Public Meetings - Stamford, Connecticut

The Stamford Zoning Board convened on May 21, 2024, to hear public comments and deliberate on a special permit and CAM application for a cannabis dispensary proposed by Nautilus (Marita Capital) at 1290 East Main Street. The meeting also addressed several routine CAM applications, a text change proposal, extensions of time, and a BMR regulation withdrawal. Over a dozen residents from Stamford and Darien spoke in opposition to the dispensary, citing safety, traffic, neighborhood character, and flooding concerns. The board closed the public hearing on the Nautilus application but left it open to receive additional materials from the applicant. Later, the board voted on a separate cannabis application (Butter) but failed to reach a majority on either a denial or approval motion. Consent Calendar - Approval of Minutes: The minutes from May 6, 2024, and May 9, 2024 (site visit) were approved unanimously (5-0). - CAM Applications: Three Coastal Area Management (CAM) applications were approved unanimously (5-0) subject to conditions from referral agencies: - CSPR 1185 – 29 Waterbury Avenue: Second and third floor addition. - CSPR 1192 – 20 Chesterfield Road: Second story, garage, addition, interior renovations. - CSPR 1195 – 40 Ocean Drive East: Partial 2.5-story addition. Public Comments & Testimony Over 15 residents spoke, all opposing the Nautilus dispensary. Key points: - Traffic & Safety: Multiple speakers noted dangerous traffic on Post Road, recent accidents (e.g., May 17th involving multiple cars), and the narrow driveway of the site. They argued the applicant’s traffic study was flawed (conducted during school break, cherry-picked data). - Proximity to Residential Areas: Speakers stressed the site abuts residential zones in Stamford and Darien, with children walking to bus stops, playing nearby, and attending Hindley School (1.1 miles away) and the YMCA (0.5 miles away). - Neighborhood Character: Residents described the location as a family neighborhood with parks (Gurley Park), churches, and a community gathering spot (Giovanni’s). They argued the dispensary would lower property values, increase crime, and create loitering/consumption issues. - Flooding & Environmental Concerns: Several speakers noted the site lies in a floodway, and the applicant’s flood mitigation claims were disputed (e.g., air handlers below flood level). A drainage study submitted one day before the hearing was criticized. - Applicant Credibility: Speakers alleged misleading statements by the applicant, including backdated photos showing summer greenery, a dissolved LLC reinstated only in April, and incomplete traffic data. - Legal Arguments: Attorney Joel Green (representing a neighboring property owner) urged the board to hold the hearing open for public comment on new materials. He argued the special permit criteria were not met. - Petition: Kristen Nayardi stated she gathered nearly 1,000 signatures in Darien opposing the dispensary. Discussion Items - Nautilus Application (224-16): After public comments, the applicant’s attorney (Brayman) and representative (Connie Bulver) responded: they noted compliance with state security requirements, offered to reconfigure the entrance to address driveway width concerns, and submitted additional data (transaction data from other states, a Stamford Advocate article). The board closed the hearing but left it open for submission of those materials and allowed a possible condition of approval for the entrance change. - Butter Cannabis Application (224-346): The board discussed whether the Boys & Girls Club (Yerwood Center) qualifies as a “school” under zoning regulations. Member Jerry recused himself. The board voted on a motion to deny (based on school proximity) – 2 in favor, 2 opposed, motion failed. A motion to approve also failed 2-2. Staff will consult legal counsel on next steps. - Text Change Application (227-04): A proposal to consolidate and reorder zoning sections. The planning board had recommended approval. The item was continued to the next meeting. - Other Applications: Extensions of time for 122-124 Broad Street (TR Broad LLC) and Landmark Three Building (Landmark Square) were granted unanimously (5-0). The BMR regulation amendment (224-13) was withdrawn to allow refiling with changes. Key Outcomes - Nautilus Dispensary: Public hearing closed; board will accept additional materials from applicant (transaction data, Stamford Advocate article) and consider a condition regarding the driveway entrance. A decision is expected at a future meeting. - Butter Cannabis: Motion to deny failed 2-2; motion to approve failed 2-2. Application not resolved; staff to seek legal guidance. - CAM Applications: All three approved 5-0 with conditions. - Minutes: Approved 5-0. - Extensions: Granted 5-0 for Broad Street (extension to June 2, 2025) and Landmark Square (extension to July 25, 2025). - BMR Regulations: Withdrawn 5-0 to be refiled; will return after 35-day referral period. - Next Meeting: Scheduled for June 10, 2024.

Note: The transcript indicates the meeting began on May 20, 2024, but the provided date for the meeting is May 21, 2024. This summary uses the date specified. The meeting covered presentations from the Transportation, Traffic & Parking (TTP) department on Vision Zero, the citywide parking study, and historical traffic data. The board then held public hearings on a proposed zoning text change to increase senior housing and on a special permit application for a cannabis dispensary at 1308 East Main Street. A third application (800 Long Ridge Road) was continued to a future meeting. Public Comments & Testimony - Senior Housing Text Change (224-06): Multiple residents of Hubbard Heights and surrounding areas opposed the text change, citing concerns about historic neighborhood character, increased density, traffic, and lack of true affordability. A few speakers supported the change, noting the need for senior housing options and the potential for downsizing within communities. The applicant's representative, Ralph Blessing, addressed concerns, stating the density would be comparable to existing zoning and that the proposal would not apply to historic structures. - Cannabis Dispensary (224-16): The vast majority of speakers opposed the application. Concerns included proximity to residential areas, children, and parks; inadequate traffic study conducted during winter break; potential for increased crime and impaired driving; negative impact on property values; and the concentration of dispensaries in the southeast corner of the city. A few speakers supported the dispensary, citing personal need for medical cannabis and the benefits of regulated access. Representative Tracy Mara (Darien) and Representative Annabel Figueroa (Stamford) also spoke against the application. Discussion Items - Vision Zero Presentation: Luke Buttenweiser and Frank Batisse (TTP) presented the city's Vision Zero initiative to eliminate fatal and serious crashes by 2032. They highlighted a high-injury network where 41% of severe crashes occur on just 4% of roadway miles. They discussed integrating safety into land use reviews, using a vision zero project review form, and engaging the community. Board members asked about enforcement coordination with police, impaired driving, and sidewalk expansion. The presentation also covered the citywide parking study, recommending reduced parking requirements, shared parking, and a mobility fee. Historical traffic data showed decreases on many major arterials since 1991, attributed to remote work, transit-oriented development, and generational changes. - Senior Housing Text Change: Ralph Blessing (Land Use Bureau) presented the proposed text change to allow independent senior living facilities in single-family districts, with design standards and an ownership incentive bonus. He argued it would increase supply and provide more affordable options. Board members questioned the affordability mechanism, density, and whether the change would apply to assisted living or memory care. The public hearing was closed after testimony. - Cannabis Dispensary: Attorney Leonard Brayman presented the application for Nautilus Botanicals at 1308 East Main Street. He noted updates since the last hearing: added landscaping, resolved TTP comments, and submitted a drainage plan to improve stormwater management. The board heard extensive public testimony. The application remains open for further consideration. Key Outcomes - Senior Housing Text Change (224-06): The public hearing was closed. The board will deliberate on the application at a future meeting. No vote was taken. - Cannabis Dispensary (224-16): The public hearing was continued. The application remains open for further review and potential additional testimony. No vote was taken. - 800 Long Ridge Road (223-38): The public hearing was opened and immediately continued to the June 10, 2024 meeting at 6:30 PM via Zoom.

Note: The agenda and transcript reference Tuesday, May 14, 2024, but the user instruction specifies the meeting occurred on May 15, 2024. This summary uses the provided date but notes the discrepancy. The Stamford Planning Board held a regular meeting via Zoom webinar at 6:32 PM. Chair Teresa Dell presided with Vice Chair Jay Tepper, Secretary Jennifer Godzino, and alternate members William Levin and Stephen Perry (serving as regular members due to recent resignations). Lindsay Colland, Associate Planner, provided staff support. The board reviewed minutes, discussed a significant text change application, and made recommendations on five Zoning Board of Appeals (ZBA) variance referrals. Consent Calendar - Approval of Minutes (April 30, 2024): Unanimously approved. Moved by William Levin, seconded by Stephen Perry. All members voted in favor. Discussion Items 1. Text Change Application 224-11 – River Bend Center (22 1st Corp.) Rick Redniss, representing River Bend Center LLC, presented a proposal to amend the HT-D (High Technology District) zoning regulations to allow residential uses by special permit. The HT-D district is the only one in Stamford, covering 36 acres with 12 buildings. Current occupancy is approximately 35%. The change would permit up to 470 residential units (0.3 FAR) as supportive infill to maintain the viability of existing industrial/flex uses. Key discussion points: - Traffic concerns: Board members Bill Levin (who lives on Hope Street) and others expressed strong skepticism about claims that traffic has decreased, citing daily congestion, truck conflicts, and inadequate road capacity. Levin noted Hope Street is a two-lane winding road not designed for current traffic levels. - Density and character: Jay Tepper and Terry Dell questioned the maximum of 470 units, suggesting lower density (e.g., 200 units) or single-family housing might be more appropriate. Redniss argued that the property is industrial land not suited for single-family homes and that residential uses would generate fewer trips and less disruptive traffic than industrial alternatives. - Master plan alignment: Colland emphasized that the proposal aligns with master plan strategies encouraging higher density mixed-use near transit (Glenbrook and Springdale train stations). She noted the text change only enables future development, which would require separate site plan and special permit reviews. - Potential for improvements: Redniss and board members discussed coupling the text change with traffic improvements on Hope Street, such as reducing curb cuts, improving turning radii, and enhancing public transportation. The board suggested requiring a Transportation Demand Management (TDM) plan. Outcome: The board decided to continue the discussion to a later meeting (either June 11 or June 25, 2024) to allow the applicant to gather more traffic data, explore neighborhood feedback, and refine the proposal. No vote was taken. Zoning Board of Appeals Referrals 2. ZBA 018-24 – Amol Dixit, 163 Southfield Avenue Proposal: Change single-family dwelling to two-family with a deck. Variances for lot area (4,625 sq. ft. vs. 6,000 required) and parking setback (3.7 ft. vs. 5 ft.). Staff recommended approval citing harmony with the mixed-use neighborhood. Vote: Unanimous approval. 3. ZBA 019-24 – Stephanie Mark & John Lyden for James & Nelly Slocum, 2324 Washington Boulevard Proposal: Second-story addition over existing footprint (59 sq. ft. connector). Variances for coverage (49.64% vs. 25%), front and side setbacks. Board previously denied similar variances in 2023. Staff (Lindsay Colland) opposed, noting the home is already bulky. Board debate: Some members (Jay, Jennifer, Stephen, Terry) found the aesthetic acceptable given surrounding multifamily buildings; Bill Levin abstained. Vote: Approved 4-0-1 (Levin abstained). 4. ZBA 020-24 – Robert Groce & Mayra Rios, 226 Fifth Street Proposal: Two-story addition (mudroom, bedroom, etc.). Variances for side yard setbacks (3.2 ft. vs. 10 ft.; 19.6 ft. vs. 20 ft.). Staff expressed concern about bulk but acknowledged typical approval when aligning with existing footprint. Board felt the addition was reasonable. Vote: Unanimous approval. 5. ZBA 021-24 – John Scavelli for Gregory Livesay, 16 Glendale Circle Proposal: 86 sq. ft. second-floor addition. Variances for rear yard setback (27.7 ft. vs. 30 ft.; deck 21.4 ft. vs. 24 ft.). Staff noted minimal change. Vote: Unanimous approval. 6. ZBA 022-24 – Daniel Morris, 442 Pepper Ridge Road Proposal: Demolish existing garage, construct new two-car garage with living space above. Variances for front street setback (24 ft. vs. 40 ft.; 48.9 ft. vs. 65 ft.). Staff suggested reorienting garage to Robinson Drive to avoid variance. Applicant cited practical difficulties. Board debated hardship; Terry and others found it reasonable given corner lot constraints. Vote: Approved 4-0-1 (Jennifer Godzino abstained). Key Outcomes - Minutes approved unanimously. - Text change application continued to June 11 or June 25, 2024, for further study. - ZBA referrals approved as above; recommendations to be forwarded to the Zoning Board of Appeals for public hearings.

The Stamford Zoning Board held a public hearing on a special permit application for a cannabis dispensary (Nautilus) at the boatyard location, which was continued to May 20, 2024. The board also denied Air Wellness, discussed Butter Cannabis, approved a text amendment to the purpose clause, and took other actions. Consent Calendar - Minutes from April 29, 2024: Approved 5-0. - CSPR 1174 (generator at 77 Kennelworth Drive): Approved 5-0 with conditions from Engineering, DPB, and EPB. - Application 223-42 (map change to NXD at 208 West Avenue): Approved 5-0. Public Comments & Testimony - Joanne Laureraca (owner of Giovanni's restaurant, Stamford resident) opposed the Nautilus dispensary, citing proximity to family restaurant, neighborhood safety, underage exposure, existing dispensary a mile away, and traffic concerns. - Henry Dexy (president of Darien YMCA board, Darien resident) opposed, citing the location's proximity to I-95, incompatibility with residential area, and that new zoning maps would deem the site unsuitable. He also questioned the applicant's litigation strategy. - Michael Quo (Darien resident) opposed, citing a school bus stop 880 feet away, foot traffic from I-95, and existing parking issues on Brookside Drive. - Alejandro Cremarez (Darien resident) opposed, citing a University of South Carolina study on crime rates and home prices, and a 25% increase in youth consumption near dispensaries. - John Ward (Darien resident) opposed, citing traffic congestion at the intersection, safety concerns at Hindley School and YMCA, and noting a police car was previously stationed to help pedestrians cross. - Patrick Casey (Stamford resident) opposed, arguing the board has discretion to deny, criticizing the ITE traffic study based on only four dispensaries, and questioning the applicant's claim of no flooding at the site. - Alan Calver (18-year-old, Wheat Avenue resident) opposed, citing traffic dangers, 18% crime increase near dispensaries, pollution, and normalization of marijuana among youth. - Christy Calver (Wheat Avenue resident) opposed, citing a traffic study conducted in February during school break, inadequate parking lot aisle widths, and pedestrian/cyclist safety. She requested a new traffic study during normal conditions. - Victoria O'Rourke (Darien resident) opposed, citing traffic, pedestrian safety, incompatibility with residential area, and the new master plan. - Susan Bell (Hope Street resident) opposed, citing existing dispensary traffic on Hope Street and calling Stamford the "marijuana capital of Fairfield County." - Edgar Devilder (52-year Stamford resident) opposed, arguing the applicant lacks a permitted use approval under Section 5E, as the zoning board never granted the required special permit for adult-use cannabis. - Jacqueline Tyler (architect, Darien resident) opposed, citing conflict with master plan section 6a, recent proposed text revisions prohibiting dispensaries adjacent to residential districts, and traffic study deficiencies. She noted over 1,000 signatures on a petition. - Alison Crongaard (cancer survivor, Stamford resident) spoke in favor, arguing that legal cannabis is expensive and not used by derelicts, that liquor stores and drug stores are more prevalent, and that the board should provide safe legal access. Discussion Items - Nautilus Dispensary (Application 224-16): The board heard testimony from the applicant about flooding, drainage, and landscaping. The applicant's representative (Connie) stated that the building would be flood-vented to increase flood storage, and that the parking lot is exempt from stormwater management due to lawful non-conforming status and an exemption under section 2.2 of the drainage manual. The board questioned traffic generation, community outreach, and consumption concerns. Due to the large number of public speakers, the hearing was continued to May 20, 2024. - Air Wellness (Application 223-45): The board discussed a draft denial resolution based on the finding that B1C constitutes a non-public school under the regulations, making the dispensary within 1,000 feet of a school, and failure to meet special permit findings. The board voted 4-0 to deny. - Butter Cannabis (Application 223-46): The board debated whether Yearwood Center (run by Boys & Girls Club) qualifies as a school. Staff reported similar programming to B1C, including educational activities and a licensed summer program, and the distance is 800 feet. Board members noted that no representatives from the institutions testified. They will review staff reports and consider both denial and approval resolutions at the next meeting. - Text Amendment 224-05 (Purpose Clause): Ralph presented changes adding points on urban design, development impacts, infrastructure, environmental resources, sustainability, and resiliency. Approved 4-1, with Jerry opposed citing uniformity concerns. - Other Items: The board scheduled the next meeting for May 20, 2024, and discussed the agenda for the May 9 site visit for 800 Long Ridge Road. Key Outcomes - Nautilus Dispensary public hearing continued to May 20, 2024, at 6:30 PM on Zoom. - Air Wellness denied (4-0). - Butter Cannabis decision deferred to next meeting; staff to draft both approval and denial resolutions. - Text Amendment 224-05 approved (4-1). - CSPR 1174 approved (5-0). - Application 223-42 (map change) approved (5-0). - Minutes from April 29 approved (5-0). - Meeting adjourned at approximately 11:30 PM.

The Stamford Zoning Board met on May 7, 2024, at 6:30 PM via Zoom, chaired by David Stein. The board considered four applications: a map change continuation, a map change for a West Avenue property, a city‑initiated text amendment to expand senior and disabled housing, and a special permit/coastal site plan review for a hybrid cannabis retail facility. Public testimony was heard on the West Avenue map change and the text amendment. The meeting ended during the question‑and‑answer portion of the cannabis application. Consent Calendar - None identified. Public Comments & Testimony - Application 223-42 (208 West Avenue map change): - Kathy Kligler (21 Friar Tuck Lane) asked whether neighbors had been notified and raised concerns about property values, affordable apartment definitions, and rental costs. - Monika Twal (37 Hanrahan Street) opposed the rezoning, questioning notification, the potential precedent for converting other RMF parcels, the need for a traffic study (given 9–11 proposed units), building height, light/air impacts, and the broad range of as‑of‑right uses in the NXD zone. - Application 224-06 (Senior/Disabled Housing Text Change): - Dan Lombardi (249 Hubbard Avenue, personal comments but informed by Hubbard Heights Association) supported the goal of senior housing but opposed the proposal as based on a false premise that 2,000‑sq‑ft units would be affordable. He cited a nearby small home priced at $750,000 and warned that new units could reach $1 million, benefiting developers rather than providing affordable housing. - Barry Michelson (Idlewood Drive, representing Stamford for Neighborhoods) opposed the text change, arguing that it would undermine single‑family zoning protections, that the master plan already allows senior housing in many districts, and that the land‑use bureau acts as a "Trojan horse" for developers. - Sue Halburn (30 Elmcroft Road) noted that the Villa on Rackerman Road and the Smith House nursing home operate on septic systems north of the Merritt Parkway, questioning why the proposed text change requires public sewers for senior housing when existing facilities use septic. - Zach Overhalter (2475 Summer Street) supported the text change, calling it a modest and necessary reform. He argued that multifamily housing is more efficient in water, sewer, and traffic than single‑family homes, and that density restrictions should be loosened overall. - Monika Twal (37 Hanrahan Street) again opposed, raising questions about income controls, the number of seniors reaching 55–65, current senior housing waitlists, exceptions for younger people with disabilities, and vague affordability definitions. - Kathy Kligler (21 Friar Tuck Lane) supported senior housing but opposed opening the door to expensive developer‑led projects, calling for truly affordable senior housing. - Susan Bell (Hope Street) opposed, stating that neighborhoods are being ruined by developers, that taxpayers are ignored, and that the text change should be rewritten. - Patrick Casley (address not given) was generally supportive of senior living but concerned that density relaxations could allow effectively multifamily businesses in single‑family neighborhoods; he urged protective covenants. - Gina Calabries (300 Seaside) supported the text change as a way to create middle‑income senior housing, citing her mother’s positive experience in a 55‑plus rental. Discussion Items - Application 224-08 (1600 Summer Street Map Change – Continuation): - Attorney Lisa Feinberg requested a continuation to June 10, 2024 (corrected from June 24). The board granted the continuance without objection. - Application 223-42 (208 West Avenue Map Change – RMF to NXD): - Attorney Jay Klein presented on behalf of 208 West Avenue LLC, proposing to rezone a 4,000‑sq‑ft vacant lot from RMF to NXD to consolidate it with the adjacent self‑storage property at 11 Leon Place. The concept plan shows 9–11 apartment homes (currently limited to one or two units under RMF). The NXD zone allows as‑of‑right development for projects under 20,000 sq ft; a subsequent building permit would be reviewed by staff. - Board questions: Parking (17 spaces for the concept, not shared with storage), possibility of below‑market‑rate units (if 10+ units), height (about 4 stories/45 ft), traffic study not required for fewer than 10 units. Staff noted the project aligns with the housing plan and master plan. - Application 224-06 (Zoning Text Change – Senior/Disabled Housing): - Ralph Blessing, City Land Use Bureau, presented: The proposal would add a new definition of "senior housing" (age 55+ or 62+, board to decide), streamline existing definitions, allow independent living facilities and residential care facilities as of right in sewered residential areas with special density standards (using a Residential Density Divider of 2,000 sq ft to encourage smaller units). It would also allow senior/disabled day programs as of right in houses of worship in residential districts, and by special permit as standalone uses. The proposal removes barriers for people with disabilities but retains protections against over‑density. - Board discussion (Jerry Bozak, Bill Morris, Roseanne McManus, Raquel Smith‑Anderson): Raised concerns about whether the housing would truly be affordable without income controls, the appropriate age threshold (55 vs. 62), the interplay between senior and disabled definitions, the need for sewer connectivity (existing facilities like Schofield Manor and the Villa are on septic), and whether independent living should be by special permit rather than as of right. Staff indicated the board can modify the proposal. The board decided to continue the item to May 20 for further deliberation. - Application 224-16 (Nautilus Botanicals – Cannabis Retail Special Permit & Coastal Site Plan Review): - Leonard Brayman (attorney) and Connie De Bova (Nautilus) presented plans for an interior fit‑up and small second‑floor addition at 1308 East Main Street, converting a former restaurant into a hybrid medical/adult‑use cannabis dispensary. The building is partially in the AE flood zone; the project would move all uses to the second floor and install flood vents, with storage only on the ground floor. Parking would be restriped to provide 21 spaces (16 required). Traffic engineer Chris McLean testified that the net increase of about 73 trips during the evening peak hour would not noticeably affect traffic operations (LOS A/B). The applicant agreed to remove the existing pole sign, accept conditions on signage and stormwater, and maintain a security guard to patrol the parking lot during operating hours (10 AM–7 PM Mon–Sat, 11 AM–5 PM Sun) to prevent loitering and on‑site consumption. Board members queried about security after hours, flood mitigation details, and utilitiy elevations. The transcript ends before public comments or a vote. Key Outcomes - Application 224-08 (1600 Summer Street): Continued to June 10, 2024. - Application 223-42 (208 West Avenue): Public hearing closed; the board indicated it would consider a vote later in the meeting (no vote recorded in the transcript). - Application 224-06 (Senior/Disabled Housing Text Change): Continued to May 20, 2024. - Application 224-16 (Nautilus Botanicals Cannabis Retail): Still in progress at the end of the transcript; no decision recorded.

The Stamford Planning Board held a regular meeting on May 1, 2024 (noting the transcript states the meeting was on Tuesday, April 30, 2024, at 6:30 PM; the official date provided for this summary is May 1, 2024). Chair Theresa Dell presided. All five regular members were present, along with two alternates and associate planner Lindsay Cohen. The board unanimously approved all agenda items, including licenses, capital project appropriations, a subdivision, and three zoning variance referrals. Consent Calendar - Approval of Minutes (April 9, 2024): The minutes from the previous regular meeting were approved unanimously. Member Michael Totillo abstained as he was absent for that meeting. Public Comments & Testimony - One written public comment was received and distributed to the board regarding Subdivision 4050 (1295 Chapan Avenue). The comment expressed support, noting the two-lot subdivision aligns with the residential character of the area. Discussion Items - Family Center School-Based Health Clinic License Agreement – Turn of River Middle School: Catherine Labalbo (City of Stamford) and Dennis Torres (Family Centers) presented a request to authorize a five-year license agreement for Family Centers to use and improve a 1,250-square-foot underutilized locker room space into a school-based health clinic. The clinic will provide medical and mental health services, funded by a federal grant secured through Congressman Himes. Family Centers operates five similar clinics in Stamford schools. The agreement is complementary to existing school services. The board approved unanimously. - Capital Project Closeouts and Supplemental Appropriations: Anthony Romano (Office of Policy & Management) presented three items: 1. Closeout of Major Bridge Replacement (CP3320): Two closeouts totaling $1,569,935 (state grant) and $1,779,200 (bond) were approved to reallocate funds to a new Hunting Ridge Road Bridge project. 2. Julia A. Stark Elementary School Long-Term Facility Plan: Authorization increase of $4,158,249 for a $14,347,081 project (60% state reimbursable). Work includes roof, window, and door replacement, an elevator for accessibility, restroom upgrades, and other deferred maintenance. Approved unanimously. 3. Lakeside Drive Bridge (CP40012): Authorization increase of $1,317,225 for bridge replacement over the North Stamford Reservoir. 100% funded (80% federal, 20% state) with a private contribution of $363,525 from Aquarion. Approved. 4. Hunting Ridge Road Bridge (001393): Total authorization of $3,516,878 (45% state, 55% local), including an additional $167,743 from city bond. Bridge in poor condition and scour-critical. Approved. 5. Citywide Signals (C56174): $342,500 from developer contributions for two signal improvements (Hope Street/Toms Road push-button upgrade and Washington Boulevard/Treasure Boulevard new signal). Both projects completed. Approved. - Subdivision 4050 – 1295 Chapan Avenue LLC: A two-lot subdivision on a 21,875 sq. ft. lot (minimum 7,500 sq. ft.) in Master Plan Category 2. The property is in the Coastal Area Management Zone; future development will require coastal site plan review. Referral departments had no objections. A conservation easement will govern the 10% open space set-aside. The board approved unanimously. - Zoning Board of Appeals Referrals: 1. ZBA 01524 – 16 Towing Terrace: Variances to remove two non-conforming garages and build a single garage with storage. Side and rear setback variances and reduced distance from dwelling requested. Approvals were recommended as the new garage improves the single-family character. Approved. 2. ZBA 01624 – 482 Pepperidge Road: Variances for a two-side-yard setback reduction (31.9 ft. vs. 35 ft. required, and 15.9 ft. vs. 20 ft.) to add a second-story master bedroom and bathroom within the existing footprint. Approved. 3. ZBA 01724 – 11 Half Moon Way: Multiple variances to move the house closer to the street to exit the VE flood zone and comply with FEMA regulations. Front yard, side yard, and chimney setbacks requested. Approved as it supports safety and the residential master plan category. Key Outcomes - All seven agenda items were approved unanimously by the voting members (Jay Tepper, Jennifer Goodzino, Michael Bacino, Michael Totillo, with alternates William Levin and Stephen Perry participating in discussion but not voting). - Chair Theresa Dell announced that a consultant has been selected for the new Comprehensive Plan, but the Board of Representatives requires additional financial information. Approval is targeted for the Land Use Committee meeting on May 22, 2024, with full board approval in early June, delaying the start to June. - A farewell was given to member Michael Bacino, who is leaving the board. Alternates William Levin and Stephen Perry will serve as voting alternates until a permanent replacement is appointed. The next regular meetings are scheduled for May 14 and May 21, 2024.

Note: The meeting was called to order on Monday, April 29, 2024 at 6:36 PM, but the assigned date for this summary is April 30, 2024. The Stamford Zoning Board convened on April 30, 2024 to consider several applications, including a special permit for a public charitable institution, a text amendment to the zoning regulations, a proposed adult-use cannabis dispensary, a site plan approval, and an extension of time. The meeting also included public comment on multiple items and a discussion about returning to in-person meetings. Public Comments & Testimony - Family Centers Inc. (986 Bedford Street): One public speaker, Monika Twal, asked about the organization’s services and tax implications but did not explicitly oppose the application. - Butter Cannabis (389 West Main Street): Numerous speakers testified. Supporters cited medical benefits, regulation safety, and community need. Opponents raised concerns about proximity to the Yearwood Center (Boys & Girls Club), traffic, crime, and the location's impact on children. Notable speakers included Uzma Zakir (pharmacist in support), Daphne Dussault (neighbor opposed), Kendria Walshen (opposed on location), Theodore Ginochis (in favor), Patrick Casey (opposed), Yvonne Ferrer (opposed), and many others. A total of 549 signatures in support were submitted. - Text Change 224-05: Several residents spoke against the proposed changes, arguing they would weaken protections for property values, open space, and environmental resources. Barry Michelson, Steve Garst, Patrick Casey, Paula Waldman, Sue Halpern, and Monika Twal all voiced opposition. Consent Calendar No consent calendar was identified in the meeting. Discussion Items - Application 224-15 – Family Centers Inc.: The applicant, represented by Attorney William Hennessey, sought a special permit to use 986 Bedford Street as a public charitable institution. The building (≈15,000 sq ft) would serve as administrative offices with counseling services, replacing a vacant law firm. The organization serves about 24,000 people annually in Stamford and neighboring towns. No exterior changes were proposed. The Planning Board had unanimously recommended approval. The board had no questions; public input was minimal. The application was approved 5-0. - Application 223-46 – Butter Cannabis (Adult-Use Cannabis Dispensary): The applicant, represented by Attorney Joseph Capalbo, requested a special permit for a cannabis retailer at 389 West Main Street (CL zone). The building is ≈2,449 sq ft with 20 parking spaces. Traffic studies showed good to excellent levels of service and adequate parking (double the requirement). The main zoning issue was whether the Yearwood Center (Boys & Girls Club) qualifies as a school within 1,000 feet—the regulation prohibits dispensaries within 1,000 feet of a school. The applicant argued that Yearwood Center is a public youth services agency, not a school. The city’s law department indicated that on the facts presented, the board could reasonably consider it a school. Board members discussed this extensively and also considered a crime study, traffic concerns, and community opposition. After public comment, the board indicated it would deny the application. - Application 224-05 – Zoning Text Amendment: Proposed changes to Section 1A of the zoning regulations to align with state statute (CGS §8-2, as amended by PA 21-29). Planning Board had recommended approval. The law department suggested revisions, which were presented in redline. Board members, particularly Jerry Bozak and Raquel Smith Anderson, expressed concerns about deletions of language regarding open space, property value stabilization, and other goals. The public also strongly opposed the changes. The board decided not to vote that night and will continue deliberations at the next meeting. - CSPR 1188 – Radek Zraniki (23 Perry Street): Site and architectural plan for a third‑floor addition and a four‑story rear addition, creating five residential units and commercial space. Conditions from EPB and engineering were noted. Approved 5-0. - Extension of Time – Armon Hotel (2701 Summer Street): A one‑year extension granted through June 28, 2025. Approved 5-0. - Return to In-Person Meetings: The board discussed resuming in‑person meetings. Members favored a hybrid approach (some meetings in‑person, some virtual) to maintain public participation. Staff will research technology options and legal requirements. Key Outcomes - Application 224-15 (Family Centers Inc.): Approved 5-0 for a special permit to operate a public charitable institution at 986 Bedford Street. - Application 223-46 (Butter Cannabis): Board indicated intent to deny based on the conclusion that the Yearwood Center qualifies as a school under the zoning regulations. Staff will draft a denial resolution for the next meeting. - Application 224-05 (Text Amendment): No vote taken; continued to the next meeting for further discussion and potential revisions. - CSPR 1188 (23 Perry Street): Approved 5-0 with conditions. - Extension of Time (Armon Hotel): Approved 5-0 to June 28, 2025.

The Stamford Planning Board held a regular meeting on Tuesday, April 9, 2024, at 6:32 PM via Zoom and conference call. Chair Teresa Dell presided, with members J Hepper (vice chair), Jennifer Godzino (secretary), William Levin (associate), Stephen Perry (associate), Lindsay Cohen (associate planner), and Ralph Blessing (land use bureau chief). Michael Bacino arrived late; Michael Totillo was absent. The board approved minutes, authorized a supplemental capital appropriation, and issued recommendations on three zoning board referrals: a townhouse development, text amendments for cannabis/smoke shop regulation, and a cannabis retail facility. Consent Calendar - Minutes of March 26, 2024: Approved unanimously with no corrections. Motion by Jennifer Godzino, second by Stephen Perry; all present members voted in favor. - Request for Authorization – Street Patch & Resurfacing (Project C56182): A supplemental capital appropriation of $2,500,000 was approved unanimously. The funds are for milling, overlay, reconstruction, and drainage repairs. The current available balance is $645,726.65 with an unfunded balance of $790,097.16. Motion by J Hepper, second by William Levin; all present voted in favor (Michael Bacino had not yet joined). Discussion Items - ZB Application 224-04 – 91 Hope Street (Joseph J. Capalbo II, representing RRIT, LLC): Applicant proposes 27 townhouses (condominium ownership) with on-site parking and landscaping. This follows a prior master plan change and zoning map change to RM1. Conditions from the approval letter included reducing units, decreasing parking, increasing green space, providing an outdoor amenity, traffic calming, and addressing BMR requirements. The applicant reduced parking from 139 to 95 spaces, added a playground and extensive landscaping, and offered three on-site BMR units (previously two with fee-in-lieu). The building footprint includes a retained single-family home. Traffic calming was addressed by removing one driveway on Hope Street. Board discussion focused on parking adequacy, usable open space, and EV charging compliance. Board members expressed mixed views: J Hepper supported the project; William Levin and Michael Bacino opposed due to insufficient usable green space and excessive pavement/parking. Jennifer Godzino and Chair Dell supported, noting the addition of BMR units and improvements. A motion was made to recommend approval with a condition that the developer consider wiring each unit for EV charging (except unit 27, which has no garage). Motion passed 3-2 (Teresa Dell, J Hepper, Jennifer Godzino in favor; William Levin, Michael Bacino opposed). - ZB Application 224-14 – Text Change (Stamford Zoning Board): Proposed regulations to more tightly control cannabis retailers and smoke/tobacco stores to protect public health, especially children. Key changes: prohibit these uses in CB and CN districts (near residential areas); prohibit on parcels directly abutting residential districts; prohibit within 1,000 feet of community centers serving children; lower smoke shop definition from 50% to 10% of retail area dedicated to tobacco products; reduce permitted window signage; add definitions for community center and tobacco sales. Ralph Blessing presented a map showing proposed restrictions. Board discussion included adding public parks and beaches to protected areas (moved by J Hepper). Member Jennifer Godzino clarified the 10% threshold. The motion to recommend approval with the addition of parks and beaches to sections 2C and 3E passed unanimously. - ZB Application 224-16 – Nautilus Botanicals EJVI, LLC & 1308 East Main Street, LLC – 1308 East Main Street: Applicant seeks a special permit and Coastal Site Plan Review for a hybrid cannabis retail facility (medical and adult-use) in the C-N zone. The existing building (former barbecue restaurant) will undergo interior fit-up and a small second-story addition (reducing flood risk). The site provides 21 parking spaces (zoning requires 16). Traffic study by Chris McLean showed negligible impact on nearby intersections (Level of Service A or B). Board members expressed support, noting ample parking and appropriate location. A condition was added (moved by J Hepper) that no signage be placed closer to the road than the front of the building; the applicant agreed to remove the existing pole sign. The motion to recommend approval with that condition passed unanimously. Public Comments & Testimony - No public testimony was taken; the agenda items were referrals to the Zoning Board, which will hold public hearings. Key Outcomes - Approved: Minutes of March 26, 2024 (unanimous). - Approved: Supplemental capital appropriation of $2,500,000 for street patch and resurfacing (unanimous). - Recommended Approval (3-2): ZB Application 224-04 (91 Hope Street) with condition to wire units for EV charging. - Recommended Approval (unanimous): ZB Application 224-14 (text change) with addition of parks and beaches to protected areas. - Recommended Approval (unanimous): ZB Application 224-16 (1308 East Main Street) with condition removing pole sign. - Announcement: ADU discussion is tabled; a meeting among Planning Board, Zoning Board, Board of Representatives, and land use staff will be held before further public discussion. - Next Meetings: April 30, 2024 (regular meeting); May 14 and May 21, 2024. - Member Departure: Michael Bacino announced he will step down at the end of April due to work and family commitments.

The Stamford Zoning Board met on April 9, 2024, at 6:30 PM via Zoom to consider a special permit application (223-45) by Ayr Wellness Inc. to operate a hybrid cannabis retail facility at 417 Chapan Avenue. Chair David Stein presided. Board members present: Bill Morris, Jerry Bozak, Raquel Smith Anderson. Roseanne McManus was absent. Attorney Joseph Capalbo represented the applicant, with Tiana Hercules (partner/community outreach) and Tanisha Victor (VP Market Expansion) presenting. The meeting also included consent calendar items and administrative reviews. The public hearing drew extensive testimony, with over 136 people signed up to speak. The board did not vote; the application was continued to April 29, 2024. Consent Calendar - CSPR 1172 (Stamford Troy Softball): Approved with conditions from EPB, Engineering, and DEEP. (4-0) - CSPR 1189 (Joseph Trapuzzi): Approved with conditions from EPB, Engineering, DEEP, and Harbor Management Commission. (4-0) - CSPR 1190 (Yolanda Vilchez): Approved with conditions from EPB, Engineering, DEEP, and Harbor Management Commission. (4-0) - Administrative Review – 980 Hope Street: Approved extension to April 25, 2025. (4-0) - Administrative Review – 375 Fairfield Avenue: Approved landscape plan (5-foot pedestrian path, 4-foot amenity strip, 30 trees) meeting prior condition. (4-0) - Agenda reordered to handle consent items first; motion to return to regular order approved. Public Comments & Testimony Opposition (majority of speakers) - Paul Forensic (State’s Attorney, Stamford-Norwalk Judicial District): Opposed, citing child-centric facilities including Building One Community (B1C), Cummings Park, a karate studio, and the Child Guidance Center (serves abused children). Argued the location is inappropriate despite not opposing cannabis dispensaries generally. - Ingrid Gillespie (Liberation Programs, Co-chair Stamford Prevention Council): Focused on public health; research shows location of cannabis stores influences youth intention to use, with risks to mental health, brain development, and addiction. Also noted federal illegality threatens immigrant families served by B1C. - Michael Hyman (Board of Education member, Interfaith Council): Opposed, stating B1C is an educational center worthy of same protections as schools. Noted Board of Ed voted nearly unanimously to advise against the location. - Representative Thomas Kaczynski (District 1): Described the area as “dense with child-centric facilities,” including non-public schools, preschools, a pediatric mental health clinic, and athletic fields. Noted Stanford Martial Arts is 215 feet away (accredited school). Residences are as close as 250 feet. Called applicant’s description “patently false and misleading.” - John Leiden (attorney for B1C): Argued the board has discretion under Section 19C to deny based on public convenience and welfare. Presented evidence that B1C’s programs include summer school registration, curriculum designed with Stanford Public Schools, and a board member who is the superintendent. Also noted a martial arts school on site is accredited. - Brendan Leiden (attorney): Raised technical concerns – traffic/parking analysis showed a drive-thru (applicant later clarified not part of application), no traffic management plan, and potential intent to abandon the drive-thru issue. Cited case law allowing denial on health/safety/welfare. - Anka Badurina (Executive Director, B1C): B1C serves 4,700 immigrants annually, offers after-school programs for 100+ elementary students, partners with Stanford Public Schools for curriculum and summer school registration. Stated cannabis store would normalize use for children and jeopardize safety. - Elinor Reimer (B1C Board Chair): Noted 33% of Stamford residents are foreign-born. Cannabis store could lead to stigmatization of immigrants; federal immigration law penalizes possession for immigrants. - Loreli Peche (B1C Director): Described programs (STEAM, reading, math) where children walk past the proposed dispensary entrance. Noted summer school registration occurs at the building. - Margarita Seligman (B1C Volunteer Director): 450 volunteers annually, half under 18; youth volunteers provided 2,600 hours in 2023. Parents would be afraid to send teens. Also noted federal immigration consequences for immigrants purchasing cannabis. - Don Strait (B1C Consultant): Cited opposition from Attorney General William Tong, Board of Education, St. Mary’s Church, liberation programs, Domus, Family Centers, Charter Oak Communities, and Interfaith Alliance. Stated another dispensary is 1.1 miles away, so no public necessity. - Father Faya (St. Mary’s Parish): Opposed, noting his Colombian background and the harm of drugs. Asked not to place a “drug dealer” in the east side. - Maureen Boylan: Submitted 804 petition signatures, 150 letters, 394 from St. Mary’s. Noted multiple children’s services; questioned why four of five potential dispensaries are in east side. Cited declining cannabis sales. - Mark Lingle (Interfaith Council): Asked for “spirit of the law” considering children’s programs. - Terry Wood (former State Representative, B1C Board): Noted intent of cannabis legislation allows municipalities to restrict proximity to children; urged board to protect youth. - Nicole Tarzia (former Board of Education Vice President): Support – argued cannabis has health benefits, FDA recommended rescheduling, and other harmful substances (alcohol, tobacco) are near schools. Criticized Board of Ed for opposing instead of focusing on student achievement. - Additional opponents: Ellen Williams, Sonia Alcantarilla (B1C board, immigrant mother), Gina Calabresi (law professor – argued board has discretion under Irwin v. Litchfield; noted concentration of dispensaries in less advantaged neighborhoods), Bell Horovitz (past head of immigration task force), Mark Bonacera (educator), Elizabeth Alonso (parent of B1C student, spoke in Spanish), Vito Quivelli (Knights of Columbus – parking lot concerns, children’s programs), Soraya Hernandez (community volunteer), Barry Michelson (Stamford Neighborhoods Coalition – argued cannabis is illegal federally, supremacy clause), Mateo Gillian Cantaria (youth volunteer – 5 years, youth leader), Carla Escavar (Spanish – immigrants oppose normalization), Mary Summer (retired judge – trust issues, disproportionate impact on immigrants), David Cohen (B1C board – no evidence from applicant on health/safety/welfare), Jeannette Bielikowski (urged board to let courts decide on setbacks), Laura Jordan (Stamford Health – vulnerable population), Marcelo Gigli (youth volunteer), Helena Perez (B1C staff – urged applicant to withdraw), Cynthia Bowser (look out for children), Susan Adamson (B1C executive – trust and security concerns), Monika Twal (family-oriented location, young adults smoking), CeCara (safety, school bus stops near site). Discussion Items - Applicant Presentation: Attorney Capalbo argued the location meets all zoning conditions (Section 19 and special cannabis conditions). Stated no more than one dispensary per 25,000 residents (Stamford can have 5; 3 currently permitted). No other dispensary within 3,000 feet; no school within 1,000 feet as defined in regulations. The building is in CN and MG zones. Traffic study showed no adverse impact. Drive-thru eliminated. Applicant emphasized security protocols, cashless transactions (pin debit, CanPay), and social equity programs (pardons clinics, scholarships). - Landlord Attorney David Laznick: Stated B1C’s lease does not allow a school; B1C’s use may be in violation. Questioned whether B1C qualifies as a school under zoning. Argued the school (if found) would be illegal without a special permit. - Board Questions: Bill Morris asked about security enforcement and potential fines for non-compliance. Jerry Bozak questioned delivery hours (off-peak) and cannabis waste disposal. Raquel Smith Anderson asked about cashless transactions and banking. Chair Stein asked about parking issues raised by landlord; Laznick clarified any parking problem is from B1C’s use, not the dispensary. Morris pressed Laznick on why parking was raised only now. - Legal Debate: Applicant cited Irwin v. Litchfield (244 Conn. 619) – board must approve if all standards met. Opponents argued board has discretion under Section 19C to deny based on health/safety/welfare. Brendan Leiden cited a case allowing denial on general considerations. Board member Smith Anderson requested legal interpretation on whether B1C is “administered by an accredited educational institution” given its partnership with Stanford Public Schools. Key Outcomes - No vote taken on Application 223-45 (Ayr Wellness). Continued to April 29, 2024, at 6:30 PM. - Board requested legal interpretation from corporation counsel on the definition of “administered by an accredited educational institution” regarding B1C’s relationship with Stanford Public Schools. - Applicant confirmed drive-thru will not be part of the application; that statement was made part of the record. - All consent items approved unanimously (4-0). - The board noted that any new applications for dispensaries will be accepted until 5 are permitted, but later applications may be denied by default if the cap is reached before a vote. - Note: The transcript indicates the meeting occurred on April 8, 2024, but the provided metadata states April 9, 2024. This discrepancy is noted.