Stamford Planning Board Regular Meeting - February 8, 2023

The Stamford Planning Board held a regular meeting on February 8, 2023, via Zoom webinar. The board approved minutes from the previous meeting, considered a zoning board referral for an indoor ice rink, and initially approved a conservation easement amendment that was later rescinded and denied without prejudice after the applicant disclosed significant discrepancies in the proposed square footage exchange.

Consent Calendar

• Minutes of January 24, 2023: Approved unanimously by the three voting members present (Chair Theresa Dell, Vice Chair Jay Tepper, and Member Michael Pacino). Alternates William Levin and Stephen Perry did not vote as they were absent from that meeting.

Discussion Items

• Subdivision #3279 – Estate of Cesare Mangiapani – 76 Emerald Lane: The applicant sought to amend the boundaries of a conservation easement to allow installation of a swimming pool on a lot that had an existing house encroaching on the preserve. Staff presented the proposal as a win-win, with a reduction of 5,657 sq ft of preserve on the north side and an addition of 5,670 sq ft of wooded area on the east side. The board initially approved the subdivision unanimously. However, after the vote, the applicant's representative, Ida (last name unclear, representing the owner), stated that the correct numbers were 8,888 sq ft to be removed and 7,373 sq ft to be added, and that final plans might change further due to health department soil testing. She explained that the change was made at the request of the Environmental Protection Board (EPB) to also remove the existing house from the easement. The board reopened the item, debated whether conservation easements should be evaluated by area rather than monetary value, and voted unanimously to deny the application without prejudice, allowing the applicant to resubmit with correct square footage numbers, updated site plans, and a supporting letter from the EPB executive director. The resubmission is scheduled for the February 21, 2023 meeting.
• Zoning Board Referral #223-01 – 50 Barry Place – Indoor Ice Rink: Applicant Continental Family Holdings and Wings Manager, LLC, represented by William Hennessy of Pullman & Comley, proposed constructing a 35,500 sq ft indoor ice rink on Parcel B of the property. The use (indoor ice skating rink) is allowed by right in the MG zone; the only reason for the referral was the building size exceeding 20,000 sq ft. The project involves demolishing a 22,500 sq ft antiquated building and replacing it on the same footprint. The rink will be a practice facility for youth hockey and figure skating clinics, leagues, and tournaments, with potential limited open skating. The board discussed traffic studies and noted that the Transportation, Traffic and Parking Department (TTMP) was satisfied pending minor adjustments. The board unanimously approved the site plan, architectural plans, requested uses, and special permit. The applicant will return later for a subdivision application to create separate lots.

Key Outcomes

• Approved: Minutes of January 24, 2023 (unanimous).
• Approved: Zoning Board Referral #223-01 for the indoor ice rink at 50 Barry Place (unanimous).
• Denied Without Prejudice: Subdivision #3279 – Conservation easement amendment at 76 Emerald Lane, due to inaccurate square footage figures (unanimous). The applicant was instructed to resubmit with corrected plans and an EPB letter for the February 21, 2023 meeting.
• Next Meeting: February 21, 2023 (with a public hearing moved to March 7, 2023).