Stamford Zoning Board Meeting - December 3, 2024

On December 3, 2024, at 6:35 PM, the Stamford Zoning Board convened via Zoom. Chair David Stein presided. The meeting included an executive session regarding litigation on 900 Long Ridge Road (application 223-34), a public hearing on a historic preservation project at 31 Maple Tree Avenue (applications 224-01 and 224-02), and a discussion of proposed zoning text amendments (application 224-03). No votes were taken on any item.

Executive Session

• The board entered executive session at 6:39 PM to discuss pending litigation regarding the denial of application 223-34 for 900 Long Ridge Road (Long Ridge Road Property Owner LLC vs. City of Stamford Zoning Board). The session lasted until 7:30 PM. Present were the zoning board, staff (Ralph Blessing, Vanita Matur), law department attorney Cindy Yanger, and representatives from the applicant (attorney Bill Hennessy, Frank Craigill, Heen Yavari, Lena Gasari, John Triebert, Chris Fulham). No votes were taken during the session.

Public Comments & Testimony

• R.J. D'Angelis (resident at 35 Maple Tree Avenue) spoke on behalf of the neighboring condo association. He expressed general support for the 31 Maple Tree Avenue project but raised concerns about construction noise, debris, and potential impact on shrubbery along the property line. He requested assurances regarding construction hours and dust control. The applicant's attorney (Jay Klein) responded that a construction management plan would be filed prior to building permits and that the city's noise ordinance would be followed.

Discussion Items

• 31 Maple Tree Avenue – Historic Preservation Project (Application 224-02): Attorney Jay Klein presented the proposal to preserve the existing 1920s home (designated historic by HPAC) and construct four townhouses to the rear, totaling six units. The project would convert the historic structure into two two-bedroom homes and build four three-bedroom townhouses with attached garages. The applicant sought special permits under Section 8 (historic preservation incentives) for increased density (6 units vs. 4 allowed by right), reduced side and rear setbacks, and increased building height (4 stories, 34 feet, vs. 3 stories allowed). The text change (224-01) that would have allowed a turnaround/parking in front of the historic home was withdrawn after board consensus against it. The board discussed historic significance, height concerns, landscaping, parking, fire marshal review, and compliance with HPAC recommendations. The board requested additional information: heights of surrounding buildings (two on each side), a survey showing distance to neighboring building, renderings to illustrate the addition's visibility from the street, a dated fire marshal approval, and the HPAC letter of March 7, 2024, detailing compliance with national register criteria. The public hearing was continued to December 16, 2024, at 6:30 PM.

• Proposed Zoning Regulation Text Amendments (Application 224-03): Ralph Blessing presented a series of updates and clarifications to the zoning regulations. Key changes included:

  • Permitted obstructions: Adding generators, retaining walls, and ground/pole signs to the list of structures that can encroach into setbacks; clarifying corner lot restrictions.
  • Market value definition: For residential, use appraised value per tax assessor; for non-residential, use replacement value as determined by an appraiser.
  • Pet stores: Creating two categories (supplies-only vs. full-service, which would sell cats/dogs). Full-service pet stores would be allowed only in certain districts by special permit.
  • Corner lots (non-single-family): Redefining front/side yards so the shorter street frontage becomes the front yard and the longer street frontage becomes a side yard (with smaller setback), intended to improve development flexibility.
  • Public charitable institutions: Updated to “outpatient counseling, advisory health services and social services.”
  • Parking and transportation management plans: Moved to mobility section.
  • SRDN district minimum food shop requirement: Removed the 40,000 sq ft minimum to attract smaller grocery operators.
  • Mixed use buildings vs. development: Clarified that for multi-building developments, only mixed-used buildings can have 4 stories; others limited to 3. Minimum 10% non-residential floor area in mixed-use buildings.
  • Bike parking: Clarified that townhouses with garages need not provide separate bike parking; but bike storage rooms must include charging for e-bikes and meet fire rating requirements.
  • EV charging for townhouses: One parking space per unit must be wired for future EV charger (but not equipped).
  • Street tree bond fee: Reduced from $2,500 to $1,000 per tree.
  • Publicly accessible amenity space (PAS): Proposed to increase credit for public sidewalks on private property from 5% to 15% of PAS requirement; and to reduce fee-in-lieu for trails to $15 per sq ft (from $55). No decision was reached on the fee amount; board discussion was ongoing at transcript's end.

Key Outcomes

• Application 224-01 (Text Change): Withdrawn by applicant after board consensus against the turnaround space in front of the historic home.
• Application 224-02 (31 Maple Tree Ave): Public hearing continued to December 16, 2024, at 6:30 PM. Applicant to provide additional information: heights of surrounding buildings (two per side), survey showing distance to neighboring buildings, renderings showing addition relative to historic home, dated fire marshal approval, and HPAC letter from March 7, 2024.
• Application 224-03 (Zoning Text Amendments): Discussion ongoing; no action taken. Board to consider the proposed changes, including the fee-in-lieu amount for trails (blank in current draft).
• Executive Session: No decisions or votes; discussion only.