenic views or historically significant features.
7.9.7.2
Design elements. In determining the appropriateness of proposed
improvements in the TH District, design elements of proposed buildings
shall be evaluated in relation to existing adjacent or surrounding
buildings. In most cases, to be considered appropriate, the original
architectural character of existing buildings should be retained and
enhanced, especially for buildings which have been determined to have
historical significance by being listed on the State or National Register
of Historic Places.
7.9.7.2.1
Guidelines for development of
existing structures.
(a)
Existing architectural design should be retained to the extent
possible, and this design should be reflected to the extent feasible
in additions or alterations to existing buildings. Additionally, it
is the intent of these Regulations to preserve properties of architectural
and historic significance, such as individual listings on the National
Register of Historic Places or structures identified as contributing
structures within a National Register Historic District. Demolition
of such historic properties is discouraged by the Zoning Commission.
(b)
Unique architectural features such as brackets, moldings, cornices,
columns, and other details shall be retained to the extent possible
in order to preserve original architectural character. Applicants
shall generally not be required to fabricate and replace such details
in cases where these features no longer exist.
(c)
Siding and roofing materials and similar exterior treatments
should match as closely to the original as possible. In cases where
new materials are required, they should generally be of traditional
character such as brick, clapboard (wood siding), shingles, slate,
etc. Use of artificial materials such as aluminum, vinyl, concrete,
metal, etc., is discouraged.
7.9.7.2.2
Guidelines for development
involving new construction. New buildings shall be designed so that
they are similar in character to existing buildings in the following
respects:
(a)
Height.
(b)
Bulk and general massing (number of wall surfaces, projections
and building features).
(c)
Major divisions or rhythms of the facade.
(d)
Proportion of openings (i.e., window-to-wall relationships).
(e)
Roof treatment (shape).
(f)
Materials, colors, and textures of buildings and signage. In
general, natural materials such as stone, brick, wood siding, shingles,
slate, etc., are preferred to industrial or artificial materials,
such as raw or exposed aggregate concrete, anodized or galvanized
metal, tinted glass, plastics, vinyls, etc.
(h)
Relation to street.
7.9.7.2.3
Guidelines for signs.
(a)
Signage should accent rather than detract from existing architectural
character.
(b)
Sign materials should be compatible with those used for the
building to which the sign relates.
(c)
Wall signs should not cover or mask important building details
such as windows and doors.
(d)
Signs should be limited to no more than three colors —
background color (generally dark, matte finish), lettering color (white
or light shade), and one color for emphasis or accent purposes. Lettering
style should be bold and simple for clarity and consist of no more
than two typefaces or fonts.
|
[1]
Editor's Note: Effective 3-6-1996.
1.
Purpose. The purpose of the Transit-Oriented Development (TOD) Overlay
District is to enhance Stratford's residential neighborhoods, to preserve
its historic character, to revitalize Stratford Town Center and commercial
areas and to promote mixed-use development that increases employment
and the Town's tax base, by:
1)
Providing an alternative to the traditionally built environment
by emphasizing mixed-use, pedestrian-oriented development;
2)
Allowing market-driven growth in places that are most conducive
to accommodating additional activity;
3)
Encouraging the redevelopment of underutilized or obsolete areas;
4)
Creating an environment that encourages walking, bicycling and
transit use;
5)
Facilitating the adaptive re-use of existing buildings and infill
development;
6)
Reducing auto dependency and traffic congestion by locating
multiple destinations and trip purposes within walking distance of
one another;
7)
Providing a range of housing options for people at different
stages of life;
8)
Ensuring that new development is consistent with and enhances
the nearby streetscape; and
9)
Encouraging a mix of moderate-density development within walking
distance of the Stratford Train Station to increase transit ridership.
2.
Applicability. The TOD Overlay District consists of those areas as
shown on the Zoning Map of the Town of Stratford dated October 1,
1956, and amendments thereto, which map and amendments are on file
in the Town Clerk's office and the office of the Town's Planning and
Zoning Commissions. Any parcel which is depicted on the Zoning Map
as being wholly within or partially within the TOD Overlay District
shall be determined eligible for the provisions of the Overlay District
as described in this section. A developer of a property located within
the TOD Overlay District may choose to develop under the provisions
of the underlying zoning, or may choose to utilize the provisions
of the TOD Overlay District, subject to meeting the general provisions,
development standards and design standards, as described in this section,
to the satisfaction of the Stratford Zoning Commission.
3.
ACTIVE USE
COMMERCIAL SECURITY STRUCTURE
GREEN BUILDING ELEMENTS
GREEN INFRASTRUCTURE
GREEN ROOF
MIXED USE
OVERLAY ZONING DISTRICT
PEDESTRIAN-ORIENTED DEVELOPMENT
SHARED PARKING
STREETSCAPE
TRANSIT STATION
TRANSIT-ORIENTED DEVELOPMENT
USABLE OPEN SPACE
Definitions. As used in this section, the following terms shall have
the meanings indicated:
A use that attracts pedestrian activity during varied times
of the day, provides access to the general public and conceals uses
designed for parking and other nonactive uses if present. Such uses
generally include, but are not limited to, retail, commercial uses,
restaurants, coffee shops, libraries and educational and cultural
uses. Active uses typically do not include professional offices.
Security doors, gates or grates; window guards; wire or similar
fixed or moveable physical barriers designed to protect the contents
or occupants of a commercial establishment.
Measures incorporated into building design and construction
that are intended to minimize impacts to the environment through conservation
of natural resources, increased energy and efficiency and improved
indoor air quality.
Measures that utilize best management practices for stormwater
management that infiltrate or otherwise reuse stormwater. Such techniques
may include green roofs, landscaping, rain gardens, bioretention areas,
vegetated swales, pocket wetlands, infiltration planters and vegetated
median strips. Individual green infrastructure practices shall be
defined according to the current Connecticut Stormwater Quality Manual.
The roof of a building that is partially or completely covered
with vegetation and a growing medium, planted over a waterproofing
membrane. It may also include additional layers such as a root barrier
and drainage and irrigation systems. Such roof may or may not be open
to residents or users of the building.
Development contained on a single parcel that includes different,
complementary uses (both residential and nonresidential) and which
provide for a variety of activities throughout the day.
A zoning district that encompasses one or more underlying
zoning districts and imposes additional or alternative requirements
or provisions than required by the underlying zoning.
The design of communities, neighborhoods, streetscapes, buildings
and other uses that promote pedestrian comfort, safety, access and
visual interest.
Parking that is utilized by two or more different uses that
generate different peak period parking demand.
The area between building facades on either side of a street
or between properties on either side of a street, encompassing its
curb-to-curb distance, boulevards, sidewalks, setbacks and property
facades or frontages.
The area, including the platform, which supports transit
usage and that is owned and/or operated by the Metropolitan Transit
Authority.
A development pattern created around a transit facility or
station that is characterized by higher-density, mixed uses, a safe
and attractive pedestrian environment, reduced parking and direct
and convenient access to the transit facility.
Active recreational areas, sitting areas or other landscaped
areas open to the sky, but not including surface parking or sidewalk
areas.
4.
Permitted uses. Any use or combination of uses allowed in the underlying
zoning district shall be allowed in the TOD Overlay District. In addition,
residential uses pursuant to Section 5.3.2 and the standards in this
section shall be permitted. In the event that an applicant seeking
to develop utilizing the provisions of the TOD Overlay District is
within the Limited Business (LB) district, the Zoning Commission may
consider permitting ground-floor retail, restaurant or personal-service
use subject to the provisions of this section. Notwithstanding the
underlying zoning, for areas within the LB district that are indicated
on the Zoning Map as "TOD-1," active ground floor uses shall be required
pursuant to Subsection 7(f) of these Regulations.
5.
Procedure. Any application seeking to develop utilizing the provisions of the TOD Overlay District shall be subject to special case approval from the Zoning Commission, pursuant to the requirements of Section 20 of these Regulations, and the relevant provisions of the TOD Overlay District as contained in Subsections 6, 7 and 8 of these Regulations. Any such application that is within the Stratford Academy Hill Historic District shall also be subject to the requirements of that district, including review by the Historic District Commission pursuant to Chapter 121 of the Town Code.
6.
General
provisions of the TOD Overlay District. The following site development
prerequisites are required to be met by an applicant seeking to develop
land under the provisions of the TOD Overlay District:
A.
Contribution to transit-oriented development. The site to be
developed shall be determined by the Zoning Commission to be well-connected
to the Transit Station for all transportation users (pedestrians and
bicyclists as well as vehicles) and shall be determined to have potential
to enhance and contribute to an active, walkable downtown environment.
B.
Single applicant. The development application shall be made
by a single entity, and shall be developed under single direction
in accordance with an approved plan.
C.
Development plan. The application for development shall be accompanied
by a plan, or plans, showing the detailed use of the entire site,
and the plan or plans shall comply with all relevant requirements
provided in Section 22.1 of these Regulations, and Section 20.2, pertaining
to special cases. In addition, the application shall demonstrate compliance
with the provisions and design standards of the TOD Overlay District,
as contained in this section, to the satisfaction of the Zoning Commission.
D.
Utilities. The development site shall be served by public sanitary
sewers, stormwater systems and utilities. Where feasible, for projects
involving new construction and/or redevelopment activities, every
effort shall be made to place telephone, cable television and similar
utility lines underground.
7.
TOD Overlay
District development standards. Notwithstanding the requirements of
the underlying zoning district, the following provisions shall apply
to developments seeking to utilize the provisions of the TOD Overlay
District:
A.
Contextual relationship. The proposed development shall be consistent
with the existing surrounding context, particularly with existing
development on directly adjacent sites.
B.
Mixed uses. Sites within the TOD Overlay District are encouraged
to be developed with a mix of complementary uses which provide for
a variety of activities throughout the day and on different days of
the week.
C.
Lot size. The minimum lot size shall be as required by the underlying
zoning district.
D.
Density. For developments containing residential uses, the maximum
residential density shall be 50 bedrooms per 40,000 square feet of
lot area, as defined in Section 1.1 of these Regulations.
E.
Bedroom mix. At least 70% of the residential units shall be
efficiency or one-bedroom units, with the balance of the units limited
to two-bedroom apartments. For the purposes of these Regulations,
libraries, dens, studios, studies, lofts and other similar spaces
may be deemed to be bedrooms if the Zoning Commission finds that the
size, design and layout of these rooms are generally similar to bedrooms.
F.
Active ground-floor uses. For areas indicated on the Zoning
Map as "TOD-1," uses on the ground floor of buildings shall be active
uses as defined in Subsection 3, above. Residential or office uses
within such buildings shall be limited to the upper floors, unless
waived by the Zoning Commission based on the particular characteristics
of the site and the surrounding context.
G.
Minimum frontage. The minimum lot frontage shall be as required
by the underlying zoning district.
H.
Minimum front yard. The minimum front yard setback shall be
10 feet. The Zoning Commission may reduce or remove any front yard
setback if the resulting building massing and sidewalk configuration
is consistent with the existing context.
I.
Minimum rear yard. The minimum rear yard setback shall be 25
feet.
J.
Minimum side yard. The minimum side yard setback shall be 10
feet. The two side yards may be combined in order to achieve greater
flexibility and efficiency on the site. In addition, the Zoning Commission
may reduce or remove any side yard setback if the resulting building
massing and sidewalk configuration is consistent with the existing
context; provided, however, that the site provides sufficient access
for parking and loading.
Setback diagram showing minimum required yards in the
TOD Overlay District. Front and side yards may be waived in order
to achieve consistency with existing context.
|
K.
Maximum building height. Building heights shall be four stories,
or 45 feet in height, if the Commission finds that the building massing
and height is consistent with the existing surrounding context. Parcels
east of Main Street and within 550 feet of the Stratford Train Station
platform may have maximum building coverage of 65% and building heights
of up to 60 feet in areas set back 100 feet or greater from Main Street
and 75 feet or greater from Sutton Avenue. The Zoning Commission may
consider allowing maximum building coverage of 65% and maximum building
height of 60 feet elsewhere in the TOD Overlay District, based on
the particular characteristics of the site and the surrounding context.
L.
Maximum building coverage. The maximum building coverage shall
be 40% of the lot area except as permitted above.
M.
Required open space. A minimum of 15% of the total lot area
shall be established for usable open space and landscaping. A minimum
landscape buffer of at least 10 feet shall be provided along all rear
yards, and at least six feet along all side and rear yards, unless
waived by the Zoning Commission based on the particular characteristics
of the site.
N.
Minimum required parking.
1)
Parking requirements for residential uses shall be as follows:
a)
1.0 space for each dwelling unit containing an efficiency or
one-bedroom.
b)
An additional 0.25 space for each bedroom in excess of one bedroom.
c)
Indoor parking may be included in the required parking spaces.
d)
No required off-street parking facility shall be developed within
the required front yard, or shall be developed within five feet of
a side or rear lot line.
2)
Parking requirements for financial institutions, nonmedical
office buildings, retail stores, personal service shops and similar
business buildings shall be three spaces for each 1,000 square feet
of gross floor area.
3)
Parking requirements for medical office uses shall be one space
for each 250 square feet of gross floor area.
4)
Parking requirements for restaurants, clubs, taverns or bars
shall be one space for each 100 square feet of gross floor area.
5)
All other parking requirements shall be consistent with Section
12.5 of these Regulations, except as modified by the Zoning Commission
pursuant to Subsection 8(F) of these Regulations.
8.
TOD Overlay
District design guidelines. These TOD Overlay District design guidelines
are intended to encourage and guide high-quality development, infill
and redevelopment in the vicinity of the Stratford Train Station.
The purpose of these guidelines is to foster a cooperative and creative
approach to design between the Town and the development community
that serves as the basis for dialogue between the Town and applicants
during the site development process. As a result, projects seeking
to utilize the provisions of the TOD Overlay District will be required
to demonstrate that the proposed development's design is consistent
with the purpose and intent of these guidelines.
A.
Building massing and character.
1)
Buildings shall be designed to avoid the appearance of a large,
monotonous building mass by dividing large facades into the appearance
of several sections or smaller buildings. Long building facades are
encouraged to be broken up into lengths of approximately 30 feet with
sufficient building articulation, architectural features and landscaping.
Large-scale retail stores with building frontages exceeding 30 feet
are encouraged to include architectural details and design elements
to create the appearance of multiple storefronts. Buildings should
also incorporate screening of rooftop mechanical equipment, as detailed
in Subsection M, below.
|
|
| |
|
Building Massing and Character: Sensitively designed building
can enhance context by using features such as window bays that break
up horizontal building mass, and "stepping down" to complement adjacent
buildings.
| |
2)
New infill development shall generally employ building types
that are compatible with the historic architecture of the area in
their massing and external treatment.
a)
New infill development shall retain the historic architectural
rhythm of building openings (including windows and entries) of the
same block.
b)
New infill development shall also attempt to maintain the horizontal
rhythm of existing facades by using a similar alignment of windows,
floor spacing, cornices, awnings and other elements. This rhythm shall
be achieved by aligning the top, middle and base floors. Buildings
shall have a distinct base at ground level using articulation or materials
such as stone, masonry or concrete. The top level should be treated
with a distinct outline with elements such as a parapet, cornice or
other projection.
|
|
|
Despite different architectural styles, both buildings
achieve a horizontal rhythm through alignment of windows and other
architectural elements.
| |
3)
To the greatest extent practicable, the height of new infill
development shall be coordinated with the heights of adjacent or nearby
structures.
 |
 |
|
The one-story building at left disrupts the building pattern
of the block. In contrast, the comparable scale of the buildings at
right creates a unified feel, even with the change in topography and
variation in styles.
| |
4)
Building facades and site improvements significantly exposed
to public view shall be constructed with high-quality, durable exterior
materials. Use of lesser-quality materials, including, but not limited
to, masonite paneling, sheet tile, simulated brick, pegboard, vinyl
and aluminum siding, external insulation and finish systems, plastic
laminate and canopies and awnings made of vinyl is discouraged.
|
|
|
These buildings incorporate high-quality materials and
features to accentuate unique architectural elements.
| |
B.
Building orientation and entrances.
1)
Front facades of buildings shall be oriented toward existing
public streets, with the primary building entrance in the front facade.
Buildings with multiple front facades shall have entrances in each
front facade or corner entrances, unless otherwise determined by the
Zoning Commission.
2)
All primary building entrances shall be accentuated with accents
such as recessed or protruding entrances, canopies, porticos or overhangs.
 |
|
Each of these store entrances uses an accent feature that
is inviting to pedestrians and creates visual interest. Such treatments,
while dependent on site- specific factors and the character of the
store, are encouraged.
|
3)
Loading doors, service doors and loading docks shall not be
located in any facade facing a public street or any portion of a facade
within 35 feet of a public street.
C.
Walls and windows.
1)
Blank walls shall not be permitted along any exterior wall facing
a public street. Walls along public streets shall comprise a minimum
of 35% window area and a maximum of 75% window area, with windows
interspersed across the facade.
2)
Ground-floor facades facing a public street shall comprise a
minimum of 50% clear window area, with such window area free of obstruction
from signage or display items. Storefronts and window displays should
be situated close to the outermost edge of the building facade, and
deep setbacks and dark alcoves are to be avoided.
|
|
|
The windows at top are obstructed by signage or display
items, detracting from the streetscape, which should be avoided. The
windows at the bottom are open and inviting to the pedestrian.
|
3)
Smoked, reflective or black glass in windows is prohibited.
4)
Walls or portions of walls where windows are not provided shall
have architectural treatments designed to break up the bulk of the
wall and avoid blank, featureless areas.
5)
Rear and side facades shall have colors and materials that are
similar to the front facade and shall blend with structures within
the development. Any development with more than one building on the
site shall have a common and coherent architectural then throughout
the development.
6)
Windows or doors shall not be covered with any interior or exterior
commercial security structure.
D.
Roofs. Roofs shall be in keeping with the character of surrounding
buildings. Buildings shall have varied roof lines and materials. Peaked,
mansard and other sloping roof types are encouraged. Flat roofs should
be topped with cornices or decorative parapets.
Variation in roof styles creates visual interest.
|
E.
Driveways. The creation of new sidewalk curb cuts shall be avoided
whenever an alternative point of access is available or can be created.
Where feasible, ingress and egress from parking shall be from side
streets. The consolidation and sharing of driveways and curb cuts
between adjacent properties and interior connections between parking
lots and/or the use of shared parking facilities is strongly encouraged.
F.
Parking design.
1)
Surface parking.
a)
Surface parking lots shall be located to the rear or to the
side of principal buildings. Surface parking shall not be located
between a building and a street.
|
|
ABOVE: Appropriate layout of surface parking lots in the
TOD Overlay District.
BELOW: Parking between buildings and the street disrupts
the pedestrian experience, and is discouraged.
|
|
b)
Surface parking shall not extend more than 70 feet in width
along any street without being interrupted with a principal building.
c)
Parking lots visible from a street shall be continuously screened
by a three-foot-high wall, fence or hedge. Parking lots adjacent to
a residential use shall be continuously screened by a six-foot-high
wall, fence or hedge. Screening shall also include street trees.
d)
No more than 12 adjacent perpendicular parking spaces may be
provided without a raised planting island containing a tree. Such
raised planting island shall be at least eight feet in width to guide
vehicular movement and to separate opposing rows of parking spaces
so as to provide adequate space for plant growth, pedestrian circulation
and vehicle overhang. The islands and landscaping within them shall
be designed and arranged in such a way as to provide vertical definition
to major traffic circulation aisles, entrances and exits; to channel
internal traffic flow and prevent indiscriminate diagonal movement
of vehicles; and to provide relief from the visual monotony and shadeless
expanse of a large parking area. Curbs of such islands shall be designed
so as to facilitate surface drainage and prevent vehicles from overlapping
sidewalks and damaging landscape materials.
|
|
|
LEFT: A lack of landscaping within surface parking lots
is unattractive and detracts from the pedestrian-friendliness of lots.
This type of parking configuration is discouraged.
RIGHT: The large number and variety of landscaping within
this parking lot improves the pedestrian and driver experience, is
visually attract and reduces the heat island effect.
| |
e)
In all off-street parking areas containing 25 or more parking
spaces, at least 10% of the interior of the parking area shall be
curbed and landscaped with trees, shrubs and other material.
2)
Structured parking.
a)
Except for their pedestrian and vehicular entrances, structured
parking garages, or structured parking within a principal building,
that is located within 50 feet of a street curbline at street level
shall have active uses in occupied space along 70% of the first floor
of the structured parking that faces the street.
|
|
|
This parking structure, associated with the residential
uses above, is disguised by active ground-floor uses that contribute
to pedestrian activity.
| |
b)
Structured parking shall have design treatments such as colonnades,
arches, awnings, landscaping, street furniture and other public amenities
to create the appearance of an occupied building. Blank walls are
not permitted.
c)
Vehicles shall be generally screened from the street through
features such as grills, lattices, mock windows, louvers, false facades,
etc. Such screening shall be in keeping with the rest of the building's
architecture style and materials.
3)
Shared and off-site parking.
a)
On lots serving more than one use, the total number of required
parking spaces may be reduced, provided that the applicant submits
credible evidence to the satisfaction of the Zoning Commission that
the peak parking demand of the uses do not coincide, and that the
accumulated parking demand at any one time shall not exceed the total
capacity of the facility. Such evidence must take into account the
parking demand of residents, employees, customers, visitors and any
other uses of the lot. It must also take into account parking demand
on both weekends and weekdays, and both during the daytime and overnight.
b)
Where an applicant cannot provide the required parking spaces
on the subject lot, the Zoning Commission may permit the use of parking
facilities within a readily accessible area no more than 200 feet
from the site to satisfy the parking requirements. The applicant shall
submit proof acceptable to the Zoning Commission and documents satisfactory
to the Town Attorney to assure the adequacy and continuation of such
additional or substitute parking facilities during the use of the
premises by the applicant and all successors. If the use of the premises
is changed, enlarged or extended by a subsequent user, such subsequent
user will provide off-street parking facilities for its own use, in
accordance with the requirements of Section 12.5 of these Regulations.
4)
Bicycle parking. For developments including nonresidential uses,
bike racks shall be provided as appropriate to serve employees, customers
and visitors. For residential uses, internal safe, secure and lighted
storage shall be provided on the first level for all tenants wishing
to own bikes. Garages will be included toward satisfying this requirement.
G.
Pedestrian circulation.
1)
Sidewalks shall be constructed along the frontage of all public
streets.
2)
All main entrances should be connected by a continuous network
of sidewalks lined by open space and landscaping, with designated
crosswalks or pedestrian-oriented paving treatment at internal and
external intersections. The sidewalk pattern shall continue across
driveways.
3)
Sidewalks shall have a minimum unobstructed width of five feet,
and may extend up to 20 feet, dependent on expected level of activity.
|
|
|
Pedestrian-oriented paving treatments at intersections
enhance safety and aesthetics, while street furniture, including trees
and benches, provide a sense of pedestrian enclosure, protecting pedestrians
from busy street traffic.
| |
|
|
|
Examples of two sidewalk configurations: Both configurations
provide opportunity for street furniture such as trees and benches
to provide a sense of "pedestrian enclosure," but the left image allows
for a wider sidewalks and provides opportunity for on-street cafe
dining, where practicable.
| |
H.
Open space.
1)
Rooftop spaces that are open to all of the residents of the
building may account for up to 10% of the total square footage of
required open space as specified in Subsection 7(M) above, if the
Zoning Commission finds that they provide usable open space.
2)
The property must be at all times maintained in a neat, clean,
sanitary condition and free of noxious weeds.
I.
Sustainability. The proposed development or redevelopment shall
utilize current best practices to promote environmental sustainability,
including, but not limited to incorporation of green building or green
infrastructure elements as defined in Subsection 3 of these Regulations;
brownfield remediation; use of permeable surfaces for parking areas,
walkways, patios or similar areas; and use of techniques to reduce
the consumption of energy.
J.
Streetscapes.
1)
Street trees shall be planted by the developer along all public
rights-of-way. Such trees shall be planted at intervals of no more
than 35 feet. Tree species shall be selected that require minimal
maintenance, are of native origin and have minimal potential for conflicts
with overhead power lines and other utilities.
|
|
|
Street trees create separation between the pedestrian
and the street and contribute to a more walkable, as well as aesthetically
pleasing, environment.
| |
2)
Pedestrian amenities such as benches, public art, planters,
trash receptacles, etc., are encouraged and shall be located along
sidewalks and in landscaped areas, open spaces and plazas.
K.
Lighting.
1)
Adequate lighting for pedestrians and vehicles shall be provided
in all areas open to the public.
2)
Lighting fixtures shall be appropriately shielded to prevent
trespass lighting onto adjacent properties and public rights-of-way,
and to minimize light spill into the night sky.
3)
No parking lot or building lighting fixture designed to illuminate
the ground shall exceed 18 feet in height from grade level, and no
pedestrian lighting fixture shall exceed 10 feet in height from grade
level.
L.
Refuse areas. The storage of refuse shall be provided inside
the building(s) or within an outdoor area enclosed by either walls
or opaque fencing at least six feet in height and of a material consistent
with the design of the principal building. Any refuse area outside
of the building shall be designed to be architecturally compatible
with the building(s) and shall not be located in the front of the
building(s).
 |
 |
|
Refuse areas and mechanical equipment can be effectively
screened with appropriate attention to design and materiality. The
left image shows a refuse area designed to complement its attendant
building. The image on the right is located on the side of a building
in a well-landscaped parking area. Its design includes high-quality
materials and a green roof.
| |
M.
Screening.
1)
Mechanical equipment, including rooftop mechanicals, shall be
screened from views along adjacent streets, sidewalks and internal
walkways by architectural materials, walls, fencing or landscaping.
2)
Service and loading areas must be visually screened from streets
and pedestrian ways and must be located to the side or rear of buildings.
3)
Fencing materials along public street rights-of-way shall be
limited to tubular steel or wrought- iron-type milled steel pickets.
Fencing along side or rear yards or within a lot may be wood, steel
pickets or any other approved fence type. Chain link fencing shall
not be permitted.
N.
Outdoor storage. Outdoor storage is not permitted.
O.
Signs. The development application shall include a comprehensive
signage plan indicating conformance to the standards of Section 16
of these Regulations, in addition to the following provisions:
1)
Height. No sign shall extend higher than the height of the ground
story.
2)
Design. All signs within the TOD Overlay District shall be complementary
in their use of color, shape and material and shall be consistent
with the existing character of surrounding development. No exposed
raceways shall be permitted. Signs should be limited to no more than
three colors: background color (generally dark, matte finish), lettering
color (white or light shade) and one color for emphasis or accent
purposes. Lettering should be bold and simple for clarity and consist
of no more than two typefaces or fonts.
3)
Lighting. Signs shall be front-lit rather than internally illuminated.
 |
 |
 |
 |
|
Signage on these buildings is simple, attractive, easy
to read and incorporated into the architectural design. In all cases,
signage is made of high-quality materials and illuminated from an
external source.
| |
