Avon PZC continues hearing on proposed zoning revisions after broad housing, parking debate

The Planning and Zoning Commission of the Town of Avon continued the public hearing on proposed revisions to the Town Zoning Regulations (App. #5063) at a special meeting on July 29, 2025, and agreed to take up additional correspondence and proposed language at its next meeting on September 9.

Attorney Robin Pearson, representing Avon Old Farms School, read a July 29 letter into the record and said the school "does not have any objections to the proposed changes to the Zoning Regulations, as recommended by both the Consultant and Mr. Peck." Pearson added the school has no plans at this time and intends to stay involved with the Commission as the Town updates its Plan of Conservation and Development.

Hiram Peck, Director of Planning and Community Development, reviewed staff comments and consultant (SLR) recommendations, urging a parking study before any further reductions to existing parking ratios. "Reducing the amount of required parking can create opportunities for infill development by reducing the unneeded asphalt as well as associated costs," Peck said, noting the study could be coordinated with the POCD update.

Commission discussion covered several substantive changes proposed in the staff report. Chair Lisa Levin said she favors uncoupling the "work" requirement in the town's live/work rule to increase housing supply, stating, "It's important to be able to make available as much housing as possible." The consultant recommended retaining the current work requirement and suggested a separate study of dwelling-unit stock if the Commission wants to increase housing in the Town Center.

On affordable housing definitions, Commissioner Joseph Gentile said deed-restriction language should be added to ensure units count appropriately; Levin agreed. Peck said he will consult the Department of Housing about adding deed-restriction language and confirmed the Town must provide deed information annually for units to be counted.

Other technical and regulatory items discussed included: clarifying a definition and approval thresholds for retaining walls (Peck said the Avon Mill retaining wall will be overseen by Town Engineering to ensure compliance with Town standards and building codes); setting ADU minimum lot size to the lot size established when the lot was created and requiring ADUs to meet all applicable department standards (Planning/Zoning, Engineering/AWPCA, FVHD/Health Code, Building and Fire codes); permitting a second detached sign on single lots with two buildings only by special exception and limiting total detached-sign area to 35 square feet; changing the term "site characteristics" to "physical site characteristic" to align with CGS 8-2; and clarifying that any written waiver request may be granted only by majority vote of all sitting Commission members.

Commissioners debated allowing duplexes as of right in the R40 and R30 zones for lots bisected by a zone line. Supporters said permitting duplexes by right could increase housing and provide ownership pathways; opponents cautioned that special permits preserve Commission discretion to ensure quality and prevent conversions to apartments. Peck said he will draft proposed language for future consideration.

Commissioner Chris White moved to continue the public hearing for App. #5063 to the Commission's September 9 meeting; the motion, seconded by Alternate Clay Stevenson, received unanimous approval. The meeting adjourned at 8:45 p.m.

The Commission will revisit AOFS correspondence (including a May 1 submission) and the staff-proposed edits at the September 9 meeting.