Town of Stratford - Procedures | Planned Economic Developments

Planned Economic Developments

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5.3.3: Special permit and general development plan required.

Planned Economic Developments may be permitted by the Zoning Commission as a special permit, subject to the provisions of Section 7.3.4 (Special Permit) and the development standards outlined within this section. In addition to these requirements, an application for a Planned Economic Development shall include a General Development Plan (GDP) as outlined below.

General development plan. The application for a Planned Economic Development shall include a complete GDP with the following information:

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.

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.

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.

A compliance chart of appropriate data demonstrating compliance with all requirements of these Regulations.

The Zoning Commission may waive any submission requirements under Section 7.3.3C1) and 2) that may be inapplicable due to the conceptual nature of the GDP.

Site plan requirements. An application for approval of a site plan 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:

1)	Existing conditions plan showing building footprints, parking and loading areas, utilities, streets, and driveways.
2)	Site development plan showing proposed regrading, building footprints, parking, and loading areas, streets, and driveways.
3)	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.
4)	Preliminary architectural plans, including floor plans, sections and exterior elevations, roof lines, facade materials and other features of the proposed buildings or structures.
5)	Open space and parking areas management plan.
6)	Landscape plan.
No application for approval of a site plan shall be granted until the Zoning Commission has made the following findings:
1)	That the site plan is consistent with all GDP standards.
2)	That the site plan complies with all requirements set forth in Sections 6.2 and 6.13 and all other requirements of these Regulations.
3)	That, if the site plan is for a use requiring special permit approval, a special permit application has been submitted to the Zoning Commission for such approval under Section 7.3.4 of these Regulations.
4)	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 3.5.1C (footnote 5) of these Regulations; and
	c)	Such increase in height will be in conformity with all applicable airport zoning regulations.
5)	Off-street parking and loading shall be as provided in Section 6.8 of these Regulations.

Approval and validity. The effect of approval of the planned economic development shall be as follows:

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.

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.

A PED shall be exempt from the time limit requirement set forth in Section 7.3.4 of these Regulations.

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 3.5.1C.

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