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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Stamford Zoning Board Meeting – September 9, 2025: Self-Storage, Cohen Foundation, Toll Brothers, BMR Text Change, and Hospital Applications

Zoning Board — Tuesday, September 9, 2025

BodyStamford, Connecticut

SessionZoning Board

DateTuesday, September 9, 2025

StatusFILED

Video Record

0:00 / 3:03:41

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:02

Are you letting people in, Vanita?

0:05

Yes.

0:06

Okay.

0:06

Tell me when we're ready.

0:08

We're ready.

0:10

Okay.

0:14

I'd like to welcome everyone and call tonight's zoning board meeting to order.

0:18

I'm David Stein, Chair of the Zoning Board, and it is 6.34 on September 8, 2025.

0:26

The members of the board and the staff are holding this meeting by Teams video conference.

0:32

The public is in attendance, both on the video conference and by teleconference.

0:37

I'd like to do a roll call of the board and the staff.

0:43

Excuse me.

0:44

Bill Morris.

0:45

Here.

0:46

Roseanne McManus.

0:48

Here.

0:50

And uh Jerry Bozak is unable to attend tonight.

0:55

And now for the staff, Ralph Blessing.

1:00

Sorry.

1:00

Here.

1:01

And Vanita Matter.

1:03

Here.

1:06

The board's microphones will be open throughout tonight's hearing.

1:10

Applicants' mics will be open during the public hearing for their application.

1:15

However, I would ask applicants to please mute their mics when not speaking in order to reduce any background noise.

1:23

The first part of tonight's meeting is the public hearing during which the public will have an opportunity to speak.

1:29

Each member of the public will be muted until it is your turn to speak.

1:34

Here's the procedure for the public to let us know if you would like to speak.

1:38

If you came in through Teams, please use the raise your hand function and you will be unmuted when it is your turn to speak.

1:47

If you called in on one of the telephone conference call phone numbers, please use star five, and this will raise your hand and then press star six to unmute when it's your turn to speak.

2:01

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.

2:10

The board requests that members of the public limit your comments to three minutes so that everyone will have a chance to speak.

2:29

And her email address is V, as in Victor, V M-A-T-H-U-R at StamfordCT.gov.

2:40

And she will uh try to get you on.

2:44

This meeting will be recorded and will be posted uh on the zoning board's website.

2:50

You can find the agenda for tonight's meeting and all the meeting applications and other materials by going to our website, which is at www.stanfordct.gov slash zoned.

3:06

Before we um get to our first application, just an announcement that the um application 225-27, Horn and Hoof Properties, which deals with the property at 961 Long Ridge Road and 16 Wire Mill Road.

3:25

That's the corner of Long Ridge and Wire Mill.

3:28

That application will not be heard tonight, and it will be heard on uh September 29th at our meeting on the 29th at 6.30 on Teams.

3:42

So that application is being continued.

3:45

So if you're here for that one, um no need to wait around.

3:51

Now we have uh four applications that were continued from before our August break.

3:58

And it's uh nice to be back again.

4:02

Um the first is application 225-12, ESS Prisa LLC, 35 Commerce Road, site and architectural plans and/or requested uses and special permit.

4:17

Applicant proposes to construct a new self-storage building with parking, site landscaping, and storm water systems.

4:26

Uh we um I think we had requested a couple of items uh from the applicant when we left them on uh July 28th.

4:39

And um is the applicant here.

4:45

Uh yes, we are, Mr.

4:46

Chairman.

4:48

Okay.

4:50

You're somewhere.

4:52

Yeah, I'm I'm I'm on the top left of my screen, but I don't know if that's uh you're right in the middle of my screen.

4:58

Oh, perfect.

4:59

All right.

5:00

requested a couple of items uh from the applicant when we left them on uh july 28th and um is the applicant here uh yes we are mr chairman okay you're somewhere uh yeah i'm i'm i'm on the top left of my screen but i don't know if that's uh you're right in the middle of my screen oh perfect all right good um there you are okay so um uh attorney clein uh please proceed great for the record jay clean of carnaby law hope everyone had a nice uh august break um on behalf of the applicant uh my uh colleague Karina Arodondo is also here she was with me the last time we were all together karina has some images that she'll be sharing her screen uh in a moment if that's okay with you Vanita and and everyone else if you can um let her do that she'll just share some of the materials that the chairman alluded to a moment ago uh on july 28th you asked us uh for a couple of items uh that i think really redounded to you know uh uh sharpening our pencils on the look of the building and karina why don't you go to the next slide that depicts uh a rendering um zoom out a little bit per oh perfect uh next slide let's zoom out just a little bit if we can um uh rendering that was requested at our last meeting that incorporates some modifications further modifications to the building facade many ideas that were brought up by folks uh on the board i think the most notable one is the incorporation of uh panels on what is the the southwest corner of the building Karina can you just circle that uh uh in the wasabi green which is uh I think it's southeast corner right southeast I'm sorry I think I said southwest sorry about that um really helps to bring uh a point of interest and a little bit of difference to the building facade at a at a key facade of it uh as well um a comment that I think it was Mr.

6:37

Bozak maybe others had mentioned too was adding some trim uh to the tops and bottoms of each of the window or uh uh you know the glazed elements that you see on the south side and on the east side of the building you see carrying over uh on this rendering too um if you go to the next slide uh Karina please I think we have our uh materials board um which shows the different panels you see the uh the corner piece on the far left corner and then the other panels that will be featured uh along the various facades of the building um I think there was a request for a photo of the fence that we are proposing along the southern facade or the southern frontage I apologize which you see uh noted on this material board as well and then Karina if you uh just highlight uh circle the image on the bottom left corner of the building this shows uh in real life uh pictures of those uh uh uh panel elements both with the green and the uh uh you know uh finished uh uh metal reveal um the window addition the additions to the windows that you were just describing um those those are on this side of the building correct they're on the south and the east side yes that's correct yeah yeah and we have those shown on elevations Karina go to the next slide is one of our uh elevations this is just a comparison of um you know where this project started earlier in the summer and where we hope uh you know it and it ends up um you can see them uh uh um point on my screen as if we're all looking over my shoulder here but Karina was just uh highlighting them with her cursor uh a moment ago on on the new on the yeah on there Karina yep perfect perfect that's great um and you know I mean I think this is a good slide to just kind of show you know I know zoning hearings sometimes you know uh they get big splashy headlines but you know it we have this process because it you know oftentimes works and I think this before and after shows you know the process working when uh property owners and and and you know collaborate with staff and and you folks on the board here to get a nice end result uh uh for for everyone really so um happy to answer questions that folks have we do have our our team is is here on uh on our checkerboard of faces too if there are questions uh but I think that hit all the all the high points from from the last time we had together okay good thank you um Bill do you have any questions uh no any questions I'll just uh comment that you know I'm glad we went through this process because there's a much better looking bullying than what we were presented with originally so I thought it was well worth our time and effort and also the applicant's uh time and effort and I appreciate their efforts that's all I have okay um Roseanne yeah did it to that no questions and thanks for getting us everything ahead of ahead of the meeting so we could review it yeah I I feel the same way I think the end product is is a big improvement from where we started um so uh why don't we go to the public if there's anyone from the public who wishes to speak on this either for or against it um please raise your hands pleased um first we have the phone number ending in 7008 please unmute and give us your name and address before you start hi this is this is Dave Adams uh 29

10:00

There's anyone from the public who wishes to speak on this, either for or against it.

10:03

Um please raise your hand.

10:12

Um first we have the phone number ending in 7008.

10:19

Please unmute and give us your name and address before you start.

Discussion Breakdown — Share of Meeting

Planning and Zoning████████████████████████████28%

Public Engagement███████████11%

Zoning Board██████████10%

Public Transportation██████████10%

Land Use Planning█████████9%

Procedural████████8%

Urban Design████████8%

Landscaping████4%

Affordable Housing███3%

Summary of Proceedings

Stamford Zoning Board Meeting – September 9, 2025

Note: The official meeting date provided is September 9, 2025, but the transcript indicates the meeting began at 6:34 PM on September 8, 2025. This summary uses the date specified in the instructions.

The Zoning Board held a public hearing and regular meeting to consider multiple applications, including a self-storage facility, an office expansion, a 56-unit condominium project, a zoning text change for below-market-rate (BMR) units, and two hospital-related applications. The board also approved time extensions, a text change for variance expiration periods, a coastal site plan review, and an extension of the acting Zoning Enforcement Officer (ZEO).

Consent Calendar

Coastal Site Plan Review (CSPR-1220) – 297 Weed Avenue: Approved, subject to departmental comments, for a 720-square-foot addition and flood-proofing of the lower level.

Public Comments & Testimony

Application 225-18 (Toll Brothers condominiums): Two speakers expressed concerns. One resident (Dave Adams, 29 Flint Rock Road) asked whether units would be for sale or rent, stating he would oppose if rentals. Another resident (Susan Monague and Mark Anderson, 40 Flying Cloud Road) opposed the project, citing density, loss of open space, and traffic congestion on Fairfield Avenue. The applicant responded that all units are for sale, and a traffic study showed 1,200 fewer trips than the existing office use.
Application 225-22 (BMR text change): Dave Adams urged the board to remove the fee-in-lieu option, arguing it would not protect the BMR stock. Staff responded that a fee-in-lieu is necessary for property rights and flexibility, and that corporation counsel recommended its inclusion.

Discussion Items

Application 225-12 – ESS Prisa LLC (35 Commerce Road): A new self-storage building. The board reviewed revised facade renderings with added panels, window trim, and a materials board. The applicant noted improvements from prior feedback. The board praised the collaborative process.
Application 225-19 – Cohen Foundation (72 Cummings Point Road): A 2,790-square-foot addition to the foundation’s headquarters. The board discussed building height (clarified at ~17 feet) and signage. No public comments. The board found the design attractive.
Application 225-18 – Toll Brothers (700 Fairfield Avenue/Zero Cummings Point Road): A 56-unit condominium development. Discussion focused on architecture (color scheme, materials), landscaping (native species, tree replacement), street trees (calculation method), sustainability scorecard (24 out of 127), and sidewalk plans. The board requested revisions: a native plant list, additional street lights, and concrete sidewalks. The applicant agreed to most conditions. The board continued the application to September 29, 2025, to resolve the street tree count issue.
Application 225-22 – Zoning Text Change (BMR regulations): Proposed to require replacement of lost BMR units, moving costs for tenants, and fee-in-lieu for premium floor area. The board discussed fee-in-lieu vs. in-kind replacement, with staff noting property rights and state law considerations. The board approved the text change.
Application 225-31 – Text Change (Variance Expiration): Proposed to align variance expiration periods (36 months initial, two 2-year extensions) with site plan and special permit approvals. The board refined the language to clarify that extension periods apply to all active approvals. Approved.
Applications 225-25 and 225-26 – Stamford Hospital (31 Wright Street): A map change from R5 to HCDD and a GDP amendment to incorporate a 0.9-acre lot into the hospital campus for additional valet parking. The board noted a mapping error (street labeled Spruce instead of Wright) and corrected it via a dated exhibit. Approved with conditions.
Application 225-27 – Horn and Hoof Properties (961 Long Ridge Road): Proposed nine independent living units. Continued to September 29, 2025, as announced at the start of the meeting.

Key Outcomes

Application 225-12 (Self-storage): Approved 3-0 with conditions, including 43 parking spaces, 22 bicycle spaces, a $100,000 sidewalk contribution for Harvard Avenue, and 16 street trees.
Application 225-19 (Cohen Foundation): Approved 3-0 with conditions, including compliance with TTP, EPB, Engineering, and WPCA comments.
Application 225-18 (Toll Brothers): Continued to September 29, 2025, with requests for revised plans showing native plantings, street lights, and concrete sidewalks, and a staff review of the street tree count.
Application 225-22 (BMR text change): Approved 3-0 (version dated July 28, 2025).
Time Extensions: Approved for applications 222-25 (Walton Place/80 Prospect Street) to October 21, 2026; 224-32 (74 Broad Street) to December 20, 2026; and 224-33 (460 Summer Street) to November 18, 2026.
Application 225-31 (Variance expiration text change): Approved as amended.
Application 225-25 (Map change): Approved 3-0 with corrected map dated September 8, 2025.
Application 225-26 (GDP amendment): Approved 3-0 with conditions, including consolidation of the parcel and compliance with departmental comments. The previous GDP and site plan conditions remain in effect.
CSPR-1220: Approved.
Acting ZEO: Extension of Daniel Trapp’s term through October 13, 2025, approved.
New ZEO Update: A new ZEO has been hired and will be presented for appointment at the next meeting.

Meeting Transcript

Are you letting people in, Vanita? Yes. Okay. Tell me when we're ready. We're ready. Okay. 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 6.34 on September 8, 2025. The members of the board and the staff are holding this meeting by Teams video conference. The public is in attendance, both on the video conference and by teleconference. I'd like to do a roll call of the board and the staff. Excuse me. Bill Morris. Here. Roseanne McManus. Here. And uh Jerry Bozak is unable to attend tonight. And now for the staff, Ralph Blessing. Sorry. Here. And Vanita Matter. Here. The board's microphones will be open throughout tonight's hearing. Applicants' mics will be open during the public hearing for their application. However, I would ask applicants to please mute their mics when not speaking in order to reduce any 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 if you would like to speak. If you came in through Teams, please use the raise your hand function and you will be unmuted when it is your turn to speak. If you called in on one of the telephone conference call phone numbers, please use star five, and this will raise your hand and then press star six to unmute when it's 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 limit your comments to three minutes so that everyone will have a chance to speak. And her email address is V, as in Victor, V M-A-T-H-U-R at StamfordCT.gov. And she will uh try to get you on. This meeting will be recorded and will be posted uh on the zoning board's website. You can find the agenda for tonight's meeting and all the meeting applications and other materials by going to our website, which is at www.stanfordct.gov slash zoned. Before we um get to our first application, just an announcement that the um application 225-27, Horn and Hoof Properties, which deals with the property at 961 Long Ridge Road and 16 Wire Mill Road. That's the corner of Long Ridge and Wire Mill. That application will not be heard tonight, and it will be heard on uh September 29th at our meeting on the 29th at 6.30 on Teams. So that application is being continued. So if you're here for that one, um no need to wait around. Now we have uh four applications that were continued from before our August break. And it's uh nice to be back again. Um the first is application 225-12, ESS Prisa LLC, 35 Commerce Road, site and architectural plans and/or requested uses and special permit. Applicant proposes to construct a new self-storage building with parking, site landscaping, and storm water systems. Uh we um I think we had requested a couple of items uh from the applicant when we left them on uh July 28th. And um is the applicant here. Uh yes, we are, Mr. Chairman. Okay.

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