3.1.1.1 Purpose. The purpose of this regulation is to a) assure that development within the coastal area of Stratford is accomplished in a manner which is consistent with the goals and policies of the Connecticut Coastal Area Management Act and with the goals and policies of the Town of Stratford Zoning Commission and b) promote and encourage public access to and use of the waters of Long Island Sound, Housatonic River and other similar marine and tidal waters as identified in Chapter 444 of the Connecticut General Statutes.
3.1.1.2 Review procedures and application requirements. All buildings, uses, and structures fully or partially within the coastal boundary as defined by Section 22a-94 of the Connecticut General Statutes shall be subject to the coastal site plan review requirements and procedures in Sections 22a-105 through 22a-109 of the Connecticut General Statutes. On sites with full or partial frontage on coastal, tidal or navigable waters priority shall be given to all buildings, uses and structures that are water-dependent as defined in Section 22a-93(16) of Connecticut General Statutes. Except as exempted in Section 3.1.1.4 below, all applications for certificates of zoning compliance, special cases, variances, subdivision or resubdivisions, municipal projects or planned unit developments within the coastal boundary shall file with the appropriate board or commission a coastal site plan application on such form as prescribed by the board or commission. Such application shall include, but not limited to, the following requirements: pursuant to Sections 22a-105 and 22a-106 Connecticut General Statutes and in accordance with these Regulations where applicable:

(1) A plan showing the location and spatial relationship of coastal resources on and contiguous to the site.
(2) A description of the entire project with appropriate plans, indicating project location, design, timing and methods of construction.
(3) An assessment of the capability of the resources to accommodate the proposed use.
(4) An assessment of the suitability of the project for the proposed site.
(5) An assessment of project consistency with the goals and policies of the Connecticut Coastal Management Act.
(6) An evaluation of the potential beneficial and adverse impacts of the project on coastal resources and the future water-dependent use of the site.
(7) A description of proposed methods to mitigate adverse effects on coastal resources.

1. All uses bordering on the waterfront or marine and tidal areas except exempted uses as provided for in Section 3.1.1.4 shall provide the following minimum standards in addition to other requirements as may be required by the Coastal Area Management Act. The Zoning Commission, after further review, shall exempt other minor uses such as single-family residential, excluding residential subdivisions, from having to provide the following minimum standards. It is further required that all public amenities be properly marked on the property to increase public awareness and shall be improved where applicable with such features as benches, picnic tables, lighting and landscaping. All public amenities must be designed and constructed to minimize adverse impacts to coastal resources on and adjacent to the site.

A) View lane. Provision must be made on the property for a maximum view of the water from the nearest public street. The view, at a minimum, shall be a straight line uninterrupted, rectangular view lane whose width is not less than 20% of the lineal road or river frontage, whichever is greater. There shall be no building or other permanent obstruction in said view lanes including fences, shrubbery, trees or other landscaping features higher than four feet.
B) Pedestrian access easement. This easement shall be located as close to the high tide line as is feasible and designed so that it retains an unobstructed view of the marine frontage to permit public viewing and shall be a minimum of 20 feet wide. The easement shall extend the entire length of the water or marine frontage unless it can be demonstrated to the Zoning Commission that areas of the public walkway would clearly pose unacceptable coastal resource impacts or public health and safety hazards. It shall be improved as a public walkway and shall be connected to a public street or public parking area by a public right-of-way having a minimum width of 10 feet.
C) Vehicular access easement and additional public parking. This easement shall be of a width and size suitable to provide safe public ingress and egress to and from the property and shall be located as close to the marine frontage as is feasible. The number and location of public parking spaces shall bear a direct relationship to the anticipated use of the public amenities; however, in no instance shall the amount of public parking be less than one space for every 2,500 square feet of the area providing the amenities excluding vehicular easements.

2. Water-dependent uses shall be those uses defined in Chapter 444 of the Connecticut General Statutes, except that a water-dependent use that is water-dependent by virtue of providing "general public access to marine and tidal waters" only shall also provide two or more of the following amenities for general public use. For projects involving mixed (water-dependent and non-water-dependent) uses, the water-dependent use, such as a marina, may be used to satisfy one of these two required amenities. The use of public access and public amenities may be considered in lieu of a water-dependent use on a site if, and only if, it can successfully be demonstrated that a given site is not suited to a water-dependent use. It must be further demonstrated that the level or size of the amenities are in just proportion to the size of the property or to the intensity of uses existing and/or proposed on the property. It is important to note that some of the following amenities would likely involve work seaward of the high tide line requiring state and federal permits prior to construction. In this instance all applicants are urged to obtain state and federal permission prior to applying to the Zoning Commission. If in-water amenities are selected without prior state and federal permits, applicants shall also present an alternative plan incorporating landward public amenities not requiring state and federal permits.

A) Open space easement for public park. The open space easement shall be a minimum of 10% of the lot area in addition to the minimum requirement for the district. The open space area shall be generally contiguous usable land that is unimproved, adequately landscaped and be of a shape that is conducive to passive public park use.
B) Conservation easement for natural preservation. In cases where 10% or more of the entire parcel consists of the following sensitive coastal resources as defined by Section 22a-93(7) of the Connecticut General Statutes; tidal wetlands, coastal bluffs and escarpments, beach and dune systems, the applicant may provide a conservation easement over all of the sensitive coastal resource area to preserve and maintain it for future passive use and public enjoyment.
C) Canoe and/or boat ramp. The ramp shall be of such size as to accommodate general public use and shall be connected to a public street by a public right-of-way. The ramp must be constructed of a durable surface to the mean low water mark and constructed at a grade as to accommodate easy launching and removal from the water.
D) Fishing pier/public viewing walkway. The pier shall be so located as to provide reasonable fishing opportunities, be of a size and length as to accommodate general public use and be connected to a public street or public parking area by a public right-of-way. The viewing walkway shall extend from the public pedestrian walkway into the water or marine area a reasonable distance so as to maximize the water and marine views.
E) Public docking facilities. The number of docks available to the public for transient boaters, short term tie-up and/or public safety use by the Town shall not be less than one boat slip for each 10,000 square feet of proposed non-water-dependent commercial floor space shall not be less than one boat slip for each 10 residential units or be less than 10% of the total number of boat slips, whichever is the greater number.
F) Upland winter boat storage. The area of boat storage shall bear a direct relationship to the size of the property, the intensity of the proposed use and shall be connected to a public street by a public right-of-way.
G) Boat rentals. The number of boat rentals shall bear a direct relationship to the intensity of existing or proposed uses.

1) Gardening, grazing and the harvesting of crops.
2) Minor additions to or modifications of existing buildings or detached accessory buildings, such as garages and utility sheds, provided that any addition shall not be more than 10% but not to exceed 5,000 square feet of the existing building area and further provided that such buildings or additions not be located within 100 feet of the coastal resource areas as defined in Subsection 5) of this section.
3) Construction of new or modification of existing structures incidental to the enjoyment and maintenance of residential property including but not limited to walks, terraces, driveways, swimming pools, tennis courts and detached accessory buildings.
4) Construction of new or modification of existing on premise fences, walls, pedestrian walks and terraces, underground utility connections, and such other minor structures as will not substantially alter the natural character of coastal resources as defined by Section 22a-93(7) of the Connecticut General Statutes or restrict access along the public beach.
5) Construction of an individual single-family residential structure except in or within 100 feet of the following coastal resource areas as defined by Section 22a-93(7) of the Connecticut General Statutes, tidal wetlands, coastal bluffs and escarpments, beaches and dunes.
6) Activities conducted for the specific purpose of conserving or preserving soil, vegetation, water, fish, shellfish, wildlife and other coastal land and water resources.
7) Interior modifications to buildings.
8) Minor changes in use of a building, structure, or property except those changes occurring on property adjacent to or abutting coastal waters.

1. In addition to reviewing Coastal Site Plans for compliance with any other applicable standards, requirements or criteria set forth by these Regulations, the Board or Commission with jurisdiction shall review coastal site plans for compliance with the following criteria established in Section 22a-106 of the Connecticut General Statutes:

(a) Consistency of the proposed activity with the applicable coastal policies in Section 22a-92 of the Connecticut General Statutes.
(b) The acceptability of potential adverse impacts of the proposed activity on coastal resources as defined in Section 22a-93(15) of the Connecticut General Statutes.
(c) The acceptability of potential adverse impacts of the proposed activity on future water-dependent development opportunities as defined in Section 22a-93(17) of the Connecticut General Statutes.
(d) The adequacy of any measures taken to mitigate the adverse impacts of the proposed activity on coastal resources and future water-dependent development opportunities.

2. The Commission or Board shall reserve the right to schedule and hold a public hearing on any Coastal Site Plan Application. 

Site plan review shall be required.