By Sarah Opdahl

New Fairfield’s Zoning Commission held a special meeting on Wednesday, December 13 to begin work with urban planning consultant, Mr. Brian Miller. They also voted to keep Mr . John Moran as Chair and Mr. Kevin Van Vlack as Vice-Chair.

In discussion, it was clear that Miller is learning about the Town and beginning to assess the various idiosyncrasies of certain neighborhoods. M iller confirmed what many residents know about certain lake communities, that many of the lots “seem to be non-conforming,” resulting in “an extraordinary number of variants coming in.” He said, often “the hardships [are] related to the actual topography.” After driving around in some of the communities, he admitted, “in a perfect world, they never would have been lots, but they are and I understand they are an important part of the community.” Beyond just non-conforming, the lots are often very small near the lake, which complicates matters when homeowners come before the Zoning Commission requesting to make improvements. Miller pointed out that the vast majority of presented projects are approved, some with modifications, so zoning is working with and for the Town and homeowners. “It’s not practical, in my mind, to  change the zoning to make any of those lots conforming because they are so out of conformance.” In the end, he said, “my recommendation is really don’t touch the zoning there and just let it keep operating the way it has because there is no good way to improve it in my mind.”

The frequency of the need to create a stormwater plan on properties near the lake was discussed at length. It was noted, there is some flexibility in the regulations regarding type of use and whether the impervious area is heavily affected.

The consultant briefly weighed in on floodway and floodplain zoning, but they spent more time on the Town’s affordable housing plans.

Miller assessed, “given that you have lack of utilities in the community, you would rather do it sort of scattered low density than high density by your standard, but more kind of like townhouses or freestanding houses than a large apartment building,” which Commission members agreed with. He pointed out that the center of town regulations could lean on walkability, saying, “maybe we put a little bit more of an incentive into doing that and allow higher densities if it is within a half a mile walk…of your commercial area.” He also mentioned crafting regulations around de nsity that would fit the Town, such as a number of units per acre. Miller is planning to read the Housing Opportunities Committee’s proposed Affordable Housing Plan.

The full Commission attended this meeting, however,  they are considering having two members work intensely on the rewrites and then bring them back to the full group for discussion. If two members work on the regulations, a public meeting/hearing with minutes is not required.

The next regular Zoning Commission meeting is scheduled for Wednesday, January 3, 7:30 p.m.