Stamford Zoning Board Regular Meeting – March 4, 2025

Note: The transcript records the meeting as March 3, 2025, but the provided instructions specify March 4, 2025. This summary uses the specified date.

The Stamford Zoning Board held a regular meeting on March 4, 2025, chaired by David Stein. The meeting included a detailed update on the Below Market Rate (BMR) program, several extension requests, a discussion on the University Research Overlay District (UROD), and administrative items. No public hearings were held.

Public Comments & Testimony

• None. There was no public hearing or public comment period.

Discussion Items

Below Market Rate Program Update

Emily Gordon presented a comprehensive update on the BMR program for calendar year 2024. Key points:

• The board approved six projects with Section 7 obligations, totaling 90 on-site BMR units (88 rentals, 2 ownership). An additional $350,654 was committed from two projects as partial fee-in-lieu payments. 100% of approved projects provided on-site units.
• The Stanford Affordable Housing Trust Fund committed to two 100% affordable projects (New Neighborhoods and Pacific House) leveraging major state/federal funding. The per-unit subsidy from fee-in-lieu was noted as $150,000–$200,000; the trust fund projects produced equal or greater value (7–10 times for Pacific House).
• Compliance reports from 748 on-site rental units showed a 1.7% vacancy rate as of December 31, 2023. Waitlists are longest for one-bedroom (1,000) and two-bedroom (1,096) units, with three-bedroom waitlists at 467 but limited availability (e.g., 22 units).
• 89% of units serve households at or below 50% of Area Median Income (AMI). A mismatch exists: 120 households earn <25% AMI but only 9 units serve that income level, indicating need for deeper affordability.
• Average BMR rents range from 40%–60% of market rate. Studios rent at 59% of market, three-bedrooms at 40%, creating a potential disincentive for larger units.
• Parking: Studios through two-bedrooms average one or fewer registered vehicles; three-bedrooms have more, suggesting parking requirements may be excessive for larger units.
• Board members questioned data on applicant residency (priority for Stanford workers/residents) and differentiation between need vs. preference on waitlists. Staff noted data limitations but will provide the full report.

Extension of Acting CEO Daniel Trapp

The board approved a one-month extension for Acting CEO Daniel Trapp through April 14, 2025, pursuant to Section 1.C.4 of zoning regulations, due to ongoing difficulties in hiring a permanent CEO. The vote was 4-0. Discussion included board involvement in the hiring process.

Extension of Time – 222-24C View House (68 Sea View Avenue)

Attorney Bill Hennessey requested a one-year extension to May 25, 2026, citing technical and financial feasibility challenges including road reconstruction, BMR obligations, and a required costly modification to the parking garage to address flood zone compliance (sliding off a corner). The board approved the extension 4-0.

Extension of Time – 980 Hope Street (Final Extension)

The applicant requested a final one-year extension to April 25, 2026, for a mixed-use redevelopment. Staff noted the applicant is working on consultants and bidding permits. The board approved 4-0, with staff to remind the applicant this is the final extension.

Release of Escrow Funds to Harbor Management Fund

A request was approved to move funds from a non-interest-bearing escrow account (related to Stamford Media Village, 860 Canal) to the city’s Harbor Management Fund, an interest-bearing account restricted to water-dependent uses. The Harbor Management Commission concurred. Approved 4-0.

Administrative Approval of Sign for Stamford Hospital

A 5’ x 11’ non-illuminated monument sign for the Bennett Medical Center/Whittingham Pavilion was approved administratively. Approved 4-0.

Extensions of Escrow for St. John’s Towers Fee-in-Lieu Funds

Two applications sought final one-year extensions for fee-in-lieu funds held in escrow for St. John’s Towers rehabilitation:

• Application 218-19 (Lennar/Smythe Building, $4.4 million): Approved 3-1 (Jerry Bozak opposed).
• Application 213-44 (Rich Capelli/Atlantic Station, $3.3 million): Approved 4-0. Representatives Nick Viti and Noel Cook updated the board on a new plan: a 100% affordable redevelopment of the St. John’s site with 351 units (including 90 three-bedroom units), leveraging the $7.7 million in escrow as part of a $195 million total cost. A GDP application is expected by the end of March 2025. Board members expressed frustration over the long delay (since 2019) but noted the project’s potential. The relocation plan for existing tenants was discussed.

Review of Proposed University Research Overlay District (UROD)

Leah Kagan (Office of Economic Development), Jennifer Orlicoff (UConn), and Robert Corbett (UConn) presented a zoning text and map amendment to create the UROD. Key features:

• Purpose: Encourage expansion of UConn and other academic institutions, affordable student/faculty housing, and cultural/nonprofit uses.
• Eligible uses (11 categories): Colleges/universities, university-affiliated uses (housing, innovation center, media lab), nonprofit cultural uses (museum, theater, library), historic sites on the city’s Cultural Resources Inventory, and voluntarily provided publicly accessible amenity space.
• Bonuses: Increased density (25% over underlying zoning), increased lot coverage (10 percentage points), increased height (1 story per 5 permitted), BMR satisfaction via affordable student/faculty housing, and reduced parking.
• Transfer of Development Rights (TDR): Unused rights from eligible sites (currently only Avon Theatre, Palace Theatre, Rich Forum) can be transferred to receiving sites within the UROD, subject to special permit. Historic properties can also participate if on the Cultural Resources Inventory.
• The UROD map is concentrated in downtown and the South End, with exclusions for certain residential zones. The overlay does not change underlying zoning; all bonuses require special permit approval.
• UConn’s current enrollment is ~3,000 students (target 5,000), with 677 housed off-campus; demand for student housing is high (200 already seeking for fall 2025). Discussion included concerns about tax implications (UConn is tax-exempt but private partners would pay taxes), potential for oversized buildings, and unintended consequences. Board members requested a detailed list of which uses are not already permitted in underlying zones. A public hearing is tentatively scheduled for March 31, 2025.

Key Outcomes

• Votes:
  • Extension of acting CEO through April 14, 2025: Approved 4-0.
  • Minutes of February 10, 2025: Approved 4-0.
  • Extension of time for 222-24C (View House) to May 25, 2026: Approved 4-0.
  • Extension of time for 980 Hope Street to April 25, 2026 (final): Approved 4-0.
  • Release of escrow funds to Harbor Management Fund: Approved 4-0.
  • Administrative sign approval: Approved 4-0.
  • Extension for St. John’s escrow (218-19): Approved 3-1 (Bozak opposed).
  • Extension for St. John’s escrow (213-44): Approved 4-0.
• Upcoming: Public hearing on the UROD tentatively scheduled for March 31, 2025. Applicants to provide additional information on permitted uses. The board will also hear application 25-Degira at the next meeting if ready.