Stamford Planning Board Regular Meeting & Public Hearing - April 22, 2025

Note: The agenda, minutes, and transcript all indicate the meeting occurred on Tuesday, April 22, 2025, starting at 6:30 p.m. for the regular meeting and 7:00 p.m. for the public hearing. The user instruction states the meeting took place on 2025-04-23 14:30:00+00:00; this appears to be a discrepancy. The summary below follows the date and times from the agenda and transcript.

The meeting was held via Zoom webinar and conference call. Chair Jennifer Gatzenau presided, joined by Vice Chair Jay Tupper, full member Jeremy Linder (newly welcomed), and alternate members Bill Levin and Chet Salett. The board approved minutes from April 8, 2025, and reordered the agenda to hear the Comprehensive Plan update first.

Comprehensive Plan Quarterly Report (Stamford 2035)

• Associate Planner Lindsay Cohen, along with consultants from Sasaki (Eliza Decker, Susanna Drake) and My Architecture Workshops (Dominique Moore), presented an update on the city's Plan of Conservation and Development.
• As of early April 2025, the plan had generated nearly 16,000 project impressions across in-person, survey, and digital channels. Of those, 11,000 were in-person/survey impressions and 5,000 digital impressions.
• The youth engagement initiative "My City" (launched April 9, 2025) collected over 7,000 student surveys and thousands of family surveys from Stamford Public Schools.
• The plan is built around five visions: a city of opportunity, healthy, connected, affordable, and prosperous, supported by 18 goals, 30+ strategies, and 90+ actions.
• Next steps include neighborhood action workshops (April–May 2025), a draft plan in early June, and approval hearings currently scheduled for August 12, 2025. Chair Gatzenau suggested moving the public hearing to September to avoid August absences, though no formal vote was taken.

Public Hearing & Discussion: Subdivision #4054 – 434 Riverbank Road

• Applicant: Mianusphere Sustainable Partnership LLC (contract purchaser) and Overbrook Ltd Partnership (owner) propose subdividing a 55.38-acre parcel in the RA-3 (very low-density single-family) district into six lots (ranging from ~6 to over 9 acres each).
• Applicant Position: Rick Redness (attorney) presented the plan, emphasizing preservation of over half the site in conservation easement, protection of the Mianus River (a drinking water supply), vernal pools, and wetlands. They requested a waiver under Section 13 of subdivision regulations to allow a fifth lot to be served by a shared driveway (limit is four) to reduce curb cuts on the winding road.
• Public Comments:
  • Dave Adams (29 Flint Rock Road) opposed the plan, arguing the 55-acre site could support more than six homes given the 3-acre zoning, and criticized the use of a shared driveway.
  • Charles Scarborough (abutter) supported the proposal, praising the limited curb cuts and environmental sensitivity. He noted his family has maintained a neighborhood walking trail along the river for 27 years and wants it preserved.
  • Rod Christy (Executive Director, Mianus River Gorge) expressed concern about the conservation easement’s scope, invasive species management, and potential impacts on wetlands and the river. He asked about the bridge and plans for non-chemical invasive species control.
• Board Deliberation: Members who attended the site walk (Chet Salett, Jeremy Linder) noted the site’s constraints (steep slopes, wetlands, vernal pools) and agreed that six lots were appropriate. The board discussed adding conditions: requiring the shared driveway for lot five (to protect wetlands and vernal pools), and asking EPB to consider restricting fertilizers/pesticides to protect water quality.
• Outcome: Motion to approve with conditions (EPB recommendations and the driveway waiver) passed unanimously.

Capital Project Appropriations

All four items were approved unanimously:

1. Closeout of CP0114 (Street Lighting Infrastructure Upgrade): $2,000,000 in bonds and $2,000,000 federal grant – closed out to allow reallocation.
2. New Project #001434 (LED Street Lighting): $4,000,000 total ($2M city match + $2M DOE grant) reallocated to a separate project for proper grant tracking.
3. Long Ridge Road Project #C56180: $394,000 fee-in-lieu payment from a development at 210 Long Ridge Road for sidewalk and pedestrian improvements.
4. Citywide Tree Replanting Project #CP6816: $33,000 from fees-in-lieu for street trees, transferred into the capital account from three developments (including $10,000 from an unnamed project, $2,500 from 980 Hope Street, and $20,005 from 18 Dock Street).

Zoning Board Referrals: University and Research Overlay District (UROD)

• ZB #225-09 (Text Change) and ZB #225-10 (Map Change) – Presented by Ralph Lesing (Land Use Bureau). The UROD aims to incentivize university-related uses, cultural institutions, and affordable housing for students/faculty/staff, and to allow transfer of development rights. Key amendments from prior board feedback:
  • Bonuses now apply only to new construction or conversion from commercial use (not residential).
  • Affordable housing definitions tightened: faculty housing affordable at ≤30% of income and ≤80% of AMI; student housing rent capped at single-person BMR rate.
  • Minimum university/cultural use on a site raised from 25% to 50% of floor area, with a 25-year lease minimum.
  • Development rights can only be transferred to sites paying full taxes (no tax abatement).
  • Map expanded north to Fourth Street (was Hoyt Street).
• Board Discussion: Chet Salett questioned parking reductions for faculty housing (vs. student housing) and potential lab uses. Ralph noted ample public parking downtown and that existing zoning already restricts noxious labs. Dean Jennifer Orlikoff confirmed UConn Stamford’s focus is on computer/media labs, not heavy chemical research.
• Outcome: Both the text change and map change were approved unanimously.

Zoning Board of Appeals Referrals

1. ZBA #008-25 – Adam Marciczkiewicz, 70 Albin Road: Variances for front-yard setbacks to construct two dormers and a front porch. The existing house is legally non-conforming. The porch increases the encroachment slightly. The board debated whether the hardship was justified, but ultimately voted to approve (4-0), noting consistency with the master plan and the benefit of front porches to neighborhood livability.
2. ZBA #009-25 – Jonathan & Dana Gubitosa, 104 Gaymoor Drive: Variances for a second-floor addition over the existing footprint (no increase in encroachment). The applicant noted the property is a corner lot and similar variances had been granted nearby. Approved unanimously (4-0).

Key Outcomes

• Subdivision #4054 approved with conditions including EPB wetland/vernal pool protections, a shared driveway waiver for lot five, and a recommendation for non-chemical invasive species management.
• All four capital appropriation requests approved (street lighting closeout and reallocation, Long Ridge Road sidewalk fee, city tree replanting fund).
• UROD text and map changes approved (text change ZB #225-09 and map change ZB #225-10), with amendments addressing residential conversion, affordability, lease terms, and tax abatement.
• Two ZBA variances approved (70 Albin Road and 104 Gaymoor Drive) for residential additions.
• Next meetings: May 6, May 20, and June 10, 2025.