Danbury Zoning Commission Meeting: Discussion on Restaurant Text Amendments and Affordable Housing Density Bonus – September 28, 2026

On September 28, 2026, the Danbury Zoning Commission held a regularly scheduled meeting at 7:08 PM (after roll call). The meeting included approval of minutes, a workshop on proposed text amendments for restaurant and fast-food definitions, updates from the Planning Director on various initiatives, and a discussion on density bonuses for senior affordable housing in multi-family districts. The meeting adjourned at 8:24 PM.

Consent Calendar

• Approval of Minutes (June 23, 2026): The commission unanimously accepted the minutes from the June 23, 2026 meeting via a motion by Commissioner Botello, seconded by Commissioner Hall. No discussion; all commissioners present voted in favor.

Public Comments & Testimony

• No public hearings or public comments were held.

Discussion Items

• Proposed Text Amendments for Restaurants and Fast Food:

  • Ms. Smith (staff planner) presented revised definitions for “restaurant” and “fast food restaurant” to modernize them and align with neighboring municipalities. Key changes include reducing the required dining area from 60% to 40% of usable floor area, adding retail sale of food, and incorporating fast-casual service models (e.g., counter service, digital kiosks) under the restaurant definition. Fast food would become a permitted use instead of a special exception, while drive-through and trip generation thresholds remain special exceptions. The proposed zoning districts for these uses would expand to include CA80 and mixed-use zones.
  • Commissioner Botello asked about consulting local restaurant owners and the fire marshal. The director noted that formal comments from other departments will be sought once a tangible proposal is prepared. Commissioner Novis raised the topic of delis but was asked to defer.
  • The commission generally supported the approach, with no major objections. Staff will finalize definitions and processes, reach out to chain restaurant managers, and submit a formal petition to the commission in late October or early November.

• Planning Director’s Updates:

  • Digital Signs: Staff is considering updates to outdated digital sign regulations.
  • Parking Study: A citywide parking study is underway with assistance from two state agencies to modernize requirements, address over-parking and new technologies.
  • Infrastructure Funding: The director is working with state housing agencies (including a new agency) to secure funding for water and sewer network upgrades, critical to supporting affordable housing goals.
  • Motel 8 Redevelopment: Serious discussions are ongoing with a state agency and a developer for affordable senior housing (approximately 42–44 units) at the vacant Motel 8 site. The building is in poor condition; if successful, it would avoid demolition.
  • Affordable Housing Inventory: The city’s affordable housing stock is estimated at 10.4% (just above the 10% threshold required to maintain zoning control). New units at the Innovation Studio (10 affordable units) will help.
  • New Planning Specialist: The department is hiring a new coordinator to improve interdepartmental coordination; hiring expected to be finalized in two weeks.

• Density Bonus for Senior Affordable Housing in Multi-Family Districts:

  • The director presented a proposal to allow density bonuses (reduction in minimum lot area per unit by 50%) in RMF10, RMF6, RMF4, and high-density residential districts if the developer provides affordable senior housing. Accompanying adjustments to setbacks and open space would be required.
  • Commissioner Botello advocated for increasing the required percentage of affordable units from the current 50% of additional units to 80% in order to maximize public benefit. He argued this would encourage new construction and redevelopment of blighted lots.
  • Commissioners O’Neal and Jowdy cautioned that an overly high requirement might deter developers; they urged finding a “sweet spot.” The director agreed to refine the numbers.
  • Commissioner Botello also suggested allowing a special exception to increase building height from 35 feet to 45 feet in RMF4 zones if underground parking is provided. The director noted this could be considered as part of the amendment.
  • The discussion concluded with plans to continue refining the proposal.

Key Outcomes

• The minutes from June 23, 2026 were unanimously approved.
• Staff will finalize the restaurant/fast food text amendments and bring a formal petition to the commission in late October or early November. Input from restaurant owners and the fire marshal will be sought.
• The director will continue work on digital sign updates, the parking study, infrastructure funding applications, and the Motel 8 senior housing project.
• The density bonus proposal will be further developed, with feedback from the commission (including the target affordable percentage and height modifications) to be incorporated. A follow-up discussion is expected at a future meeting.
• The next regularly scheduled meeting is October 13, 2026.