The City of Norwalk Planning & Zoning Commission (“Commission”) will review at a February 5, 2025, public hearing, proposed revisions to the parking requirements in the CD-4 and CD-4W zones. The amendments emerged in response to concerns raised by Mayor Harry Rilling in August 2024 regarding total parking exemptions in the CD-4 and CD-4W zones, which are generally located in the Wall Street, West Avenue, South Main Street and Washington Street corridors.
“The provision of off-street parking remains critical to the success of many projects especially in areas that are not walkable or well-served by public transportation,” Rilling wrote to the Commission on August 30, 2024. Rilling noted that the decision to eliminate parking requirements entirely in the urban core, specifically in the CD-4 district, “should have involved broad community participation and input from all city departments responsible for delivering results to our constituents. In many of our neighborhoods, employment opportunities, services, retail options, and homes are only accessible via parking. The broad elimination of parking minimums will likely lead to increased congestion and traffic in many areas.” Mayor Rilling suggested that a comprehensive parking study be undertaken to analyze the city’s current parking availability, assess how it meets existing needs, and determine future requirements. “Abolishing our parking minimums undeniably lowers development costs and promotes walkability and increased multimodal transportation,” Rilling wrote. “However, we fully need to understand the implications for urban development and how to manage parking demands to support these new policies.”
In response to the mayor’s comments, the Department of Planning & Zoning staff has proposed a series of amendments, while providing flexibility and incentives to hopefully achieve the correct balance.
First, the Commission will consider increases to the allowable reduction in parking near the Norwalk Transit hub to make it consistent with reductions near the South Norwalk Train Station. Specifically, the department has proposed allowing a 25% parking reduction within 1/8 of a mile and a 10% reduction within ¼ mile of the transit hub. Parking reductions near the East Norwalk, Merritt 7 and South Norwalk train stations remain unchanged.
Next, the staff has proposed removing the blanket parking exemption for sites within the CD-4 and CD-4W zone but also suggests a special permit mechanism to allow for some reductions. Specifically, the Commission may, by special permit application, permit a permanent, partial or total elimination of parking for properties in the CD-4 and CD-4W. For lots, building sites or structures within ½ mile of the South Norwalk Train Station, the Application would need to be reviewed by the city’s Transportation, Mobility & Parking Department (“TMP”) and the applicant would be required to demonstrate to the Commission that the nature of the building or use result in fewer spaces required, that physically locating some or all of the required spaces is impossible or impractical, that a reduction or elimination of spaces will not interfere with the orderly development of an abutting property, and the proposed development will be beneficial to the community. For properties beyond ½ mile from the South Norwalk Train station, the same requirements as noted above would apply along with the payment of a nonrefundable fee-in-lieu payment of $20,000 per space to be eliminated which must be paid prior to the issuance of a zoning permit and recordation on the land records of a covenant regarding the parking reduction. Furthermore, for properties, buildings and lots more than ½ mile from the South Norwalk Train Station, any property within 1,000 feet of a municipal parking facility may not obtain a variance for the required minimum number of spaces from the Zoning Board of Appeals.
The February 5, 2025, public hearing commences at 6 pm. All proposed language, the P&Z staff memorandum and the areas zoned CD-4 and CD-4W can be viewed on the Planning & Zoning Department’s website.
The Commission undertook a wholesale rewrite of the city’s zoning regulations in 2023-2024. Following months of public discourse and engagement, a new zoning map and regulations were adopted in December 2023 and became effective in February 2024. Thereafter, the Commission has embarked on a series of amendments and modifications in 2024 which will continue to do so throughout the year.
The Real Estate & Land Use practice group at Carmody Torrance Sandak & Hennessey continues to monitor this matter.
For more information:
Elizabeth A. B. Suchy
Partner
203.252.2656
esuchy@carmodylaw.com
This information is for educational purposes only to provide general information and a general understanding of the law. It does not constitute legal advice and does not establish any attorney-client relationship.