8.1.1
The purpose of this District is to preserve and enhance existing
water-dependent uses, encourage new water-dependent uses where appropriate
and encourage development which is compatible with the coastal resource
characteristics.
8.1.2
The provision of access by the general public along the water's
edge and the development of complimentary uses and activities on the
waterfront will serve to integrate this District with surrounding
districts.
All uses must be heard as a special case in accordance with
Section 20 of the regulations. All uses in the Waterfront District
are subject to coastal site plan review under Section 3.1.1 of these
Regulations; Section 3.14 of these Regulations; and environmental
protection standards under Section 3.24 of these Regulations. Uses
which are subject to other local, state and federal permits, particularly
in-water components, must also have all such permits in place to constitute
a legal activity. Public utility installations shall require special
case approval.
8.2.1
Marine
uses. In the Waterfront District, the following uses are considered
marine uses:
8.2.1.1
Boat docks, slips, piers and wharves, launching ramps, marinas,
water-based recreational docks and port facilities.
8.2.1.2
Recreational and commercial fishing and boating facilities.
8.2.1.3
Shipyards, boat building and marine repair facilities.
8.2.1.4
Boat rental, excursion boats and related facilities.
8.2.1.5
Yacht clubs, including uses accessory to them such as swimming
pools, and tennis courts.
8.2.1.6
Marine research labs and related facilities.
8.2.1.7
Parks, open space, and public recreational facilities.
8.2.1.8
Marine police, harbor master and other marine enforcement and
service agencies.
8.2.1.9
Vertical marine storage building, in conjunction with a travel
lift facility, and general boat storage.
8.2.1.10
Accessory uses customarily incidental to a water-dependent use,
including the dispensing of fuels and lubricants to boats; marine-related
broker, sales and display; marine-related office, retail and service.
8.2.2
Nonmarine
uses. The following uses are permitted only as part of a mixed-use
project.
8.2.2.1
Restaurants excluding drive-in
facilities, but including outdoor dining and live entertainment; provided,
however, that in lieu of the “principal building” requirement,
as defined in these regulations, a permitted use may include a food
truck park operated by one or more vendors with a maximum of four
such vehicles, two of which may serve beer, wine or liquor if properly
permitted by the State of Connecticut Liquor Commission, subject to
the following conditions:
[Amended 7-26-2023, effective 8-17-2023]
1.
Any
such food truck park, as permitted herein, is exempt from the mixed-use
requirements of section 8.2.2.
2.
All
vehicles located in any such food truck park shall be "Highway Road
Ready" fully licensed with plates and have inflated tires so as to
be able to move within a designated number of hours when a significant
storm event is anticipated (i.e. when a tropical storm warning has
been issued).
3.
All chairs, tables and other movable objects shall be relocated inside
or offsite so as to avoid flying debris during any such significant
storm event.
4.
The specific site plan details (including the dumpster and port-o-potty
location, if any) construction details and storm contingency plan
of all Waterfront Business District (WF) zones uses, as permitted
herein, shall be approved by the Town of Stratford Floodplain Administrator
as a condition precedent to Zoning Special Case approval.
8.2.2.2
Retail and service establishments. Bicycle rentals, yoga classes,
movie nights and open-air markets or any use deemed to be similar
by the Planning and Zoning Administrator or the Zoning Commission,
are exempt from the mixed-use requirements of 8.2.2 and may be approved
administratively.
[Amended 7-26-2023, effective 8-17-2023]
8.2.2.3
Residential.
8.2.2.3.1
Purpose. This section recognizes that residential use in a waterfront
area is a proper and compatible use with other waterfront activities
so long as the residential use is designed in harmony with the unique
nature of the waterfront.
8.2.2.3.2
It must be further demonstrated
that the residential use will be designed so as to compliment and
enhance the purpose of a waterfront use as set forth in Section 8.1
and any adverse impacts of such residential use must be mitigated
through the provision of public access, and must meet the following:
1)
Such residential use will be of a sufficient quality and design
to warrant its approval.
2)
Residential use shall be permitted only if there is a concurrent
marine and non-marine use, as defined in Sections 8.2.1 and 8.2.2
on the property.
3)
A residential use shall only be permitted when there is a concurrent
marine use as set forth in Section 8.2.1.1 of this section.
4)
A residential use shall be permitted so long as a minimum of
10% of any retail use shall be dedicated to marine activities.
5)
The maximum number of residential units shall not exceed 12.5
residential units per buildable acre of land.
8.2.3
Prohibited
uses. Uses not specifically stated are prohibited. No uses of land
in this District or the provision of utilities or other facilities
shall support the use of vessels as living quarters.
|
WF (Waterfront District)
| ||
|---|---|---|
|
Standard
|
Marine Uses
|
Mixed Uses*
|
|
Minimum Lot Area
|
10,000 square feet
|
10,000 square feet
|
|
Minimum Lot Width
|
50 feet
|
50 feet
|
|
Minimum Lot Depth
|
None
|
None
|
|
Minimum Front Yard (b)
|
25 feet
|
25 feet
|
|
Minimum Side Yard (a)
|
20 feet
|
20 feet
|
|
Minimum Rear Yard
|
15 feet
|
15 feet
|
|
Maximum Building Height
|
30 feet
|
30 feet
|
|
Maximum Building Coverage
|
35% of lot area
|
25% of lot area
|
|
Maximum Impervious Area (c)
|
70% of lot area
|
60% of lot area
|
|
Minimum Open Space (c)
|
20% of lot area
|
30% of lot area
|
|
Minimum Water Frontage
|
100 feet
|
100 feet
|
|
Mean High Water Setback
|
Refer to Section 3.14
|
Refer to Section 3.14
|
(a)
Add five feet to the minimum requirements when adjacent to residential
property.
(b)
The first half of the minimum required front yard shall consist
of nonimpervious surfaces and shall be landscaped with trees, shrubs,
lawns, or suitable ground cover. Provision shall be made for walkways
and driveways necessary for operation.
(c)
The minimum open space and the maximum impervious area requirements
shall be adhered to prior to any increase or alteration of impervious
area, floor area and building area square footage.
(d)
All rear or side lot lines adjacent to an RS or RM District
shall be fenced to a height of six feet above finished grade except
for the first 25 feet from the front property line the height shall
not exceed four feet. The fence shall be either a solid wood or vinyl
fence providing 100% privacy, shall comply with Section 3.18 of the
Zoning Regulations and shall be properly maintained at all times.
This fence requirement shall be modified by the Commission if it is
determined that the fence will obscure existing views of coastal waters
or tidal wetlands in conflict with the Coastal Management Act.[1]
[1]
Editor's Note: See C.G.S. § 22a-90 et seq.
(e)
A residential development shall comply with the standards of
a mixed use except that the following criteria shall apply:
1)
Minimum lot area of 125,000 square feet.
2)
Minimum lot depth and lot width of 250 feet.
3)
Any property that has a grade elevation difference of 11 feet
or more from the highest point on the property to the lowest point
on the property, and the property is, at any point, within 400 feet
of the water border between Stratford and an abutting municipality:
4)
The provisions of Subsections (a), (b) and (c) of this section
shall not apply to a residential development.
|
*
|
A mixed-use project is one in which the development contains
at least one marine use and at least one non-marine use so long as
the marine use, in particular any in-water activities and public access,
are developed to the maximum extent feasible.
|
Because of the waterfront's unique importance to Stratford,
approval of a residential use in a Waterfront Business District shall,
in addition to satisfying the purposes set forth in Section 8.2.3.1
and the standards of Section 20, Special Case Approval, shall also
meet the following design criteria:
1)
The residential use must be designed in such a way that will
result in a well-designed, upscale residential community, primarily
owner-occupied.
2)
The residential use must be designed so as to allow for public
access and enjoyment of the waterfront.
3)
The design and construction shall be of a high quality. To enhance
and promote the waterfront, the design shall take into account and
incorporate a waterfront theme.
4)
Each residential unit shall have a direct view of the waterfront.
5)
The design of the entire parcel shall promote the use of the
waterfront by both residents and the general public.
6)
Each unit shall have no more than two bedrooms.
8.4.1
The architectural style, design and scale of buildings as well
as their materials and colors must bear a strong relationship to a
waterfront setting. The architectural plans for all principal buildings
must be prepared by a professional architect and must address the
following:
1)
The architectural relationship of the development to the waterfront
as viewed from the water and adjacent public streets.
2)
The relationship of the proposed site design to existing topography
and vegetation minimizing excessive alteration of the natural landscape.
3)
The architectural and site design linkage between the proposed development,
all public access provisions and the surrounding neighborhood.
8.4.2
In addition to reviewing each development under the special
case and coastal site plan review criteria outlined in Sections 20.2
and 3.1.1., respectively, of the Zoning Regulations, the Zoning Commission
shall review each site design to ensure a sufficient level of upland
support facilities for all waterfront uses. The Commission shall consider,
but not be limited to, the following:
8.5.1
Purpose.
A)
The purpose of the Waterfront Redevelopment District is to guide
land uses to enable the significant renewal and revitalization of
the waterfront along a unique section of the Housatonic River in Stratford
and to appropriately and sustainably utilize the extraordinary shoreline
assets located there. This District encourages the development of
enhanced waterfront access and utilization opportunities for residents
and businesses and provides flexibility in the administration of land
use regulations, while fully protecting and advancing the health,
safety and welfare of Stratford residents.
B)
Additionally, the intent in creating the district is to:
1)
Facilitate the redevelopment of the Stratford Army Engine Plant
property, and similar waterfront industrial properties, into a multiuse
waterfront destination and economic centerpiece for Stratford and
for the region, recognizing its unique size, waterfront location and
historical significance;
2)
Encourage a variety of uses providing permanent employment,
provide for commercial and office opportunities and quality residential
environments, draw the public to the area to explore and enjoy the
waterfront setting, and to unite and connect Stratford's coastal recreational
and cultural landmarks;
3)
Incorporate smart growth techniques and green technology in
the revitalization efforts, including the extension of a waterfront
greenway and public areas that would eventually connect with Stratford's
neighborhoods, transportation and employment centers, and recreational
facilities;
4)
Recognize the historic and distinguished aviation history of
the area;
6)
Enhance the economic viability of water-dependent uses (e.g.,
marinas, boatyards, docks, marine transportation facilities, public
fishing platforms, boardwalks and general public access) through the
development of complementary uses (e.g., boat rental, sales or service,
fish markets, water sports sales and training, and waterfront restaurants).
8.5.2
District
structure and boundaries. Given the diversity of uses, zoning classifications,
and land forms in this area, the Waterfront Redevelopment District
is created as an overlay zone which extends over and modifies the
permitted uses and development standards of the underlying zoning
districts. The initial boundary of the Waterfront Development District
is the Stratford Army Engine Plant property as shown on the plan attached
as Exhibit WR1.
8.5.3
Number
of structures on a lot. To promote the greatest flexibility in design
and in order to achieve the objectives of this District, the definition
of "lot" in Section 1.1 as to the number of principal buildings permitted
on a single lot does not apply to development within this District.
8.5.4
Permitted
uses.
A)
Permitted uses in the underlying districts within a Waterfront Redevelopment
District remain permitted, except as limited by this Section 8.5 of
the Zoning Regulations. The following additional uses are permitted
within this District: Any uses permitted under Section 8.2, Waterfront
Business District (WF); Section 7.1, Retail Commercial District, CA;
and Section 7.5, CF District; and multifamily residential uses (both
for rent and for sale). Any use not expressly permitted under this
Section 8.5 shall be permitted if included as part of an approved
general development master plan (described below).
B)
In the event that the general development master plan submitted by
the applicant hereunder shall include buildings designated for the
sale of alcoholic liquor, beer, ale or wine, whether as packaged merchandise
or for consumption on premises, then the applicant shall have the
option to submit with such plan such additional information as may
be required to satisfy the requirements of Section 15 of these Regulations,
in which case the Zoning Commission shall have the authority to approve
such designated buildings under Section 15 together with the approval
of the general development master plan.
C)
In addition, seasonal, holiday or other programmed events (e.g.,
outdoor movies or performances, outdoor exercise classes and food
truck park) or other temporary or informal uses that activate the
public/shared space in nontraditional ways are permitted subject to
the approval of the Planning and Zoning Administrator.
8.5.5
Prohibited
uses. These uses are expressly prohibited in the WR District: heavy
industry, adult live entertainment, adult book store, adult video
store, adult movie theater, kennel, funeral home, pawn shop, hookah
lounge, and unlicensed massage parlor.
8.5.6
Application
process. The applicant for Waterfront Redevelopment District shall
submit a general development master plan (GDMP) to the Zoning Commission
for approval as a special case under Section 20 of these Regulations.
An approved GDMP creates vested rights as to bulk, dimension, density
and use which shall be unaffected by any subsequent conveyancing,
financing, or encumbering of any portion of the property. All development
within an approved GDMP is subject to site plan or special case approval
or both depending on the degree it differs from that shown on the
GDMP. A GDMP shall be exempt from all time limits set forth in Section
20.3 of the regulations.
8.5.6.1
General development master plan (GDMP) requirements. An application
for approval of a GDMP shall include:
a)
Location and size of property, including a boundary map with
an accuracy meeting or exceeding standards for a Class A-2 property
survey, which map is to show the precise boundaries of the proposed
development, as well as existing zoning boundaries and the boundaries
of any officially designated wetland areas;
b)
Present and proposed land uses and the acreage of each use,
as well as existing and future land uses on contiguous properties;
c)
Present and proposed buildings and structures including use,
dimensions and locations of each;
d)
Proposed vehicular and pedestrian circulation patterns including
locations and dimensions of private and public streets and common
drives, pedestrian walkways, malls and other public and private paths;
e)
Location of proposed off-street parking facilities with dimensions,
including location, size and number of parking spaces, access drives
and walkways;
f)
Proposed lighting, to be designed and located in such a manner
and of such amount as to ensure sufficient visibility at all times
to maximize pedestrian and vehicular safety without undue adverse
effect on the use and enjoyment of neighboring properties.
g)
Proposed open areas such as parks, plazas, walkways, lawn areas,
and recreational facilities;
h)
Existing and proposed landscaping treatment, including major
tree areas, water bodies and related treatment of open space areas,
screening, and existing and proposed topography;
i)
Utility information including water supply, sewage disposal,
storm drainage, including capacity of watercourses and the additional
flow being produced, electrical service and exterior site lighting,
including fixture locations and heights;
j)
A location map showing the site's relationship to the Town's
circulation system and all streets and intersections within 1,000
feet of the site;
k)
Preliminary architectural plans including generalized floor
plans, representative exterior elevations, perspective drawings and
descriptive information on types of building materials and exterior
finishes;
l)
A written traffic report by a qualified professional engineer
evaluating the impact of the GDMP on the street system, including
the amount of traffic projected to occur within and for the proposed
development and the adequacy of the surrounding street system and
traffic controls to accommodate existing traffic, projected traffic
from the proposed development and projected traffic from other approved
developments that may impact the relevant portions of the street system;
m)
A written engineering report by a qualified professional engineer
addressing storm drainage and flooding, including a stormwater management
plan, utility services, soils and geology of the site, sediment and
soil erosion control, and hydrological-geological conditions, as may
be applicable to the proposal;
n)
Such additional information as the Commission may reasonably
require or the applicant may wish to submit, including, but not limited
to, a project vision statement, a market study, an economic impact
analysis, an analysis of projected impacts to Town facilities (e.g.,
police, fire, public works, schools), architectural perspective renderings,
proposed covenants and restrictions related to open space and public
access rights, statement regarding any safety call box system to be
included, maintenance plan for stormwater management facilities, landscaping
and other site improvements, and scheduling and timing of development
phasing;
o)
A statement of compliance with these Regulations, and a summary
table demonstrating compliance with planning, site design, and qualifying
standards. The table shall show proposed phasing, number and type
of buildings, parking tabulation, and the area and percentage of lot
coverage by buildings and paved surfaces.
8.5.6.2
Final site plan (FSP)
requirements.
1)
Final site plan approval is required for all development in
the Waterfront Redevelopment District to determine consistency with
the GDMP. An application for approval of a final site plan for any
portion of the property within the GDMP shall include a plan which
sets out in detail the proposed use, construction, architecture, materials,
landscaping, engineering, and site development proposed as well as
such other information that the Zoning Commission shall require to
determining consistency with the GDMP, including, but not limited
to:
a)
Existing conditions plan showing building footprints, parking
and loading areas, utilities, streets, and driveways.
b)
Site development plan with proposed regrading, building footprints,
parking and loading areas, streets, and driveways.
c)
Utility plan demonstrating that 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, signs, and
other features of the proposed buildings or structures.
e)
Open space and parking areas management plan.
f)
Landscape and lighting plan, including any included accent lighting
for buildings, public art, landscaping treatments, etc.
2)
The Zoning Commission shall approve a FSP only if it finds that
the FSP is:
8.5.7
Development
standards.
8.5.1
For developments of up to 50 acres, the development and density
standards and parking requirements shall be those for the underlying
District and in Section 12 of the Zoning Regulations.
8.5.2
For developments larger than 50 acres, the development and density
standards and parking requirements shall be as the applicant proposes
in the GDMP, subject to the Zoning Commission's approval acting in
its legislative capacity. The following requirement shall apply to
such developments unless waived by the Zoning Commission:
a)
The development shall contain active recreational areas, sitting
areas or other landscaped areas open to the sky [including all greenspaces,
public plazas, walking and biking paths, and green roofs (as defined
in Section 7.10 of these Regulations,] of not less than 10% of the
total area of the project.
8.5.3
The development shall be graded and filled as necessary in order
that the design flood elevation for entire project (other than detention
basins) shall be at least 16 feet NAVD88, or such greater elevation
as may be required by applicable laws or government regulations in
effect at the time of the approval of the GDMP.
8.5.4
No floor-to-area (FAR) requirements shall apply in this District.
8.5.5
For properties on a "developed shorefront" as identified on
the Connecticut Department of Energy and Environmental Protection
Coastal Resources Map, the setback requirements under Section 3.14
of the Zoning Regulations shall not apply.
8.5.8
Use standards. The approval criteria
and site plan review standards of Section 20 shall apply to the review
and approval of a GDMP and, insofar as applicable for a specific FSP
shall apply to the review and approval of a FSP, which applications
shall also demonstrate substantial achievement of these objectives:
a)
Consistency with the intent of the 2013 Plan of Conservation and
Development.
b)
Significant enhancement of public access to the Housatonic River
that will attract residents, tourists and visitors from throughout
the region.
c)
Promotion of, and no reduction in, recreational opportunities along
the Housatonic River and particularly the continuation of the Stratford
Greenway project.
d)
Assistance, where appropriate, in job creation to benefit local citizens
and strengthen the Stratford economic base.
e)
Creation of public access for bikers and walkers between Main Street
and the Housatonic River.
f)
Development of buildings of high architectural standard, harmonious
with the historical significance of the area, its prominent location
on the Housatonic River, and its strategic location in the region.
g)
Concealment of parking from adjacent streets, public ways and from
the water to the extent practicable and economically feasible, with
parking structures encouraged over surface parking, with all parking
(other than on-street parking) located, screened, and landscaped to
minimize its visual impact.
8.5.9
Amendments to approved GDMP and
FSP.
a)
The Planning and Zoning Administrator may administratively approve
minor changes in an approved GDMP and FSP without formal amendment
of the GDMP or the FSP, provided the minor changes do not materially
alter the layout or the mix of uses.
b)
The Commission may approve administratively a formal amendment to
an approved GDMP and FSP, provided that such amendment relates to
a use previously included in the GDMP and the Commission determines
that it is not substantially or significantly different in intensity
and scope and that it would not materially affect the character of
the project.
c)
The Commission may approve, as a special case application submitted
for such approval under Section 20 of these Regulations, a formal
amendment to an approved GDMP and FSP for a use not previously described
in the GDMP or for a use described in the GDMP that the Commission
determines is substantially or significantly different in intensity
and scope or that it would affect the character of the project.
d)
The Zoning Commission may approve the expansion of the boundaries
of an approved GDMP following the same procedure used for the approval
of a GDMP.
e)
Any such approval by the Planning and Zoning Administrator or by
the Zoning Commission shall be noted on the GDMP.
8.5.10
Zoning standards for subdivisions. Lots created as a result of a
subdivision of the development as defined in Section 8-18 of the Connecticut
General Statutes shall comply with the minimum lot area of the underlying
zoning district but shall be exempt from all other zoning standards
(including, but not limited to, required street frontage, minimum
lot width, and minimum lot depth).
