Stamford Zoning Board Meeting - March 4, 2024: Presentation on Work Live Ride Legislation, Litigation Settlements, and 1911 Summer Street Applications

Note: The meeting took place on March 4, 2024, at 6:30 p.m., despite the user-provided timestamp indicating March 5, 2024. The transcript is authoritative.

The Zoning Board convened on March 4, 2024, at 6:30 p.m. via Zoom to hear a presentation on proposed state-level transit-oriented communities legislation, discuss two pending litigation matters, and consider a historic preservation project at 1911 Summer Street. The meeting included a public hearing segment and executive sessions for litigation.

Consent Calendar

• Minutes from February 26, 2024, were approved 4-0.
• Minutes from February 5, 2024, were approved 3-0 (member absent).

Public Comments & Testimony

• 1911 Summer Street Applications:
  • Judy Norwegian, president of Historic Neighborhood Preservation, expressed support, stating the project preserves historic character and provides needed housing, and urged approval of reduced setbacks.
  • Barry Michelson, principal of Stamford Neighborhoods Coalition, opposed, arguing the applicant should conform to existing zoning and that the parking study fails to address actual demand (15 bedrooms with only 5 parking spaces). He noted that under-parked buildings often lead to street parking spillover.
  • Paul Arvoy, resident, opposed, expressing skepticism that the project would reduce traffic or car ownership, and citing insufficient parking.
• Litigation Settlement (Barrage/Chapan Avenue):
  • Patrick Casley, resident, opposed the settlement approval without a public hearing, calling it a bad precedent.

Discussion Items

• Presentation on Work Live Ride Legislation (HB 5390): Pete Harrison from Desegregate CT presented an update on the proposed state bill to create transit-oriented community districts. Key points: the program is opt-in for municipalities; it includes zoning guidelines emphasizing missing middle housing, affordable housing incentives (30% deed-restricted as-of-right for private developments, 100% for nonprofit/religious entities), and an Office of Responsible Growth to coordinate state funding. The board asked questions about density requirements, the distinction between private and nonprofit affordable housing thresholds, and the as-of-right provisions. Harrison noted the public hearing at the state level was scheduled for March 6, 2024. No action was taken by the board.
• Pending Litigation – Barrage (302-312 Chapan Avenue): Attorney John Leiden presented a proposed settlement for a 2021 historic density bonus approval that had been appealed by a neighbor. Terms: reduce units from five to four, meet parking on-site (including tandem spaces), install bollards, restrict certain uses (e.g., pornographic), and implement landscaping and safe ingress/egress measures. The board took public comment and then unanimously (5-0) voted to approve the settlement after an executive session.
• Pending Litigation – 900 Old Long Ridge Road: No substantive details were discussed publicly. The board entered an executive session lasting from 7:36 p.m. to 8:38 p.m. No votes were taken.
• 1911 Summer Street Applications (Text Change to Section 7.3 and Site Plan): Jason Klein (attorney), Elena Kalman (architect), Matthew Pop (landscape architect), and John Canning (traffic engineer) presented. The proposal: preserve an 1100-year-old historic house (built 1914) and add four three-bedroom townhomes with parking (5 spaces total – one per unit plus one guest). The applicant seeks amendments to Section 7.3 of the zoning regulations to allow reduced parking setbacks and open space standards (usable open space of about 1,000 sq. ft. with a minimum dimension of 16 ft. instead of 20 ft.). The Planning Board and Historic Preservation Advisory Commission (HPAC) had previously reviewed the project; HPAC suggested design changes. The board requested additional color elevations, a three-dimensional rendering of the rear (south) elevation, and photos of the adjacent property. The applicant agreed to provide these. The board continued the applications to the next meeting.

Key Outcomes

• Approved settlement in the Barrage/Chapan Avenue litigation (vote 5-0). The settlement will be filed in court and includes reduced unit count, on-site parking, and use restrictions.
• No action on the Work Live Ride presentation (informational only).
• No vote on the 900 Old Long Ridge Road litigation after executive session.
• Continued applications 223-39 and 223-40 (1911 Summer Street) to the March 25, 2024 meeting to allow the applicant to provide additional materials (color elevations, three-dimensional renderings, photos, and responses to board and public comments).
• Next meeting scheduled for March 25, 2024, at 6:30 p.m. via Zoom, with the continued Summer Street applications and possibly new dispensary applications (417 Shipman Avenue and 389 West Main Street).