Stamford Zoning Board Meeting – March 14, 2023

Note: The meeting transcript indicates the meeting was called to order on March 13, 2023 at 6:30 PM, but the user-provided date is March 14, 2023. This summary uses the provided date as instructed.

Chairman David Stein called the meeting to order at 6:30 PM via Zoom. All board members were present. The meeting included a presentation by Desegregate Connecticut on state legislation, public hearings on two applications (one continued), and approval of a new ice rink facility.

Presentation by Desegregate Connecticut

• Pete Harrison, Director of Desegregate Connecticut, presented HB6890 (Work Live Ride), an opt-in transit-oriented communities bill. He described the proposal as a way to increase housing density near transit hubs, with state support in planning, infrastructure, and funding. Key points:
  • Communities opt in by a local planning board vote, triggering state assistance via the Office of Responsible Growth.
  • Stamford is already eligible due to existing TOD zoning overlays.
  • Density requirements vary; for Stamford (rapid transit community), the district would need at least 30 homes per acre.
  • Affordability requirements range from 15% to 20% based on area market conditions.
  • No onerous parking or lot size restrictions would be imposed, but parking is not prohibited.
• Board members asked questions about:
  • Fee-in-lieu vs. on-site affordable units: Mr. Harrison stated the bill does not specify, but he would clarify if fee-in-lieu is permitted.
  • Parking requirements: Jerry Bozak raised concerns about state mandates vs. local control; Mr. Harrison emphasized flexibility.
  • Stamford's current affordable housing efforts: Rosanne McManus asked about the balance between on-site units and fee-in-lieu; Mr. Harrison supported an “all of the above” approach.

Public Hearings

1. CV House (68 Seaview Avenue) – Applications 222-23 & 222-24

• Applicant: Attorney William Hennessy representing CV House LLC (Mallory and Cabrera families). Proposed conversion of a 100,000 sq. ft. office building (7 stories) into 52 luxury apartments, requiring a zone change from R5 to RM1 and a special permit.
• Key Issues: Building is in a flood zone (AE and VE), non-compliant with FEMA regulations. The project includes raising the ground floor and reconstructing a new road to provide dry access during storms. The road would be raised 30 inches (15 inches of still water + 15 inches wave action) and realigned to create a cul-de-sac.
• Board Discussion:
  • Chairman Stein noted the city is working with the applicant on flood safety and engineering.
  • Bill Morris expressed concern about introducing residential units in a flood hazard area.
  • Questions about the impact on neighboring properties (Marina Bay, Moorings, Halloween Yacht Club) and the need for state DEP approval.
• Public Comments:
  • A representative from Marina Bay Board stated they are not against the project but need clarity on how road raising will affect their drainage.
  • Attorney Timothy Herbst (for Marina Bay) requested time to review updated plans.
  • A resident (Mr. Boylan) criticized the lack of notification to neighbors and raised concerns about DEP approval, traffic study timing, and the road construction impact.
• Outcome: Continued to March 27, 2023 meeting. Staff will review whether the road change requires re-noticing.

2. 100 Clinton Street – Application 222-32

• Attorney Feinberg requested a continuation to March 27, 2023. The board agreed.

3. 50 Berry Place (Wings Manager LLC Ice Rink) – Application 223-01

• Applicant: Attorney William Hennessy. Proposed 35,000 sq. ft. indoor ice rink for youth hockey and figure skating. The use is as-of-right under zoning.
• Board Discussion:
  • Updated plans (zoning chart, landscape plan, photometric plan) were submitted and reviewed.
  • Bill Morris noted the applicant’s creation of a 501(c)(3) nonprofit to provide skating opportunities for underserved youth, including outreach to Waterside School and Stamford Boys & Girls Club.
• Public Comments: None.
• Key Debate on Condition 16: Jerry Bozak proposed a condition requiring the applicant to appear before the board to discuss equitable access for Stamford public schools and youth hockey programs. The law department advised against a condition that could withhold a certificate of occupancy. The board revised the condition to encourage the applicant to update the board on efforts to provide equitable access. The final condition read: “The applicant is encouraged to update the zoning board on their efforts to provide equitable access to the rink for Stamford public schools and youth hockey programs.”
• Approval: The application was approved with conditions (including sustainability scorecard, EV charging, parking management plan, bicycle parking, etc.) and the statement of findings.

Other Business

• Extension of Time: For 980 Hope Street (980 Hope again LLC). Approved unanimously to extend the approval to April 27, 2024.
• Update on McGee Avenue Boat Storage (205 Magee): BLT is awaiting DEEP approval of an environmental land use restriction before proceeding with building permits. An update will be provided at the next meeting.

Key Outcomes

• Approved: Application 223-01 (50 Berry Place ice rink) with conditions as amended.
• Continued: Applications 222-23, 222-24 (Seaview Avenue) and 222-32 (100 Clinton Street) to March 27, 2023.
• Approved: Extension of time for 980 Hope Street.
• Next Meeting: March 27, 2023 at 6:30 PM via Zoom. Agenda includes continued hearings, a new public hearing for 136 Broad Street, and text amendments.