Stamford Zoning Board Meeting – May 7, 2024: Multiple Applications Heard, Including Cannabis Dispensary and Senior Housing Text Change
STREAMING COPY IN PREPARATION — RECORDING AVAILABLE FROM THE ORIGINAL SOURCE
Stamford Zoning Board Meeting – May 7, 2024
The Stamford Zoning Board met on May 7, 2024, at 6:30 PM via Zoom, chaired by David Stein. The board considered four applications: a map change continuation, a map change for a West Avenue property, a city‑initiated text amendment to expand senior and disabled housing, and a special permit/coastal site plan review for a hybrid cannabis retail facility. Public testimony was heard on the West Avenue map change and the text amendment. The meeting ended during the question‑and‑answer portion of the cannabis application.
Consent Calendar
- None identified.
Public Comments & Testimony
- Application 223-42 (208 West Avenue map change):
- Kathy Kligler (21 Friar Tuck Lane) asked whether neighbors had been notified and raised concerns about property values, affordable apartment definitions, and rental costs.
- Monika Twal (37 Hanrahan Street) opposed the rezoning, questioning notification, the potential precedent for converting other RMF parcels, the need for a traffic study (given 9–11 proposed units), building height, light/air impacts, and the broad range of as‑of‑right uses in the NXD zone.
- Application 224-06 (Senior/Disabled Housing Text Change):
- Dan Lombardi (249 Hubbard Avenue, personal comments but informed by Hubbard Heights Association) supported the goal of senior housing but opposed the proposal as based on a false premise that 2,000‑sq‑ft units would be affordable. He cited a nearby small home priced at $750,000 and warned that new units could reach $1 million, benefiting developers rather than providing affordable housing.
- Barry Michelson (Idlewood Drive, representing Stamford for Neighborhoods) opposed the text change, arguing that it would undermine single‑family zoning protections, that the master plan already allows senior housing in many districts, and that the land‑use bureau acts as a "Trojan horse" for developers.
- Sue Halburn (30 Elmcroft Road) noted that the Villa on Rackerman Road and the Smith House nursing home operate on septic systems north of the Merritt Parkway, questioning why the proposed text change requires public sewers for senior housing when existing facilities use septic.
- Zach Overhalter (2475 Summer Street) supported the text change, calling it a modest and necessary reform. He argued that multifamily housing is more efficient in water, sewer, and traffic than single‑family homes, and that density restrictions should be loosened overall.
- Monika Twal (37 Hanrahan Street) again opposed, raising questions about income controls, the number of seniors reaching 55–65, current senior housing waitlists, exceptions for younger people with disabilities, and vague affordability definitions.
- Kathy Kligler (21 Friar Tuck Lane) supported senior housing but opposed opening the door to expensive developer‑led projects, calling for truly affordable senior housing.
- Susan Bell (Hope Street) opposed, stating that neighborhoods are being ruined by developers, that taxpayers are ignored, and that the text change should be rewritten.
- Patrick Casley (address not given) was generally supportive of senior living but concerned that density relaxations could allow effectively multifamily businesses in single‑family neighborhoods; he urged protective covenants.
- Gina Calabries (300 Seaside) supported the text change as a way to create middle‑income senior housing, citing her mother’s positive experience in a 55‑plus rental.
Discussion Items
- Application 224-08 (1600 Summer Street Map Change – Continuation):
- Attorney Lisa Feinberg requested a continuation to June 10, 2024 (corrected from June 24). The board granted the continuance without objection.
- Application 223-42 (208 West Avenue Map Change – RMF to NXD):
- Attorney Jay Klein presented on behalf of 208 West Avenue LLC, proposing to rezone a 4,000‑sq‑ft vacant lot from RMF to NXD to consolidate it with the adjacent self‑storage property at 11 Leon Place. The concept plan shows 9–11 apartment homes (currently limited to one or two units under RMF). The NXD zone allows as‑of‑right development for projects under 20,000 sq ft; a subsequent building permit would be reviewed by staff.
- Board questions: Parking (17 spaces for the concept, not shared with storage), possibility of below‑market‑rate units (if 10+ units), height (about 4 stories/45 ft), traffic study not required for fewer than 10 units. Staff noted the project aligns with the housing plan and master plan.
- Application 224-06 (Zoning Text Change – Senior/Disabled Housing):
- Ralph Blessing, City Land Use Bureau, presented: The proposal would add a new definition of "senior housing" (age 55+ or 62+, board to decide), streamline existing definitions, allow independent living facilities and residential care facilities as of right in sewered residential areas with special density standards (using a Residential Density Divider of 2,000 sq ft to encourage smaller units). It would also allow senior/disabled day programs as of right in houses of worship in residential districts, and by special permit as standalone uses. The proposal removes barriers for people with disabilities but retains protections against over‑density.
- Board discussion (Jerry Bozak, Bill Morris, Roseanne McManus, Raquel Smith‑Anderson): Raised concerns about whether the housing would truly be affordable without income controls, the appropriate age threshold (55 vs. 62), the interplay between senior and disabled definitions, the need for sewer connectivity (existing facilities like Schofield Manor and the Villa are on septic), and whether independent living should be by special permit rather than as of right. Staff indicated the board can modify the proposal. The board decided to continue the item to May 20 for further deliberation.
- Application 224-16 (Nautilus Botanicals – Cannabis Retail Special Permit & Coastal Site Plan Review):
- Leonard Brayman (attorney) and Connie De Bova (Nautilus) presented plans for an interior fit‑up and small second‑floor addition at 1308 East Main Street, converting a former restaurant into a hybrid medical/adult‑use cannabis dispensary. The building is partially in the AE flood zone; the project would move all uses to the second floor and install flood vents, with storage only on the ground floor. Parking would be restriped to provide 21 spaces (16 required). Traffic engineer Chris McLean testified that the net increase of about 73 trips during the evening peak hour would not noticeably affect traffic operations (LOS A/B). The applicant agreed to remove the existing pole sign, accept conditions on signage and stormwater, and maintain a security guard to patrol the parking lot during operating hours (10 AM–7 PM Mon–Sat, 11 AM–5 PM Sun) to prevent loitering and on‑site consumption. Board members queried about security after hours, flood mitigation details, and utilitiy elevations. The transcript ends before public comments or a vote.
Key Outcomes
- Application 224-08 (1600 Summer Street): Continued to June 10, 2024.
- Application 223-42 (208 West Avenue): Public hearing closed; the board indicated it would consider a vote later in the meeting (no vote recorded in the transcript).
- Application 224-06 (Senior/Disabled Housing Text Change): Continued to May 20, 2024.
- Application 224-16 (Nautilus Botanicals Cannabis Retail): Still in progress at the end of the transcript; no decision recorded.
Meeting Transcript
Yeah, thank you. David, I think we can get started. Okay. I'd like to welcome everyone and call tonight zoning board meeting to order. I'm David Stein, Chair of the Zoning Board, and it is 6 30 on May 6, 2024. The members of the zoning board and the staff are holding this meeting by Zoom video conference. The public is in attendance both by video conference and by telephone. First, I'd like to do a roll call of the board and the staff. Bill Morris. Here. Roseanne McManus. Here. Jerry Bozak. Here. Raquel Smith Anderson. Here. And now for our esteemed staff members, Ralph Blessing. Present. And Vanita Matter. Present. Okay. We have everyone here tonight. The board's microphones will be open throughout tonight's meeting. The applicant's microphones will be open during the public hearing for their application. However, I would ask the applicant to please mute their mics when not speaking in order to reduce any background noise. The first part of tonight's meeting is the public hearing during which the public will have an opportunity to speak. Each member of the public will be muted until it is your turn to speak. Here's the procedure for the public to let us know that you would like to speak. If you came in through Zoom, use the raise your hand function, and you'll be unmuted when it is your turn to speak. If you called in on one of the telephone conference call uh zoom numbers, please press star nine and this will raise your hand. And then when we call on you, press star six to unmute. If you have an issue trying to uh get in to speak, um please send Benita Matter a an email and she will uh try to help you get on. Um her email address is V Mater. That's V is in Victor, M-A-T-H-U-R at Stamford C T dot gov. Uh when members of the public speak, please give us your name and address for the record. Uh and whether you are in favor of or opposed to the application. The board requests that members of the public limit your comments to three minutes so that everyone will have a chance to speak. Tonight's meeting is being recorded and will be posted at the zoning board's website. And you can find the agenda for tonight's meeting and the meeting materials and other items related to tonight's meeting at our website. Umww.stamford ct.gov slash zoning. So if you want to see the application or the uh other materials, you can find them at our website. Um we are now uh going to uh go into the uh public hearing. And um, but before we do that, I'd like the record to reflect that uh Raquel Smith Anderson is seated as a voting member at tonight's meeting. The first application we have is application 224-08, summer street equity LLC, 160 1600 summer street map change. Applicants proposing to rezone 1600 summer street from the current RMF multifamily residence design and CL Limited Business to proposed CG General Commercial. Uh Roseanne, could you please read the uh planning board letter? Certainly. March 4th, 2024 to Mr. David Stein, chair City of Stanford Zoning Board regarding ZD application number 22408, uh 1600 summer street map change. Dear Mr.
openpublica.com