Stamford Planning Board Regular Meeting – June 14, 2023

The Stamford Planning Board met via Zoom on Tuesday, June 14, 2023, at 6:30 p.m. The board approved minutes from May 23, 2023, an extension for a subdivision, and a text change regulating cannabis and smoke shops, among other items. Key outcomes included approvals for a parking garage addition at 70 Forest Street, several zoning variance referrals, and adoption of new procedural standards for master plan amendments and surveys.

Consent Calendar

• Minutes from May 23, 2023, were approved unanimously (Michael B. moved, Jay seconded, all in favor).
• Subdivision #4046 (29 Intervale Road and 131 & 139 Turn of River Road): An extension of time to file the final map to September 21, 2023, was approved unanimously (Michael Totillo moved, Jay seconded).

Discussion Items

• ZB Application #223-17(MOD) – Text Change for Cannabis and Smoke Shops (Tabled from May 23, 2023)

  • Ralph Blessing, Land Use Bureau Chief, presented the proposed regulations. The text would define adult-use cannabis retail, limit dispensaries to one per 20,000 residents (maximum six in Stamford with ~136,000 residents), require a special permit, mandate a 1,000-foot distance from public schools, and apply similar restrictions to smoke shops (e.g., 2,000-foot separation, special permit required). Board members discussed adding: (a) distance from private schools; (b) a 250-foot buffer from residential zones; (c) requiring dispensaries to be hybrid (both medical and recreational) to ensure a pharmacist is present; (d) inviting representatives from the mayor's office, police, and Board of Representatives to the Zoning Board public hearing. The board voted unanimously to recommend the text change with these additions.
  • The board expressed concern about the proliferation of smoke shops and noted that zoning can only go so far; broader community and legal enforcement are needed.

• ZB Application #223-24, #223-25, #223-26 – 70 Forest Street & 251 Greyrock Place

  • Raymond Mazzeo (Redniss & Mead) presented three related applications: a text change to increase building coverage in the P-D district from 55% to 60% and allow reduced side setbacks for small parking structures; a map change to rezone 251 Greyrock from R-H to P-D; and a special permit for a two-story (plus basement) 36-space parking garage with a roof deck, attached to the existing High Grove building. The applicant argued the extra parking is needed due to the building's large unit sizes (avg. 2,600 sq ft). The board approved all three applications unanimously.

• ZBA Referrals

  • ZBA #015-23 – 46 Ocean Drive North: Variance to install a spa and raise HVAC units to meet flood regulations. Approved unanimously with stipulation that FEMA compliance is ensured.
  • ZBA #016-23 – 310 Oaklawn Avenue: Variance for a 35' x 6' second-floor deck with a 4.4-ft side setback (required 10 ft). Approved 3-0-1 (Michael B. abstained citing neighbor concerns). Condition: applicant engage with adjacent property owner or install screening.
  • ZBA #022-23 – 64 Llewellyn Road: Variance for front yard setback of 23.7 ft (required 30 ft) and lot coverage of 37.22% (allowed 25%) for a second-story addition. Approved unanimously.
  • ZBA #023-23 – 115 Ocean Drive West: Variance to reconstruct a detached garage with dormers, resulting in a 23.3-ft front setback (required 40 ft), 47.3-ft street centerline setback (required 65 ft), accessory structure in front yard, height of 21 ft 2.5 in (max 15 ft), and two stories (max one). The board added a condition requiring certification that the accessory dwelling unit (if finished as such) complies with zoning regulations and is not rented out. Approved unanimously.

New Business

• Standards for Master Plan Amendment Applications: Lindsay Cohen presented a new process requiring electronic draft submittals, simultaneous submission of related zoning map amendments, and a project description showing alignment with the Master Plan's intent. The board agreed to adopt this as policy.
• Standards for Surveys Requiring Planning Board Chair Signature: Also presented by Lindsay Cohen, codifying electronic review, definition of "lot" instead of "parcel," and requiring proof of filing for conservation easements within 60 days. The board approved this policy.

Key Outcomes

• Recommended ZB Application #223-17(MOD) with additions.
• Approved ZB Applications #223-24, #223-25, #223-26.
• Approved ZBA referrals #015-23, #016-23 (with condition), #022-23, and #023-23 (with condition).
• Adopted new procedural standards for master plan amendments and surveys.
• Next regular meeting: June 27, 2023 (last before July hiatus).