Stamford Zoning Board Meeting Summary – April 1, 2025

The Stamford Zoning Board met on April 1, 2025, at 6:36 PM (via Zoom) to discuss several applications, including a historic preservation density bonus for a townhouse development, two zoning text amendments, and administrative matters. The board also addressed the conversion of the Boulevard Apartments into a dormitory and an illegal demolition. Key actions included approval of a text amendment on permit extensions and definitions, continuation of two applications, and approval of coastal site plan reviews.

Consent Calendar

• Approval of Minutes (March 3, 2025): Unanimously approved (3-0).
• CSPR 1207 – 36 Wallace Drive: Approved with conditions (3-0). Proposal to demolish detached garages, build addition, sport court, pool, etc., with a reduction of 4,000 sq ft of impervious surface.
• CSPR 1210 – 22 Van Renssier Avenue: Approved with conditions (3-0). One-story addition and dormer, property within CAM boundary.

Public Comments & Testimony

• Application 224-35 (25 De Bera Lane): Multiple speakers expressed support or opposition. Zach Oberholzer (2475 Summer Street) urged approval, stating the board's focus on the door's historicity was misplaced and that three townhomes are needed. Sue Halper (Elmcroft Road) noted the project looks nice but cited past issues with illegal demolition at 16 Remington Street. Kathy Kigler (21 Friar Tuck Lane) supported the project for providing homeownership opportunities. Monica Twa (37 Hanrahan Street) opposed the historic bonus, arguing the only historic feature is the front door frame and the fire marshal access is a concern. Dave Adams (Flint Rock Road) questioned the preservation of history. Judy Norinsky (290 Inwood Road, President of Historic Neighborhood Preservation) supported the critical reconstruction as an effort to respect history. Brittany Lawrence (1201 Washington Boulevard) echoed previous speakers.
• Application 225-03 (Text Change – Permits & Definitions): Brittany Lawrence questioned the 36-month extension period as excessive. Dave Adams agreed, suggesting a shorter extension period. Monica Twa opposed the text change, calling it overregulation and vague.
• Application 225-04 (Text Change – Daycare Incentives): Brittany Lawrence asked about fee-in-lieu and vacancy requirements. Sue Halper argued that daycare should not replace publicly accessible amenity space (PAS); both should be provided. Monica Twa strongly opposed, stating the city should not regulate daycare, and questioned the need given declining birth rates. Dave Adams agreed with Sue Halper, suggesting a different mechanism.

Discussion Items

• Executive Session (Pending Litigation): The board entered executive session at 6:40 PM to discuss litigation regarding the Riverbend rezoning (Stamford Neighborhoods Coalition v. Zoning Board). They emerged at 6:45 PM with no votes taken; the board has no objection to the plaintiff's withdrawal motion.
• Application 224-35 – 25 De Bera Lane (Critical Reconstruction & Density Bonus): The applicant proposed critical reconstruction of an existing historic cottage and construction of two additional dwelling units using a historic preservation density bonus. The board debated whether the building meets the criteria for historic significance. The applicant argued the cottage's proportions, roof slope, and window locations replicate the original 1905 gardener's cottage, and the front door frame is architecturally significant. Board members expressed skepticism, noting the expert report only highlighted the door frame. The board also raised concerns about parking, fire marshal access, and landscape plan. The application was continued to April 7, 2025, for the applicant to address fire marshal requirements, parking space modification, and a revised landscape plan.
• Application 225-03 – Text Change (Permit Expirations & Definitions): Ralph Blessing presented a text amendment to extend special permit and site plan approval expiration from 1 year (with three 1-year extensions) to 36 months (with two 2-year extensions), consolidate use definitions in Section 4, add mailbox definition, delete “tavern,” and align with state statute on automotive use location approvals. The board discussed adding a safety requirement for mailbox posts to be breakaway materials. The amendment was approved with that modification.
• Application 225-04 – Text Change (Daycare Incentives): Vinita Mathur presented a text amendment to allow daycare centers as a form of publicly accessible amenity space (PAS), increase floor area bonuses for providing daycare, and reduce parking barriers. The board discussed rent control, fee-in-lieu amounts, and vacancy triggers. Members expressed concern about charging rent (since other PAS amenities are provided at no cost) and the need for clear terms. The application was continued to April 7, 2025, for the applicant to provide language on rent and address board concerns.
• Boulevard Apartments Conversion to Dormitory: The board discussed the conversion of 1201 Washington Boulevard (Boulevard Apartments) from residential to a dormitory for UConn. The building has 9 BMR units that will be lost. RMS (owner) is working with tenants and may offer priority at the new 74 Broad Street building. The board noted that the change of use is as-of-right under the CG district and University Research Overlay District, but the BMR requirement is tied to residential use. The board will consider amending the affordability plan for 74 Broad Street and reviewing BMR regulations to address such conversions. No vote was taken.
• Illegal Demolition at 1295 Chipman Avenue: Board member Bill Morris raised concern about an illegal demolition of a historic home. The board will invite the Chief Building Official, Sean Reed, to a future meeting to discuss enforcement and penalties.

Key Outcomes

• Application 224-35 (25 De Bera Lane): Continued to April 7, 2025. Applicant must address fire marshal clearance, parking space reduction (or special permit), and submit a revised landscape plan.
• Application 225-03 (Text Change – Permits & Definitions): Approved (3-0) with an amendment to require mailbox posts to be breakaway materials (no concrete, heavy steel, stone, or brick). Effective 10 days after notice.
• Application 225-04 (Text Change – Daycare Incentives): Continued to April 7, 2025. Applicant to provide language on rent and address board questions on vacancy and fee-in-lieu use.
• CSPR 1207 & 1210: Approved (3-0) with conditions.
• Extension of Acting CEO Daniel Trapp: Approved through May 14, 2025 (3-0).
• Boulevard Apartments Conversion: No formal action; board will request a revised affordability plan for 74 Broad Street and consider regulatory amendments.
• Illegal Demolition: Board will invite Chief Building Official to a future meeting.