Zoning Board Special Meeting - October 20, 2025

Chair David Stein convened the Stamford Zoning Board's special meeting via Teams video conference at 6:37 PM on October 20, 2025. The agenda was taken out of order to address two major Long Ridge Road applications (225-28 and 225-29), both of which were continued to the November 10 meeting. The board then resumed regular order, hearing applications for Woodway Pines (225-15) and a large-scale multi-family development at Continental Family Holdings (224-18 and 225-2-3). Public comments were received regarding traffic, noise, and neighborhood impact on the Woodway Pines project.

Consent Calendar

• The board granted a motion to take items 5 and 6 out of order.
• The board granted a motion to return to the regular order of the agenda after handling the continuances.

Public Comments & Testimony

• Marisol Gonzalez (Gas Station Owner): Expressed strong opposition and devastation, stating the development will increase noise, dust, and traffic, negatively impacting her eight-year-old business. She argued the traffic study did not account for evening commute hours and expressed concern that her business would lose money and potentially close due to construction disruption.
• Susan Bell (Hope Street Resident): Expressed full support for traffic studies but argued the current traffic count is inadequate. She highlighted safety concerns for children walking to school, described the intersection as "outrageous" and too small for the proposed unit count, and voiced frustration that not all neighbors were contacted.
• Kathy Kligler (Prior Tuck Resident): Expressed concern that the project is an "overload" on the small land size and detrimental to the environment. She opposed the density and urged the board to contact all neighbors.
• Barbara Rosenberg (Woodway Common Resident): Expressed uncertainty regarding privacy and distance from neighboring units, specifically questioning car allotment and the height of existing fences. She supported the applicant's clarification that two parking spaces per unit are provided.

Discussion Items

• Items 225-28 & 225-29 (Long Ridge Road):

  • Proposal Description: Applicant proposed converting an office building to 196 apartments (225-28) and constructing 44 carriage homes and 58 townhouses (225-29).
  • Planning Board Status: Item 225-28 was voted 3-1-1 (with one abstention) by the Planning Board; Item 225-29 was voted 3-2-0 (with two in opposition despite supporting housing types due to excessive tree removal and unit count).
  • Positions: The Zoning Board Chair announced both applications are continued to the November 10 meeting. No substantive deliberation occurred on merits tonight due to the continuance.

• Application 225-27 (Horn and Hoof Properties, 961 Long Ridge Road):

  • Proposal Description: Applicant proposed constructing nine independent living units for seniors (55+). Technical issues prevented real-time camera sharing for the applicant initially.
  • Technical Issues: The board admonished the applicant for submitting a "document dump" of materials on the day of the meeting, violating the Friday deadline policy. The board noted the applicant failed to provide explanations for the materials.
  • ADA Accessibility: Architect Lyle Fischell explained the units will exceed Type B standards (wider doors, zero thresholds, lever handles, turn spaces) and be adaptable to Type A with minor changes. He clarified that while no residential code explicitly mandates Type A/B, the ICC guidelines are being used as the benchmark for "aging in place." Board member David Stein agreed that regulations need to be amended to define "fully accessible" units more clearly.
  • Missing Materials: The board identified three outstanding items required for the record: (1) answers to Representative Weinberg's questions, (2) a written confirmation from the Traffic Bureau regarding existing conditions at 800/900 Long Ridge, and (3) 3D renderings of the five-unit building groupings (only four were provided).
  • Positions: The applicant apologized for the procedural errors and promised compliance with deadlines. The board agreed to close the hearing contingent on the submission of the missing documents.

• Application 225-15 (Woodway Pines, 9 & 15 Woodway Road):

  • Proposal Description: Application to consolidate five parcels and construct 20 townhouse-style units.
  • Landscape Plan: Applicants (Matt Pop) presented revised landscaping, including replacing non-native magnolias with native sourwoods, installing a six-foot vinyl fence to screen a gas station, and adding green giants and hollies for privacy. They proposed replacing bathroom windows with transom windows to satisfy neighbor privacy concerns.
  • Sidewalks: Attorney Capalbo proposed a fee-in-lieu for sidewalk improvements along the gas station frontage. Engineer D'Andrea confirmed the calculation would be approximately $50,000 based on 200 feet of frontage at $250/foot. Traffic engineer Luke Buttonweiser (TTP) verbally agreed to the fee-in-lieu via email.
  • Affordable Housing: The board required clarification on whether units will be rental or ownership (stated as rental) and confirmed the applicant's experience in administering affordable units. The Board directed the applicant to update the affordability plan to specify the affordability level and verify admin experience.
  • Neighbor Contact: The attorney defended the notification process, stating 157 notices were sent within 100 feet, and confirmed they addressed concerns of prior objectors regarding trees and privacy.

• Applications 224-18 & 225-2-3 (Continental Family Holdings, 1111 Summer Street):

  • Proposals: Applicant proposed (1) a map change from MG to RM1 and RMF zoning districts, and (2) site plans for 60 townhouses and a 201-unit apartment building (total 474 parking spaces).
  • Planning Board Status: Unanimous recommendations for approval from the Planning Board in May 2024 for the map change and August 2025 for the site plan.
  • Technical Details: Engineer Derek Donahue presented a site design reducing impervious surface from 81% to 55% via extensive landscaping. He noted soil remediation is ongoing to meet residential standards. Traffic engineer Kimberly Guthrie (SLR) confirmed an updated traffic study is in progress based on fall counts, with minimal projected impact and sufficient parking.
  • Positions: Attorney Michael Cacase stated the project meets all zoning requirements, provides on-site BMR units, and will buffer industrial uses with residential types. The Innes Arden property owner and St. Clement's Church submitted support letters. The board requested a brief recess before proceeding further.

Key Outcomes

• Continuances Approved: Applications 225-28 and 225-29 (Long Ridge Road) were continued to the November 10, 2025, meeting at 6:30 PM via Teams without a vote.
• Continuance with Conditions: Application 225-27 (Horn and Hoof Properties) was continued with the condition that the applicant must submit the missing traffic confirmation, 3D renderings for the five-unit group, and answers to Representative Weinberg's questions before the project can be finalized.
• Hearing Closed (Subject to Documentation): Application 225-15 (Woodway Pines) was closed tentatively, contingent upon the applicant updating the affordability plan to include the specific affordability level and confirming the method of unit administration. The board noted satisfaction with the landscape revisions (transom windows) and the fee-in-lieu for sidewalks pending TTP written confirmation.
• No Vote Taken: Applications 224-18 and 225-2-3 (Continental Family Holdings) were not voted on as the meeting recessed after the presentation and before public comment or vote.
• Directives: The board directed staff to verify the sidewalk fee calculation with Engineering and to ensure the traffic bureau's confirmation regarding Long Ridge Road is documented in the file.