Zoning Board Meeting – July 22, 2025

The Stamford Zoning Board convened on July 22, 2025, at 6:41 PM via Microsoft Teams. Chair David Stein presided, with members Bill Morris, Jerry Bozak, and staff Ralph Blessing and Vanita Matter present. The meeting covered a continuation of a prior application, a new public hearing for an all-affordable housing project, and companion applications for a text change and special permit to relocate a child daycare center.

Discussion Items

Continuation – Application 225-1-2 (ESSALLC, 35 Commerce Road)

• This item was continued from June 30 and postponed again to the next meeting on July 28, 2025.

New Public Hearing – Application 225-14 (St. John Urban Development Corp, 109 Tressor Boulevard)

• Applicant’s Presentation: Ray Mazio of Redness & Mead, along with representatives from St. John’s and Heritage Housing, proposed redeveloping the two remaining towers with a 12-story, 305-unit all-affordable apartment building. The plan includes two levels of parking screened by a double-height amenity space, a through-block pedestrian connection, and use of 93 existing parking spaces at Atlantic Station. The applicant noted the existing units (built 1971) lost their affordability restrictions over a decade ago.
• BMR & Density Discussion: Mazio explained the BMR requirement as 12% of base density (29.5 units) plus a two-for-one density bonus to reach 305 units. For market-rate affordable replacement, the board member Bill Morris corrected the ratio: one BMR unit for every 1.5 market-rate affordable units lost, capped at 25% of proposed density (76 units). The applicant agreed to revise calculations but stated the project would still exceed requirements. Proposed affordability levels: roughly 40% at 50% AMI, 40% at 60% AMI, 10% at 30% AMI, and 10% at 80% AMI (the latter not counted as BMR under zoning).
• Tax Abatement & Relocation: A letter from Thomas Cannon raised concerns about an existing city tax abatement. The applicant clarified that the abatement is in effect and will be renegotiated for the new project. Noel Cook (St. John’s) detailed permanent relocation plans with a right to return for income-eligible tenants. Each household will be offered three comparable units and up to 48 months of relocation housing payments. The buildings are currently ~50% occupied (≈120 households).
• Parking & Design: The project provides 328 parking spaces (over the required 287), including the 93 off-site spaces. Boardmember Jerry Bozak noted EV spaces should be 10% of spaces provided (not distinguishing new/existing). The board asked for refined roof design to complement neighboring taller buildings.
• Public Testimony:
  • Kathy Tigler (21 Prior Cuck) asked about tenant relocation rights and rent levels; applicant explained AMI ranges and relocation options.
  • Dave Adams (29 Foot Rock Road) questioned demolition safety and relocation of the ~60 families who may not qualify to return; applicant indicated financial assistance for all.
  • Michael Moore (President, Stamford Downtown) spoke in support, praising the project’s affordable housing and momentum.
  • Monica Twal (37 Hanraham Street) opposed, citing past demolition issues, parking, traffic, and insufficient public information.
  • Kike Aluka Wahutu (100 Tressor) asked for clarification on AMI updates and relocation choice options; applicant answered.
• Outcome: The public hearing was closed. The board will consider the application at its next meeting (July 28).

Applications 225-20 & 225-21 (Text Change and Special Permit for Child Daycare Center)

• These companion applications seek to amend the CD zone to allow two-story child daycare as a single use (text change) and obtain a GDP and special permit for Children’s Learning Centers (CLC) at 60 Palmer’s Hill Avenue.
• Applicant’s Presentation: Rick Redness explained the urgent need: CLC must vacate its current site on Lockwood Avenue due to city plans for a new K-8 school. The proposed site (former family center) is under two acres and requires regulatory relief. The GDP shows a one-story building connecting to an existing two-story structure, with parking and play areas. Redness highlighted opportunities to improve existing drainage and traffic issues, working with neighboring Edge Hill and Palmer Hill communities.
• Board Discussion:
  • Lot Coverage: Bill Morris objected to excluding pervious play areas from the 60% lot coverage limit, as it contradicts the definition of lot coverage. The applicant agreed to remove that language, noting they can revisit at final site plan.
  • Parking Setback: The proposed text eliminated the 50-foot parking setback from interior lot lines where the adjacent property is in a CD district or protected by conservation easement. The board agreed to keep only the conservation easement condition (part B) to avoid reducing setbacks from residential areas.
  • Pass Requirement: The applicant agreed to add a provision that if the daycare use ceases, a previously waived pass requirement would be reinstated.
  • Building Setbacks: The board asked to clarify that the five-foot setback for buildings abutting non‑single‑family uses refers to “building” setbacks, not parking.
  • Drainage: Staff reports (received day of meeting) noted existing sheet flow onto neighboring Palmer Hill properties. The applicant’s engineer, Brett Holesworth, confirmed the site currently drains toward Dort Oliver Drive and Edge Hill, but the project will comply with the city’s drainage manual and has potential to mitigate downstream flooding.
  • Traffic: No traffic study accompanied the GDP. The applicant argued final site plan will address concerns; opponents insisted the issues are too severe to defer.
• Public Testimony:
  • Dave Adams questioned why a text change is needed instead of a variance, calling it a “permanent change” that erodes trust. The applicant replied that variances are often legally fragile and text changes provide appropriate flexibility.
  • Shayla Faro (184 Fairfield Avenue) expressed strong support, stating CLC enabled her to work and study, and urged approval.
  • Noah Lapine (45 Maryland Road, CLC board chair) emphasized the program’s critical role (one-third of Stamford kindergarteners are CLC graduates) and the $3 million city commitment.
  • Elaine Denby (77 Havemeyer Lane, Palmer Hill resident) opposed, citing inadequate notice, traffic, drainage, and potential termination of the Dort Oliver Drive easement.
  • Christopher Russo (attorney for Palmer Hill Community Association) detailed concerns about 1,090 daily vehicle trips, insufficient parking (23 spots for 250 parents), emergency access, and easement overuse. He asked that approval be conditioned on ingress/egress from Palmer’s Hill Road.
  • Greg Shoty (77 Havemeyer Lane) called the project unworkable due to road capacity and drainage, predicting litigation.
  • John Zessman (63 Palmer’s Hill Road) noted lack of notification to nearby homeowners and urged delay for proper studies.
  • Monika Twal (37 Hanraham Street) opposed, arguing the GDP approval would give a “green light” despite unresolved issues.
• Applicant’s Response: Redness countered that similar operations in Cove area face zero reported incidents and that CLC’s Palmer’s Hill location (150 students) uses less than half its spaces during drop-off. He invited collaboration on making Dort Oliver a public street but said the non‑profit cannot bear the cost. He concluded that the board has seen many such projects work through the GDP process.
• Outcome: The board did not vote on these applications; discussion remained open at the end of the transcript.

Key Outcomes

• Application 225-14 (St. John’s Towers): Public hearing closed; board will take it up on July 28.
• Applications 225-20 & 225-21 (Child Daycare Center): No decision; applicant agreed to remove lot coverage exemption and modify parking setback language. Further discussion on text details will continue at a future meeting.