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Planning Commission backs special‑permit route for marine‑vessel sales near Stratford waterfront
Summary
The Town of Stratford Planning Commission voted to return a favorable report to the zoning commission on a petition to allow outdoor sales, storage and display of marine vessels in CA zones within 1,500 lineal feet of coastal resources — as a use allowed by special permit, not as a permitted use.
The Town of Stratford Planning Commission voted unanimously to return a favorable report to the Stratford Zoning Commission on a petition by Peter Harvey to amend the town’s zoning regulations to permit outdoor sales, storage and display of marine vessels in certain CA (commercial/retail) zones near the waterfront.
Smitha, a staff member who presented the referral, told commissioners the applicant was seeking the change in the newly reorganized zoning regulations adopted in January and that the change involves two sections of the use chart: section 3.4.0.4 (permitted uses in the CA zone) and section 4.2.0.4 (the use chart that shows whether a use is permitted as‑of‑right or requires a special permit). "The applicant is requesting a special permit, not a permitted use," Smitha said, adding that the proposal would be added to the use chart as a special‑permit use limited to CA zones within 1,500 lineal feet of waterfront coastal resources.
The commission discussed consistency with the town’s Plan of Conservation and Development (POCD) and the area’s designation as a transit‑oriented development (TOD) district. Smitha said the proposal was "somewhat consistent" with waterfront redevelopment and climate‑resiliency goals but could be inconsistent with other land‑use and economic development objectives for the TOD corridor. Commissioners also noted the applicant’s recent presentation to the Architectural Review Board, which showed a mixed‑use design with screened storage at the rear.
Commissioners emphasized that, if the change is adopted as proposed, the use would not be permitted as‑of‑right; any property owner seeking the marine‑vessel use would still need to apply for a special permit and appear before the Zoning Commission for public hearing and review. Smitha explained that the special‑permit approach would limit approvals to properties in CA zones that are within 1,500 lineal feet of the waterfront, rather than creating a blanket allowance across all CA zones.
Commission discussion referenced both existing, pre‑existing nonconforming marine uses along Ferry Boulevard and Housatonic Avenue and the town's vision for pedestrian‑oriented, transit‑friendly redevelopment in parts of the corridor. After discussion, a commissioner moved to return a favorable report to the zoning commission; the motion passed. The transcript records the vote as unanimous but does not list a numeric roll call in the record.
Votes at a glance
- Nomination and election of chair: Commissioner Sarah Graham was nominated and elected chair for calendar year 2025 (motion and second recorded; vote recorded as unanimous; numeric tally not specified in the transcript). - Nomination and election of vice chair: Steve Roe was nominated and elected vice chair (motion and second recorded; vote recorded as unanimous; numeric tally not specified). - Amendment to Planning Commission bylaws (to define the secretary role as the town planner and authorize administrative signings where statute permits): Approved as amended (motion, second; unanimous; numeric tally not specified). - Approval of minutes, Feb. 18: Approved (motion, second; unanimous; numeric tally not specified). - Zoning referral (Peter Harvey petition to amend zoning regs to allow outdoor sales/storage/display of marine vessels within 1,500 lineal feet of coastal resources as a special‑permit use): Motion to return a favorable report to the Zoning Commission — approved (motion, second; unanimous; numeric tally not specified).
Why it matters: The change would alter where marine‑equipment sales and storage could be considered in Stratford’s CA zones near the waterfront and would shift future approvals from an as‑of‑right determination to a special‑permit process that requires public hearings before the zoning body. That preserves local review but opens the possibility of new marine‑oriented commercial uses in parts of the TOD district if the Zoning Commission approves the text amendment.
What the vote does not do: The Planning Commission’s favorable report does not itself amend the zoning code; it transmits the commission’s recommendation to the Zoning Commission, which retains final decision‑making authority. The transcript does not record a numeric roll call for the votes; it records only that motions passed unanimously.
