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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Stamford Planning Board Meeting - June 10, 2026

Planning Board — Wednesday, June 10, 2026

BodyStamford, Connecticut

SessionPlanning Board

DateWednesday, June 10, 2026

StatusFILED

Video Record

0:00 / 1:17:09

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:03

All right.

0:05

Or our zero attendees.

0:09

Good evening.

0:10

This is the Tuesday, June 9th, 2026 meeting of the Stanford Planning Board.

0:16

The first meet item on our agenda is the planning board meeting minutes from our May 19th meeting.

0:24

Are there any uh questions about or amendments to the minutes?

0:36

Seeing none, uh, can I have a motion for the minutes for May 19th?

0:42

I'll move.

0:46

All right.

0:46

Um and okay, so everyone's ready.

0:51

All right.

0:52

Um, so um place your hand if you affirm the motion.

0:58

And it passes.

0:59

Thank you.

1:02

Uh next on our agenda um is zoning board referrals, CB application 226-09.

1:10

McDonald's Real Estate Company.

1:13

Um 1103 East Main Street map change.

1:16

Applicant is seeking a zoning map change from the current CN Neighborhood Business Zoning District to the CL Limited Commercial Zoning District.

1:28

And for the applicant, um, I don't think Raymond Rizzio is for the applicant.

1:36

That's not a name on the um application.

1:42

But I'm extremely surprised.

1:44

Oh, yep, there we go.

1:47

Hey Raymond, you can unmute yourself.

1:49

Hey, hi Fox, can you hear me?

1:52

Hi, we can.

1:53

We can.

1:53

Are you here for the applicant?

1:55

Yes, I'm Mary Rizio.

1:56

Chris Russo of our office has been working on the file also.

1:59

Yes.

2:00

I've been representing McDonald's for about uh our office, certainly for the last 20 years, uh, with regard to their drive-throughs and all their and their approvals within the state of Connecticut.

2:11

Okay.

2:12

I'm gonna promote you to panelists so that you have a bit more um.

2:17

Yeah, thank you.

2:18

My associate George Elias is here with me too, so he can be able to help us with some uh putting up some exhibits.

2:25

Okay.

2:26

All right.

2:28

Um, if you could fully introduce yourself for the record and then go ahead and Jennifer, I think if I think since we talk, if you could introduce both agenda items, so guys we'll be talking about both together, okay.

2:44

Or inter you know, maybe one at a time, but you know, and then we'll vote on them separately, but presenting together.

2:50

All right, yeah.

2:51

Um, so also um the um item two, which is a related item, ZB application 226-10, McDonald's Real Estate Company 1103, East Main Street special permit.

3:06

Applicant is proposing to install a second drive-thru lane, including installation of springboard canopy, pre-browse menu board, and an outdoor digital menu board reorganization of the parking area and other related site improvements.

3:19

Um, and I will note for um our members that this is um or related proposals have come before us um a couple of different times in the past uh two years, I believe.

3:34

Chairman, members of the commission, my name is Raymond Rizzi.

3:36

I'm very happy to be before you tonight with the firm of Russo and Rizzio, attend Saskia Hill Road in Firthville, Connecticut.

3:42

We're here representing McDonald's real estate company with regard to property at 1103 East Main Street, which I'm sure you're all familiar with.

3:49

You know, it's McDonald's has been there in that location for about 50 years, believe it or not.

3:54

I think originally McDonald's took over the property in 1986.

3:59

Um the property's been developed, uh it's always been non-con a non-conforming use.

4:04

It's really been developed over the years from drive-throughs to 24-hour use, all through um uh variances.

4:13

Um I know this has been back before you before, and if you give a positive referral for a variance which related to the exact same presentation that we're gonna make tonight, which we're now going to a special permit.

4:26

We've worked with staff significantly over the past few months as to coming up with the really the proper uh zone for this for this site in that every time any kind of improvement is done to this site, it is governed through the ZBA, which even pursuant to your master plan, one of your um essential uh things is try to eliminate nonconformities.

4:49

Yeah.

4:54

Okay.

4:56

If you're waving, I'm waving too, so it's fine.

4:59

If you need to stop me, go ahead.

5:02

Um, so we're we're here tonight.

4:58

We've discussed with staff what we thought would be the most appropriate change, and it came to be the decision to change the property from CN to C L.

5:12

We believe CL is the most, and staff like thought believe the C L is the most appropriate to go from commercial neighborhood to commercial district.

5:20

The issues with the commercial neighborhood is they're really meant for really neighborhood type um uh developments and small small developments, basically properties that are like on Hope Street or on Elm Street, which have you know one lane going each way that are not as heavily traveled, that is not as intensive uses.

Discussion Breakdown — Share of Meeting

Engineering And Infrastructure█████████████████████████████████████37%

Transportation Safety████████████████████20%

Procedural██████████████████18%

Parks and Recreation██████████████14%

Public Safety████████8%

Community Engagement███3%

Summary of Proceedings

Stamford Planning Board Meeting - June 10, 2026

The Stamford Planning Board met on June 10, 2026, to consider several zoning referrals and a special permit. The board discussed a proposed zone change and special permit for McDonald's at 1103 East Main Street, a revised variance application for 47 Ferris Avenue, and a side-yard setback variance for 98 Haviland Road. All items were concluded with votes.

Consent Calendar

Approval of Minutes: The board unanimously approved the minutes from the May 19, 2026 meeting without amendments.

Discussion Items

Zoning Board Referral – Zone Change (ZB 226-09, McDonald's Real Estate Company): Applicant Raymond Rizzio proposed changing the zoning of 1103 East Main Street from CN (Neighborhood Business) to CL (Limited Commercial) to allow a second drive-through lane. Rizzio argued the current CN zone is inappropriate for this high-traffic location and that CL is more suitable, citing other drive-through operations in CL zones. Planning staff member Lindsay noted that the comprehensive plan designates this area as Mixed Use 1 (MU1), which prioritizes pedestrian and neighborhood character, and that CL is auto-oriented and less aligned with that vision. Rizzio countered that the change would improve safety and reduce queue spillover onto East Main Street. Commissioners debated spot-zoning concerns but ultimately found the change practical given the long-standing McDonald's use. The board voted unanimously to recommend the zone change.
Zoning Board Referral – Special Permit (ZB 226-10, McDonald's Real Estate Company): The related application sought a special permit for a second drive-through lane, a new canopy, digital menu boards, and parking lot reorganization. Rizzio presented traffic data showing queuing capacity would increase from 11 to 23 vehicles, reducing peak occupancy from 127%–164% to 43%–78%. He cited similar successful conversions in Norwalk and Branford, with no significant demand increase. Commissioners discussed reducing parking from 37 spaces (exceeding the required 33) to create outdoor patio space and remove three awkward parallel parking spaces along East Main Street. The board added recommendations to eliminate those spaces, relocate handicapped spaces, and expand the patio. The special permit was approved unanimously with those recommendations.
ZBA Referral – 47 Ferris Avenue (ZB 021-26, Revised): The applicant sought multiple variances (lot coverage, setbacks, parking) to add a residential second story to a commercial building in an R6 zone. No applicant representative appeared. Staff noted the application was incomplete and had already been extended once; the ZBA faced a deadline. The board voted unanimously to deny the application as incomplete.
ZBA Referral – 98 Haviland Road (ZB 032-26): The applicant proposed a 24- by 24-foot attached garage requiring side-yard setback variances (15.3 ft vs. 25 ft required, combined 32 ft vs. 35 ft). No representative attended. The property has wetlands and conservation easements; the existing garage would be converted to a home office. Staff noted the variances are reasonable given lot constraints. The board approved the denial? Wait—the board approved this item. Actually in the transcript: they made a motion to approve? Let's check: after discussion, they said "I'll move" and second, all in favor, passes unanimously. So it was approved. Yes. So it says "the board approved unanimously."

Key Outcomes

McDonald's Zone Change (ZB 226-09): Approved unanimously. The board recommended the change from CN to CL, noting the pre-existing use and traffic benefits.
McDonald's Special Permit (ZB 226-10): Approved unanimously with recommendations to remove three parallel parking spaces on East Main Street and expand outdoor patio seating.
47 Ferris Avenue (ZB 021-26): Denied unanimously due to incomplete application and lack of representation.
98 Haviland Road (ZB 032-26): Approved unanimously for side-yard setback variances.
The board announced the next regular meeting on June 23, 2026, will be chaired by Jeremy, and the board will be on hiatus in July, reconvening August 11, 2026.

Meeting Transcript

All right. Or our zero attendees. Good evening. This is the Tuesday, June 9th, 2026 meeting of the Stanford Planning Board. The first meet item on our agenda is the planning board meeting minutes from our May 19th meeting. Are there any uh questions about or amendments to the minutes? Seeing none, uh, can I have a motion for the minutes for May 19th? I'll move. All right. Um and okay, so everyone's ready. All right. Um, so um place your hand if you affirm the motion. And it passes. Thank you. Uh next on our agenda um is zoning board referrals, CB application 226-09. McDonald's Real Estate Company. Um 1103 East Main Street map change. Applicant is seeking a zoning map change from the current CN Neighborhood Business Zoning District to the CL Limited Commercial Zoning District. And for the applicant, um, I don't think Raymond Rizzio is for the applicant. That's not a name on the um application. But I'm extremely surprised. Oh, yep, there we go. Hey Raymond, you can unmute yourself. Hey, hi Fox, can you hear me? Hi, we can. We can. Are you here for the applicant? Yes, I'm Mary Rizio. Chris Russo of our office has been working on the file also. Yes. I've been representing McDonald's for about uh our office, certainly for the last 20 years, uh, with regard to their drive-throughs and all their and their approvals within the state of Connecticut. Okay. I'm gonna promote you to panelists so that you have a bit more um. Yeah, thank you. My associate George Elias is here with me too, so he can be able to help us with some uh putting up some exhibits. Okay. All right. Um, if you could fully introduce yourself for the record and then go ahead and Jennifer, I think if I think since we talk, if you could introduce both agenda items, so guys we'll be talking about both together, okay. Or inter you know, maybe one at a time, but you know, and then we'll vote on them separately, but presenting together. All right, yeah. Um, so also um the um item two, which is a related item, ZB application 226-10, McDonald's Real Estate Company 1103, East Main Street special permit. Applicant is proposing to install a second drive-thru lane, including installation of springboard canopy, pre-browse menu board, and an outdoor digital menu board reorganization of the parking area and other related site improvements. Um, and I will note for um our members that this is um or related proposals have come before us um a couple of different times in the past uh two years, I believe. Chairman, members of the commission, my name is Raymond Rizzi. I'm very happy to be before you tonight with the firm of Russo and Rizzio, attend Saskia Hill Road in Firthville, Connecticut. We're here representing McDonald's real estate company with regard to property at 1103 East Main Street, which I'm sure you're all familiar with. You know, it's McDonald's has been there in that location for about 50 years, believe it or not. I think originally McDonald's took over the property in 1986. Um the property's been developed, uh it's always been non-con a non-conforming use. It's really been developed over the years from drive-throughs to 24-hour use, all through um uh variances.

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