Stanford Zoning Board Meeting - July 11, 2023

The Zoning Board of Stamford, Connecticut, held a public hearing and regular meeting on July 11, 2023, chaired by David Stein. The meeting covered multiple applications, including a major redevelopment at Landmark Square (application 223-12), a zoning text change for cannabis and smoke shops (223-17), and continuations. Key votes included approval of the Landmark Square project with conditions and approval of the cannabis/smoke shop text change with amendments.

Consent Calendar

• Minutes from the June 26, 2023 meeting were approved 5-0.
• Application 221-24 (Old Town Square, LLC) was continued to July 31, 2023, at the applicant's request.
• Application 223-19 (Dolson LLC) was continued to July 31, 2023.
• Application 222-5 (Walton Place and 80 Prospect Street) received a one-year extension to October 21, 2024.

Public Comments & Testimony

Application 223-12 (Landmark Square Redevelopment)

• Multiple residents opposed the height (31 stories, 320 feet), citing negative precedent, traffic impacts, infrastructure strain, fire safety, and lack of affordable housing within the building.
• Kathy Cligler (21 Friar Tuck) expressed concern about setting a precedent for tall buildings.
• Cynthia Bowser (30 Rose Park Avenue) urged balanced development and preservation of low- to moderate-income housing downtown.
• Charlotte Kane (Westover Avenue) raised traffic concerns, especially on Broad Street and I-95.
• Susan Bell (Hope Street) called for a traffic study and inclusion of affordable units within the building.
• Sue Halburn (30 Almcroft Road) argued the new building would overshadow the historic Landmark Square.
• Nicola Tarzia (1455 Newfield Avenue) questioned the balance of residential units and impacts on schools, utilities, and public services.
• Michael Manganello (17 Appleby Road) cited traffic congestion and questioned parking capacity (420 spaces).
• Paul Arvoy (59 Lancer Lane) criticized overbuilding and inadequate affordable housing.
• Joseph Andriana (51 Halpin Avenue) questioned fire department capability at 31 stories.

Application 223-17 (Cannabis and Smoke Shop Text Change)

• Public speakers were divided. Many opposed cannabis dispensaries, citing federal illegality, health risks, and impacts on youth.
• Paula Waldman (110 Old North Stamford Road) urged the board to protect children and criticized the timing of the text change.
• Nicola Tarzia (1455 Newfield Avenue) argued for educating the public on cannabis benefits and questioned why liquor stores are not similarly regulated.
• Vicky Dick and Human (201 High Ridge Road) asked for private schools, daycares, and tutoring centers to be included in distance requirements.
• Paul Arvoy (59 Lancer Lane) expressed embarrassment that the city is considering cannabis sales.
• Cynthia Bowser (30 Rose Park Avenue) raised concerns about existing smoke shops in densely populated areas.
• Barry Michaelson (address not stated) argued that the city can prohibit cannabis under state law and urged denial.
• Joseph Andriana (51 Halpin Avenue) said the text change was half-baked and should be separated from smoke shop regulations.
• Susan Bell (Hope Street) opposed cannabis dispensaries as a federal illegal substance.
• Mona Mitri (owner of Furmi SOS tutoring center) requested that tutoring centers be included in distance buffers to protect students.
• David Evans (senior counsel to cannabis industry victims) warned of legal risks and health consequences.
• Jeanette Bilichanansky (125 Idlewood Drive) urged the board to split the text change and prioritize smoke shop regulations.

Discussion Items

Landmark Square Redevelopment (223-12)

• The applicant (Rick Redniss, Redniss & Mead) presented plans for 400 apartments, 420 parking spaces, 5,200 sq ft of retail, and demolition of a 134,000 sq ft office building.
• Two sidewalk options were discussed: a wider sidewalk if the state improves Atlantic Street, and a narrower sidewalk (with building setback) if state improvements are not finalized by building permit.
• Board members questioned the 30-foot additional height above base zoning (290 to 320 feet), with Roseanne B. arguing the applicant had not met the requirements for premium height under footnote 13 (visually interesting features).
• The board debated conditions, including a $500,000 contribution to Veterans Park improvements (in addition to $500,000 in-kind for crosswalks, bus shelters, bike racks).
• BMR (below-market rate) compliance: a fee-in-lieu of $10,765,000 to the Affordable Housing Trust Fund was accepted.
• The board ultimately approved the application 3-2 (Roseanne B. and Jerry Bozick dissented), contingent on the $500,000 park contribution and the alternative sidewalk provision.

Cannabis and Smoke Shop Text Change (223-17)

• Staff (Ralph Blessing, Land Use Bureau Chief) explained that the text change is needed because state law (Public Act 21-1) requires municipalities to zone cannabis establishments unless otherwise regulated. The proposal aims to tighten regulations on cannabis dispensaries and strengthen smoke shop rules.
• Key elements: define new cannabis uses, require special permits, establish 1,000-foot buffers from public schools, limit dispensaries to one per 25,000 residents (matching state), and regulate smoke shops with special permits, distance requirements, and signage limits.
• The planning board had recommended 2,000-foot buffers from schools and only hybrid (medical + adult-use) dispensaries.
• Board members discussed scope of changes: adding private schools to buffers (deemed within scope), increasing distance between dispensaries to 3,000 feet (current regulation), and making all cannabis-related uses require special permits instead of as-of-right.
• The board approved the text change 4-0 (Raquel Smith Anderson abstained) with amendments: distance from public and non-public schools (1,000 feet), one dispensary per 25,000 residents, special permit for all cannabis-related uses, smoke shop regulations including 3,000-foot separation from other smoke shops and cannabis dispensaries, and signage restrictions.
• Further amendments (e.g., 2,000-foot school buffer, tutoring centers) were deferred to a future text change, with staff directed to draft revisions by the July 31 meeting.

Key Outcomes

• Landmark Square (223-12): Approved 3-2 with conditions: $500,000 cash or in-kind for traffic/pedestrian improvements, $500,000 to Veterans Park, BMR fee of $10.765M, and two sidewalk options (original preferred, alternative if state improvements are not funded).
• Cannabis/Smoke Shop Text Change (223-17): Approved 4-0 (one abstention) with amendments incorporating: 1,000-foot buffer from public and non-public schools, one dispensary per 25,000 residents, special permit requirement for all cannabis-related uses, 3,000-foot separation for smoke shops and cannabis dispensaries, and signage limits.
• Other: Application 222-5 extended one year. Continuations granted for 221-24 and 223-19. Staff will arrange a WPCA presentation on sewer capacity and begin drafting further amendments for cannabis/smoke shop regulations.