Stamford Planning Board Regular Meeting - January 31, 2024

The Stamford Planning Board held a regular meeting on January 31, 2024, via Zoom webinar. Chair Teresa Dell presided, joined by Vice Chair Jay Tepper, members Michael Casino Totillo, Bill Levin (alternate), and Stephen Perry. Staff liaison Benita Matter replaced Lindsay Cohen. The meeting included a capital project appropriation request, multiple zoning and zoning board of appeals referrals, and administrative items.

Consent Calendar

• Approval of Minutes (January 23, 2024): The board unanimously approved the minutes from the previous regular meeting.

Discussion Items

• Microtransit Pilot Program (Project #001390): Frank Protese and Luke Botenhausweiser presented a request for a $2,558,239.66 state grant to fund a two-year on-demand microtransit service connecting underserved neighborhoods (East Side, West Side, Downtown) with the transportation center. The program would use smaller SUVs, a mobile app and phone booking, and be 100% state-funded. A vendor is not yet contracted. The board asked about operations, marketing, and experience in other cities (Norwalk, Jersey City). The request was approved unanimously.

• ZB Application #224-03 – Map Change at 74 & 96 Broad Street: Richard Redniss represented the applicant to rezone a portion of the properties from C-L (Limited Business) to C-G (General Commercial) to align with adjacent parcels and allow consistent building heights (up to 85 ft stick-built). The change would affect only the rear portions of the subject site and the adjacent library lot. The board supported the conformity and noted any further height increases would require future permits. Approved unanimously.

• ZB Application #223-45 – AYR Wellness Cannabis Dispensary at 417 Shippan Avenue: Attorney Joseph Capalbo presented for AYR Wellness, a vertically integrated cannabis operator seeking a special permit for a hybrid (medical and adult-use) dispensary. The 2,050 sq ft space would occupy part of a former Bank of America building. Company representatives Tanisha Victor and Tiana Hercules highlighted security measures, community outreach (expungement clinics, Juneteenth giving), and a traffic study showing negligible impact. Chair Dell noted multiple opposition letters from nearby organizations (Knights of Columbus, Building One Community, etc.) concerned about children’s proximity. Board members debated whether children’s programs at those organizations constitute schools under zoning regulations. Jay Tepper opposed the application, citing the location across from Cummings Park. The board voted 4-1 to approve with a stipulation that the law department review whether the presence of children’s programs at Building One Community, Americares, and the Knights of Columbus qualifies as a school and report to the Zoning Board.

• ZB Application #223-46 – BUDR Cannabis Dispensary at 389 West Main Street: Joseph Capalbo also represented BUDR (Butter), a Connecticut-based company founded by Derek Gibbs (a former Stamford resident) and Carl Torella. The standalone 2,448 sq ft building would house a hybrid dispensary with 20 parking spaces. Founders emphasized local community outreach, including a petition with 273 signatures. Traffic consultant Jim Bubaris presented a study showing the intersection operates at Level of Service A/B with minimal impact. Chair Dell again added a stipulation for law department review of the proximity to the Eurowood Center and a church. The application was approved unanimously.

• ZBA Application #001-24 – Garage Addition at 70 Forest Street: Raymond Mazzeo presented a revised proposal for a two-story garage addition to the existing Highgrove parking structure. The variance requests (building coverage 58% vs 55%, reduced setbacks) were previously before the board in June 2023 but now come via variance instead of a text amendment. Staff noted the trade-off between parking and potential housing but acknowledged the lot is too small for viable housing. The board approved unanimously, noting the improved design with a green roof.

• ZBA Application #002-24 – Pool at 49 Sea Beach Drive: A straightforward variance to allow an in-ground pool, spa, and associated features in a front yard due to the property having two front yards. Staff supported the request. Approved unanimously.

• ZBA Application #004-24 – Garage at 18 Willard Terrace: Variance for height (14 ft 11 in vs 10 ft 6 in) and side setback (2.4 ft vs 5 ft) for enlargement of a detached garage on an undersized lot. Michael Totillo recused himself as relative of the architect. Approved unanimously.

• ZBA Application #005-24 – Addition at 77 Pershing Avenue: The board found the hardship insufficiently justified. The proposed 15x27 ft addition would require both side yards to be 16.1 ft instead of 20 ft. Staff noted that setting the addition back 3.1 ft would meet requirements without a variance. Board voted to deny without prejudice, allowing the applicant to reapply with a clearer hardship explanation.

Key Outcomes

• Microtransit Grant: Approved unanimously.
• Broad Street Map Change: Approved unanimously.
• AYR Wellness Dispensary (Shippan Ave): Approved 4-1 (Jay Tepper dissenting) with a stipulation for law department review of children’s program proximity.
• BUDR Cannabis Dispensary (West Main St): Approved unanimously with a similar stipulation.
• Highgrove Garage Addition (70 Forest St): Approved unanimously.
• Sea Beach Drive Pool: Approved unanimously.
• Willard Terrace Garage: Approved unanimously.
• Pershing Avenue Addition: Denied without prejudice.

The board also reminded members of the upcoming special meeting on February 6, 2024, for the capital budget, and regular meetings on February 13 and 27.