Stamford Zoning Board Meeting – November 14, 2023 (Noted as November 13th in Transcript)

Discrepancy Note: The meeting recording starts with Chair David Stein stating the date as November 13, 2023, at 6:30 p.m., while the user-specified date for this summary is November 14, 2023. This inconsistency is noted; the summary uses the user-provided date for the title but reflects the actual meeting date as recorded.

The meeting covered multiple applications, with the majority of time devoted to a public hearing on a large redevelopment proposal at 900 Long Ridge Road. The board also continued another application, approved routine items, and addressed correspondence.

Consent Calendar

• Minutes of October 16, 2023: Approved 5-0.
• Minutes of October 30, 2023: Approved 4-0 (one member absent).
• Minutes of the Special Meeting on November 2, 2023 (site walk): Approved 4-0.
• CSPR 1178 – Jeremy Bender, 243 Willowbrook Avenue: Reconstruction of rear deck with stairs and dry storage. Approved 5-0 subject to comments from Engineering, EPB, and DEEP.

Public Comments & Testimony (On Application 223-34 – 900 Long Ridge Road)

Over 30 members of the public spoke, nearly all in opposition. Key themes included:

• Traffic concerns: Many residents disputed the applicant’s traffic study, calling it self-serving, and cited existing congestion on Long Ridge Road, Vineyard Lane, and Wire Mill Road. Several requested an independent traffic audit.
• Density and scale: Opponents argued that 508 apartments (plus non-residential space) are incompatible with the surrounding single-family neighborhoods. They noted the project would house ~8% of the Turn of River area’s population at one address.
• Character of the neighborhood: Speakers stated the development would fundamentally alter the suburban character, contrary to the Master Plan’s direction to focus high density downtown.
• Infrastructure strain: Concerns about water supply, sewer capacity (citing recent sewage overflows), fire and police services, and strain on schools.
• Safety: Several parents expressed fear for children walking to school and at bus stops due to increased traffic.
• Renter/owner dichotomy: Some speakers argued renters have less “buy-in” to the community, while others noted the need for a pathway to homeownership.
• Environmental impact: Loss of mature trees, proximity to wetlands (only 25-foot buffer requested vs. recommended 100 feet), and stormwater management were raised.
• Support: A few attendees spoke in favor, emphasizing the need for housing and the project’s tax benefits. Letters of support were also entered into the record (not read aloud).

Discussion Items

Application 223-34 – 900 Long Ridge Road (The main agenda item)

• Project description: Redevelopment of an existing 230,000 sq ft office (currently ~30% occupied) into 508 apartments, ~20,000 sq ft of non-residential space, amenities, and a publicly accessible nature walk, all on a 36-acre site in the CD (Commercial Design) zone.
• Applicant’s presentation (Rick Redness, attorney; team including traffic engineer John Canning and land use attorney William Hennessy)
  • Responded to 14 written board questions and 7 additional questions from the site walk.
  • Committed to 6-foot sidewalks and 4-foot amenity strip per TTP; fire marshal letter with no issues; TTP approved shared parking and traffic demand management plan.
  • Presented tree removal/planting plan: 300+ new trees, including screening for four abutting neighbors (two signed agreements).
  • Building heights: new buildings at same or lower elevations than existing office. Density: 14 units/acre, lowest among Stamford’s multifamily zones.
  • Traffic: TTP verified the study; comparison to Palmer Hill (actual counts 31-43% lower than ITE estimates) and to existing office use (total daily trips almost identical: 2,377 vs 2,395). Saturday peak traffic is 25% lower than weekday.
  • Taxes: City revenues would increase; school impact low (2.5 public school children per 100 units based on recent local data).
  • Addressed opposition: criticized fearmongering and stated the project meets all Master Plan goals for redeveloping office parks.
• Board members’ questions and comments
  • Bill Morris: Expressed disappointment – expected a different design (e.g., townhouses) for the site; felt the apartment buildings belong downtown.
  • Roseanne McManus: Shared similar views, noting the site deserves a more creative approach.
  • Jerry Bozak: Raised concerns about the traffic study methodology; wanted to review the Kimley‑Horn report further before deciding. Also urged decorum toward public speakers.
  • Raquel Smith Anderson: Supported the principle of reuse but wanted options that include homeownership; suggested fewer units.
  • David Stein (Chair): Also favored residential development in CD zone but expected a better project for this location.
• Legal counsel (Bill Hennessy): Argued the application complies with all zoning criteria, including state law on “character” (must be defined by physical standards, not subjective opinions). Cited the 2021 state statute restricting denial based on character.
• No vote taken: The board left the hearing open to receive additional documents (hard copies of plans, electronic version) and responses to questions. The application will be continued to a future meeting.

Other Applications

• Nautilus Botanicals (cannabis dispensary): Held until November 27, 2023.
• Rock Roman Country Club (223-35): Continued to December 11, 2023.
• Applications 223-24, 223-25, 223-26: Listed as pending, no discussion.
• Application 223-36 (GT Taylor Street LLC): Continued to November 27, 2023, with a recommendation from the Planning Board to reduce parking spaces to increase open space.

Updates

• The DEEP review of the Magee Avenue boat storage application is ongoing.

Key Outcomes

• Application 223-34 (900 Long Ridge Road): Public hearing remains open. The applicant is to provide hard copies of all presentation materials to Chair Stein (other board members requested electronic copies). No vote was taken; the board will continue deliberating after reviewing the requested materials.
• Application 223-36 (Taylor Street): Continued to November 27, 2023, with a planning board recommendation.
• Routine approvals: Minutes and CSPR 1178 approved as noted under Consent Calendar.
• Next meeting: November 27, 2023, at 6:30 p.m. via Zoom.