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Commission recommends Orchard Hills PUD amendment to allow 62+ high-density housing on southern parcel
Summary
The Planning and Zoning Commission voted to recommend an amendment to the Orchard Hills Planned Unit Development to split Parcel 1 and allow a 62-and-over high-density residential development on the southern 2.75 acres, including deviations for density and building setback.
The Norwalk Planning and Zoning Commission voted to recommend an amendment to the Orchard Hills Planned Unit Development on Jan. 13, 2025, to split PUD land-use Parcel 1 into parcels 1a and 1b and allow high-density residential on the southern 2.75 acres.
City planning staff said the amendment would make the southern portion (parcel 1b) R4 (high-density residential) only and retain the northern portion (parcel 1a) as commercially eligible under current rules. Planner Elliot said the proposal reflects a submitted concept for a senior housing project: two five-unit townhome/cottage buildings and a three-story apartment building on the eastern side of the lot.
The proposal includes two explicit deviations from typical R4 standards: the concept shows 18.18 dwelling units per acre, above the city’s R4-by-right density of 16 units per acre; and the three-story apartment would be set back 35 feet from Orchard Hills Drive, instead of the typical 55-foot setback that would apply under the city’s formula requiring an extra 10 feet for each story above one. Elliot said the city’s future land-use plan promotes ‘new urbanism’—placing buildings closer to the street with parking behind—so the reduced setback was advanced to support that design.
Barry Accountus, representing Woda Cooper Development, described the site as an unusual shape and said the company plans a 62-and-over senior product with 69 parking spaces on-site. Resident Abby Bemis, who lives at 601 Orchard Hills Drive, told commissioners she was concerned parking from the new development could “bleed over” into existing association parking and asked whether the new units would face Orchard Hills Drive. Elliot and the developer answered that the three-story building would front the street with parking behind and that on-street parking exists on parts of Orchard Hills Drive.
Commissioners discussed parking and the setback deviation. One commissioner noted that if the parking count falls below code minimums a waiver should be requested at site-plan stage. After deliberation, Commissioner Henders moved to approve the PUD amendment recommendation; Thompson seconded. The roll call recorded affirmative votes and the commission recommended approval to city council.
The amendment does not change allowable uses on the northern portion (parcel 1a); a separate amendment would be required for development on that piece. Staff also noted an administrative correction in the staff report restoring deleted PUD tables dating back to about 2010.
The city will forward the commission’s recommendation to Norwalk City Council for final action.
