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
PLANNED ECONOMIC DEVELOPMENT (PED)
TRACT
TRACT AREA
Definitions.
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.
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.
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.
