Stamford Planning Board Regular Meeting – September 10, 2024

This regular meeting of the Stamford Planning Board was held on September 10, 2024, beginning at 6:35 p.m. (Note: the agenda lists the meeting for Tuesday, September 10, 2024, but the transcript erroneously states Thursday, September 10, 2024. All actions below reflect the actual date.) The board approved prior meeting minutes, elected officers, and acted on several referrals and requests. Key topics included the proposed discontinuance of a portion of Garden Street, a supplemental capital appropriation for athletic field renovations, and a zoning board referral for a recreational cannabis dispensary. The meeting adjourned at 7:57 p.m.

Consent Calendar

• Approval of Minutes: The draft minutes of the June 25, 2024 (re‑vote) and August 27, 2024 regular meetings were approved unanimously by the eligible members.
• Election of Officers: Following a re‑vote because the prior election was not properly noticed, the board unanimously elected Jay Tepper as Chair, Jennifer Godzino as Vice Chair, and Prasad Tungaturti as Secretary.

Discussion Items

• Proposed Discontinuance of a Portion of Garden Street (Between Dock Street and Manhattan Street): Ben Barnes, representing the Mayor’s office, presented a request from the Stamford Manhattan Transit Group (SMTG) to discontinue the northernmost block of Garden Street. The block had been the subject of a prior public hearing at which nearby residents all spoke in favor. The city commissioned an appraisal by Aaron Fazio that valued the public right‑of‑way easement at $1,040,000, based on comparable land sales in downtown Stamford (e.g., $7.9 million/acre at Broad and Grayrock in 2021; $6.4 million/acre on Division Street). The recommended benefit assessment to the adjoining property owners was $1,040,000, less a small offset for surveying costs paid by the owners. Barnes and staff emphasized that the discontinuance is consistent with the 2015 Master Plan (category 9: urban mixed use) and the 2010 Transportation Center Master Plan’s goal of promoting transit‑oriented development. Board members raised questions about the appraisal’s methodology, the value of the land if sold later, and the possibility of a percentage‑of‑future‑sale clause. Lou Castillo, City Engineer, noted that utility relocation costs would fall on the property owners as part of future development. After debate, a motion to approve the discontinuance passed, with Prasad Tungaturti abstaining and the remaining members voting in favor (the exact tally: 4 in favor, 1 abstention).
• Athletic Fields Renovation – Project CP0232 ($1,050,000 request): Lou Castillo, City Engineer, presented a supplemental capital appropriation to replace synthetic turf at Lione Park and West Beach. The city had already contracted for the Lione Park replacement and had a 120‑day window to include West Beach in the same bid, achieving significant cost savings. The turf and infill have a eight‑year warranty; the existing fields are 15 years old and past their service life. No irrigation is provided at the synthetic turf fields. The project is a one‑for‑one replacement of turf and infill only, not altering the underlying drainage system. The board unanimously approved the appropriation.
• Zoning Board Referral – ZB Application #224‑30 – Budr Holding 5, LLC – 461‑465 West Main Street (Recreational Cannabis Store): Joseph Capalbo, attorney for the applicant, presented a special permit application for a retail cannabis dispensary in the C‑L zone. The building has 12,052 square feet; the dispensary will occupy about 2,200 square feet. Parking (12 spaces) exceeds the required 9 spaces. A preliminary traffic study indicated no adverse impact (at most one vehicle trip per minute). The site is within Master Plan designation 6 (Commercial Neighborhood Business) and meets the zoning distance requirements: over 1,000 feet from schools and over 3,000 feet from other dispensaries. Staff noted that the Transportation, Traffic & Parking (TTP) department had not yet provided its referral comments. The board discussed traffic concerns regarding left turns into the site from eastbound Main Street. The applicant noted a pending litigation on another site would be withdrawn if this application proceeds. The board voted unanimously to approve the referral to the Zoning Board.
• Zoning Board Referral – ZB Application #224‑31 (Text Change): This item was tabled at the request of the Land Use Bureau Chief. The board unanimously agreed to table it.
• Comprehensive Master Plan Update: Lindsay (staff) provided an update: the consultant (Sasaki) has started data collection, and a steering committee and technical advisory committee are being formed. The process is expected to take about one year from the start, targeting completion in 2025. Former board member Terry will remain on the steering committee to provide institutional knowledge. The board will receive quarterly updates. A one‑page public update is being developed. Board members requested a timeline of activities to facilitate participation.

Key Outcomes

• Garden Street Discontinuance: Approved (4‑1) with one abstention. The recommendation now goes to the Board of Finance and then to the Board of Representatives, which may modify the benefit assessment or conditions.
• Athletic Fields Renovation (CP0232): Approved unanimously. The funds will allow the city to contract for West Beach turf replacement within the existing contract window.
• Cannabis Dispensary Referral (ZB #224‑30): Approved unanimously by the Planning Board; forwarded to the Zoning Board with the board's finding that the use is consistent with the Master Plan.
• Text Change Referral (ZB #224‑31): Tabled.
• Next Meetings: Regular meetings on September 24, 2024; October 8 and 15, 2024 (capital budget). A pre‑budget overview meeting will be scheduled in person (likely a brunch‑time meeting).