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Record of Proceedings

Stamford Zoning Board Meeting – March 31, 2026: BMR Report, Text Changes, and Senior Living Proposal

Zoning Board — Tuesday, March 31, 2026
BodyStamford, Connecticut
SessionZoning Board
DateTuesday, March 31, 2026
StatusFILED
Video Record
0:00 / 4:35:36

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:16

Tell me when uh um we should be good to go.

0:21

Okay.

0:22

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

0:27

Uh apologies for the late start.

0:29

We had technical difficulties.

0:32

I'm David Stein, chair of the zoning board.

0:35

And it is uh 6 41 on March 30, 26.

0:41

The members of the board and the staff are holding this meeting by Zoo Conference.

0:47

Both on video conference and by teleconference.

0:50

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

0:54

Bill Moore.

0:56

I'm here, David, but David, you're breaking up because you aren't aware of that.

1:00

I am not aware of it.

1:02

Um Peter Rustin present.

1:14

Ralph Blessing.

1:16

Here okay.

1:19

Uh can you hear me at all?

1:23

Yeah, you're breaking up a little bit.

1:26

You may well take it slow, probably.

1:28

Okay.

1:30

Um the first of tonight's meeting is the public hearing where the public will have the opportunity to speak.

1:40

Each member will muted an easier turn speak.

1:45

If you came in through Zoom, please use the raise your hand and you will be united when it is returned.

1:53

If you called in almost telephone conference call phone number, please press star nine, and this will your hand, and then press R6 to unmute when it is your turn.

2:06

David, you're still sort of breaking up.

2:14

Um, why don't you uh take over with uh starting the meeting?

2:23

Okay.

2:24

Um the first item we have is uh the annual report uh on the below market rate program by Emily Gordon, principal house planner.

2:36

Emily is here, I assume.

2:38

Uh yes, let me admit her.

2:46

She should be joining shortly.

3:00

Good evening, everyone.

3:02

Hello, Emily.

3:03

Hello.

3:04

Hello.

3:04

Um I don't know if you're aware, but we're having some technical issues, and David's sort of fading in and out.

3:10

So uh here we go.

3:13

All right.

3:13

Well, good luck to us all.

3:15

All right, I'm gonna try to share my screen.

3:17

So let me know if there's issues with that.

3:23

Okay.

3:30

All right, I'm gonna put this into presentation mode.

3:34

Hopefully, you all can see my screen, and um you can see me moving my slides okay.

3:42

Yes.

3:42

Okay, perfect.

3:44

Um, so we'll get started.

3:46

Um, so uh the bull market rate program.

3:50

There was uh a section of section seven that the the board adopted uh a couple of years ago for there to be an annual report for the program.

4:00

It's in section 7.4.

4:04

Um, so that is why I'm here with you tonight, is to uh provide that report.

4:10

Um I do know you have at least one new member to your board, so I'm just gonna do a quick recap of the below market rate program.

4:18

I also think it's a it's um a good summary for you all.

4:23

I will try to keep this um relatively brief.

4:26

But so the below market rate program is just one housing program within the city of Stanford.

4:32

Um there are not, you may know there are nonprofits that provide programs, there are private entities that provide affordable housing, and of course we have um market rate housing and naturally occurring affordable housing as well.

4:46

So all of these provide different levels of affordability to residents in Stanford, and the below market rate program is one program, you'll see it somewhere in the middle.

5:00

It requires no subsidy from the city, but it does require a subsidy from the developers that are providing the units and all new developments in Stanford with 10 or more units have some sort of obligation to provide these units either on site or through another form, whether it's through Fee and Lou.

5:21

So it is, as I said, required by zoning for all units, all developments with 10 or more units.

5:28

The requirement is generally 10 to 14% of units designated at 50% of the area meeting income.

Discussion Breakdown — Share of Meeting
Planning and Zoning█████████████████████████████████████████████59%
Affordable Housing█████████████17%
Procedural█████6%
Housing████5%
Traffic████5%
Community Engagement██2%
Engineering And Infrastructure██2%
Environmental Protection██2%
Disability Rights█1%
Summary of Proceedings

Stamford Zoning Board Meeting – March 31, 2026

Note: The meeting was called to order at 6:41 PM on March 30, 2026, according to the transcript. The date in the meeting instructions (2026-03-31T12:45:00+00:00) differs; the summary below follows the transcript’s date for accuracy.

The Stamford Zoning Board, chaired by David Stein, held a public hearing and regular meeting via Zoom. Agenda items included the annual Below Market Rate (BMR) program report, several text amendments, and a special permit application for a senior living community. The board also approved multiple administrative applications and continued one application.

Public Comments & Testimony

  • Text Change 22547 (CL District):

    • Mike Moore (President, Stamford Downtown) expressed support, noting the amendment replaces an appendix-based framework with defined standards and tiered review.
    • Sue Halpern (30 Elm Craft Road) and Dave Adams (Glenbrook) raised concerns about the lack of public hearings for certain renovations and conversions, urging that such changes receive community input.

  • Application 22601 (35 Terrace Avenue – Senior Living):

    • Jaclyn Moeller (7 Jessup Street) read a petition with 22 signatures opposing the project, citing traffic, privacy, enforcement of age restrictions, and density.
    • James Yeager (246 High Ridge Road) emphasized traffic congestion and snow removal difficulties.
    • Frida Parmar (19 Jessup Street) objected to privacy loss and solar access.
    • Julia Riva (52 Terrace Avenue) invited board members to visit the street to see traffic and safety issues.
    • Tommy Muller (7 Jessup Street) questioned fire truck access and the project’s senior housing character.
    • Dina Suchu (28 Terrace Avenue) reported parked cars being hit and dangerous conditions.
    • Ruth Richards (25 Terrace Avenue) noted driveway access problems and property line encroachment concerns.
    • Sue Halpern (30 Elm Craft Road) offered an alternative site for the project.

  • Text Change 22605 (Corrections & Definitions):

    • Sue Halpern asked about alcohol service in the proposed “physical culture establishment” definition.
    • Dave Adams questioned the 20% increase in lot coverage for special permit uses in single-family districts and suggested the two changes should be separate.

Discussion Items

  • Annual Below Market Rate (BMR) Program Report Emily Gordon, Principal Housing Planner, presented the required annual report. Key points:

    • In 2025, the Zoning Board approved 6 projects with BMR requirements, totaling 518 units, but only 12 on-site BMR units (down from 90 in 2024). 50% of projects used fee-in-lieu, compared to 100% on-site in 2024.
    • The Affordable Housing Trust Fund committed to four 100% affordable projects, providing 3 to 6 times greater value per dollar than on-site BMR units.
    • Vacancy rate in BMR units was 3.6% (double 2024's 1.8%), with three-bedroom units having the highest vacancy.
    • 62% of waitlists were closed. There is a mismatch between household incomes (many below 50% AMI) and unit affordability levels.
    • The geography used to calculate AMI changed, lowering the AMI; the board froze BMR limits at 2024 levels to avoid displacing tenants.
    • Board members discussed rebalancing fee-in-lieu and on-site production, and directed Ralph Blessing to prepare options for the next meeting.

  • Text Change 22547 (CL Limited Commercial District) Ralph Blessing reviewed the proposed comprehensive regulations, including updated dimensional standards, design requirements, and a tiered review procedure. The board discussed alignment with the CG district and added public hearing triggers for new construction on lots over 20,000 sq ft. The application was approved with conditions.

  • Text Change 22538 (CG General Commercial District) The board reviewed a similar text change for the CG district, aligning review procedures with the CL district. Key changes included requiring a public hearing for new construction on lots over 20,000 sq ft. Approved with modifications.

  • Application 22545 (177 Broad Street – Office to Residential Conversion) The applicant proposed converting a 16-story, 180,000 sq ft office building into 231 residential apartments. The board approved the application with conditions, including an affordability plan with at least 16 BMR units, 488 parking spaces, 36 street trees, and compliance with various city department comments.

  • Application 22601 (35 Terrace Avenue – Senior Living Community) The applicant proposed a 6-unit independent living facility on a 1.02-acre lot. The board heard public opposition and discussed traffic, privacy, and enforcement of senior occupancy requirements. The hearing was continued to April 13, 2026, to allow the applicant to provide additional renderings and a fence proposal.

  • Text Change 22605 (Corrections, Definitions, Lot Coverage) The board adopted a text change to correct errors, add a definition for “gymnasium or physical culture establishment,” and increase lot coverage standards for special permit uses in single-family districts (e.g., houses of worship, clubs). Approved.

  • Text Change 22606 (Temporary Signage – Continued) The planning board had recommended denial. The board continued this application to the April 13 meeting.

  • CSPR 1228 (1834 Chapan Avenue) An addition to a single-family home in the coastal area. Approved with conditions from EPB and Engineering.

  • Extension of Application 22224 Approved for one year until May 25, 2027.

Key Outcomes

  • Annual BMR Report: Received. Board to discuss rebalancing fee-in-lieu and on-site BMR requirements at the next meeting (April 13).
  • Text Change 22547 (CL District): Approved with conditions, including public hearing for new construction on lots over 20,000 sq ft.
  • Text Change 22538 (CG District): Approved with modifications aligning review procedures.
  • Application 22601 (35 Terrace Avenue): Continued to April 13, 2026; applicant to provide fence renderings and privacy options.
  • Application 22545 (177 Broad Street): Approved with conditions (affordability plan, parking, trees, etc.).
  • Text Change 22605: Approved.
  • Text Change 22606: Continued.
  • CSPR 1228: Approved.
  • Extension 22224: Approved.
  • Minutes of March 9, 2026: Approved.
  • Next Meeting: April 13, 2026, at 6:30 PM on Zoom.

Meeting Transcript

Tell me when uh um we should be good to go. Okay. I'd like to welcome everyone and call tonight's zoning board meeting to order. Uh apologies for the late start. We had technical difficulties. I'm David Stein, chair of the zoning board. And it is uh 6 41 on March 30, 26. The members of the board and the staff are holding this meeting by Zoo Conference. Both on video conference and by teleconference. I'd like to do a roll call of the board and the staff. Bill Moore. I'm here, David, but David, you're breaking up because you aren't aware of that. I am not aware of it. Um Peter Rustin present. Ralph Blessing. Here okay. Uh can you hear me at all? Yeah, you're breaking up a little bit. You may well take it slow, probably. Okay. Um the first of tonight's meeting is the public hearing where the public will have the opportunity to speak. Each member will muted an easier turn speak. If you came in through Zoom, please use the raise your hand and you will be united when it is returned. If you called in almost telephone conference call phone number, please press star nine, and this will your hand, and then press R6 to unmute when it is your turn. David, you're still sort of breaking up. Um, why don't you uh take over with uh starting the meeting? Okay. Um the first item we have is uh the annual report uh on the below market rate program by Emily Gordon, principal house planner. Emily is here, I assume. Uh yes, let me admit her. She should be joining shortly. Good evening, everyone. Hello, Emily. Hello. Hello. Um I don't know if you're aware, but we're having some technical issues, and David's sort of fading in and out. So uh here we go. All right. Well, good luck to us all. All right, I'm gonna try to share my screen. So let me know if there's issues with that. Okay. All right, I'm gonna put this into presentation mode. Hopefully, you all can see my screen, and um you can see me moving my slides okay. Yes. Okay, perfect. Um, so we'll get started. Um, so uh the bull market rate program. There was uh a section of section seven that the the board adopted uh a couple of years ago for there to be an annual report for the program. It's in section 7.4.

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