Land, buildings and other structures used for one or more of the following purposes shall be subject to the environmental protection standards of Section 3.24.
10.1.1 
Purpose. This District recognizes that there are areas of the Town of Stratford which border on existing industrial areas yet are areas subject to frequent, occasional, periodic or potential flooding or contain or border on sensitive coastal resources or open water, estuarine embayments or coastal flood hazard areas. The intent and purpose of this regulation is to place stricter limitations on the development and use of land in those areas necessary to preserve and protect these sensitive coastal resources while reducing hazards to life and property as outlined in the Connecticut Coastal Management Act.[1]This transitional district which allows less intensive development than existing industrial districts yet recognizes the environmental sensitivity of the area should help achieve these objectives.
[1]
Editor's Note: See C.G.S. § 22a-90 et seq.
10.1.2.1 
Retail services, agencies or stores conducted indoors.
10.1.2.2 
Professional, business offices and financial institutions.
10.1.2.3 
Wholesale establishments, storage warehousing excluding materials related to prohibited uses.
10.1.2.4 
The packaging of beverages, candy, cosmetics, dairy products, drugs, perfumes, pharmaceuticals and food.
10.1.2.5 
The assembling of articles from the following previously prepared materials: bone, cellophane, canvas, cork, feather, felt, fiber, fur, glass, hair, horn, leather, metal, plastic, shell, tobacco and yarns. The assembling of electronic parts and appliances, products and devices. Excluding the assembling of articles that require the storage of materials related to prohibited uses.
10.1.2.6 
Indoor recreation.
10.1.2.7 
Laboratory and testing facilities for the diagnosis of oncological, chronic and genetic diseases and pathology laboratories.
10.1.2.8 
Research, development and production facilities for pharmaceutical products, medical devices and cosmetics.
10.1.2.9 
Any use determined by the Commission to be similar to the above in character.
10.1.3.1 
Restaurants or other food service establishments.
10.1.3.2 
Hotels and motels.
10.1.3.3 
Lab research and development not for chemical or biological purposes, except as provided in Section 10.1.2.7 and 10.1.2.8.
10.1.3.4 
Convention centers, assembly halls, dance halls, billiard parlors, bowling alleys, theaters, churches and fraternal halls, radio and television stations.
10.1.3.5 
Educational facilities, hospitals, library, municipal buildings and museums.
10.1.3.6 
Mining, sand and gravel excavation.
10.1.3.7 
Farming, forest or wildlife reservation or park.
10.1.3.8 
Public parks, playgrounds or recreational areas.
10.1.3.9 
Undertaker establishments.
10.1.3.10 
Veterinarian and commercial kennels.
10.1.3.11 
Ice plant, bottling works or milk distributor.
10.1.3.12 
Marina and marina related services including marine-service repair.
10.1.3.13 
Any use determined by the commission to be similar to the above in character.
10.1.3.14 
Planned economic development.[1]
10.1.3.14.1 
Purpose. In addition to accomplishing the purposes set forth in Section 10.1.1 hereof, this subsection is intended to accomplish the following:
(1) 
To encourage industrial, distribution, commercial and executive business operations grouped together in integrated development of sufficient size to meet high standards of design.
(2) 
To provide design flexibility in the implementation of such developments and their control through a series of review procedures and the establishment of specific building and development standards.
(3) 
To promote the most desirable uses of land in accordance with an approved general development plan (GDP) designed to coordinate industrial, warehousing, office and commercial growth in its relation to its surroundings.
(4) 
To encourage the establishment of important and lasting employment centers and to broaden the tax base of the Town.
(5) 
To recognize that a necessary incentive to attract the large-scale, advance private investment in land and infrastructure for a planned economic development which may be implemented over a period measured in decades is an early public commitment to the acceptability of the concept embodied in the proposed GDP.
10.1.3.14.2 
Definitions.
PLANNED ECONOMIC DEVELOPMENT (PED)
An integrated development under one sponsorship in accordance with a General Development Plan ("GDP") as set forth in Section 10.1.3.14.3 hereof, on a tract containing at least 30 acres with one or more buildings, each containing one or more of the uses permitted under Sections 10.1.2 and 10.1.3 of these Regulations.
TRACT
Any parcel of land that contains at least 30 acres and is owned by, or is subject to, contractual rights or is controlled (i.e., options, etc.) by one person, firm, corporation, association, business entity (partnership, LLC, LLP, etc.) or venture. In the case of any parcels of land within a tract that are separated by a public or private street, a railroad, or public open spaces, but which parcels are owned or controlled as aforesaid, and such parcels demonstrate sufficient adjacency and interrelationship to each other to support a comprehensive development under the PED as defined in this subsection, then such parcels of land shall be deemed and construed to constitute one tract, notwithstanding that said tract is comprised of two or more lots, plots or parcels of land as shown on the Tax Assessment Map of the Town of Stratford.
TRACT AREA
The gross horizontal area contained within the outermost property lines of the tract, including easements, rights-of-way and any area proposed to be offered for any public use or purpose but excluding any existing public streets abutting or crossing said tract as well as all public open spaces and all areas covered by waterbodies, watercourse tidal wetlands and/or freshwater inland wetlands as defined in Chapter 440 of the Connecticut General Statutes.
10.1.3.14.3 
General development plan (GDP).
10.1.3.14.3.1 
Submittal requirements. An application for approval of a GDP for a PED shall include:
a. 
A topographic map of the entire tract showing all tidal wetlands and/or freshwater wetlands as defined in Chapter 440 of the Connecticut General Statutes and all coastal resources within the tract and within 100 feet thereof.
b. 
A conceptual plan for the overall development scheme within a PED which identifies the proposed uses, improvements, infrastructure, intensity of development, parking areas, open space and the traffic and circulation system to be located in the PED.
c. 
A written planned statement containing appropriate legal evidence that the entire site is owned by or under effective control of the applicant describing various aspects of the plan, including any proposed phasing of development activities.
d. 
A compliance chart of appropriate data demonstrating compliance with all requirements of these Regulations.
e. 
The Zoning Commission may waive any submission requirements under Sections 20.2.2.1 and 20.2.2.2 that may be inapplicable due to the conceptual nature of the GDP.
10.1.3.14.3.2 
Additional general development plan standards.
(a) 
The intensity of development for the entire GDP shall not exceed a floor area ratio (FAR) of 0.35.
(b) 
The FAR on any parcel within the GDP may be greater than 0.35 provided that the FAR for the entire GDP does not exceed 0.35; and provided further that the proposed development complies with the height, impervious coverage, parking and all other applicable requirements.
(c) 
The minimum distance between buildings shall be not less than 30 feet.
(d) 
Where applicable, the location of all buildings within the GDP shall comply with the setback requirements of Section 3.14 of these Regulations. Where the said regulations do not apply, no building shall be nearer than 50 feet to any public street or boundary line of the tract and no parking area within such setback area shall be nearer than 25 feet to any public street existing at the time of the approval of the GDP or to any new street within the GDP that is proposed to be dedicated to the Town.
(e) 
The aggregate development within the PED shall conform to the following standards as a percentage of the tract area of the entire PED:
Maximum building coverage
30%
Maximum impervious area
70%
Minimum open space area
30%
(f) 
In a planned economic development, one goal is to have open space which shall be of such condition, location(s), size and shape as to be readily usable for conservation, park, or recreation purposes by the occupants of the PED. Where possible, efforts should be made to encourage linkage for pedestrian and bicycle access from adjacent areas and to encourage public access and interaction with any adjacent park or recreational areas.
10.1.3.14.3.3 
Effect of approval of the planned economic development.
(a) 
Approval of the GDP shall be deemed to have designated the area encompassed thereon as a planned economic development (PED). Such designation shall not be affected by the subsequent sale, leasing or mortgaging of any portion of the PED.
(b) 
Approval of the GDP shall not be deemed to approve any specific individual use that may be shown thereon. All individual uses will require either site plan and/or special case approval depending on the specific use.
(c) 
A PED shall be exempt from the time limit requirement set forth in Section 20.3 of these Regulations.
(d) 
Any site plan for a specific parcel within the PED which complies with all GDP standards shall be exempt from the front yard, side yard, rear yard, building coverage, impervious area and open space requirements of Section 10.1.5.
10.1.3.14.4 
Site plan.
10.1.3.14.4.1 
Submittal requirements. An application for approval of a site plan (SP) for a specific use on a specific parcel shall include a plan which sets out in detail the proposed use, construction, landscaping, engineering and site development proposed for such parcel as well as any other information that the Zoning Commission may request as being necessary for a proper review of the application including but not limited to the following:
(a) 
Existing conditions plan showing building footprints, parking and loading areas, utilities, streets and driveways.
(b) 
Site development plan showing proposed regrading, building footprints, parking and loading areas, streets and driveways.
(c) 
Utility plan indicating how all utility needs (including storm drainage, sewage disposal and water supply facilities) will be met. All utilities shall be installed underground.
(d) 
Preliminary architectural plans, including floor plans, sections and exterior elevations, roof lines, facade materials and other features of the proposed buildings or structures.
(e) 
Open space and parking areas management plan.
(f) 
Landscape plan.
10.1.3.14.4.2 
Site plan standards. No application for approval of a SP shall be granted until the Zoning Commission has made the following findings:
(a) 
That the SP is consistent with all GDP standards.
(b) 
That the SP complies with all requirements set forth in Sections 3.1.1 and 3.14 and all other requirements of these Regulations.
(c) 
That, if the SP is for a use requiring special case approval, a special case application has been submitted to the Zoning Commission for such approval under Section 20 of these Regulations.
(d) 
That, except as set forth below, no building exceeds a height of 40 feet or two stories. If, considered in the context of the GDP, the Zoning Commission, in administrative session, finds that the further protection and enhancement of the environment can be accomplished by permitting an increase in the height of any building, the maximum permitted height in each case may be increased to four stories, not to exceed 60 feet provided that a) the aggregate maximum floor area ratio of 0.35 for the entire GDP is not exceeded thereby; b) the minimum required setbacks shall be increased as provided in Section 10.1.5c of these Regulations; and c) such increase in height will be in conformity with all applicable airport zoning regulations.
(e) 
Off-street parking and loading shall be as provided in Section 12 of these Regulations.
[1]
Editor's Note: Effective 9-16-1997.
Any use in which the use, handling, storage or disposal of hazardous materials is a significant activity including but not limited to:
10.1.4.1 
Family or commercial laundries, dry cleaning and industrial launderers.
10.1.4.2 
Furniture stripping, commercial lawn care business.
10.1.4.3 
Golf courses.
10.1.4.4 
Chemical or biological labs, wholesale trade or warehousing, except as provided in Section 10.1.2.8.
10.1.4.5 
Gasoline filling station, motor vehicle service stations, vehicle washing establishments, electric or gas substation. Car, trailer, truck and farm equipment sales. Bulk storage of petroleum products.
10.1.4.6 
Storage yards - general contractors, excavating or paving contractors.
10.1.4.7 
Public utility buildings and storage yards.
10.1.4.8 
Automotive services, and electrical repair shops.
10.1.4.9 
Textile mill production, lumber and wood production, pulp and paper manufacturing, printing and publishing. Producing, dyeing, tanning and coating textiles and apparels.
10.1.4.10 
Waste disposal and processing stations, power and nuclear plants and incinerators.
10.1.4.11 
Recycling processing facility.
10.1.4.12 
Salvage - junk yard. Road salt storage.
10.1.4.13 
Manufacturing and processing of goods and materials, except as provided in Section 10.1.2.8.
10.1.4.14 
Machine shops, metal industries and foundries.
10.1.4.15 
Live poultry market or poultry market where killing or picking is done on the premises.
10.1.4.16 
Any use determined by the Commission to be similar to the above in character.
MC (Coastal Industrial District)
Minimum Lot Area
20,000 square feet
Lot shape
A square 100 feet by 100 feet to fit on lot
Minimum Lot Width
100 feet
Minimum Lot Depth
125 feet
Minimum Front Yard
25 feet (a)
Minimum Side Yard
15 feet (a, b)
Minimum Rear Yard
35 feet (a, b)
Maximum Building Height
40 feet or 2 stories (c)
Maximum Building Coverage
30% of lot area
Maximum Impervious Area
70% of lot area (d)
Minimum Open Space
25% of lot area (d)
a. 
The first 15 feet of the front yard and five feet of the side and rear yard shall consist of nonimpervious surfaces and shall be landscaped with trees, shrubs and lawns. Provision shall be made for walkways and driveways necessary for the operation.
b. 
Add 15 feet to the minimum requirements when adjacent to residential property.
c. 
Any building or other structure, or portion thereof, exceeding a height of 30 feet shall be set back one foot, in addition to the applicable minimum setback requirement, for each foot or fraction thereof by which such building or portion thereof exceeds 30 feet of height.
d. 
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.
e. 
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.
f. 
These districts are all within environmentally sensitive areas therefore, in addition to the standard application requirements the applicant shall submit the following information:
1) 
A soils survey, done by a soils scientist, stamped and signed with a live signature, showing soil types and boundaries including a written description of their classifications.
2) 
The applicant shall prepare pre-development and post-development calculations of the stormwater runoff and provide a design that demonstrates a zero impact to the Town's storm drainage system, including natural waterway systems. Accordingly, the applicant shall evaluate the impacts to downstream conditions. The analysis shall include impacts from the quantity of runoff as well as the quality of the runoff. The drainage collection system shall be designed in accordance with the requirements of the Connecticut Stormwater Quality Manual, as amended, as well as the requirements of Town stormwater ordinances. In addition to best management practices currently available and in the absence of specific design criteria which may not be identified in these documents or other requirements of the Town, the applicant shall, at a minimum, design the stormwater collection system to retain the first inch of runoff on site, and provide a zero increase in the peak rate of runoff from the site for the twenty-five-year storm, with an evaluation of the impacts from a fifty- and 100-year storm. After the evaluation is complete, if a larger design storm is warranted as determined in consultation with the Town Engineer, the applicant shall design the drainage for no net increase in the runoff from the 100-year storm.
10.2.1.1 
Any use permitted in RS, RM, LB, CA, CF, CC Districts and subject to all provisions of Sections 4.1, 5.1, 6.1, 7.1 and 9.1, except that no building or premises shall be used for human habitation other than the dwelling of a proprietor or caretaker or as provided by Section 6.1.12.
10.2.1.2 
The following uses if carried on wholly within a building.
10.2.1.2.1 
The manufacture, compounding, processing, packaging or treatment of beverages, candy, cosmetics, dairy products, drugs, perfumes, pharmaceuticals, toilet supplies and food or similar products.
10.2.1.2.2 
The assembling or treatment of articles from the following previously prepared materials: bone, cellophane, canvas, cork, feathers, felt, fibre, fur, glass, hair, horn, leather, paper, plastics, precious metals or stores, shell, textiles, tobacco, wood, yarns.
10.2.1.2.3 
Laundries, cleaning and dyeing works and carpet or rug cleaning.
10.2.1.2.4 
The manufacture of ceramic products from previously pulverized clay and using kilns fired only by electricity or gas.
10.2.1.2.5 
The manufacturing and assembling of sheet metal products, electric signs, billboards, heating and ventilating ducts and similar products provided no noise or vibration noticeable off the premises is created.
10.2.1.2.6 
The manufacture of phonographs, toys, sporting goods, musical instruments.
10.2.1.2.7 
The manufacture of clocks, watches and precision instruments or tool making.
10.2.1.2.8 
The assembling of electrical appliances, instruments, products and devices, including the manufacture of small parts.
10.2.1.2.9 
Storage, warehouses, including cold storage.
10.2.1.2.10 
Printing, type setting, engraving.
10.2.1.2.11 
Any use determined by the Zoning Commission to be similar to the above in character.
10.2.1.2.12 
Truck terminals subject to the approval of the Zoning Commission as a special case as provided under Section 20 of these Regulations. [Effective 5-24-1978]
10.2.1.2.13 
A nursing home subject to the provisions set forth in Section 6.1.12.
10.2.1.3 
The following uses if carried on wholly within a building and if located not less than 100 feet from a street and 200 feet from the boundary of a Residence District.
10.2.1.3.1 
Automobile, boat, or aircraft assembling or manufacture.
10.2.1.3.2 
The manufacture of small rubber products provided that no objectionable odors are created noticeable off the premises.
10.2.1.3.3 
Machine shop, metal fabricating shop, woodworking shop.
10.2.1.3.4 
Foundry casting nonferrous metal causing no fumes or odors noticeable off the premises.
10.2.1.3.5 
Other foundry as an accessory use and incidental to a principal plant located on the same lot.
10.2.1.4 
The following uses if carried on within an enclosure not less than six feet high consisting of a masonry wall.
10.2.1.4.1 
Public utility buildings, service yards and substations, excluding electric or gas generating plants.
10.2.1.5 
In all MA Districts accessory uses normally incidental to the principal use, including garages, storage buildings and power plants causing no objectionable smoke or odors noticeable off the premises. Accessory uses may include employees recreation facilities, clinics, and commissary stores and retail selling products of the person, firm or corporation occupying the premises.
10.2.1.6 
A commercial sign which has been relocated pursuant to the provisions of Section 16.6.5.3.
[Amended 1-22-2020]
Minimum lot width
100 feet
Minimum lot area
10,000 square feet
Minimum lot depth
100 feet
Minimum front yard on a street 50 feet wide
20 feet(A)**
Minimum side yards
5 feet one side, 15 feet other side
Minimum rear yard
15% of lot depth or more as required by off-street parking regulations.
Maximum building area
50% of lot area or less as required by off-street parking regulations. The Board of Zoning Appeals may vary these requirements not to exceed 10% of this requirement when in their opinion the needs may be adequately served.
Maximum height
60 feet****
Maximum impervious area
80% (B)
Minimum open space
20% (B)
**
Where adjacent to a residential zone 25 feet on adjacent side must be provided.
***
For streets under 50 feet wide, add 25 feet to these figures and measure from the center line of existing pavement.
****
Elevator, mechanical, service, HVAC and/or maintenance components of the building may exceed the established building height limit by a maximum of 5 feet, subject to any such component or components being located no closer than 15 feet from all edges of the roof and enclosed or otherwise screened with materials, and/or plantings compatible with the design of the building to the extent necessary to prevent any such elevator, mechanical, service, HVAC and/or maintenance components of the building from being visible from any street/or streets and/or highways which abut the building. All screening shall not exceed 5 feet in height.
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.
Required yard space may not be used for material storage or any manufacturing or business purpose. The required front yard and the space between the building and the street or between the required enclosure and the street shall be maintained in such condition as to create no fire, police or health hazard.
All those areas of the Town of Stratford legally zoned as light industrial at the time of the adoption of these Regulations is hereby included in and declared to be District MA. All uses legally existing in light industrial zones as conforming uses at the time of the adoption of these Regulations may be continued as conforming uses at the same locations, but none may be extended excepted in conformity with all the requirements of these Regulations for District MA.
All other uses are prohibited, including but not limited to the following:
10.2.5.1 
Garbage and refuse incineration or the dumping of refuse matter not originating on the premises, except on property owned by and operated for the Town of Stratford, subject to approval by the Zoning Commission as a special case in accordance with Section 20 of these Regulations. [Effective 7-15-1986]
10.2.5.2 
Any manufacturing process or treatment, or storage or handling of fuel, material or waste, giving off objectionable noise, dust or vibration or noisome or noxious fumes or odors noticeable off the premises.
10.2.5.3 
Any operation creating radio or television interference noticeable off the premises.
10.2.5.4 
Dwellings except as permitted by Sections 10.2.1.1 and 6.1.12.
10.2.5.5 
The processing of rock, stone, gravel, sand or other similar earth products involving crushing, separating, screening, sifting, blasting, or washing.