Stamford Zoning Board Meeting - November 5, 2024

The Stamford Zoning Board met on November 5, 2024, at 6:36 PM via Zoom, chaired by David Stein, with members Bill Morris, Roseanne McManus, Jerry Bozak, Raquel Smith Anderson, and Vanita Mathur (staff). The meeting began with an executive session (6:40–7:17 PM) to discuss pending litigation regarding 900 Long Ridge Road (no votes taken). Public hearings were held for two major applications: conversion of 460 Summer Street to 40 apartments, and construction of a 280-unit residential building with retail at 74 Broad Street. A text amendment on below-market-rate housing was continued. The board also approved a section 10 text amendment on non-conforming buildings, approved the 460 Summer Street application with conditions, and granted a time extension for a Pacific House supportive housing project.

Public Comments & Testimony

• 460 Summer Street: Michael Moore (President, Stamford Downtown) expressed support, citing reduction of vacant office space and enhancement of public realm. Angelo Bochanis (545 Bedford Street) supported the conversion, noting underutilized office space and housing demand. Monica Twal (37 Hanrahan Street) opposed the project, raising concerns about delivery vehicle access, traffic congestion, and lack of family-friendly housing. Zachary Overholser (2475 Summer Street) supported the conversion but urged more housing and less parking.
• 74 Broad Street: Zachary Overholser supported the project but strongly criticized the parking plan, arguing that excess parking harms urban design and that nearby garages have ample capacity. Michael Moore (Stamford Downtown) read a letter in support, emphasizing activation of Summer Street and pedestrian safety improvements. Angelo Bochanis supported the project, citing housing and retail benefits but requesting better bus stop amenities and sidewalk access during construction. John Leiden (attorney for Ladado interests) supported the project but requested a condition that the northern amenity/retail space be publicly accessible. Monica Twal opposed, arguing the project would choke the Ferguson Library, increase congestion, and is not affordable housing. Alice Knapp (CEO, Ferguson Library) strongly supported the project, noting collaboration with the developer and expected benefits to library patronage. Heather Kavanaugh (President & CEO, Stamford Chamber of Commerce) supported the project, highlighting its economic benefits and need to support downtown businesses.

Discussion Items

• 460 Summer Street (Application 224-33): Applicant Ray Mazio presented revised plans including increased landscaping, addition of wood-grain cladding, and improved facade treatment. Board members expressed satisfaction with changes, though Chair Stein preferred painting the concrete facade. Public comments were generally supportive. The board then reviewed conditions and approved the application.
• 74 Broad Street (Application 224-32): Applicant Richard Redness and Ray Mazio presented plans for a seven-story building with 280 apartments, 5,722 sq ft retail, below-grade parking, and amenities. Key discussions included:
  • Pedestrian walkway: A raised, lit pathway from Broad Street through the site to Spring Street to improve access to Ferguson Library parking. Board requested a detailed plan to be brought back for approval.
  • Library parking: Developer agreed to work with library on shared parking (including ADA spaces) and a parking management plan to be approved by the board prior to certificate of occupancy.
  • Street trees: Only 10 of 19 required trees proposed; board requested more trees and a revised landscape plan including a rain garden and native plants.
  • Bike parking: Class A bike parking needs to be relocated closer to the entrance; EV spaces location debated due to fire marshal concerns. Board requested revised plans.
  • Sustainability scorecard: Provided late; board requested it be reviewed.
  • Traffic study: Outstanding issues with TTP comments; traffic consultant expects no significant impact but will respond fully. Application continued to November 18, 2024.
• Section 10 Text Amendment: Vanita Mathur presented revisions to address board concerns: adjusted residential density divider for CC/CG districts from 600 to 700 for on-site BMR units, and modified light-and-air requirement to allow board discretion for reductions (instead of automatic exemption). The board approved the amendment as revised, including addition of the IPD district.
• Below-Market-Rate (BMR) Text Change (Application 224-24): Continued to November 18, 2024, due to timing constraints.

Key Outcomes

• Executive Session: No votes taken; discussion on 900 Long Ridge Road litigation.
• Minutes Approval: Minutes from October 21, 2024, approved unanimously.
• Section 10 Text Amendment (Application 224-10): Approved 5-0 as revised, including new density dividers and light-and-air discretion.
• 460 Summer Street (Application 224-33): Approved 5-0 with conditions including:
  • Final affordability plan for 4 BMR units at 50% AMI.
  • 34 parking spaces (including 2 EV spaces) with staff approval to eliminate one space if needed.
  • 12 class B bike spaces; bicycle parking maintenance agreement on land records.
  • Compliance with TTP, EPB, Engineering, Fire Marshal, and WPCA comments.
  • Landscape and lighting plans to be finalized with staff.
• Pacific House Time Extension (Application 220-40): Approved extension to November 2, 2025.
• Next Meeting: Scheduled for November 18, 2024, with continued hearings on 74 Broad Street, BMR text change, and new applications.