Stamford Planning Board Regular Meeting & Public Hearing - November 29, 2023

Note: The instruction provided a meeting date of 2023-11-29, but the agenda and transcript consistently identify the meeting as Tuesday, November 28, 2023. This summary uses the date supplied per instruction, but the discrepancy is noted. The meeting convened at approximately 6:30 PM and recessed after 10:30 PM. The agenda contained a consent item, multiple zoning board referrals, a public hearing on a master plan amendment, zoning board of appeals referrals, and administrative business.

Consent Calendar

• Minutes of November 14, 2023: Approved unanimously (4-0, with one member absent). No corrections or public comment.

Public Comments & Testimony

• Master Plan Amendment #MP-444 (961 Long Ridge Road / 16 Wire Mill Road): Over 20 members of the public spoke, nearly all in opposition. Key points raised:
  • The proposal constitutes spot zoning and violates master plan provisions protecting low‑density single‑family neighborhoods.
  • Traffic safety concerns: the proposed Long Ridge Road exit feeds directly onto the Merritt Parkway on‑ramp; the Wire Mill Road intersection is already congested and dangerous.
  • The developer’s reduction from 18 to 12 units was seen as insufficient and still too dense for a 2.63‑acre site.
  • Wetland disturbance, potential well water contamination, lack of sidewalks, and absence of meaningful affordable housing were cited.
  • Several residents stated they were not opposed to development but insisted the site should remain single‑family under the existing master plan designation.
  • One speaker representing the Stamford Neighborhoods Coalition argued that map changes should be rare and that the application did not serve the public interest.
  • A few speakers questioned the traffic study methodology and noted that the developer’s earlier promises (senior housing, city water) were not reflected in the current application.

Discussion Items

• ZB Application #223-43 (375 Fairfield Avenue): Applicant presented plans for two new warehouse/flex industrial buildings (Building A: 54,156 sq. ft., three stories; Building B: 39,980 sq. ft., one story) with a small fast‑casual restaurant. Staff recommended approval. The board asked about existing tenants, curb cut reduction, and landscaping. The application passed unanimously.
• Master Plan Amendment #MP-444 (continued public hearing): Applicant’s attorney Joseph Capalbo described the reduction from 18 to 12 townhomes, protection of wetlands, preservation of a historic structure, and elimination of commercial expansion. Traffic engineer Neil Alinsky testified that 12 units would generate negligible new trips (about 5 vehicles per peak hour). Board members questioned pricing (estimated $800k‑$1M+ per unit), the Long Ridge Road median preventing left turns, and the lack of a direct public benefit. After public testimony, the board discussed and concluded the proposal did not warrant a master plan change. The amendment was denied unanimously.
• ZB Application #223-35 (Rockrimmon Country Club): Applicant Richard Redniss presented a revised plan eliminating pickleball courts and adding 46 parking spaces with enhanced landscaping and lighting. Staff and board approved unanimously.
• ZB Application #221-22(MOD) (110 Prospect Street): No applicant appeared. Staff recommended approval to modify a daycare special permit from 12 to 32 children, citing compatibility with the urban mixed‑use master plan category. The board approved unanimously.
• ZBA Application #043-23 (38 Benstone Street): Variance request for a 27.8 ft. rear yard setback (required 30 ft.) for an addition. Approved unanimously.
• ZBA Application #044-23 (1 Apple Tree Drive): Variance request for front yard setbacks of 14.8 ft. (required 40 ft.) and 39.8 ft. (required 65 ft.) for a second‑story addition. Staff recommended denial because the proposal exceeded the minimum necessary relief. The board voted unanimously to deny.
• ZBA Application #045-23 (King School): Special permit for two new parking areas totaling 46 spaces, with no increase in enrollment. Staff recommended approval. The application passed unanimously.
• Old Business: None.
• New Business: Discussion of the 2024 meeting schedule and capital budget timeline. The next regular meeting was set for December 12, 2023, with a follow‑up on December 19 for capital budget review.

Key Outcomes

• ZB #223-43 (375 Fairfield Avenue): Approved unanimously.
• Master Plan Amendment #MP-444: Denied unanimously. Consequently, the companion ZB #223-29 (map change) was not voted on.
• ZB #223-35 (Rockrimmon Country Club): Approved unanimously.
• ZB #221-22(MOD) (110 Prospect Street): Approved unanimously.
• ZBA #043-23 (38 Benstone Street): Approved unanimously.
• ZBA #044-23 (1 Apple Tree Drive): Denied unanimously.
• ZBA #045-23 (King School): Approved unanimously.
• Capital Budget Schedule: Public hearing set for January 16, 2024; board deliberations to follow.
• Next Regular Meeting: December 12, 2023, with a special capital budget meeting on December 19, 2023.