Stamford Zoning Board Meeting - June 27, 2023

The Stamford Zoning Board met on June 27, 2023, via Zoom, beginning at 6:30 PM (recorded as 12:30 UTC). Chair David Stein presided, with members Bill Morris, Roseanne McManus, Jerry Bozak, Raquel Smith Anderson, Ralph Blessing, and staff member Vanita Mathur present. The board heard a range of applications, including a denied marijuana dispensary special permit, approval of a zoning text amendment requiring permits for grading and paving, approval of a historic house reconstruction, and a continued major residential redevelopment. An executive session was held at the start to discuss possible litigation.

Public Comments & Testimony

• Monica Twal (37 Hanrahan Street) spoke on multiple applications. On the text change (223-16), she asked how many complaints had driven the new paving/grading permit requirement and what it would cost, stating she was against it. On the historic reconstruction (223-04), she opposed, arguing the applicant demolished a historic home and approval would encourage further demolitions in the district. On the Landmark Square project (223-12), she opposed, citing infrastructure concerns and the loss of affordable housing.
• Cynthia Bowser (30 Rose Park Avenue) opposed the Landmark Square project, speaking about displacement of low- and moderate-income residents, rising property taxes, and asking the city to be honest about who is being pushed out.
• Susan Page (Hope Street) expressed mixed feelings but opposed the Landmark Square project, concerned about building height, water/sewer infrastructure, property taxes, shadowing Veterans Park, and the pace of development. She also thanked the board for denying the dispensary application earlier.
• Anthony Premberger (31 Dan Drive) was in favor of the Landmark Square project but requested to see the fee-in-lieu calculation in writing. He also raised concerns about whether rental units discourage homeownership and more permanent community investment.
• Heather Kavanagh, President/CEO of the Stamford Chamber of Commerce, spoke in support of the Landmark Square project, citing its positive impact on downtown revitalization and walkability, and noting increased interest in residential living in Stamford.
• David Corris (city staff) supported the Landmark Square project, stating it was consistent with the master plan, would reduce traffic compared to existing office use, and highlighted the Atlantic Street Project fully funded and expected to be built by 2025.

Discussion Items

• Application 223-15 (Sweet Spot Stamford LLC / ANF High Ridge LLC, 111-123 High Ridge Road) – Marijuana Dispensary: The board went into executive session to discuss potential litigation. Upon return, members discussed the history of medical marijuana regulations and the two existing dispensaries. Bill Morris moved to deny, citing concerns about a third dispensary and the need for a moratorium until regulations could be studied. Roseanne McManus echoed the desire for a moratorium and traffic concerns. Jerry Bozak noted proximity to schools. Raquel Smith Anderson supported a moratorium for further study. Ralph Blessing noted no evidence of issues with existing dispensaries. The motion to deny was approved.
• Application 223-16 (City of Stamford Zoning Board Text Change): This text change would move sections on zoning permits and certificates of zoning compliance to Section 19.1 and add a requirement for zoning permits for grading and paving over 200 square feet, with exemptions for existing driveways. Ralph Blessing explained the rationale, including runoff and stormwater management concerns. The planning board recommended approval. Board members asked clarifying questions about fees and applicability. Public comments were addressed: it is a zoning permit, not a special permit; the fee is about $100; it applies to everyone. The hearing was closed.
• Application 223-04 (16 Remington Street) – Historic Reconstruction: The applicant presented revisions: the building was moved to increase setbacks, lowered six feet, landscaping added, and window designs updated to match HPAC comments. Board members discussed the changes, with Raquel Smith Anderson noting the landscaping and setback improvements. Jerry Bozak expressed concerns about historic preservation but acknowledged an ongoing study committee. Monica Twal spoke in opposition. The board closed the hearing and later approved the application with conditions, including updating drawings to reflect HPAC comments, posting a bond for the reconstruction, and filing a historic preservation easement.
• Application 223-12 (Landmark Square, 0 Atlantic Street) – Redevelopment: Applicant Richard Redness presented a proposal to demolish a 134,000-square-foot office building and replace it with 400 apartments, 420 parking spaces, and 5,200 square feet of retail. The presentation included a historical overview of urban renewal, traffic improvements (a net reduction in trips), parking ratios, and materials. William Hennessy explained the affordable housing fee-in-lieu calculation of $10.765 million, which would be contributed to the city's Affordable Housing Trust Fund. Board members asked about materials, landscaping, open space, building height (320 feet, 25 feet taller than the existing Landmark building), and sidewalk widths. The public hearing was held with mixed comments. The application was continued to July 10.
• Application 221-14 (160 Atlantic Street) – Hotel: Requested continuation to July 10, granted.
• Application 223-19 (22-24 Dolson Place) – Third Dwelling Unit: Planning board letter read; application continued to July 10.
• Train Station Commuter Parking Update: Ted Ferrer of BLT reported that the overflow lot at 650 Atlantic Street was full on busy days due to construction on the New Canaan line and the full state garage. He proposed signage, an attendant, and implementing paid parking using ParkMobile to encourage use of other nearby lots. The board supported these measures and asked BLT to coordinate with staff on signage.

Key Outcomes

• Application 223-15: Denied. The motion to deny was approved by voice vote.
• Application 223-16: Approved (5-0).
• Application 223-04: Approved with conditions (3-1-1, with one abstention).
• Application 221-14: Continued to July 10, 2023.
• Application 223-12: Continued to July 10, 2023.
• Application 223-19: Continued to July 10, 2023.
• CS PR 1134: Approved one-year time extension to July 11, 2024 (5-0).
• Train station parking: BLT directed to add signage, an attendant, and start charging for parking at the 650 Atlantic lot.