Stamford Zoning Board Meeting – April 29, 2025

The Stamford Zoning Board met on Monday, April 29, 2025, at 6:34 PM via Zoom. Chair David Stein presided over a meeting that included a discussion with the Building Official on historic demolition enforcement, a continued public hearing on a major warehouse development at Hamilton Avenue, and several administrative approvals. The board approved the Hamilton Avenue project with specific conditions, including a trigger for board review if a high-cube fulfillment center occupies more than 80% of the building.

Discussion with Building Official on Historic Building Demolition

• Speaker: Sean (Building Department), answered board questions about enforcement when historic buildings are demolished without proper permits.
• Key Points:
  • Current fines are limited to $200–$1,000 per offense under state building code, which board members argued is insufficient deterrent.
  • The anti-blight ordinance allows fines of $100 per day until compliance, but only for permit violations.
  • Sean stated that the city has no additional authority to compel rebuilding or impose larger penalties.
• Board Positions: Jerry Bozak expressed frustration that historic buildings (e.g., Remington Place, Chippan Avenue) were demolished despite permits for partial work, and then legalized with minimal fines. He asked about seeking state partners for stronger enforcement. Bill Morris cited a specific property (Bedford Street) where a fine was limited to inspection fees.
• Outcome: The board took no formal action but acknowledged the need for advocacy for stronger state legislation.

Continued Public Hearing: Application 225-05 – Hamilton Avenue Warehouse

• Applicant: Hamilton Avenue Industrial LLC (V20, John and Joe Vicaro) represented by Attorney Bill Hennessy and landscape architect Matt Pop.
• Proposal: Consolidate lots 102, 120, and 128 Hamilton Avenue (6.8 acres, former WWE/FAG facility) to construct a one-story warehouse of 112,757 sq. ft. with associated parking, stormwater improvements, and site landscaping.
• Updates Since April 7 Meeting:
  • Landscaping: Extended solid vinyl fence along the eastern property line; added evergreen screening trees and larger landscaped radius in the northeast corner to buffer residential neighbors. Additional plantings at the southeast corner per staff request.
  • Traffic/Pedestrian Improvements: Agreement with the city’s Transportation, Traffic & Parking (TTP) division: applicant will contribute $50,000 prior to building permit for a raised crosswalk, rectangular rapid flashing beacons, and other calming measures at Hamilton Avenue and Lawn Avenue. Also, new sidewalk along the site frontage.
  • High-Cube Fulfillment Center Condition: TTP requested a condition that if the building becomes fully occupied by a “high-cube fulfillment center” (e.g., Amazon-like last-mile delivery), the use must come back to the Zoning Board for review. After discussion, the board modified the condition to require board review if more than 80% of the building is used for such purposes, in consultation with TTP.
• Public Comment: Monika Twal (37 Hamm Street) raised concerns about storm drainage system benefits, school bus stops, and potential 24/7 operations (e.g., Amazon). Attorney Hennessy responded that the drainage system will reduce off-site peak flows, that bus stops are not on Hamilton Avenue near the site, and that prior industrial uses had multiple shifts. He also noted a condition prohibiting truck idling beyond three minutes (per state statute) and signage requirements.
• Board Deliberation:
  • Members praised the landscaping updates and fence extension.
  • Discussion on the high-cube condition: Board members debated whether to set a 50%, 80%, or 100% threshold. Ultimately settled on 80% (triggering board review).
  • Truck idling: Condition includes a sign stating prohibition under CGS §22a-174-18 (three-minute limit). Board considered but did not adopt additional hour restrictions.
• Approval: The board voted unanimously (4-0) to approve the application with conditions as modified, including the 80% high-cube review trigger, $50,000 TTP contribution, and all other attached conditions.

Consent Calendar

• Minutes of April 7, 2025: Approved unanimously.
• CSPR 1212 (Anthony Totillo, 55 Cook Road): In-ground pool and equipment within CAM boundary. Approved unanimously with conditions from four city departments (EPB, Engineering, DEP, Harbor Management).
• CSPR 1213 (Richard Ricardy, 11 Half Moon Way): Re-filing for dwelling lift into FEMA Zone AE with flood vents. Approved unanimously with updated conditions.
• CSPR 1214 (Powell Simcoe, 25 D Lane): Addition of second floor and remodeling (building coverage increase >25%). Approved unanimously with conditions.

Administrative Reviews

• 900 Hope Street: Not ready for forwarding; applicant still researching floor area and compliance. Continued.
• Extension for Landmark Square III (223-12): One-year extension to July 25, 2026 – Approved.
• Extension for Armin Hotel (223-14): One-year extension to June 28, 2026 – Approved.
• Extension of Acting CEO Dan Trapp: Extended through June 13, 2025 – Approved.

Other Business

• BMR Unit Loophole: Bill Morris raised concerns about the loss of 9 BMR units at “the Boulevard.” Ralph Blessing reported that the Law Department has been asked for an opinion on whether deed restrictions run with the land. The board is working on regulation amendments to prevent loss of BMR units and ensure replacement or fee-in-lieu. A draft is pending Law Department vetting.
• Next Meeting: Monday, May 5, 2025, with agenda including the University & Research Overlay District text/map change, 30 Oak Street General Development Plan, and possibly an executive session on a new motion from “Butter.”

Key Outcomes

• Approved: Hamilton Avenue warehouse (225-05) with conditions, including 80% high-cube review trigger and $50,000 traffic contribution.
• Approved: Three CSPR applications.
• Approved: Two time extensions for previous approvals.
• Approved: Acting CEO extension.
• No formal action: Historic demolition enforcement discussion.
• Ongoing: BMR regulation update; 900 Hope Street study.

The meeting adjourned at approximately 8:30 PM.