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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Stamford Zoning Board Meeting - October 1, 2024: Text Changes, Litigation, and Public Hearings

Zoning Board — Tuesday, October 1, 2024

BodyStamford, Connecticut

SessionZoning Board

DateTuesday, October 1, 2024

StatusFILED

Video Record

0:00 / 3:26:08

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:20

Benita, I'm a co-host.

0:22

Yes, you are.

0:23

Okay.

0:24

Thanks.

0:35

Oh, it was going dark.

0:37

David, you muted yourself and you took yourself off screen.

0:59

He's back.

1:01

I'm back.

1:02

Can we start?

1:03

We're ready.

1:05

Okay, sorry for that, guys.

1:07

I'd like to welcome everyone and call tonight's zoning board meeting to order.

1:11

I'm David Stein, chair of the zoning board, and it is 634 on September 30, 2024.

1:19

The members of the board and the staff are holding this meeting by Zoom video conference.

1:24

The public is in attendance both on the video conference and by teleconference.

1:30

I'd like to do a roll call of the board and the staff.

1:33

Bill Morris?

1:35

Here.

1:36

Roseanne McManus.

1:38

Here.

1:38

Raquel Smith Anderson.

1:41

Here.

1:42

I'll note Jerry Bozak from the board is not with us tonight.

1:47

And now for the staff, Ralph Blessing.

1:50

Present.

1:51

And Vanita Matter.

1:56

During tonight's meeting, the board's microphones will be open throughout.

2:01

Applicants' mics will be open during the public hearing for their application.

2:06

However, I would ask the applicants to please mute their mics for not speaking in order to reduce background noise.

2:27

Each member of the public will be muted until it is your turn to speak.

2:40

And you will be unmuted by uh Benita Matter when it's your turn to speak.

2:46

If you called in on a telephone conference call phone number, one of the Zoom phone numbers, please press star nine, and this will raise your hand, then press star six to unmute when it is your turn.

2:59

If you have a problem getting in, um you can email Benita and uh her email address is V Mater.

3:10

That's V is in Victor, M-A-T-H-U-R at Stanford C T dot gov.

3:17

And she will um try to uh um get you on.

3:22

Uh when speaking for members of the public, when you speak, please state your name and address for the record and whether you afford it or against the application.

3:32

Uh the board requests that members of the public limit your comments to three minutes so that everyone will have a chance to speak.

3:39

Uh this meeting is being recorded and will be posted on the zoning board's website.

3:45

You can find the agenda for tonight's meeting, uh, the applications and the other uh application materials by going to our website at www.stanford ct.gov slash zoning.

4:04

Um the first um I'll first uh please have the minutes reflect that uh Raquel Smith Anderson is seated as a voting member for tonight's meeting.

4:17

Um the first item we have is a discussion regarding pending litigation in the matter of butter holding five LLC doing business as butter cannabis versus the zoning board of the city of Stanford.

4:31

That was application two two three-4-6.

4:35

Um if uh people may remember this is the uh application for a dispensary near the Yearwood Center, and uh which the board denied.

4:48

And uh after that the applicant then um filed suit against the board.

4:53

Um we are um going we would like to go into executive session to discuss a possible settlement of that litigation.

5:04

Um, can I get a motion, please, to go into executive session?

5:12

Okay, uh all in favor say aye.

5:17

Okay, it's approved four zero.

5:19

Um, we are going to go into executive session to discuss this and um as soon as we can.

5:29

So uh for people who are waiting to speak.

5:33

Um as we get through with this, we'll be on to the uh the public hearing.

5:42

We are leaving this one.

5:43

Yeah, okay.

30:37

But you're muted.

30:43

Better now.

30:44

Much better.

30:45

Oh.

30:46

Um can I get a motion to uh come out of executive session, please.

30:54

So moved.

30:57

Okay.

Discussion Breakdown — Share of Meeting

Zoning███████████████████████████████████████████43%

Parking███████████████15%

Planning and Zoning█████████9%

Pending Litigation████████8%

Cannabis Regulation██████6%

Zoning Board█████5%

Procedural████4%

Housing███3%

Electric Vehicle Infrastructure██2%

Summary of Proceedings

Stamford Zoning Board Meeting – October 1, 2024

Note: The meeting was called to order by Chair David Stein at 6:34 PM on September 30, 2024, but the official meeting date per the agenda is October 1, 2024. This summary uses the provided date.

The Zoning Board convened via Zoom to discuss several zoning text amendments, pending litigation, and other applications. Key actions included approvals of amendments to the zoning purpose section, electric vehicle charging station regulations, the HT district text, and parking requirements. A text change regarding non-conforming uses was continued for further refinement.

Executive Session – Pending Litigation

The board entered executive session from 6:36 PM to 7:02 PM to discuss a potential settlement in the case of Butter Holding Five LLC (Butter Cannabis) vs. Zoning Board (Application 223-46). No votes were taken, and no action was taken on the settlement at this meeting.

Public Comments & Testimony

On Application 224-29 (Purpose Section Text Change)

Barry Michelson (Idlewood Drive, representing the Stanford Neighborhood Coalition) supported the revised language, noting it aligns with state statute and city charter, including protections for property values and preventing undue concentration of population.
Monica Twal (37 Hanrahan Street) emphasized the need to protect taxpaying citizens and criticized excessive developer influence.
Dave Adams (Flint Rock Road) supported the compromise, noting it aligns with state statute.
Sue Halpern (Alm Craft Road) thanked staff and the Board of Reps for the compromise.
Zachary Overholzer (2475 Summer Street) opposed the changes, arguing the Stanford Neighborhood Coalition is anti-housing and anti-renter, and that the preamble weakens density and environmental goals.

On Application 224-10 (Non-Conforming Uses/Buildings Text Change)

Barry Michelson opposed, arguing the board should follow state statutes (Section 8-6) and that the proposed changes abrogate board authority and improperly shift power to the Zoning Enforcement Officer (ZEO).
Dave Adams expressed concern about as-of-right approvals giving too much power to developers.
Sue Halpern raised a concern about Section 10 F2 exempting residential conversions from light and air requirements.
Monique Cartolo (37 Hanrahan Street) opposed, arguing it removes board discretion, concentrates power with the ZEO, and may harm community welfare.
Gina Calabrses (Seaside Avenue/Cove Road) noted a drafting error (triple negative in sign section) and worried about individual ZEO discretion, potential for graft, and timing before a new comprehensive plan.
Kevin McGuire (50 Leonard Street) spoke in favor, citing the need for streamlined conversion of obsolete buildings, reduced regulatory costs, and addressing the housing crisis.

Discussion Items

Application 224-29: Zoning Text Change – Purpose Section (Section 1A)

Staff (Ralph Blessing) presented a compromise version after discussions with the Board of Representatives. The revised language reinserts references to property values, sustainability, historic preservation, and other factors. The Planning Board recommended approval.
Board members expressed comfort, noting the compromise is acceptable. Some concerns about property values as a primary consideration were discussed, but staff noted it is balanced by other factors.
Vote: Approved 4-0 as presented.

Application 224-23: Zoning Text Change – Electric Vehicle Charging Stations (Volta Charging LLC)

Staff presented revised language addressing previous board concerns: purpose to facilitate subsidized charging, separation of commercial and residential standards (commercial allowed in parking lots, residential only in parking structures), driver safety language, and decommissioning plans.
Board questions focused on whether this would come to the Zoning Board; staff clarified it sets standards and future installations would be administrative.
Vote: Approved 3-1.

Application 224-11: Zoning Text Change – HT (High Technology) District

Staff summarized changes from original proposal: reduced maximum lot coverage from 85% to 75%, simplified development standards, reduced residential density dividers to encourage larger units and homeownership. Maximum residential FAR set at 0.35. Maximum units under various scenarios: senior housing up to 438 units, homeownership up to 391 (on-site BMR) or 365 (off-site), rental up to 365/342. Parking requirements differ by type.
Board discussion focused on parking for homeownership vs. senior housing. Bill Morris expressed concern about increased car generation. Other members noted transit accessibility and the trade-off for more homeownership. Staff noted that off-site improvement contributions would be negotiated during site plan review.
Minor corrections: "vehicles" to "vehicle" and a comma added.
Vote: Approved 3-1.

Application 224-19: Zoning Text Change – Parking Requirements

Staff presented changes: reduced parking spaces for studio apartments in Category 1 (from 1.0 to 0.85 for market rate, 0.75 to 0.6 for BMR); allowed parking in front yards outside building lines in certain residential districts (R10-R5) to reduce impervious surfaces; other revisions based on law department and parking study.
Luke Buttonweezer (Transportation Planner) presented occupancy data from city garages showing significant excess capacity, supporting reduced parking requirements. Board members expressed some concerns about three-bedroom reduction from 1.5 to 1.25 and front yard parking, but staff argued it reduces drainage issues.
Vote: Approved 4-0 as amended.

Application 224-10: Zoning Text Change – Non-Conforming Uses, Buildings, and Lots

This item was previously heard as a public hearing and continued. The board discussed concerns about as-of-right approvals shifting authority from the board to the ZEO. Members (Raquel Smith Anderson, Roseanne McManus) felt the text needed more work to ensure design controls (screening, landscaping) are maintained. Staff suggested possible threshold sizes or site plan approval as a middle ground.
Decision: The item was continued to the next meeting for further refinement. No vote taken.

Application 221-24: Extension of Time – 160 Atlantic Street (Old Town Square LLC)

Request for one-year extension of time for the project, which was set to expire October 4, 2024.
Vote: Approved 4-0.

Key Outcomes

Approved (4-0): Purpose Section Text Change (224-29), Parking Text Change (224-19), Extension for 221-24.
Approved (3-1): EV Charging Text Change (224-23), HT District Text Change (224-11).
Continued: Non-Conforming Uses Text Change (224-10) for further discussion at a future meeting.
No Action: Settlement discussion for Butter Holding litigation.

Note: The board also approved the minutes of the September 9, 2024 meeting.

Meeting Transcript

Benita, I'm a co-host. Yes, you are. Okay. Thanks. Oh, it was going dark. David, you muted yourself and you took yourself off screen. He's back. I'm back. Can we start? We're ready. Okay, sorry for that, guys. I'd like to welcome everyone and call tonight's zoning board meeting to order. I'm David Stein, chair of the zoning board, and it is 634 on September 30, 2024. The members of the board and the staff are holding this meeting by Zoom video conference. The public is in attendance both on the video conference and by teleconference. I'd like to do a roll call of the board and the staff. Bill Morris? Here. Roseanne McManus. Here. Raquel Smith Anderson. Here. I'll note Jerry Bozak from the board is not with us tonight. And now for the staff, Ralph Blessing. Present. And Vanita Matter. During tonight's meeting, the board's microphones will be open throughout. Applicants' mics will be open during the public hearing for their application. However, I would ask the applicants to please mute their mics for not speaking in order to reduce background noise. Each member of the public will be muted until it is your turn to speak. And you will be unmuted by uh Benita Matter when it's your turn to speak. If you called in on a telephone conference call phone number, one of the Zoom phone numbers, please press star nine, and this will raise your hand, then press star six to unmute when it is your turn. If you have a problem getting in, um you can email Benita and uh her email address is V Mater. That's V is in Victor, M-A-T-H-U-R at Stanford C T dot gov. And she will um try to uh um get you on. Uh when speaking for members of the public, when you speak, please state your name and address for the record and whether you afford it or against the application. Uh the board requests that members of the public limit your comments to three minutes so that everyone will have a chance to speak. Uh this meeting is being recorded and will be posted on the zoning board's website. You can find the agenda for tonight's meeting, uh, the applications and the other uh application materials by going to our website at www.stanford ct.gov slash zoning. Um the first um I'll first uh please have the minutes reflect that uh Raquel Smith Anderson is seated as a voting member for tonight's meeting. Um the first item we have is a discussion regarding pending litigation in the matter of butter holding five LLC doing business as butter cannabis versus the zoning board of the city of Stanford. That was application two two three-4-6. Um if uh people may remember this is the uh application for a dispensary near the Yearwood Center, and uh which the board denied. And uh after that the applicant then um filed suit against the board. Um we are um going we would like to go into executive session to discuss a possible settlement of that litigation. Um, can I get a motion, please, to go into executive session? Okay, uh all in favor say aye. Okay, it's approved four zero. Um, we are going to go into executive session to discuss this and um as soon as we can. So uh for people who are waiting to speak.

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