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Stratford zoning board approves variance for 8 Third Avenue staircase
Summary
The Town of Stratford Zoning Board of Appeals unanimously approved a variance allowing an exterior deck staircase at 8 Third Avenue to extend beyond the front-yard setback after the homeowner raised the structure above floodplain elevation to meet FEMA and utility requirements.
The Town of Stratford Zoning Board of Appeals on Monday approved a variance allowing an exterior deck staircase at 8 Third Avenue to encroach six feet past the front-yard setback, citing recent floodplain and utility-elevation requirements. The board voted 5-0 to grant the petition of Susan McLaughlin.
Susan McLaughlin, the petitioner and resident at 8 Third Avenue, told the board she raised the whole structure above the flood base elevation after storm damage and that the higher elevation forced a longer staircase. "My name is Susan McLaughlin. I am in the Building 8 Third Avenue, and I'd like to extend the stairs, straight out. It infringes on the step back, due to raising the elevation of a home to reach FEMA code," McLaughlin said. She added she raised the elevation above the mapped base flood elevation for additional margin: "I actually went a little bit higher than FEMA code," and later said the house was raised to about 9 feet where the base elevation was 6 feet.
The petition asked for relief from "section 3.2 0.1 c" of the zoning code (front-yard setback) for a single-family dwelling in an RS-4 district so McLaughlin could construct the exterior deck staircase. McLaughlin said constraints included condominium-association restrictions and United Illuminating requirements for electrical platforms in flood zones; she said the condo association would not permit a side staircase and required that stairs connect to the front porch to provide access to the electrical platform.
Board members reviewed written materials on file, including an approval letter from the condo association dated Jan. 11 and conveyed to the owner Jan. 12, an engineered plan for structure support, and a prior temporary staircase approval from the zoning office. The board recorded dimensions and access constraints in the record: the applicant stated the staircase would extend six feet past the town setback and described the run as "65 by 150 in length" as noted in the submitted materials. Staff also noted that United Illuminating and FEMA rules affected the design and that the zoning office had previously approved a temporary stage staircase before the variance hearing.
After questions from the board and no public opposition, members moved through routine motions (closing the public hearing, removing the item from the table) and voted on the variance. A board member summarized the record, noting a preexisting nonconforming condition tied to the condominium property and that the elevation, utility and floodplain requirements were outside the applicant's control. The board concluded the requested relief was the minimum necessary to relieve the hardship and consistent with public health and safety concerns.
Votes at a glance
• Petition of Susan McLaughlin (8 Third Avenue) — Variance from section 3.2 0.1 c (front-yard setback) to permit an exterior deck staircase that extends six feet beyond the setback. Motion to approve by Ms. Cleary; second by Ms. Lynch. Vote: Sweely — approve; Lynch — approve; Carroll — approve; Cleary — approve; Chair — approve. Tally: 5 yes, 0 no. Outcome: approved.
• Approval of minutes, Jan. 7, 2025 organizational meeting — Motion seconded by Miss Smith. Vote: unanimous. Outcome: approved.
The board also confirmed that alternate member Jude Cleary was seated for Commissioner Poisson for the meeting. The board adjourned its public hearing and moved into administrative business for approval of minutes and routine items; the next meeting was scheduled for March 4 at the Bersey Complex.
