Stamford Planning Board Regular Meeting - February 22, 2023

The Stamford Planning Board held a regular meeting on February 22, 2023, via Zoom. The board approved minutes, a lease amendment for the Halloween Yacht Club, a two-lot subdivision at 50 Barry Place, four zoning text changes, and two Zoning Board of Appeals referrals. One ZBA application was withdrawn. A special meeting was scheduled for February 24 to discuss capital budget additions.

Consent Calendar

• Minutes of February 7, 2023: Approved unanimously (4-0; Michael Totillo abstained as he was absent).
• Request for Authorization – Halloween Yacht Club Lease Amendment: Approved unanimously. The lease is amended to extend the term to 23 years (July 1, 2023 – July 30, 2046), with two five-year renewal options, defined rent increases (starting at $832,033.42), removal of sublease rights, and added signage and ethics provisions.
• Subdivision #4047 – 50 Barry Place (2 lots): Approved unanimously, with a condition added late in the meeting. The applicant must remove concrete within the conservation easement area on Parcel A and restore it to a natural state. The condition is tied to Parcel A.
• Zoning Board Referral ZB #223-05 (Building Height Definitions): Approved unanimously. Combines regulations, clarifies flood-prone area measurement (from base flood elevation + 3 feet), accessory structures, and connected buildings.
• Zoning Board Referral ZB #223-06 (Defined Terms): Approved unanimously. Adds/defines terms, including commercial street (adds Bedford Street between Broad and North), murals, light and air (street and public park count), and zoning lot (includes open space).
• Zoning Board Referral ZB #223-07 (General Provisions to Section 1): Approved unanimously. Moves general provisions to one location.
• Zoning Board Referral ZB #223-08 (Usable Open Space and Amenity Space): Approved unanimously. Sets standards for required open space per district, pervious vs. paved, and indoor/outdoor.
• ZBA Referral #006-23 – 3 Juniper Hill Road: Approved unanimously. Allows existing 470 sq. ft. two-story cottage (built 1950s) to remain as an accessory structure before and after construction of new main dwelling, with variances for height and setbacks (19.07 ft vs 15 ft, side yard 22.2 ft vs 30 ft).
• ZBA Referral #008-23 – 51 Lanark Road: Approved unanimously. Allows second-story expansion of 162 sq. ft. over existing first floor, encroaching 9 inches into side yard, for a required setback of 11 ft 3 in instead of 12 ft.

Public Comments & Testimony

• No public comments were made during the meeting.

Discussion Items

• Subdivision #4047: William Hennessey presented the two-lot subdivision. The property (11.77 acres) will be split into Parcel A (9.17 acres, existing large warehouse) and Parcel B (2.60 acres, smaller warehouse). No new curb cuts are proposed; existing driveway will serve Parcel B. The subdivision supports a proposed ice skating rink on Parcel A. Staff noted all reviewing departments (TTP, EPB, WPCA, Engineering) had cleared comments. The board discussed the future use of the old Conair building on Parcel A; Chair Dell expressed hope it remains industrial or community-oriented rather than becoming residential. A late condition was added to remove concrete in the conservation easement area.
• Halloween Yacht Club Lease: Commodore Stephen Bagwin explained the 23-year term combines the remainder of a previous extension (3 years) plus 20 new years. Rent will increase annually as per a schedule.
• Zoning Text Changes: Vanita Motter presented four interconnected text amendments, originally part of Cleanup 3. The building height amendment includes a new flood-prone area rule; the usable open space amendment sets clear standards to avoid counting narrow paths. One minor addition was made to ZB #223-06: adding Bedford Street (between Broad and North) to the commercial street list and allowing public parks to count toward light and air requirements.
• ZBA Applications: Both referrals were straightforward – the first allows a pre-existing cottage to stay, the second permits a minor side yard encroachment. No opposition was noted.

Key Outcomes

• All six items on the regular agenda (minutes, lease, subdivision, four text changes, two ZBA referrals) were approved unanimously.
• Condition added to Subdivision #4047: The conservation easement concrete removal on Parcel A must be completed (tied to Parcel A). This was approved by a separate unanimous vote.
• ZBA Application #002-23 (McDonald's, 1103 East Main Street) was withdrawn indefinitely due to unresolved traffic concerns.
• Special meeting scheduled for February 24, 2023, at 12:30 PM to review Mayor’s proposed additions to the 2023-2024 capital budget. Board members Terry Dell, Michael Buccino, Stephen Perry, Jennifer Godzino, and Jay Tepper will attend.
• Next regular meeting: March 7, 2023 (public hearing for Subdivision #4046 at Intervale and Turn of River Roads, proposed 11 homes).