Danbury commission approves zoning ordinance changes and new MUTOD zoning overlay to comply with state housing law
June 26, 2026 | Danbury City, Fairfield, Connecticut
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The Danbury Zoning Commission voted unanimously June 23 to approve two related petitions that amend city zoning regulations and change the zoning map to create a Mixed Use Transit-Oriented Development (MUTOD) corridor, a priority housing development overlay, and two conservation/traffic-mitigation districts to comply with Public Act 25-01 (formerly House Bill 8002).
The commission closed public hearings on the proposals and moved both items to old business before approving the first petition—text changes to multiple sections of the zoning regulations—and then approving the second petition to implement the MUTOD. Commissioner Botello moved approval with detailed findings that cited state compliance, modernization of zoning, consolidation of inconsistent districts, and protection of public health and safety; Commissioner Trotta seconded. Roll-call votes recorded nine yes, zero no on both petitions.
The planning director presented the proposal as a remedy to a ‘‘mishmash’’ of seven adjacent zoning districts along the North Street/Padanaram corridor, and described design standards officials say will guide future development. Under the standards described at the hearing, ground-floor commercial frontage must be a minimum of 50% and ground-floor height a minimum of 12 feet. The director said projects with more than nine units would be required to provide a minimum of 10% affordable units; the proposal would increase that percentage by 2.5 points for each additional story (for example, 12.5% when an extra story is allowed). The director said the city’s current affordable housing metric stands at about 10.59% and warned that falling below 10% risks loss of local control under state rules.
Attorney Tom Beecher, representing several property owners including Acropolis Venture LLC, ARC Property LLC and H and R Patel LLC, told the commission a uniform MUTOD corridor will make nonconforming properties conforming, correct inconsistencies (for example, allowing mixed-drink service where CN20 zones currently restrict establishments to beer and wine), and create a predictable development framework. "This MUTOD will allow for this corridor to have consistent zoning and appropriate uses and simultaneously requires design standards for development that will benefit both the City as well as the property owners," Beecher said.
A nearby resident, Paul McAllister of 33 Mabel Avenue, opposed the plan on traffic grounds, saying the change could increase demand on Route 37 and create the need for additional traffic signals at Pembroke and Stacy. "The MUTOD zone is gonna be increasing traffic on the already overburdened Route 37," McAllister said. Commissioners acknowledged the traffic concern; the chair said traffic implications would be addressed during the detailed review of the petition under old business.
Commission discussion also touched on transit intent: Commissioner Novus asked how transit would be handled locally, and the director clarified the city intends the corridor to rely primarily on local bus service (HART) and that increased housing density can encourage additional bus stops and alternative commuting modes, though changes require implementation and coordination with the transit provider.
The commission approved adding a roughly one-acre adjacent parcel to the petition for consideration; staff noted that parcel’s only practical access is through the neighboring ShopRite property and that the parcel was residential in zoning. The petitions were described in the record as the product of roughly 18 months of work by planning staff, the commission and stakeholders, and the chair thanked department staff and outside counsel for their work.
On other matters, planning staff outlined a proposed text amendment to allow certain fast-casual interior renovations (for uses such as Chipotle- or Jersey Mike’s-style outlets) to proceed under site-plan review rather than a public hearing, a change staff said would streamline simple interior conversions.
The commission adjourned at the close of the meeting. The approved motions and vote records are included in the meeting record; implementation details and any required follow-up reviews (site plan review, special permits, traffic studies or coordination with HART) remain for subsequent proceedings.
The commission closed public hearings on the proposals and moved both items to old business before approving the first petition—text changes to multiple sections of the zoning regulations—and then approving the second petition to implement the MUTOD. Commissioner Botello moved approval with detailed findings that cited state compliance, modernization of zoning, consolidation of inconsistent districts, and protection of public health and safety; Commissioner Trotta seconded. Roll-call votes recorded nine yes, zero no on both petitions.
The planning director presented the proposal as a remedy to a ‘‘mishmash’’ of seven adjacent zoning districts along the North Street/Padanaram corridor, and described design standards officials say will guide future development. Under the standards described at the hearing, ground-floor commercial frontage must be a minimum of 50% and ground-floor height a minimum of 12 feet. The director said projects with more than nine units would be required to provide a minimum of 10% affordable units; the proposal would increase that percentage by 2.5 points for each additional story (for example, 12.5% when an extra story is allowed). The director said the city’s current affordable housing metric stands at about 10.59% and warned that falling below 10% risks loss of local control under state rules.
Attorney Tom Beecher, representing several property owners including Acropolis Venture LLC, ARC Property LLC and H and R Patel LLC, told the commission a uniform MUTOD corridor will make nonconforming properties conforming, correct inconsistencies (for example, allowing mixed-drink service where CN20 zones currently restrict establishments to beer and wine), and create a predictable development framework. "This MUTOD will allow for this corridor to have consistent zoning and appropriate uses and simultaneously requires design standards for development that will benefit both the City as well as the property owners," Beecher said.
A nearby resident, Paul McAllister of 33 Mabel Avenue, opposed the plan on traffic grounds, saying the change could increase demand on Route 37 and create the need for additional traffic signals at Pembroke and Stacy. "The MUTOD zone is gonna be increasing traffic on the already overburdened Route 37," McAllister said. Commissioners acknowledged the traffic concern; the chair said traffic implications would be addressed during the detailed review of the petition under old business.
Commission discussion also touched on transit intent: Commissioner Novus asked how transit would be handled locally, and the director clarified the city intends the corridor to rely primarily on local bus service (HART) and that increased housing density can encourage additional bus stops and alternative commuting modes, though changes require implementation and coordination with the transit provider.
The commission approved adding a roughly one-acre adjacent parcel to the petition for consideration; staff noted that parcel’s only practical access is through the neighboring ShopRite property and that the parcel was residential in zoning. The petitions were described in the record as the product of roughly 18 months of work by planning staff, the commission and stakeholders, and the chair thanked department staff and outside counsel for their work.
On other matters, planning staff outlined a proposed text amendment to allow certain fast-casual interior renovations (for uses such as Chipotle- or Jersey Mike’s-style outlets) to proceed under site-plan review rather than a public hearing, a change staff said would streamline simple interior conversions.
The commission adjourned at the close of the meeting. The approved motions and vote records are included in the meeting record; implementation details and any required follow-up reviews (site plan review, special permits, traffic studies or coordination with HART) remain for subsequent proceedings.
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