Stamford Planning Board Regular Meeting – April 12, 2023

Note: The agenda listed the meeting date as April 11, 2023, but the source data provided indicates the meeting occurred on April 12, 2023.

The Stamford Planning Board held a regular meeting via Zoom on April 12, 2023, at 6:30 PM. The board approved routine items, received a policy update on affordable housing and parking, and reviewed two zoning board referrals: a historic reconstruction and a proposed hybrid cannabis dispensary. The board voted on the referrals as recommendations to the Zoning Board.

Consent Calendar

• Minutes of March 28, 2023: Approved unanimously by show of hands (Chair Theresa Dell, Vice Chair Jay Pepper, Members Michael Totillo, Michael Buccino, Jennifer Cozzino, Alternates William Levin and Stephen Perry).
• Citywide Pedestrian Signal & Safety Upgrades – Supplemental Capital Project Appropriation (Project #001328): A request for $2,878,678.44 from a state grant to upgrade pedestrian infrastructure at signalized intersections citywide. Approved unanimously after brief discussion. Late-arriving participant from Stamford Traffic Transportation acknowledged the approval.

Public Comments & Testimony

No public testimony was taken because the meeting did not include public hearings. However, the Chair noted receipt of correspondence regarding the two zoning referrals:

• For the 16 Remington Street application: No letters mentioned.
• For the 111-123 High Ridge Road cannabis dispensary application: The Chair reported receiving many letters in opposition, including a petition on change.org with over 600 signatures, and three letters in Spanish (later to be translated). Letters in support were also received from three individuals. The Chair also noted a formal letter from the Stamford Neighborhood Coalition opposing the application.

Discussion Items

Policy Review: Affordable Housing and Parking

Land Use Bureau Chief Ralph Blessing presented an overview of affordable housing issues, prompted by questions from the March 7 meeting. Key points:

• Affordable housing production depends on state/federal funding, staff capacity, and developer incentives.
• Stamford’s Below Market Rate (BMR) program typically requires 10% of units (12% near the train station) to be affordable at 50% of Area Median Income (AMI). Over the last 20 years, about 1,100 BMR units have been produced, 90% on-site and 10% via fee-in-lieu payments.
• Proposed regulatory changes may increase BMR requirements (to 12–15% in some areas), ease fee-in-lieu options, and create bonuses for small developments (3–9 units) to provide BMR units. Higher requirements may apply where density is increased through rezoning.
• Fee-in-lieu payments have funded deeper affordability (e.g., 52 Franklin Street) and larger family units. Current fees are per square foot and vary by zone; staff capacity limits more complex valuation-based fees.
• Board members raised concerns about flat fee structures, use of fee-in-lieu money for staff (not allowed by state statute), and the need to link fees to unit value. They also discussed the importance of workforce housing for teachers, police, and nurses.
• The parking study has not yet been completed; further discussion will occur at a later date.

Zoning Board Referral #223-04 – 16 Remington Street (Dariusz Lesniewski)

The applicant proposes critical reconstruction of a historic house (torn down by misunderstanding) and construction of two attached townhouses, with three parking spaces. The project seeks a special permit under Section 7.3, coastal site plan review, and addition to the Cultural Resources Inventory. The historic reconstruction will replicate the original facade. Height was reduced from 50 to about 40 feet following Historic Preservation Advisory Commission (HPAC) comments. The board discussed the height relative to the neighborhood (about 10 feet above surrounding houses) and the number of units (three on a site that would allow two as-of-right). The project was unanimously recommended for approval.

Zoning Board Referral #223-15 – 111-123 High Ridge Road (SweetSpot Stamford, LLC and A & F High Ridge, LLC)

The applicant seeks a special permit to operate a hybrid cannabis dispensary (medical and adult-use) in a C-N zone. Presenters included attorney Lisa Feinberg, co-founder Ben Herbst, and security/operations director Blake Costa. They emphasized the dispensary’s security features (no armed guard, 3M window film, cameras, access control, duress alarms), quick transactions (average under 4 minutes), and substantial municipal tax revenue (estimated $120,000–$180,000 in first year). The location is in a commercial corridor with mixed uses (including a pediatric urgent care, liquor store, and a soon-to-open grocery). The board debated whether the location is appropriate given nearby schools and residential areas. Chair Theresa Dell expressed concern about the site’s proximity to family-oriented uses, while other members noted the use meets all zoning and master plan requirements and is more controlled than a liquor store. The vote was 2 in favor (Jennifer Cozzino and Michael Buccino) and 3 abstentions (Jay Pepper, Michael Totillo, and William Levin; Stephen Perry did not vote as an alternate). The motion to approve the special permit (including a sidewalk waiver) failed to pass, so the application will go to the Zoning Board without a positive recommendation from the Planning Board.

Key Outcomes

• Minutes of March 28, 2023: Approved unanimously.
• Citywide Pedestrian Signal & Safety Upgrades: Approved unanimously; the state grant of $2,878,678.44 will be used for safety improvements.
• Policy Review: The Land Use Bureau will continue to develop affordable housing regulatory changes; the parking study is pending.
• 16 Remington Street (Historic Reconstruction): Recommended to the Zoning Board for approval (unanimous vote).
• 111-123 High Ridge Road (Cannabis Dispensary): Motion to recommend approval failed (2‑3); the application will proceed to the Zoning Board where a public hearing will be held. The next regular Planning Board meeting is April 25, 2023, with public hearings on MP-442 (Hope Street) and Signal Drive.