Zoning Commission Meeting – June 25, 2026

Note: The transcript indicates the meeting occurred on June 23, 2026, but the meeting date provided for this summary is June 25, 2026. This discrepancy is noted.

The Danbury Zoning Commission held a public hearing and voted on two interconnected petitions to overhaul zoning regulations, adopt a new Mixed-Use Transit-Oriented District (MUTOD) along the North Street/Padaneiram Road corridor, and comply with Connecticut Public Act 25-1 (House Bill 8002). After a detailed staff presentation, public comment, and deliberation, both petitions were approved unanimously (9-0).

Public Comments & Testimony

• Attorney Tom Beecher (representing Acropolis Venture LLC, ARC Property LLC, and HR Patel LLC) spoke in favor of the petitions. He argued that the proposed MUTOD would create a uniform zone for a corridor currently burdened by a mishmash of zoning districts, make non-conforming properties conforming, and allow mixed-use development with design standards. He noted that the new zone would solve specific issues, such as allowing restaurants in the CN20 zone to serve mixed drinks.
• Paul McAllister (resident of 33 Mabel Avenue) spoke in opposition, citing concerns that the MUTOD would increase traffic on the already overburdened Route 37 corridor and might require a new traffic light at Pembroke Road.

Discussion Items

• Staff Presentation: Planning Director Walid Al Bakri presented a comprehensive overview of the two petitions, breaking the presentation into four categories: design standards, state-mandated requirements, accessory apartments, and the new MUTOD corridor. Key points included:

  • Design Standards: New, citywide standards for all residential (except single-family) and mixed-use developments, covering building orientation, open space, access, parking, landscaping, utilities, and building design. These standards aim to ensure quality development, such as placing parking in the rear and using varied materials and colors.
  • State Mandates (HB 8002): New definitions for "community middle housing" (2-9 units), "set aside development" (30% affordable units for 40 years), and "summary view" (administrative approval without public hearing for certain projects). Parking requirements are relaxed: for developments with 2-17 units, no parking minimum can be imposed; the applicant may submit a parking study. For 17+ units, one space per bedroom is required, but a study can reduce it. The city created two Conservation and Traffic Mitigation Districts (near the hospital and west of Green) where parking requirements can still be imposed, though subject to study. The protest threshold for zoning changes increased from 20% to 50% of property owners.
  • Accessory Apartments: Required by the state in the downtown TOD district, but considered unlikely to be built due to constraints (e.g., maximum 30% of house size, 1,000 sq ft, owner occupancy, and fire code costs).
  • MUTOD Corridor: The proposed zone covers ~200 acres from the intersection of Main and North Streets to Bethany. It consolidates seven different zoning districts into one mixed-use district, allowing existing uses plus new housing. The only use removed is a shooting range. The design standards include a minimum 50% commercial ground floor, 12-foot ground-floor height, and a 10% affordable housing requirement for developments over 9 units (or 12.5% if extra height is requested). An additional parcel (about 1 acre, east of the ShopRite plaza) was added to the zone at the owner's request.

• Commission Deliberation: Commissioners discussed the design standards' applicability (citywide, not just MUTOD), the definition of affordable housing, parking study qualifications, and the expected housing units (Director estimated 200+ units in 4-5 years). The traffic concern raised by Mr. McAllister was acknowledged but not seen as a reason to reject the petitions.

Key Outcomes

• Petition 1 (Zoning Text Amendments): Approved unanimously (9-0) to amend sections 2B, 5A, 5B, 5C, 5E, 5F, 5G, 5I, 8C, 10B, and 10I, and add sections 5J and 8F to the zoning regulations. The motion cited seven findings: state compliance, modernization, consolidation of districts, balanced growth, consistency with the Plan of Conservation and Development, and protection of public health, safety, and welfare.
• Petition 2 (Zoning Map Amendment): Approved unanimously (9-0) to implement the MUTOD, the Priority Housing Development Overlay Zone, and two Conservation and Traffic Mitigation Districts. The motion incorporated the additional parcel and cited the same findings, emphasizing the 18-month collaborative process and design standards.
• Next Steps: The next regular meeting is tentatively scheduled for July 14, 2026, but may be canceled. Staff also announced a future text amendment to allow fast-food restaurants (without drive-thrus) as permitted uses under site plan review, eliminating the need for a public hearing for interior renovations.

Other Matters

• Staff member Ali outlined a proposed text amendment to redefine "fast food" and "fast casual" restaurants to streamline approvals for interior conversions of existing spaces (e.g., Chipotle, Jersey Mike's). The commission expressed support for the concept.