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:
a) 
Maximum building height shall be 48 feet.
b) 
Maximum building coverage of 30%.
c) 
Maximum impervious area of 70%.
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:
1) 
Parking;
2) 
Winter boat storage;
3) 
Launch and haul facilities;
4) 
Public sanitary facilities;
5) 
Effluent collection system;
6) 
Stormwater management, and
7) 
Sediment and erosion control.
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;
5) 
Comply with the provisions of the Connecticut Coastal Management Act[1] by establishing the highest priority and preference for water-dependent uses as defined by C.G.S. Section 22a-93(16), public access, and protection of coastal resources; and
[1]
Editor's Note: See C.G.S. § 22a-90 et seq.
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:
a) 
Generally consistent with the GDMP; and
b) 
Complies with all the requirements set forth in Section 3.1.1 and all other applicable requirements of these Regulations, in each case to the extent not inconsistent with the provisions of this Section 8.5.
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).