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Staff seeks clarifications for cluster‑development rules; Planning Commission gives positive referral to zoning commission
Summary
City planning staff recommended changes to Danbury’s cluster-development zoning — including density calculations, encroachment limits (staff proposed max 7 feet for stairs/porches) and sidewalk standards — and the Planning Commission voted to give a positive referral to the Zoning Commission for formal amendment drafting.
Planning staff presented a broad review of proposed amendments to section 4A‑6 (cluster developments) on Nov. 20, arguing the current rules (including a 50% open-space requirement and density calculations tied to underlying zones) undermine the intent of clustering. Walid Alpakai, planning director, explained that the draft petition seeks to allow density to be calculated on cluster development lots, relax some front/side-yard dimensions to permit tighter groupings, and clarify permitted encroachments such as porches or stairs.
Alpakai said staff recommends clearer language limiting encroachments to no more than 7 feet and a maximum encroachment height of 6 feet when applied to non‑habitable elements like stairs and porches. He also recommended sidewalks on both sides of internal private roads where applicable, clarifying that cluster streets would remain private and that site plans should limit through‑traffic to avoid adverse impacts. Alpakai tied the petition to statutory authority (CGS Title 8) and the city’s Plan of Conservation and Development, saying cluster development can help gentle intensification where municipal water and sewer are available and adverse impacts are minimized.
Commissioners asked whether existing cluster approvals are fully built out, whether encroachment language was clear enough, and whether private roads should be built to city standards. Staff said some previously approved clusters were not fully built and that site‑plan amendments would be required if additional units were added under any new rules. Commissioner Kevin Hass moved and Commissioner Helen Hofstadter seconded a motion for a positive referral to the Zoning Commission; the motion passed by voice vote.
Next steps: the Zoning Commission will hold the required public hearing and draft specific regulatory text; staff recommended working with applicants and corporation counsel to ensure petition language is clear before scheduling Zoning Commission hearings.
