Stamford Zoning Board Meeting - September 19, 2023

The Stamford Zoning Board met on September 19, 2023, at 6:30 PM via Zoom. Chair David Stein presided. The board heard a presentation from the Water Pollution Control Authority (WPCA) on infrastructure capacity, deliberated on several zoning applications, and made decisions. Key votes included the approval of a hotel at 160 Atlantic Street, a text change regarding publicly accessible amenity space, and a motion that failed for a coastal site plan review due to lack of a supermajority.

Consent Calendar

• Approved minutes of July 31, 2023, as presented (5-0).
• Approved application 223-30 (City zoning text change) (5-0). The specific change was not detailed.
• Approved application 223-31 (text change for publicly accessible amenity space) as amended (5-0). Changes included clarifying board vs. staff approval, removing references to "zoning premium" and substituting "zoning bonus," adding provisions for unlit trails with limited lighting at trailheads, and allowing adaptive reuse modifications with fee-in-lieu for reduced amenity space.

Public Comments & Testimony

• Paul Arvoy (59 Lancer Lane) spoke against the 589 Bedford Street project (applications 223-20/223-21), arguing that Stamford does not need unaffordable studio apartments but rather affordable two- and three-bedroom units. He stated the project is wrong for the time and place.

Discussion Items

• WPCA Capacity Presentation (William Brink, Executive Director): Brink presented the WPCA’s current capacity, collection system upgrades, and future development impacts. He noted the plant has a design capacity of 24 million gallons per day (MGD) but operates at 13–17 MGD average daily flow, with a peak hydraulic capacity of 68 MGD. Annual average flow has remained flat over the past decade despite development, attributed to infiltration & inflow removal and more efficient fixtures. Brink stated the plant could serve an additional 13,000 people before reaching concerning levels (near 20 MGD). Board members praised the presentation and noted the WPCA is well-prepared to handle development. Raquel Smith Anderson raised odor concerns from sludge drying; Brink offered to investigate specific complaints.
• 589 Bedford Street (applications 223-20/223-21): Applicant Stavros Iavalis presented updates to a four-story residential building with 21 studios and 19 parking spaces. Changes included a parking management plan, balcony depth increased to 4.5 feet, designating 400 sq ft of amenity space as a kids' play area, tree well dimensions and flexi-pave notes, correcting planting heights, adding bike parking, and changing affordability from five 80% units to two 50% and three 80% units. The board expressed satisfaction. The public hearing was closed; the vote was deferred to the next meeting.
• High Grove Parking Garage (applications 223-24, 223-25, 223-26): Continued to October 16, 2023, at the applicant’s request to work with neighbors.
• Rock Rim Country Club (application 223-35): Continued to October 16, 2023, at the applicant’s request, with materials due by October 4.
• CSPR 1169 – 141 Downs Avenue: Applicant proposes to renovate and lift an existing residence to FEMA compliance, modify landscaping, and improve driveway access. A set of conditions was reviewed. Board members expressed concern about the impact of the new driveway configuration on deeded beach access for other property owners. The city attorney advised that deeded access is a private civil matter, not within the board’s jurisdiction regarding coastal area regulations. The board voted 3 in favor, 1 opposed, 1 abstention. The motion failed because a supermajority (4 votes) was required due to the absence of a positive harbor management recommendation. The outcome was left pending as staff planned to consult the law department on the vote count.
• Old Town Square LLC (application 221-24) – Hotel at 160 Atlantic Street: The board reviewed conditions for a proposed 11-story hotel (82 rooms, 10 suites, ground-floor restaurant) with special permits for FAR, setbacks, and large-scale development. Conditions included parking agreements for 60 off-site spaces at Bell Street, 24/7 valet and shuttle service, three EV charging stations, bike parking, historic preservation easement, and improvements to town center drive. The board approved the application 5-0.
• Roxbury Swim Club (administrative review): Request to convert a multi-use court to four pickleball courts, remove unpermitted parking, and add a patio. Approved 5-0 with no changes to hours or membership.

Key Outcomes

• Approved: Minutes of July 31, 2023; Text changes 223-30 and 223-31; Old Town Square LLC hotel (application 221-24) with conditions; Roxbury Swim Club administrative review.
• Failed (tentative): CSPR 1169 (141 Downs Avenue) received 3 yes, 1 no, 1 abstention; insufficient for supermajority. Staff to verify legal interpretation.
• Continued: 589 Bedford Street (vote deferred to next meeting); High Grove parking garage and Rock Rim Country Club to October 16, 2023.
• Next Meeting: October 16, 2023, at 6:30 PM via Zoom. Continuations and potential new public hearings for 210 Long Bridge Road (senior housing) and a marijuana dispensary at 1110 East Main Street were proposed.