Proposed Multifamily Zone Would Preserve Open Space

By Andrew Gorosko

Planning and Zoning Commission (P&Z) members are considering a proposal to create a set of land use regulations that would allow a fourth type of multifamily housing to be constructed locally, provided that a developer meets the requirements of such land use rules.

George Benson, director of planning and land use, has provided P&Z members with a draft proposal for Conservation Multifamily District (CMD) zoning.

CMD zoning would seek to conserve more than one-third of the land at a site, while also providing multifamily housing in the form of multiple buildings that would hold up to four dwellings each.

The town now has three other forms of zoning that allow multifamily housing.

Elderly Housing-10 (EH-10) allows high-density housing for people over age 55.

Affordable Housing Development (AHD) zoning allows high-density multifamily construction that includes an “affordable housing” component.

Also, under the terms of a past court order, the town allows Mixed-Income Housing District (MIHD) zoning that allows high-density multifamily housing that includes an affordable housing component. Under the MIHD zoning rules, Dauti Construction, LLC, of Danbury, is now constructing the 26-unit townhouse-style Edona Commons condominium complex at a 4.5-acre site at 95 and 99 Church Hill Road in Sandy Hook Center.

Mr Benson told P&Z members on December 1 that the proposed CMD zone would be a “floating zone” that could be overlaid on existing R-2 and R-3 (Residential) zones. He added that the proposal which he presented to P&Z members is at a conceptual stage and subject to change. “It’s a first attempt,” he said.

Such development would require access to public water and to public sanitary sewer service, he said.

P&Z member Michael Porco, Sr, asked why regulations that would allow housing with a “multifamily” density is being proposed.

P&Z Chairman Lilla Dean responded that the town should promote the creation of a variety of housing types and should do so with open space preservation in mind with the goal of preventing suburban sprawl.

Mr Benson said that CMD zoning could apply to dwellings that are owned by their occupants or to dwellings that are rented out to tenants.

Mr Benson said that CMD zoning would not apply to the town-owned Fairfield Hills core campus.

According to the CMD zoning proposal submitted by Mr Benson, such zoning is intended to permit the creative development of land in a manner that conserves natural, scenic, and historic areas, including views and vistas as seen from public streets. Such zoning is intended to preserve open space, natural resources, and environmentally sensitive areas while promoting efficient residential development.

To be eligible for a CMD zoning designation, a parcel would need to be at least six acres. Residential buildings would be limited to four dwellings per structure.

Real estate ownership within such a development could be configured as privately owned individual building lots within a subdivision or set up as a condominium development.

Townhouses and/or garden-style apartments would be allowed in such developments, with garden apartments allowed at a higher construction density than townhouses.

A minimum of 35 percent of the development would be reserved as open space land and remain undeveloped. Such open space would become the property of the town, a conservation association or a homeowners’ association.

Also, the proposed zoning rules list landscaping requirements for a development site, involving shade trees, evergreen trees, flowering trees and shrubs, as well as the preservation of mature trees.

P&Z members are expected to discuss the proposed CMD zoning at an upcoming session.