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Planning commission sends unfavorable report on proposed ‘Silver Oak’ district, cites flood and infrastructure concerns
Summary
The commission recommended an unfavorable report on the proposed Silver Oak District rezoning, citing inconsistencies with the town Plan of Conservation and Development, proximity to flood hazard areas and wetlands, and potential strain on sewer and evacuation capacity if density increases under state affordable‑housing rules.
The Town of Stratford Planning Commission unanimously forwarded an unfavorable recommendation to the Zoning Commission on a proposed zoning text and map amendment to create a “Silver Oak” district for a parcel currently zoned RS‑3.
Planning staff described the proposal as a change from single‑family zoning to allow a five‑story building with 95 apartments on a parcel surrounded by wetlands and within a mapped flood hazard area. The planner said the site has steep slopes and environmental constraints and that previous approvals on the parcel had contemplated lower‑density single‑family development.
Commission members raised concerns about stormwater, sewage capacity and public safety during flooding events. The planner noted that increases in density can require separate Water Pollution Control Authority (WPCA) approval because higher density can increase sewer discharge beyond current system capacity.
A commission member said the proposal appears inconsistent with multiple objectives of the town’s Plan of Conservation and Development (POCD), including guidance to discourage multifamily housing in single‑family neighborhoods away from transit, to protect open space and habitats, and to encourage low‑impact development practices.
Commission members also discussed the state affordable‑housing statute (commonly referred to as 8‑30g) and how that law can limit local regulation of density for projects that meet the state’s affordable housing criteria. Planning staff recommended the Zoning Commission require design guidelines, stormwater management meeting municipal stormwater goals, and long‑term affordability covenants if any density incentives or state exemptions are used.
A motion to send an unfavorable report to the Zoning Commission was made, seconded and passed unanimously. The motion and staff reports cited the POCD objectives and potential public‑safety and environmental impacts as the basis for the unfavorable recommendation.
