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North Branford planners debate Public Act 25‑1 implementation, continue text‑amendment hearing
Summary
Commissioners reviewed a proposed zoning text amendment (application 2026‑8) to incorporate Connecticut’s Public Act 25‑1 and the town’s form‑based code; discussion covered middle‑housing requirements, parking reform, setbacks, façade materials and regional housing planning. The public hearing was continued to allow further edits and outreach.
The commission devoted a lengthy portion of the meeting to Application 2026‑8, a zoning text amendment intended to align North Branford’s regulations with Connecticut Public Act 25‑1 and to fold those changes into a local form‑based code for town centers.
Staff and the chair summarized key elements of Public Act 25‑1: summary review (site plan) for certain middle‑housing and mixed‑use conversions in commercial zones, municipal housing growth plan requirements, parking reform (limits on requiring off‑street parking for small projects), and incentives for infrastructure funding. The chair and staff stressed that the form‑based code is intended to preserve town character while meeting the new state requirements.
Commissioners debated specific draft changes. Chair Robert Nowak and members proposed tougher bulk standards than in the draft (increasing primary front setbacks from 10–20 ft to 25–50 ft, raising rear and side setbacks, and lowering lot coverage from 80% to 70%). They also discussed requiring multiple architectural elements on facades and possibly specifying stone veneer as a preferred material for portions of building faces. Several commissioners voiced concern about how parking reforms would work in North Branford, where on‑street parking and limited shoulders raise snow‑plowing and safety questions. One commissioner summarized the practical challenge: a developer is unlikely to build housing without parking where it is needed, but local conditions differ from denser cities that the state law primarily targets.
Resident commenter Eddie Lawton spoke in favor of form‑based design for town centers but urged caution on overly prescriptive rules that could make projects impractical: “I totally agree with what you guys are doing to make a more vibrant and walkable community… My concern isn’t with the vision of it. It’s just how some of these regulations might affect impractical use,” he said.
The commission accepted public feedback and proposed several draft edits during the meeting; staff said the draft has been on the town website and that regional guidance from OPM/COGs is still being developed. The commission agreed to continue the public hearing (targeting the first September meeting) to allow additional revisions and to invite regional representatives or clarifying guidance if available.
