Stamford Zoning Board Meeting – April 4, 2023

Note: The raw transcript indicates the meeting was held on April 3, 2023 at 6:30 PM, but the provided metadata specifies April 4, 2023 13:15 UTC. This summary uses the required date of April 4, 2023 while noting the discrepancy.

The Zoning Board of the City of Stamford met via Zoom on April 4, 2023 (per metadata) to consider several applications. Chair David Stein presided. The board includes members Bill Morris, Roseanne McManus, Jerry Bozak, Raquel Smith Anderson (seated as a voting member), and Vanita Monter. Ralph Blessing joined later. The first part of the meeting was a public hearing, which was continued to April 24, 2023. The regular meeting followed, covering a text amendment, fee-in-lieu extensions, parking management plans, and an update on the West Beach boat ramp.

Public Hearing – Application 222-37 (Continued)

• Applicant: TR Broad, LLC and 122-124 Broad Street, LLC, for a mixed-use development at 122‑136 Broad Street (the former Dress Barn site).
• Proposal: 198 rental units (22 studios, 100 one‑bedroom, 67 two‑bedroom, 9 three‑bedroom), 5,680 sq ft of street‑level retail, and on‑site parking (210 total spaces, including 89 valet and 28 tandem spaces). The building will be 13 stories (147.2 ft, max allowed 150 ft). Construction estimated to start in September 2023 and finish in spring 2025.
• Key Discussion Points:
  • Parking: The applicant originally proposed 173 self‑parked spaces plus 37 spaces in the Bedford Street Garage. After TTP input, the 37 spaces were moved on‑site, resulting in 210 spaces. Of these, 130 are self‑park and 87 are valet (including 37 spaces in drive aisles that block some self‑park spaces). The board expressed concerns about the valet scheme and how self‑park spaces would be assigned. The developer (Tom Rich) argued that based on experience at Summer House and Courtyard Marriott, the parking ratio would be well below 0.5 cars per unit, so the valet spaces would rarely be used. The board requested a new parking plan showing 20 EV charging stations and 20 EV reserve spaces (instead of 10 and 10), a ProPark management letter, and clarification on how the valet system would operate.
  • Truck Access / Easement: Malloy Realty, a neighboring property owner, submitted a letter expressing concern about access for deliveries. The applicant presented truck turning templates showing that 26‑ to 40‑foot trucks can access the rear service area via an easement they are willing to grant. The applicant stated that no recorded easement exists for Malloy, but they are offering a larger easement area. TTP (Frank Patisse) confirmed the plan works. The board requested a copy of the proposed easement. The matter was continued to April 24, 2023, with a hard stop at 8:30 PM.
  • Other Items Requested: Affordability plan, street tree chart (frontage, number required, provided, fee‑in‑lieu deposit), color landscaping map, open space measurements, development rights transfer calculation, and color renderings of the Gay Street underpass (to ensure pedestrian safety and activation).

Regular Meeting

Text Amendment 223-06 (Mural Regulations)

The board considered a zoning text change that originally included new mural regulations. After review, the law department advised that the difference between a mural and a sign needed clarification, and that the current regulations do not prohibit painted signs on walls. The board voted to delete the entire mural section (definition through subsection G) from the text change and adopt the remainder. The motion passed 4‑0‑1 (Raquel Smith Anderson abstained). The law department will continue to study mural regulations, including size limits in residential districts.

Fee‑in‑Lieu Extensions for St. John’s Towers

Two applications requested one‑year extensions for escrow funds set aside for affordable housing renovations at St. John’s Towers (Towers B and C).

1. Application 218‑19 (The Smythe): The escrow agreement required funds to be used before a certificate of occupancy (CO) was issued for the Smythe project. The CO has not yet been issued, so the condition is still met. The board approved a one‑year extension (4‑1, with Jerry Bozak opposed). Funds held: approximately $4.4 million.

2. Application 213‑44 (Atlantic Station): The three‑year escrow period expired in 2022. The applicant (St. John’s) requested a one‑year extension. The board debated whether to release the funds ($3.3 million) to the Affordable Housing Trust Fund or to grant an extension. Several members expressed concern that the funds have been tied up for three years without progress. The applicant’s attorney (Nick Vitti) and owner’s rep (Noel Cook) indicated that they are in advanced negotiations for a joint venture that would redevelop the towers and add net affordable units. The board agreed to continue the item to April 24, 2023, allowing the applicant to provide more detail on the negotiations. The board will make a final decision at that meeting.

Parking Management Plans

• 223‑01 (Continental Family Holdings, 50 Berry Place): The parking management plan for the “skating rink” project was approved unanimously (5‑0).
• 220‑24 (Spruce Street Investors, 72 Spruce Street – Coleman Towers): The plan was submitted just before the meeting. The applicant explained that the plan reflects the original approval conditions, using shared vehicles and parking ratios to meet the required 113 equivalent spaces for 132 units. The board approved the plan (5‑0) to allow tenants to move into renovated units and obtain partial COs.

West Beach Boat Ramp Update

Staff reported that the city has received the grant funding for the boat ramp, and BLT’s required contribution is also in place. Design work is underway. The board noted that the Bedford Street Garage is now regularly over 90% occupancy, and the free parking signage has helped. The new State Street Garage is expected to open in July 2023 (date to be confirmed).

Key Outcomes

• Application 222‑37 (Broad Street): Continued to April 24, 2023; applicant to submit revised parking plan with 20 EV charging stations and 20 reserved spaces, easement document, color renderings, and other requested items.
• Text Amendment 223‑06: Adopted (4‑0‑1) with mural section deleted; law department to further review mural regulations.
• Application 218‑19 (Smythe extension): Approved (4‑1) for one year.
• Application 213‑44 (Atlantic Station extension): Continued to April 24, 2023, for further details.
• Parking Management Plans: Both approved (5‑0).
• Next Meeting: April 24, 2023, at 6:30 PM via Zoom.