ZBA approves small drive‑through coffee kiosk at 641 Connecticut Ave with landscaping conditions

The Norwalk Zoning Board of Appeals on Aug. 21 granted variances to allow a small freestanding drive‑through coffee kiosk and refrigerated storage building at 641 Connecticut Avenue, subject to conditions requiring additional landscaping in front of a refrigeration wall and staff review of a landscaping/amenity plan.

The applicant, 641 Connecticut Avenue Norwalk LLC, revised plans after an earlier hearing to rotate and align two small structures parallel to Connecticut Avenue, bring the frontage from about 84 feet to 29 feet from the property line, and add a picnic area, sidewalk connection and bike rack. The project site contains an existing 58,000‑square‑foot Raymour & Flanigan building and a large parking lot; the proposed kiosk is about 500 square feet with a 250‑square‑foot refrigerated storage unit.

Why it matters: The proposal required relief from form‑based code standards (front setback, frontage build‑out and the two‑story minimum) because the small kiosk model is difficult to meet under the new regulations. Zoning staff and the board noted the design changes increased pedestrian amenities and activation along the corridor, while board members debated whether parking minimums and existing site constraints limit larger pedestrian‑oriented redevelopment along Connecticut Avenue.

Key facts: The engineering team reported required parking for the combined uses would be 105 spaces; the revised layout provides 121 spaces. The kiosk is intended to serve both drive‑through customers and walk‑up pedestrians; staff described an on‑site circulation pattern that keeps vehicles off Connecticut Avenue. The applicant agreed to add landscaping to soften a blank masonry refrigeration wall and to increase the pedestrian amenity area (picnic seating) shown on the revised plan.

Board decision and vote: The board approved the variances with conditions that landscaping be added in front of the refrigeration/masonry wall and that the applicant work with staff on a planting and amenity plan; staff will monitor and finalize the landscaping plan. The motion passed with a majority of the five board members (4 yes, 1 no). One board member opposed, citing continued concern that drive‑through uses perpetuate car‑dependent development patterns along Route 1.

Applicants and representatives: The application was presented by Liz Saatchi (Carmody Torrance Sandak & Hennessy) and Matt Bruton (BL Companies), with attendees from Raymour & Flanagan and representatives from 7 Brew. The board recorded no written public comments and no live attendees raised hands for this item.

Follow‑up: The applicant agreed to coordinate with city staff on a final planting plan to meet the board’s condition. Any future changes that affect parking or curb cuts will require DPW and other agency approvals, as noted by staff.