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Record of Proceedings

Stamford Zoning Board Meeting - August 1, 2023

Zoning Board — Tuesday, August 1, 2023
BodyStamford, Connecticut
SessionZoning Board
DateTuesday, August 1, 2023
StatusFILED
Video Record
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Transcript — Verbatim
0:47

I'd like to welcome everyone and call tonight's zoning board meeting to order.

0:52

I'm David Stein, Chair of the Zoning Board, and it is now 6:35 on July 31, 31st, 2023.

1:01

The members of the board and the staff are holding this meeting by Zoom video conference.

1:06

The public is in attendance both on video conference and by teleconference.

1:11

I'd like to do a roll call first of the board and staff.

1:16

Bill Morris.

1:18

Here.

1:19

Roseanne McManus.

1:21

Here.

1:22

Jerry.

1:24

Present.

1:25

Raquel Smith Anderson.

1:27

Here, please.

1:30

Vanita Mater.

1:31

Here.

1:32

Well, note that our land use Ralph Blessing is not with us tonight.

1:40

During tonight's meeting, the board's microphones will be open throughout the meeting.

1:46

Applicants' mics will be open during the public hearing portion of their application.

1:51

However, I would ask each of the applicants to please mute their mics when not speaking in order to reduce the background noise.

1:59

The first part of tonight's meeting is the public hearing during which the public will have the opportunity to speak.

2:06

Each member of the public will be muted until it is your turn to speak.

2:16

If you came in through Zoom, please use the raise your hand function, and you will be unmuted and called on when it's your turn.

2:24

If you called in on one of the telephone conference call phone numbers that Zoom offers, please press star nine, and this will raise your hand so that we know you want to speak, and then press star six to unmute when it's your turn to speak.

2:57

And her email address is the as in Victor Motor, M-A-T-H-U-R at Stamford C T dot gov.

3:09

We would ask uh the public, please, uh, when you speak to state your name and address for the record and whether you are in favor of or opposed to the application.

3:19

Uh the board requests that members of the public please limit your comments to three minutes so that everyone will have a chance to speak.

3:28

Uh and so we can get out of here uh before 11 if we're lucky.

3:33

Uh this meeting is being recorded and would be posted on the zoning board's website.

3:38

You can find the agenda for tonight's meeting and the applications and other meeting materials by going to our website at www.stanford ct.gov slash zoning.

3:54

Um I would like the record, please, to show that uh Raquel Smith Anderson is being seated as a voting member at tonight's meeting.

4:08

The first application we have is application two two three-19, 22-24 dolson LLC, 24 Dolson Place, site and architectural plan and requested uses, special permit application for approval for addition of the Stanford Cultural Resources Inventory.

4:30

Applicants proposing improvements to the facade and reconfiguration of the interior of the house to accommodate a third dwelling unit along with provision of associated parking pursuant to section 7.3vation.

5:00

And I see uh we have Mr.

5:02

Mazio with us.

5:04

So please proceed.

5:07

Uh good evening, everyone.

5:08

Uh Ray Mazio, Redness and Mead uh on behalf of the owner uh Lu Solano.

5:14

Um so Mr.

5:16

Solano bought this property in May of last year.

5:22

Um and has been pursuing uh uh since then a historic preservation application um to restore the the building uh to its uh former shaven and and uh and form um and in doing so is requesting um under the 7.3 uh regulations uh the the bonus of uh 0.6 units to get it from two and change up to uh allowing a third unit.

6:00

Um and I'm sorry, I realized I didn't start sharing my screen here, um, which I will do now.

6:11

So the property shown here on Dulson Place, um, it's just outside of Stanford's downtown, right across from the new police station.

6:19

This is Stanford Suites here.

6:22

Uh it's a it's a one-way road that goes from Bedford and then makes an L shape back towards uh North Street.

6:30

There's street parking on both sides of the street.

6:33

Um there are a lot of um either historic or at least historic looking uh homes and buildings uh on the street, um, including this one.

6:44

Um I'm gonna try to go quickly through everything because I know there's a lot on the agenda tonight and a lot that wants to hopefully get decided tonight, including ours.

6:56

Um, and since this one has been on your agenda twice already, I'm gonna assume that you've you've you've done your prep at least once already in anticipation of the hearing.

7:06

Um I'll just go through some of the site photos.

7:10

Um, this is the building here.

7:12

It's an existing two family uh according to the tax records.

7:16

Um, but as we as we know from uh its history and and reading through the application materials, it had for a long time been used illegally as a rooming house with up to 40 people living there at a time.

7:31

Um with that came a lot of interior changes and modifications to the building with um bathrooms added and uh closets and other spaces uh being divided to uh create kind of separate uh dwellings or rooming spaces.

7:52

Um Mr.

7:53

Solano has had to go through the eviction process since he owned it and is trying to write all of those rooms of the past.

8:01

Um with that, we um we started this process.

8:06

We went to the historic preservation advisory commission, um, met with them.

8:11

I think you now have their final resolution um where we went back and uh made some uh revisions and clarifications and picked some materials um taking their advice um so that this will be the building will be re-clad in hardy.

8:31

It's currently vinyl siding.

8:33

Um the front porch will be completely refurbished with some architectural uh enhancements uh made to it.

Discussion Breakdown — Share of Meeting
Zoning███████████████████████████27%
Historic Preservation███████████████15%
Planning and Zoning████████████12%
Parking███████████11%
Urban Redevelopment███████7%
Procedural█████5%
Electric Vehicle Infrastructure████4%
Public Engagement███3%
Building Permit Fees██2%
Summary of Proceedings

Stamford Zoning Board Meeting - August 1, 2023

The Stamford Zoning Board met on the evening of July 31, 2023, and continued into the early hours of August 1, 2023, via Zoom. Chair David Stein presided. The board considered several applications, including a historic preservation conversion, a hotel proposal, two text amendments, and a coastal site plan review, among others. Multiple votes were taken, with the hotel proposal continued to September 11.

Consent Calendar

  • CSPR 1171 (2187 Atlantic Street): Application for a viewing deck within the CAM boundary was approved unanimously (5-0) with conditions from engineering, EPB, and DEP.

Public Comments & Testimony

  • Dolson Place (223-19): No public comments.
  • Old Town Square Hotel (221-24):
    • Susan Pace (1476 Hope St.) opposed, citing an oversupply of hotel rooms in Fairfield County (4,656 rooms) and loss of corporate headquarters; argued parking in Bell Street Garage would disadvantage residents.
    • Susan Bell (Belltown Rd.) agreed, raising parking concerns for downtown residents.
    • Colleen Harkey (Executive Director, Stamford Veterans Park Partnership) supported the project, noting the Partnership’s board voted to support; cited the hotel’s donation of space and commitment to the park.
    • David Corus (Stamford Downtown) supported, stating that new corporations are moving into the city and demand a boutique hotel; argued the hotel would activate the area under the ramp.
    • Kathy Kigler (21 Friar Tuck Lane) asked about preservation of the historic bank building’s ceiling.
    • Paul Arvoy (59 Lancer Lane) opposed, arguing the project would destroy historic value and the city does not need another hotel.
    • William Hennessy (Stamford Town Center) expressed concerns about circulation and safety on Town Center Drive, stating the pickup/drop-off plan is a “work in progress” and lacks detail; urged collaboration for a better design.
    • John Worton (50 Stone St.) commented on homelessness issues in Veterans Park, suggesting the city invest in respite programs.
    • Monika Twal (37 Henrahan St.) opposed, citing loss of historic fabric, parking congestion, and shadows on Veterans Park.
    • Stu Halburn (30 Alm Crafter) raised concerns about emergency vehicle access to the rear of the building.
  • Text Change 223-18 (GDP):
    • Jeanette Billich (125 Idlewood Dr.) questioned applicability and requested impact studies for subdivided parcels.
    • Barry Michelson (Idlewood Dr.) argued the text change adds regulation rather than simplifying; also raised concerns about violations in GDP districts.
    • Paul Arvoy opposed text changes generally, stating they bypass public input.
    • Lisa Feinberg (86 Idlewood Dr.) supported the amendment, noting it is a tool for long-term planning; suggested adding community centers to GDP process.
    • Ray Mazio (12 East Over Rd.) supported moving large ZBA special permits to the Zoning Board, citing a ZBA chairman’s comment.
  • Text Change 223-22 (Substantial Renovation):
    • Stu Halgard (30 Alm Crafter) asked about tree maintenance and replacement responsibility.
    • Barry Michelson argued the amendment adds costs to development and discourages permitting.

Discussion Items

  • 223-19 (24 Dolson Place): Applicant Ray Mazio proposed a historic restoration of a two-family to three-family dwelling with a 0.63 density bonus. Board discussed parking layout (Option 1 vs. Option 2), with TTP preferring Option 1 (3 conforming spaces). The board also discussed landscaping, fencing, and street tree exemption due to narrow sidewalks. The applicant agreed to plant two trees in the rear and replace a fence on the west side. The board approved the application with conditions.
  • 221-24 (160 Atlantic Street – Hotel): Attorney John Leiden presented updated renderings, a drop-off area, and plans for the south facade windows. The board discussed the need for a list of items contingent on city/URC easements, structural feasibility of matching the southwest corner, and the parking agreement with Bell Street Garage (60 spaces, payment for all reserved spaces). The Stamford Town Center raised unresolved circulation issues. The application was continued to September 11, 2023, for the applicant to provide a list of open items and work with TTP and the Town Center.
  • 223-18 (Text Change – General Development Plans): Staff Vanita Mathur explained the consolidation of GDP standards, simplification of procedures, and elimination of GDP for small projects. The board discussed modifications (de minimis changes), validity periods (5 years per state statute), and a potential change to move community center special permits from ZBA to Zoning Board, but deferred that for future action. The amendment was approved unanimously.
  • 223-22 (Text Change – Substantial Renovation, Sidewalks, EV, Bicycle): The amendment defines substantial renovation, triggers for sidewalks, EV charging, and bicycle parking. The board discussed removing “infrastructure and mechanical devices” from the cost calculation, and clarifying the fee-in-lieu for sidewalks on state roads. The board approved the amendment with changes.
  • CSPR 1173 (100 Elm Croft Road – Old Pitney Bowes): Applicant proposes converting vacant office building to 256 apartments (26 BMRs). The board reviewed conditions regarding street trees, landscape plan, BMR affordability plan, parking (269 spaces, 12 EV), and bicycle parking. The board added a condition for a ground-level landscape plan. Approved unanimously.

Key Outcomes

  • 223-19 (Dolson Place): Approved 5-0 with conditions including Option 1 parking, historic preservation easement, landscape plan, and fence replacement.
  • 221-24 (Old Town Square Hotel): Continued to September 11, 2023, with direction to provide a list of open items and work with TTP and Stamford Town Center.
  • 223-18 (GDP Text Change): Approved 5-0 with minor edits to numbering and wording.
  • 223-22 (Substantial Renovation Text Change): Approved 5-0 with removal of “infrastructure and mechanical devices” from the definition.
  • CSPR 1171 (Viewing Deck): Approved 5-0.
  • CSPR 1173 (Elm Croft): Approved 5-0 with conditions as amended.
  • 223-20/21 (589 Bedford Street): Continued to September 11, 2023.
  • Minutes of July 10, 2023: Approved.

The meeting adjourned shortly after 11:00 PM.

Meeting Transcript

I'd like to welcome everyone and call tonight's zoning board meeting to order. I'm David Stein, Chair of the Zoning Board, and it is now 6:35 on July 31, 31st, 2023. The members of the board and the staff are holding this meeting by Zoom video conference. The public is in attendance both on video conference and by teleconference. I'd like to do a roll call first of the board and staff. Bill Morris. Here. Roseanne McManus. Here. Jerry. Present. Raquel Smith Anderson. Here, please. Vanita Mater. Here. Well, note that our land use Ralph Blessing is not with us tonight. During tonight's meeting, the board's microphones will be open throughout the meeting. Applicants' mics will be open during the public hearing portion of their application. However, I would ask each of the applicants to please mute their mics when not speaking in order to reduce the background noise. The first part of tonight's meeting is the public hearing during which the public will have the opportunity to speak. Each member of the public will be muted until it is your turn to speak. If you came in through Zoom, please use the raise your hand function, and you will be unmuted and called on when it's your turn. If you called in on one of the telephone conference call phone numbers that Zoom offers, please press star nine, and this will raise your hand so that we know you want to speak, and then press star six to unmute when it's your turn to speak. And her email address is the as in Victor Motor, M-A-T-H-U-R at Stamford C T dot gov. We would ask uh the public, please, uh, when you speak to state your name and address for the record and whether you are in favor of or opposed to the application. Uh the board requests that members of the public please limit your comments to three minutes so that everyone will have a chance to speak. Uh and so we can get out of here uh before 11 if we're lucky. Uh this meeting is being recorded and would be posted on the zoning board's website. You can find the agenda for tonight's meeting and the applications and other meeting materials by going to our website at www.stanford ct.gov slash zoning. Um I would like the record, please, to show that uh Raquel Smith Anderson is being seated as a voting member at tonight's meeting. The first application we have is application two two three-19, 22-24 dolson LLC, 24 Dolson Place, site and architectural plan and requested uses, special permit application for approval for addition of the Stanford Cultural Resources Inventory. Applicants proposing improvements to the facade and reconfiguration of the interior of the house to accommodate a third dwelling unit along with provision of associated parking pursuant to section 7.3vation. And I see uh we have Mr. Mazio with us. So please proceed. Uh good evening, everyone. Uh Ray Mazio, Redness and Mead uh on behalf of the owner uh Lu Solano. Um so Mr. Solano bought this property in May of last year. Um and has been pursuing uh uh since then a historic preservation application um to restore the the building uh to its uh former shaven and and uh and form um and in doing so is requesting um under the 7.3 uh regulations uh the the bonus of uh 0.6 units to get it from two and change up to uh allowing a third unit. Um and I'm sorry, I realized I didn't start sharing my screen here, um, which I will do now. So the property shown here on Dulson Place, um, it's just outside of Stanford's downtown, right across from the new police station. This is Stanford Suites here. Uh it's a it's a one-way road that goes from Bedford and then makes an L shape back towards uh North Street. There's street parking on both sides of the street. Um there are a lot of um either historic or at least historic looking uh homes and buildings uh on the street, um, including this one. Um I'm gonna try to go quickly through everything because I know there's a lot on the agenda tonight and a lot that wants to hopefully get decided tonight, including ours. Um, and since this one has been on your agenda twice already, I'm gonna assume that you've you've you've done your prep at least once already in anticipation of the hearing. Um I'll just go through some of the site photos. Um, this is the building here.

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