Stamford Zoning Board Meeting - October 31, 2023

Note: The transcript indicates the meeting was held on October 30, 2023, but the instruction specifies October 31, 2023. This summary uses the specified date.

The meeting was called to order by Chair David Stein at 6:30 PM on October 31, 2023, via Zoom. The board reviewed three major applications: a senior housing complex at 210 Long Ridge Road, a large apartment redevelopment at 900 Long Ridge Road, and a hybrid cannabis retail dispensary at 1110 East Main Street. A brief administrative review of a public access plan for C View was also conducted.

Public Comments & Testimony

On Application 223-28 (Senior Housing, 210 Long Ridge Road):

• Francis Lane (40 Clinton Avenue) asked how the $1.7 million fee-in-lieu was calculated.
• Michael Kelleck (Hunting Lane) inquired about security plans for the public walking trail (cameras, dawn-to-dusk access).
• Susan Bach (35 Green Circle) questioned the need for another nursing home and affordability.
• Jeanette Villichnanski (125 Idlewood Drive) requested a new biological impact study for wetlands, citing the 2019 report only covered the upper half of the property. She also noted tree removal and asked for dark sky initiatives.
• Stephen Gost (Board of Rep, District 18) expressed concern about tree removal, the city's tree inventory, and the BMR calculation (fee-in-lieu of $1 million was mentioned, implying 4 units; later clarified to be $1.7 million for 5.5% of independent living units).
• Sue Halburn (South End) asked about public parking for trail users, pets, and hours of access.
• Paula Waldman (110 Old North Stamford Road) requested more environmental consideration, noting light impact and ecological value of trees.
• Kathy Fligler (21 Friar Tuck Lane) asked about downstream flooding impacts from the Rippowam River.
• Alan Eisenberg (85 Partridge) asked about LEED certification and solar panels.
• Monika Twal (37 Hanrahan Street) raised concerns about the river walk, tree removal, electric vehicle charging, playground, and emergency vehicle access.
• Jeffrey Stella (300 West Broad Street) asked about price points.
• Michael Yasenda (705 Hunting Ridge Road) asked about unit sizes, garages, and management.

On Application 223-34 (900 Long Ridge Road, 508 apartments):

• Many residents opposed the project, citing traffic, density, environmental impact, and incompatibility with the suburban character.
• Alan Eisenberg (85 Partridge) asked about outdoor play areas.
• Paul Arvoy (59 Lancer Lane) urged delay due to upcoming charter revision and master plan review, and said the area needs homes, not apartments.
• Elizabeth McAuley (18 Walter Wheeler Drive) noted previous wildlife habitat certification and requested recertification.
• Patrick Casley (23 Vineyard Lane) analyzed traffic and tax data, argued the project would urbanize the area, and suggested a smaller condo development.
• Michael Kelleck (Hunting Lane) opposed the density, saying apartments belong downtown, cited traffic on Vineyard Lane, and asked about school bus access.
• Barry Michelson (Idlewood Drive) noted a pending lawsuit on CD district residential density and urged respect for existing zoning protections.
• Bernard Gleiche (Sawmill Road) opposed the size and density, and asked for a breakdown of the 508 units.
• Kathy Fligler (21 Friar Tuck Lane) said the project does not benefit Stanford residents and asked for more imaginative, country-like development.
• Monika Twal (37 Hanrahan Street) opposed because of wildlife, traffic, Merritt Parkway historic status, and emergency vehicle access.
• Jackie (last name not given) commented on the architecture.
• Gil Oles (commercial real estate broker) supported the project, noting oversupply of office space and tax benefits.
• Andrew Shirta (1145 River Bank Road) questioned traffic study numbers, said the density should be reduced, and asked for more affordable housing.
• Jeanette Villichnanski (125 Idlewood Drive) again requested a biological impact study, conservation design, and dark sky lighting.
• Christy Genatazio (92 Doolittle Road) opposed, citing foot traffic and school safety.
• Joe Di Polito (881 Long Ridge Road) mentioned water pressure issues and traffic.

On Application 223-32 (Nautilus Botanicals, cannabis dispensary):

• Many residents opposed the dispensary, citing proximity to schools, traffic, crime, and the existence of three other dispensaries in Stamford.
• Anthony Febles (representing First Fairlawn Condominium Association) strongly opposed, arguing public necessity was not met, traffic is already severe, and the neighborhood is already impacted by illegal activity. He noted 120 petitions submitted.
• Isabel Dutan (Ten River Drive) opposed, saying it would not benefit the community.
• Yvette Bowie (251 West Mainland Street) opposed due to proximity to schools and traffic.
• Nigdal Yell (Standish Road) opposed, citing parking issues on Standish Road and the inadequacy of off-site parking.
• Susan Bach (Green Circle) opposed, saying it's too close to families and parks.
• Barry Michelson (Idlewood Drive) noted the pending lawsuit on cannabis regulations.
• I mean Haring (1072 East Main Street) detailed traffic and parking concerns, and said four dispensaries in 2.8 miles is unacceptable.
• Monika Twal (37 Hanrahan Street) called the proposal a "calamity" and criticized the board for not listening.
• Alison Krongaard (1011 Washington Boulevard), a breast cancer patient, spoke in support, saying she cannot find needed medicine at existing dispensaries and urged approval.
• Gustavo Castaño (1080 East Main Street) opposed, citing children and safety.
• Catherine Barrios (3 Cambridge Road) described the difficulty of exiting the site and crossing East Main Street.
• Nina Smagina (235 Seaton Road) opposed, saying property values will drop and crime will increase.

Discussion Items

Application 223-28 (Senior Housing, 210 Long Ridge Road):

• The applicant (Richard Redness) presented final site plan details, including a public walking trail, street trees, bus shelters, and a 15-foot easement for a future river walk.
• Board members discussed tree preservation, landscaping bonds, and public parking. Board member Bill Morris proposed a recertification of landscaping three years after certificate of occupancy.
• The board confirmed the project includes 32 valet parking spaces and 187 self-parking spaces, with four public parking spaces.
• The fee-in-lieu of affordable housing was calculated at $1.7 million (5.5% of independent living units, per recent regulations).

Application 223-34 (900 Long Ridge Road):

• The applicant provided a detailed presentation on the history of the CD zone, traffic analysis, tax benefits, school impacts, and landscape plans.
• Board members requested a site visit to better understand the property context. A special meeting was scheduled for Thursday, November 2, 2023, at 1:00 PM at the site.
• The board also requested additional information: a revised traffic study with marked changes, street tree calculations, tree removal vs. planting numbers, BMR calculation chart, location of bike rooms, and clearer building identification on plans.
• Chair David Stein noted that the public hearing would be continued to the next regular meeting on November 13, 2023, with the site visit being informational only.

Application 223-32 (Nautilus Botanicals, cannabis dispensary):

• The applicant (Lisa Feinberg) presented additional information on landscaping, parking (6 on-site, 10 off-site), traffic analysis, and operational limits (reduced hours, no adult-use sales 2-4 PM weekdays, online ordering, delivery).
• Board member Bill Morris questioned the adequacy of parking despite compliance with regulations. He asked corporation counsel for guidance on whether the board could reject an application if it believes parking is insufficient, and requested a legal opinion on police power in land use decisions.
• Board member Raquel Smith Anderson asked about the percentage of Stamford residents expected as customers; the applicant could not provide an estimate.
• The hearing was closed but continued pending responses from the law department on the two questions.

C View (Administrative Review of Public Access Plan):

• The applicant presented a plan to improve the connection from the street to the boardwalk, including painted markers, lighting, and signage.
• Board members discussed lighting standards. It was agreed to leave final lighting approval to staff after the building is completed.

Key Outcomes

Application 223-28 (Senior Housing, 210 Long Ridge Road):

• Approved 4-0 with conditions including: construction of sidewalk, bus shelters, landscape maintenance recertification at three years, fee-in-lieu of $1.7 million, conservation easement along the river, public access easement, and adherence to noise and parking requirements.

Application 223-34 (900 Long Ridge Road):

• Continued to the next regular meeting on November 13, 2023. A special site visit is scheduled for November 2, 2023, at 1:00 PM. The board requested additional documentation from the applicant.

Application 223-32 (Nautilus Botanicals):

• Public hearing closed but continued to allow the board to obtain a legal opinion from corporation counsel on: (1) the definition of police power in land use decisions, and (2) whether the board can reject an application that meets parking requirements if it deems parking insufficient. The vote will occur after receiving the legal opinion.

C View (Public Access Plan):

• Approved 4-0 with the condition that final lighting approval be determined by staff after the building is completed.