Stamford Zoning Board Meeting – April 8, 2025
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Stamford Zoning Board Meeting – April 8, 2025
Note: The transcript indicates the meeting was held on April 7, 2025, at 6:38 PM, but the provided date for this summary is April 8, 2025. This discrepancy is noted.
The Stamford Zoning Board convened virtually to address seven agenda items, including litigation discontinuance, a historic reconstruction proposal, two zoning text amendments, a warehouse development, and administrative matters. The board approved several text changes, continued a warehouse project, and denied historic preservation bonuses for a single-family lot.
Public Hearings & Discussion Items
Discontinuance of Cannabis Retail Litigation (1308 East Main Street)
- The board voted 4‑0 to approve a stipulation to withdraw a lawsuit filed after the board previously approved a cannabis retail special permit. The applicant (Nautilus) had withdrawn, and the property owner no longer wished to hold the permit. City attorney John Harness presented the stipulation; the board approved without discussion.
Application 224‑35 – Vanderson Digesu, 25 Debira Lane
- This was a continuation of a public hearing for a critical reconstruction of a historic home (c. 1905) and construction of two additional dwelling units, using bonuses under Section 8 historic preservation.
- Applicant’s presentation: Updated plans addressed fire marshal comments by reducing the driveway width and shifting a parking space 2.5 ft from the building (waiver). A detailed landscape plan was submitted, including 169 green giant arborvitae (12–14 ft tall) along the eastern property line, 31 shade trees, and a sidewalk along Hamilton Avenue. The building’s height is under 30 ft; the applicant argued the third-floor dormers create a 2.5‑story appearance.
- Public comments: Monica Twal questioned the use of native plants and expressed concerns about the building’s height and aesthetics. Dave Adams (29 Flat Rock Road) supported preservation but acknowledged the design was not attractive.
- Board discussion: Chair Stein and Jerry Bozak opposed granting historic preservation bonuses, stating the remaining historic elements (a door frame) did not meet the threshold. Roseanne McManus and Bill Morris supported the project, noting it improves the site and adds needed housing. A motion to approve with conditions to be developed later failed on a 2‑2 vote (Stein and Bozak opposed; McManus and Morris supported). The application was denied.
Application 225‑04 – Zoning Text Change (Daycare Incentives)
- Purpose: Provide zoning incentives for more daycare space in new developments, addressing both shortage and cost.
- Applicant (staff): Proposed a new public amenity option where developers can provide rent‑free or reduced‑rent daycare space in exchange for zoning bonuses. Board discussed rent level (originally $10/sq ft, later raised to $15) and build‑out responsibilities.
- Public comments: Monica Twal opposed, arguing the board should not control private space and that birth rates are declining. Sue Halburn (Croft Road) stressed retaining public amenity space. Dave Adams urged adequate parking for daycare drop‑offs; staff confirmed existing language requires sufficient parking at no charge.
- Board decision: The board amended the proposal to set minimum rent at $15/sq ft, require standard build‑out paid by the building owner, and utilities paid by the daycare operator. The motion to approve the text change as amended passed 4‑0.
Application 225‑05 – Hamilton Avenue Industrial LLC (102, 120, 128 Hamilton Avenue)
- Proposal: Consolidate three lots and construct a one‑story warehouse (112,757 sq ft) with 111 parking spaces, 17 loading docks, extensive landscaping, and new stormwater management. The site is in the MG/ML industrial zone adjacent to residential uses.
- Presentation: Attorney William Hennessy described the site history (former Norma Hoffman Bearing Co., later WWE). The plan includes a single curb cut, a 10‑ft landscape buffer with arborvitae along the residential east side, a 16‑ft‑tall light pole, and a sidewalk connection. A four‑way stop at Lawn Avenue and Hamilton is proposed to improve sight lines.
- Public comments: Thomas Ayokavachi (28 Sutton Place) expressed concern about 17 loading docks, headlights shining into homes, truck noise, and idling. Monica Twal worried about 18‑wheeler traffic and idling. Dave Adams urged careful screening.
- Board discussion: Board members generally supported the project but wanted further details on the four‑way stop, fencing/landscaping along the residential boundary, and a condition prohibiting truck idling. The applicant agreed to work with neighbors on an 8‑ft solid fence and enhanced plantings. The public hearing was continued to April 28, 2025, to allow resolution of these issues.
Application 225‑06 – Zoning Text Change (Consolidation of Use Regulations)
- Purpose: Move use regulations from CD, RHD, TCD, and VC districts into Appendix A, Table One, to increase user‑friendliness and consistency. Staff identified minor additions for uses like bakeries, banks, and fitness studios that were previously omitted but appropriate.
- Board action: Approved 4‑0 after brief discussion.
Application 225‑07 – Zoning Text Change (Single‑Family District Consolidation)
- Purpose: Consolidate regulations for all single‑family districts (RA1, RA2, RA3, R7.5, R10, R20) into one section, adding floor‑area ratio (FAR) and lot coverage requirements.
- Staff presentation: Venita Matter explained that the FAR limits are based on current building coverage and are generous (e.g., RA3 allows up to 19,602 sq ft). Lot coverage will limit impervious surfaces. The changes also rationalize permitted uses across districts.
- Public comments: Mr. Michelson objected to removal of language about neighborhood character and flood zones; staff replied that protections have been moved elsewhere. Monica Twal expressed concern about increased board control over single‑family properties.
- Board decision: Approved 3‑1, with Jerry Bozak dissenting.
Regular Meeting Items
- Minutes: Approved 3‑0 for the March 31, 2025 meeting.
- CSPR 1209 – 30 Webb Avenue: Approved 4‑0 for a 560‑sq‑ft detached garage within the coastal area boundary.
- Extension of Time (Application 220‑22): Approved 4‑0 to extend the permit for 302‑312 Chapan Avenue to April 24, 2026.
Key Outcomes
- Votes:
- Discontinuance of litigation: 4‑0 approved.
- Application 224‑35 (Debira Lane): motion to approve failed (2‑2).
- Daycare text change (225‑04): 4‑0 approved (as amended).
- Use consolidation text change (225‑06): 4‑0 approved.
- Single‑family text change (225‑07): 3‑1 approved.
- CSPR 1209: 4‑0 approved.
- Extension of time: 4‑0 approved.
- Continued: Application 225‑05 (Hamilton Avenue warehouse) continued to April 28, 2025, pending resolution of traffic, fencing, and idling conditions.
- Directives: Staff to prepare conditions for Hamilton Avenue project; building department requested for next meeting to discuss an unauthorized demolition.
Administrative Review (900 Hope Street)
- The board discussed a proposal to convert office space to four residential units in a 1960 building. Key issues: a required 20‑ft light/air separation on one side (only 5 ft exists) and the building’s ability to meet the 650‑sq‑ft average unit size. Board indicated tolerance for the light/air issue but wanted further information on affordable housing and landscaping. No vote was taken; staff will relay direction to the applicant.
Meeting Transcript
David, we can start the meeting. Well, okay, one second. 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 638 on April 7, 2025. The members of the board and the staff are holding this meeting by Zoom video conference. The public is in attendance both on video conference and by telephone. I'd like to first do a roll call of the board and the staff. Bill Morris? Here. Roseanne McManus. Here. Jerry Bozak. Here. Now for the staff of Vanita Matter. Here. Okay. And um Ralph Blessing is uh at a different meeting tonight, so will not be with us. Um the board's microphones will be open throughout tonight's meeting. The applicant's mics will be open during the public hearing for their application. However, I would ask applicant to please mute your mics when not speaking in order to reduce background noise. The first part of tonight's meeting is the public hearing during which the public will have an opportunity to speak. Each member of the public will be muted until it is your turn to speak. Here's the procedure for the public to let us know that you would like to speak. You came in through Zoom, please use the raise your hand function and you will be unmuted when it is your turn. If you called in on one of the telephone conference call phone numbers, please press star nine and this will raise your hand. Then press star six to a mute when it is your turn to speak. When members of the public speak, please give us your name and address for the record and whether you are in favor of or opposed to the application. The board requests that members of the public please limit your comments to three minutes so that everyone will have a chance to speak.gov. You can find the agenda for tonight's meeting and all of the meeting applications and other materials by going to our website, www.stamford ct.gov slash zoning. Um East Main Street, right near the uh Dairy M border. Um there was a lawsuit filed after the zoning board approved it. Um the application has now been dropped by the applicant. And um the zoning board just needs to um approve the the uh discontinuance of the litigation. Um so we have with us uh John Harness from the city's law department who will uh uh take us through this. So um John, uh please proceed. Good evening. Uh nice to see you all again, John Harness from the City Law Department. And uh back in June of 2024, this board approved the uh cannabis retail uh application for the location at 1308 East Main Street on the Darien border, and uh a neighboring property owner took an appeal and uh during the pendency of the appeal, uh we learned that uh Nautilus, which was the operator applicant, uh was no longer in contract with the owner applicant, and as a result of that, Nautilus has been uh withdrawn from the case and in conversations with the neighboring property owner who's taken the appeal and the uh property owner, uh the property owner has uh indicated they do not wish to uh continue to hold the special permit and uh you know under the law uh we uh needed to get everybody to agree to abandon the permit, and that would that's what this proposed stipulation does. And so uh once the board agrees to this, uh then we will notify the court and uh the case will be withdrawn. Okay, thank you. Um board members, any questions for um for John? No, pretty straightforward. Okay. Um so John, you want us to um just take a vote on whether we approve this stipulation uh to withdraw the lawsuit? Yes. Okay. Um can we get a motion on that? Ms. Chairman I moved and we uh withdraw the um approve the stipulation. Stipulation, yes, I'm sorry.
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