Commission discusses state Public Act 25-1 and next steps for Northford form-based code

Planner David Perkins briefed the North Branford Planning & Zoning Commission on Connecticut’s Public Act 25-1 and how the town’s proposed Schedule A and form-based code could respond. Perkins explained that the statute allows summary-review approval (without variances or special exceptions) of up to nine residential units in commercial zones, subject to local summary-review standards and design criteria.

"25-1 allows for as-of-right summary review approval of up to nine residential units being built in a commercial district subject to summary review, which doesn't allow for variances or special exceptions," Perkins said, noting the law's statewide scope and the need for clear local regulations to manage design, parking and bulk requirements.

Commissioners discussed whether to change bulk setbacks for infill development, how parking requirements apply for projects of 17 units or fewer, and whether the town should pursue conservation and traffic-mitigation districts to retain the ability to require parking and other local controls. "If we shorten setbacks to 10 feet, you're really taking the commercial zone out of it and making it more residential," one commissioner said, prompting debate about balancing commercial viability and potential residential conversion.

The commission agreed to continue integrating Schedule A changes into the form-based code, to explore district-based approaches that could preserve design standards and parking where appropriate, and to hold a public informational meeting (Northford study) on June 25. Members emphasized methodical review despite the statute’s timelines and asked staff to return with draft district language and clarifications for the July meetings.