Friday, May 24, 2024

Know Your Town: What Does Planning and Zoning Do?


by Jay Habansky, AICP
Planning and Zoning Administrator
Stratford Office of Planning and Zoning

Q: What does the Office of Planning & Zoning do?

The Office of Planning and Zoning oversees land-use for the Town of Stratford. In
addition to the development and implementation of long-range town planning initiatives, the Office ensures zoning code compliance, administers the receipt of applications for zoning/building permits and various land-use boards and commissions. Our staff conducts site plan reviews, conducts inspections ensuring compliance with the Zoning Regulations, staffs and facilitates land use public hearings for the Architectural Review Board, Zoning Board of Appeals, Planning Commission and Zoning Commission (and other subcommittees), and guides people through the development process. The Office of Planning and Zoning is committed to the preservation of health, safety, quality of life and general welfare for the residents of Stratford.

Q: What is Planning and Zoning?

Generally speaking, zoning is the division of town, city or county by legislative
regulations into areas, or zones, which specify allowable uses for real property and size
restrictions for buildings within these areas. For example, Stratford is comprised of a
mix of zones that are residential, multi-family residential, commercial, industrial and
special overlay zones. When an application is submitted to our office, we ensure the
proposed use is allowed and that the project complies with the parking, landscaping and other requirements. To put it simply, zoning tells you what uses can go in what
neighborhoods, where structures can be located on a property and at what level of
intensity a property can be developed.

City/Town planning is a process, procedure or method for setting goals, identifying and assessing options and developing strategies for achieving desired outcomes. The goal of planning is to maximize the health, safety, and economic well-being of residents in ways that reflect the unique needs, desires, and culture of those who live and work within the community. The primary function of the Office of Planning & Zoning is the drafting, adoption and implementation of the Town’s Plan of Conservation and Development (POCD). Additionally, Planning staff develop and implement planning
strategies that support goals identified in the POCD, such as developing a Complete
Streets/Greenway Network, Coastal Resiliency Plan, Housing Plans, Parking Inventory
Studies, Placemaking projects and much more. Planning programs overlap into nearly
every municipal department, from public policy, to transportation infrastructure, to open space preservation, and health and wellness initiatives. Simply put, planning allows residents and businesses to have choices. Do you want to live in a single family home, apartment or condominium? Do you drive, walk, bicycle or take a bus or train? Are there any parks or open spaces near you? Are there any restaurants or coffee shops near you? As planners, we help to provide a diverse mix of choices when it comes to offering a balanced urban/suburban life, such as living accommodations, mobility or
entertainment nearby.

Q: Do you have experienced staff?

The Office Planning & Zoning has four full-time staff members. Both the Town Planner, Susmitha Attota, and myself are licensed urban planners through the American
Planning Association’s (APA): American Institute for Certified Planners (AICP). The APA considers “AICP” as shorthand for education, experience, breadth of knowledge, ethical practice, and commitment to the planning profession. To maintain AICP membership, rigorous testing and extensive continued education must be reported every two years related to changes in land use law, ethical planning practice, community outreach and other innovative best practice planning methods. AICP accreditation is not required to be a practicing planner, although it is highly desired by employers. The AICP certification is the only nationwide, independent verification of a planners’ qualifications.

Both the Town Planner and I are highly trained facilitators and have extensive
experience in conducting meaningful public outreach and communicating often complex issues in a clear and concise manner. With nearly 30 years of planning experience between us, Susmitha and I are regularly asked to speak at planning and policy seminars as panelists and we hold leadership roles with outside agencies such as the Governor’s Task Force on Affordable Housing, Regional Transportation Technical
Advisory Committee, Connecticut Institute for Resilience & Climate Adaptation and more. We are both proud advocates and representatives for Stratford. I have also been fortunate to have had opportunities as a private consultant, working on climate
adaptation planning, transportation planning and urban design projects domestically and in several countries in South America. The Town of Stratford has wisely invested in its future-oriented decision making ability by having two highly experienced AICP planners on staff.

Additionally, the office’s Administrative Clerk, Eva “Tiny” Jowers and Zoning Enforcement Officer, John Rusatsky, share an incredible 68 years of municipal zoning experience between them, specializing in permitting, code compliance, land use law and requirements governed by the Connecticut General Statutes. Both Tiny and John have incredible historical knowledge of Stratford and are indispensable members of the Planning & Zoning team. Friendly and compassionate customer service is a priority of all staff members. If you have a question, let us know how we can help you!

Q: What do you like best about being the head of the Office of Planning & Zoning?

The best part of what we do is helping people. Growing up in neighboring Bridgeport, I
was raised to value the importance of community service and investment in our
communities. Being able to improve the quality of life of residents and business owners
by solving small or large problems everyday is a large part of why I pursued municipal
planning as opposed to the more lucrative private sector. While it’s not always easy to resolve every problem or make everyone happy, it’s this challenge that makes our line of work so interesting.

I also enjoy the variety that land use planning offers on a daily basis. In the morning we could be collaborating with US State Senators in Washington DC for grant funding in Stratford, in the afternoon we are working on regional infrastructure projects with CTDOT and at the end of the day we are fielding complaints about roosters and chickens. Every day presents new and interesting challenges and I love that variety. This job always keeps you on your toes!

Lastly, I am proud to be able to use my education and experiences to help places like
Stratford continue to be a wonderful place to live, work and play. I consider myself
fortunate to work for Mayor Hoydick and the residents of Stratford, and I am excited for the years ahead.

Contact Information: 

Jay Habansky, AICP
Planning & Zoning Administrator
Office of Planning & Zoning
(203) 385-4017


  1. Thanks for explaining that zoning is the vision of a town by legislative regulations. My brother has to figure out zoning and town planning for part of his job, and he is at a loss at what to do. I’ll tell him to find a surveying service that can help him out with zoning and town planning.


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