Public Meetings - Stamford, Connecticut

The Stamford Zoning Board convened on March 26, 2024, at 6:30 PM via Zoom. The meeting covered several items, including a continuance of a cannabis dispensary application, approval of a litigation settlement, a historic preservation project with a text amendment, a seawall repair, approval of minutes, fee-in-lieu escrow extensions, and other administrative matters. Key decisions included approving the historic preservation project with modifications to the text amendment, approving the litigation settlement, and granting a one-year extension for fee-in-lieu escrow funds.

The Stamford Planning Board held a regular meeting on the evening of March 13, 2024 (though the transcript opens with "Tonight is Tuesday, March the twelfth," creating a date discrepancy). Chair Teresa Dell presided. The board considered five applications: three zoning board text changes, one site plan/special permit for a large mixed-use redevelopment, and one variance referral. The board also approved minutes from prior meetings and discussed upcoming comprehensive plan issues. Consent Calendar - Regular Meeting Minutes (Feb 27, 2024) – Approved unanimously. - Special Meeting Minutes (March 4, 2024 – 8:45 AM) – Approved unanimously by the four members present. - Special Meeting/Site Visit Minutes (March 4, 2024 – 12:15 PM) – Approved unanimously. Discussion Items - ZB Application 2238 – 800 Long Ridge Road LLC – Redevelopment of the former Xerox headquarters (25.26 acres, vacant office) into four buildings with 354 apartments (186 one-bedroom, 148 two-bedroom, 23 three-bedroom) and 9,394 sq ft of commercial space. Applicant seeks special permit for multifamily use (allowed in CD zone) and exemption from a 6-foot sidewalk requirement due to site constraints (steep slopes, pond, utilities). The board and staff noted alignment with the 2015 Master Plan (policies 3b2, 6A1, 6C2). Neighbors submitted 80 letters, mostly opposed. Board members expressed mixed views: some concerned about height (4 stories), density (15 units/acre effective), and commercial character; others supported the project as a better alternative to townhome sprawl and needed housing. A traffic study showed net reduction of 206 AM trips and 185 PM trips compared to full office occupancy. Board voted to recommend approval with conditions: (1) improved sidewalks for full pedestrian access to Long Ridge Road, and (2) commercial uses restricted to those primarily serving residents (e.g., daycare), not destination retail. - ZB Applications 22401 & 22402 – 31 Maple Tree LLC – Text change to Section 7.3 (parking standards for historic preservation) and site plan for a historic home (built 1921‑22) plus rear addition of four 3‑bedroom apartments (total 6 units). The home would be preserved as two 2‑bedroom apartments. Density consistent with R5 zone; height under 40 ft but requiring a fourth story (allowed under preservation incentives). HPAC recommended simplifying the addition’s dormers. Board voted to recommend approval for both applications, with condition to follow HPAC’s architectural simplification recommendations. - ZB Application 22406 – Senior Housing Text Change – Proposed update to zoning regulations: replace “elderly” with “senior,” reduce minimum age from 62 to 55, add definitions for independent living, residential care facilities, continuing care retirement communities, and senior/disabled day services. Also reduces parking for assisted living and memory care. Board supported unanimously, noting the need for affordable senior housing. - ZB Application 22407 – Zoning Regulations Reorganization – Consolidates sections (e.g., approvals moved to Section 2, historic preservation to Section 8) and updates cross‑references. No substantive changes. Approved unanimously. - ZBA Application 00924 – 619 Fairfield Avenue – Variance request to allow an access way for three single‑family lots (replacing a non‑conforming two‑family dwelling) in an R7.5 zone. The site is 1 acre, landlocked behind existing houses. The proposed access way would serve five lots total (two existing, three new). Fire marshal approved a hammerhead turnaround design. Concern over visitor parking and neighbor notification. Board voted to recommend approval with condition that the access way follow the fire marshal‑approved plan and that neighbor input be solicited during the later subdivision approval. Key Outcomes - 800 Long Ridge Road: Motion to recommend approval (passed unanimously) with conditions on sidewalks and commercial use restriction. - 31 Maple Tree (text change and site plan): Both motions to recommend approval passed unanimously, with condition to adopt HPAC design recommendations. - Senior Housing Text Change: Motion to recommend approval passed unanimously. - Zoning Reorganization Text Change: Motion to recommend approval passed unanimously. - 619 Fairfield Avenue: Motion to recommend approval passed unanimously, with the condition that the access way design match the fire marshal‑approved hammerhead plan. - Next regular meetings scheduled for March 26, April 9, and April 30, 2024.

Note: The meeting took place on March 4, 2024, at 6:30 p.m., despite the user-provided timestamp indicating March 5, 2024. The transcript is authoritative. The Zoning Board convened on March 4, 2024, at 6:30 p.m. via Zoom to hear a presentation on proposed state-level transit-oriented communities legislation, discuss two pending litigation matters, and consider a historic preservation project at 1911 Summer Street. The meeting included a public hearing segment and executive sessions for litigation. Consent Calendar - Minutes from February 26, 2024, were approved 4-0. - Minutes from February 5, 2024, were approved 3-0 (member absent). Public Comments & Testimony - 1911 Summer Street Applications: - Judy Norwegian, president of Historic Neighborhood Preservation, expressed support, stating the project preserves historic character and provides needed housing, and urged approval of reduced setbacks. - Barry Michelson, principal of Stamford Neighborhoods Coalition, opposed, arguing the applicant should conform to existing zoning and that the parking study fails to address actual demand (15 bedrooms with only 5 parking spaces). He noted that under-parked buildings often lead to street parking spillover. - Paul Arvoy, resident, opposed, expressing skepticism that the project would reduce traffic or car ownership, and citing insufficient parking. - Litigation Settlement (Barrage/Chapan Avenue): - Patrick Casley, resident, opposed the settlement approval without a public hearing, calling it a bad precedent. Discussion Items - Presentation on Work Live Ride Legislation (HB 5390): Pete Harrison from Desegregate CT presented an update on the proposed state bill to create transit-oriented community districts. Key points: the program is opt-in for municipalities; it includes zoning guidelines emphasizing missing middle housing, affordable housing incentives (30% deed-restricted as-of-right for private developments, 100% for nonprofit/religious entities), and an Office of Responsible Growth to coordinate state funding. The board asked questions about density requirements, the distinction between private and nonprofit affordable housing thresholds, and the as-of-right provisions. Harrison noted the public hearing at the state level was scheduled for March 6, 2024. No action was taken by the board. - Pending Litigation – Barrage (302-312 Chapan Avenue): Attorney John Leiden presented a proposed settlement for a 2021 historic density bonus approval that had been appealed by a neighbor. Terms: reduce units from five to four, meet parking on-site (including tandem spaces), install bollards, restrict certain uses (e.g., pornographic), and implement landscaping and safe ingress/egress measures. The board took public comment and then unanimously (5-0) voted to approve the settlement after an executive session. - Pending Litigation – 900 Old Long Ridge Road: No substantive details were discussed publicly. The board entered an executive session lasting from 7:36 p.m. to 8:38 p.m. No votes were taken. - 1911 Summer Street Applications (Text Change to Section 7.3 and Site Plan): Jason Klein (attorney), Elena Kalman (architect), Matthew Pop (landscape architect), and John Canning (traffic engineer) presented. The proposal: preserve an 1100-year-old historic house (built 1914) and add four three-bedroom townhomes with parking (5 spaces total – one per unit plus one guest). The applicant seeks amendments to Section 7.3 of the zoning regulations to allow reduced parking setbacks and open space standards (usable open space of about 1,000 sq. ft. with a minimum dimension of 16 ft. instead of 20 ft.). The Planning Board and Historic Preservation Advisory Commission (HPAC) had previously reviewed the project; HPAC suggested design changes. The board requested additional color elevations, a three-dimensional rendering of the rear (south) elevation, and photos of the adjacent property. The applicant agreed to provide these. The board continued the applications to the next meeting. Key Outcomes - Approved settlement in the Barrage/Chapan Avenue litigation (vote 5-0). The settlement will be filed in court and includes reduced unit count, on-site parking, and use restrictions. - No action on the Work Live Ride presentation (informational only). - No vote on the 900 Old Long Ridge Road litigation after executive session. - Continued applications 223-39 and 223-40 (1911 Summer Street) to the March 25, 2024 meeting to allow the applicant to provide additional materials (color elevations, three-dimensional renderings, photos, and responses to board and public comments). - Next meeting scheduled for March 25, 2024, at 6:30 p.m. via Zoom, with the continued Summer Street applications and possibly new dispensary applications (417 Shipman Avenue and 389 West Main Street).

The Stamford Planning Board held a special meeting on Monday, March 4, 2024, at 8:45 AM via Zoom to address a capital budget item for the Government Safety Complex Assessment (Project 001391). The meeting was called after a procedural error at the board’s February 27 meeting prevented a proper vote on the item. Three board members were present (Chair Teresa Dale, William Levin, Jay Tepper); a fourth member (Michael Totillo) was unable to join. The board unanimously approved a $500,000 request for a needs assessment to explore building a new Public Safety Complex at the city-owned 805 Bedford Street site. Public Comments & Testimony - The Stamford Neighborhood Coalition submitted a letter opposing the study, stating they did not see a reason for the study. Vice Chair Jay Tepper noted the irony of opposing something without understanding it, emphasizing that the study would provide necessary information. Discussion Items - Chair Teresa Dale summarized the item: the Simmons administration is requesting a needs assessment to evaluate the potential for a centralized public safety complex at 805 Bedford Street. Associate Planner Lindsay Cohen clarified that this assessment continues an ongoing project; a prior needs assessment had already been conducted, and this deep dive into the opportunity is a next step. She referred to the February 27 meeting video for more details. - Board members expressed that the study is essential to determine whether the project should proceed and that any future project would require further board approval. Key Outcomes - Motion to approve Capital Budget Project 001391 for $500,000 was made by Bill (William Levin), seconded by Jay Tepper, and carried unanimously by the three voting members. - The board thanked members and adjourned, noting that the next meeting would be at 12:15 PM at 800 Long Ridge Road.

Note: The meeting was originally scheduled for and occurred on Tuesday, February 27, 2024, according to the official agenda and meeting transcript. The date of February 28, 2024, is used here as instructed. The Stamford Planning Board held a regular meeting via Zoom on Tuesday, February 27, 2024 (starting at 6:30 PM). Chair Theresa Dell presided, with members Jay Tepper (Vice Chair), Michael T. Totillo, and alternate William Levin (voting as a regular member due to absences of Michael Bacino and Stephen Perry). Associate Planner Lindsay Cohen served as staff liaison. The board unanimously approved the minutes of February 13, 2024, two walk-on capital budget requests from the mayor, recommended two zoning amendments to the Zoning Board, and endorsed four variance and special permit applications for the Zoning Board of Appeals. Walk-On: Government Center EV Infrastructure (Capital Budget Request 001348) Presented by: Lou Castle, City Engineer Request: Authorization of $860,566 (city bond $301,198, state grant $559,368) for installation of electric vehicle chargers in the Government Center parking garage. Discussion: Castle explained that the project was previously approved but delayed. The administration now requests inclusion in the FY 2024-25 capital budget rather than a mid-year supplemental. The state grant from DEEP requires completion by June 2025, but DEEP has indicated flexibility. Board member Jay Tepper asked about cost escalation; Castle said the grant amount is fixed. Brandon Mark, energy utility manager, added that DEEP recently extended the deadline and more extensions are possible. Outcome: Motion by William Levin, second by Michael Totillo. Unanimously approved. Walk-On: Public Safety Complex Assessment (Capital Budget Request 001391) Presented by: Lou DeRubis, Director of Public Safety, Health and Welfare (via phone) Request: $500,000 for planning and assessment of a public safety complex at 805 Bedford Street. Discussion: DeRubis described completed needs assessment and site feasibility; this funding would support conceptual drawings, architectural work, and grant applications. Board members confirmed this is not for construction. Jay Tepper asked if it is a placeholder for future grants; DeRubis affirmed it will help secure additional funding. Outcome: Motion by Jay Tepper, second by Michael Totillo. Unanimously approved. Zoning Board Referral: ZB 224-08 – 1600 Summer Street (Map Change from RMF/CL to CG) Presented by: Applicant’s representative Rick, with team; introduced by Lindsay Cohen Proposal: Rezone 1600 Summer Street from RMF (Multifamily Residence Design) and CL (Limited Business) to CG (General Commercial) to allow greater flexibility for redevelopment. The site is largely vacant and difficult to lease as office space. No specific development is proposed. Discussion: Cohen noted the property is in Master Plan Category 9 (Urban Mixed Use) and the change would align zoning with the master plan. Applicant stated the rezoning is proactive planning to avoid a tax roll drag. Board members discussed the large parking garage; Jay Tepper urged a comprehensive site plan. Applicant said options like wrapping the garage with residential exist but would require future approvals. William Levin asked about impact on neighboring CL properties; Cohen and Rick explained only Category 9 properties are eligible. Absent board member Jennifer Goodzino submitted a written memo in support. Outcome: Motion by Jay Tepper, second by William Levin. Unanimously approved to recommend approval to the Zoning Board. Zoning Board Referral: ZB 224-05 – Text Change to Purpose Section of Zoning Regulations Presented by: Ralph (Zoning Staff) Proposal: Amend the Purpose Section to align with updated Connecticut General Statutes §8-2 (Public Act 21-29). The update adds references to the Comprehensive Plan, housing needs, alternative transportation, preservation of historic and environmental resources, and regional planning. Discussion: Ralph described the change as a "cleanup" that sets a tone for interpretation. The board asked few questions. Outcome: Motion by William Levin, second by Michael Totillo. Unanimously approved to recommend to the Zoning Board. Zoning Board of Appeals Referrals ZBA 046-23: 35 Terrace Avenue Applicant: Frank Wayne Ranhosky Request: Variance to allow a lot with 30 ft frontage (required 75 ft) to subdivide a 1-acre parcel into two half-acre lots. Proposed Lot 1: 85 ft frontage; Proposed Lot 2: 30 ft frontage. Discussion: Lindsay Cohen noted the lot is four times the minimum lot area; the variance would bring the lot into closer alignment with surrounding properties. Jay Tepper said he normally opposes such requests but the context makes it reasonable. Outcome: Motion by Jay Tepper, second by William Levin. Unanimously approved. ZBA 006-24: 45 Nichols Avenue Applicant: Luz Castro Request: Multiple variances (front yard setbacks of 36 ft instead of 40 ft; 61 ft instead of 65 ft; side yard setbacks 4.6 ft instead of 10 ft; both sides 14.6 ft instead of 20 ft) for a 222 sq ft second-floor addition (bedroom and balcony). Existing house (1935) is non-conforming; addition aligns with existing walls. Discussion: Cohen said the request is modest and maintains neighborhood character. Outcome: Motion by William Levin, second by Jay Tepper. Unanimously approved. ZBA 007-24: King School – 1450 Newfield Avenue Applicant: Jacqueline Kaufman, representing King School, Inc. Request: Special permit to renovate two pre-K and two kindergarten classrooms, enclose an existing 1,152 sq ft roofed walkway, add a 155 sq ft vestibule, and upgrade a play area. No enrollment increase. Discussion: Cohen noted the changes are centrally located, hidden from public view, and have no traffic impact. Board found the proposal consistent with the very low‑density single‑family neighborhood. Outcome: Motion by Jay Tepper, second by William Levin. Unanimously approved. ZBA 008-24: 18 Fowler Street Applicant: Johnny Clarizio and Dena Gardella Request: Variance of side yard setback from 6 ft to 4.6 ft for a second-floor addition over an existing sunroom. The sunroom is already non‑conforming at that setback. Discussion: Cohen noted the addition would match the existing wall; the request is modest. Outcome: Motion by Jay Tepper, second by Michael Totillo. Unanimously approved. Key Outcomes - The board voted unanimously (5‑0) on all eight agenda items. - Two walk‑on capital budget requests were approved, allowing their inclusion in the mayor’s FY 2024‑25 capital budget. - Two zoning referrals were favorably recommended to the Zoning Board. - Four ZBA applications received favorable recommendations for variances and special permits. - The next scheduled meetings: site visit to 800 Long Ridge Road on March 4, 2024 (12:15 PM) and regular meeting on March 12, 2024.

(Note: The meeting was held on February 26, 2024, per the chair's opening remarks. The date in the title reflects the provided timestamp of 2024-02-27 12:45:00+00:00.) The Zoning Board of Stamford, Connecticut, convened remotely via Zoom on the evening of February 26, 2024, under Chair David Stein. Board members present included Bill Morris, Roseanne McManus, Smith Anderson, Ralph Blessing, and Anita Matter, establishing a quorum. The agenda featured a presentation on affordable housing finance by Jonathan Gottlieb of Charter Oak Communities, followed by public hearings on two applications: an 18-unit deeply affordable housing project at 66 Stillwater Avenue and a zone map change at 74 Broad Street. The meeting concluded with administrative approvals and discussion of upcoming items. Public Comments & Testimony 66 Stillwater Avenue – Pacific House Inc. & Micah Development Co. - Jason Jaramello (104 Richmond Hill) spoke in favor, sharing his personal story of homelessness and how Pacific House changed his life. He is now an outreach worker for them and asked for approval. - Angelo Bochanis (545 Bedford Street) spoke in favor, noting the shortage of affordable housing and the suitability of the site near transit. - Russell Davis (127 Guinea Road, property owner in the corridor) opposed the project, arguing that it would oversaturate the Stillwater corridor with deeply affordable housing (67 units including Pacific House's other nearby project) and expressed concerns about management and neighborhood conditions. He preferred mixed-income development like Charter Oak's 40% market-rate model. - Cynthia Bowser (30 Rose Park Avenue) opposed, citing safety issues, concentration of affordable housing on the West Side, and the need for comprehensive planning. She also criticized the lack of community engagement. - Tony Lupinacci (33 Fabin Lane, representing Polis Restaurant) opposed, reiterating concerns about the concentration of such housing and the potential negative impact on the neighborhood and his business. - Francis Lane (40 Clinton Avenue, public trustee on the affordable housing trust fund board) spoke in favor, advocating for more deeply affordable housing and better coordination between the trust fund and the zoning board. He encouraged Pacific House to work on neighborhood issues. 74 Broad Street – GBR Broad and Summer LLC & Rubford LLC (Map Change) - David Kooris (Stamford Downtown) supported the map change as a straightforward correction to unify a split-zoned property, enabling future high-density development consistent with downtown plans. - Angelo Bochanis (545 Bedford Street) supported, noting the scaffolding is an eyesore and he looked forward to redevelopment and a wider sidewalk. - Kathy Klicker (21 Friar Tuck Lane) supported but raised concerns about library parking, urging coordination to address the shortfall. - Cher Harper (Ferguson Library, Director of Administrative Services) supported the re-zoning and expressed hope for a partnership to provide parking for the library. Discussion Items Presentation by Jonathan Gottlieb (Charter Oak Communities) on Affordable Housing Needs and Financing - Gottlieb presented Charter Oak's waiting list data: for one-bedroom units (non-elderly), the average income was $21,540 (18% of 50% AMI); only 5 out of 519 applicants could afford rents at 50% AMI. For two-bedroom units, average income was $36,820 (27% of 50% AMI); only 11 out of 1,225 qualified. He argued that on-site BMR units at 50% AMI serve a very narrow population and that off-site units funded through fee-in-lieu can be made affordable at 25% AMI, serving more families. - He detailed financing sources for nonprofit developments, using Lawn Hill Terrace III as a case study. The primary source is Low Income Housing Tax Credits (LIHTC), which for that renovation covered 32% of total costs. Other sources included federal historic credits, a first mortgage, seller loan, state and city capital funds, and fee-in-lieu grants. He emphasized the lengthy timeline (1-2 years for tax credit applications, plus additional time for other commitments). - Gottlieb urged better coordination between the zoning board and the affordable housing trust fund, noting that when developers propose fee-in-lieu contributions, the board lacks transparency on how the money will be used. He suggested that if the board had a clear pipeline of projects, it could make more informed decisions. - Board members discussed topics including site acquisition costs (typically 20% of project costs), the concentration of affordable housing on the West Side (80% of Stamford is zoned for single-family homes), and the need for homeownership options. Gottlieb noted that Charter Oak's developments on the West Side now include 40% market-rate units and have stabilized neighborhoods. Public Hearing: Application 223-44 – Pacific House Inc. & Micah Development Co. (66 Stillwater Avenue) - The applicant was requesting site plan approval, coastal site plan review, and a special permit for an 18-unit deeply affordable residential building on a 0.27-acre site in the VC (Village Commercial) district. - The board reviewed updated plans including additional windows, a redesigned bike storage area, and dimensions of open space. The applicant, represented by Ray Mazzeo, addressed public comments, noting that Pacific House has been a good neighbor and revitalized properties in the area. Rafael Pagan, representing Pacific House, acknowledged concerns about safety and management and committed to being a partner in the community. - The board deliberated on conditions, including a photometric plan for lighting, and ultimately voted to approve with conditions. Public Hearing: Application 224-03 – GBR Broad and Summer LLC & Rubford LLC (74 Broad Street Map Change) - The applicant, represented by Rick Redniss, proposed changing a portion of two parcels from CL (Limited Business) to CG (General Commercial) to eliminate an arbitrary zone line that cuts through the buildings (the former Burlington Coat Factory/Caldor site and the library). The change would allow higher density (up to 2.2 FAR vs. 1.2) and greater height (150 feet vs. 75 feet), consistent with downtown master plan strategies. - The Planning Board had recommended approval, noting consistency with the downtown category. Library representatives expressed support and requested future parking solutions. The board noted that any future development would require a special permit and they would ensure parking coordination with the library. - The application was unanimously approved. Administrative Review: Application 222-04 – Correction of BMR Obligation (18 Dock Street, 441 & 41 Canal, 50 John Street) - Staff explained that a calculation error had been made regarding the BMR requirement for the RHD district. The bonus FAR (up to 0.75) is not subject to BMR requirements, so the required BMR units should be 32.8 units instead of 39. The board approved the correction. Key Outcomes - 66 Stillwater Avenue (Pacific House): Approved 4-0 with conditions including: consistency with plans; submission of open space/play equipment plan before building permit; affordability plan for 18 units at 50% AMI or less recorded on land records; 9 parking spaces for tenants; 4 Class A and 2 Class B bicycle parking; compliance with TTP, EPB, Engineering, Fire Marshal, and WPCA comments; photometric plan submission; street tree fee-in-lieu; and standard general conditions. - 74 Broad Street Map Change: Approved 4-0. The change unifies two parcels into the CG zone, enabling future mixed-use development with heights up to 150 feet and higher density. - Correction of BMR Obligation: Approved 4-0, reducing the required BMR units from 39 to 32.8 (rounded to 33) for the Dock Street/Canal Street development. - Next Meeting: Scheduled for March 5, 2024 (next week), featuring a presentation by Desegregate Connecticut, a public hearing on 1911 Summer Street, and an update on 302 Chippan Avenue (including possible executive session due to litigation).

This was a regular meeting of the Stamford Planning Board, held via Zoom on February 14, 2024 (the agenda listed February 13, 2024, but the transcript and user instructions indicate February 14 – Valentine's Day). The board reviewed and approved the 2024-2025 Capital Budget and Transmittal Letter, and considered two zoning board referrals: a historic preservation project at 1911 Summer Street and a hotel development at 0 West Park Place. Votes were taken on all items, and a new business request was made to invite the Transportation, Traffic & Parking Department to discuss downtown parking supply. Consent Calendar - Minutes of January 30, 2024: Approved unanimously by a show of hands. (Board members absent from that meeting did not vote on the minutes.) Discussion Items - Capital Budget (Adjourned from February 6, 2024): Chair Teresa Dell presented a series of changes to the proposed 2024-2025 Capital Budget & 2025-2031 Capital Plan, aiming to stay within a safe debt limit of approximately $29 million. Key adjustments included: - Harry Bennett Branch Library: Reduced from $2 million to $250,000 for design and fundraising seed money. - Schofield Building Improvements: Reduced from $425,000 to $225,000 for chiller repairs and lighting. - Housing Development Fund: Increased from $1 million to $1.75 million, with $1 million earmarked for Stamford Manor. - Master Plan: Removed $100,000 (already funded by supplemental appropriations). - Electric Vehicle Charging Stations: Added $150,000 (moved from tier 3 to tier 1). - Street Patching & Resurfacing: Reduced from $6 million to $5.5 million. - Citywide Sidewalks: Reduced from $500,000 to $300,000. - Tree Pit Remediation: Reduced from $100,000 to $50,000. - Safe Routes to School: Increased from $800,000 to $1 million. - Strawberry Hill Road: Reduced from $1.5 million to $1 million, pending state grant. - Overall Needs Assessment (City Parks): Increased from $125,000 to $250,000, funded by reducing Cummings Beach from $1 million to $900,000. The final total bond amount was $28,804,504; overall capital budget $32,204,504. The board voted unanimously to approve the budget. - Transmittal Letter to the Mayor: The letter was reviewed and approved with a minor amendment to project criteria bullet G (adding “funded or unfunded” balance). The letter will be dated February 14, 2024. Unanimous vote. - Zoning Board Referral 223-39 & 223-40 – 1911 Summer Street: Two related applications: a text change to Section 7.3 of the Zoning Regulations (allowing the Zoning Board to reduce or waive certain parking setbacks, front yard setbacks, and usable open space dimensions for historic preservation projects) and a site & architectural plan for a five-unit townhouse addition and the historic house’s reconstruction. The applicant, represented by Attorney Jay Klein and architect Elena Kalman, described design revisions made after HPAC recommendations. The board praised the project’s sensitivity. Both motions passed unanimously. - Zoning Board Referral 223-47 & 223-48 – 0 West Park Place: Two related applications: a text change to reduce hotel parking requirements (from 0.75 spaces per room to 0.25 spaces per room for small hotels in the CC district with a public garage within 500 feet) and a site plan for a 10-story, 95-room extended-stay hotel with ground-floor retail/restaurant. The applicant, Attorney Ray Mazzeo, argued that ample off-site parking is available (e.g., Bell Street Garage, private garages at 1010 and 1055 Washington Boulevard). Several board members expressed concern about relying on uncommitted private parking. The text change was approved 3-1-1 (Jennifer Godzino, Michael Totillo, Chair Dell in favor; Jay Tepper abstained; Michael Bacino opposed). The site plan motion was approved 3-2 (Jennifer Godzino, Michael Totillo, Chair Dell in favor; Jay Tepper and Michael Bacino opposed). Key Outcomes - Capital Budget 2024-2025 & 2025-2031 Capital Plan: Approved unanimously. - Transmittal Letter to the Mayor: Approved unanimously with an amendment. - Zoning Board Referral – Text Change (1911 Summer Street): Approved unanimously. Recommendation to the Zoning Board to adopt amendments to Section 7.3. - Zoning Board Referral – Site Plan (1911 Summer Street): Approved unanimously. Recommendation to the Zoning Board to approve the special permit and CRI listing. - Zoning Board Referral – Text Change (Hotel Parking): Approved 3-1-1. Recommendation to the Zoning Board to reduce parking requirements to 0.25 spaces per room. - Zoning Board Referral – Site Plan (0 West Park Place): Approved 3-2. Recommendation to the Zoning Board to approve the 95-room hotel with conditions. - New Business: Board agreed to invite the Transportation, Traffic & Parking Department to a future meeting to discuss opening up underutilized downtown parking spaces, as suggested by board members. Note on date discrepancy: The agenda listed the meeting as February 13, 2024, but the transcript and user instructions place it on February 14, 2024 (Valentine's Day). The summary uses the date provided by the user.

On February 6, 2024, the Stamford Zoning Board convened via Zoom to discuss several applications. The meeting covered a coastal site plan review, a special permit for a deeply affordable housing project, and a special permit modification request. Key decisions included approval of a coastal application and continuation of the affordable housing project, while the board did not vote on the fee-in-lieu request due to applicant withdrawal. Consent Calendar - Approved Minutes: The board unanimously approved the minutes from the January 22, 2024 meeting. Public Comments & Testimony - 66 Stillwater Avenue Project (Application 223-44): Several residents voiced concerns and support. - Russell Davis (127 Guinea Road) opposed the project, questioning why such projects are concentrated in this neighborhood and asking if other sites (e.g., Glenbrook) were considered. - Sue Halpern (Elmcraft Road) supported the need for deeply affordable housing but asked about handicap accessibility. - Kathy Kligler (21 Friar Tuck Lane) asked about laundry facilities, central air, rent amounts at 30-50% AMI, and the case manager's role. - Francis Lane (40 Clinton Avenue) expressed general support, asked about ceiling heights, and noted the tight unit sizes. - Cynthia Bowser (30 Rose Park Avenue) supported the project but urged that such projects be spread to other districts, noting District 5 already hosts over 100 units of nonprofit affordable housing. Discussion Items - CSPR 1175 (23 Rawlsy Road South): The applicant requested elevation of the existing single-family dwelling to meet FEMA floodproofing guidelines. Staff reported that engineering, EPB, Harbor Management Commission, and DEP had reviewed the application with conditions. The board discussed the engineering comment letters and noted a missing letter (October 11, 2023) that would be included in the record. - Application 223-44 (66 Stillwater Avenue): Pacific House and Micah Development proposed an 18-unit deeply affordable residential building with a site plan, coastal site plan review, and special permit. Staff comments addressed roof line, cornice, windows, streetscape, fencing, and open space calculations. The board discussed the need for an affordability plan, handicap accessibility, and bike locker specifications. The public hearing was continued. - Application 2223-2MOD (100 and 101 Clinton Avenue): The applicant (100 Clinton LLC) requested approval to change from on-site BMR units to a fee-in-lieu payment. Board members discussed various positions: - Jerry supported a 50-50 split between on-site BMRs and fee-in-lieu, citing the planning board's recommendation. - Roseanne supported a hybrid approach, noting the city's housing trust fund can finance deeper affordability. - Chairman David Stein expressed openness to splitting, but also considered the potential of fee-in-lieu to create more units. - Ralph (staff) noted administrative complexities of a split and pointed out that 50% AMI units are already common in market-rate developments, while below-50% AMI units are only achieved through fee-in-lieu. - Vanita (staff) argued that fee-in-lieu funds can be leveraged by nonprofits to create multiple units, and that a split would complicate compliance. - The applicant indicated via email that they would withdraw the request if a hybrid approach was considered. The board acknowledged the withdrawal and did not vote on the modification. Key Outcomes - CSPR 1175: Approved unanimously (3-0) with conditions. - Application 223-44: Public hearing continued to February 26, 2024. - Application 2223-2MOD: Applicant's request for fee-in-lieu was withdrawn; no vote taken. - Next Meeting: Scheduled for February 26, 2024, with a new public hearing for 74 Broad Street (map change for Burlington site) and a presentation from Charter Oak on housing financing. - Meeting Adjourned: Motion passed unanimously.

The Stamford Planning Board held a regular meeting on January 31, 2024, via Zoom webinar. Chair Teresa Dell presided, joined by Vice Chair Jay Tepper, members Michael Casino Totillo, Bill Levin (alternate), and Stephen Perry. Staff liaison Benita Matter replaced Lindsay Cohen. The meeting included a capital project appropriation request, multiple zoning and zoning board of appeals referrals, and administrative items. Consent Calendar - Approval of Minutes (January 23, 2024): The board unanimously approved the minutes from the previous regular meeting. Discussion Items - Microtransit Pilot Program (Project 001390): Frank Protese and Luke Botenhausweiser presented a request for a $2,558,239.66 state grant to fund a two-year on-demand microtransit service connecting underserved neighborhoods (East Side, West Side, Downtown) with the transportation center. The program would use smaller SUVs, a mobile app and phone booking, and be 100% state-funded. A vendor is not yet contracted. The board asked about operations, marketing, and experience in other cities (Norwalk, Jersey City). The request was approved unanimously. - ZB Application 224-03 – Map Change at 74 & 96 Broad Street: Richard Redniss represented the applicant to rezone a portion of the properties from C-L (Limited Business) to C-G (General Commercial) to align with adjacent parcels and allow consistent building heights (up to 85 ft stick-built). The change would affect only the rear portions of the subject site and the adjacent library lot. The board supported the conformity and noted any further height increases would require future permits. Approved unanimously. - ZB Application 223-45 – AYR Wellness Cannabis Dispensary at 417 Shippan Avenue: Attorney Joseph Capalbo presented for AYR Wellness, a vertically integrated cannabis operator seeking a special permit for a hybrid (medical and adult-use) dispensary. The 2,050 sq ft space would occupy part of a former Bank of America building. Company representatives Tanisha Victor and Tiana Hercules highlighted security measures, community outreach (expungement clinics, Juneteenth giving), and a traffic study showing negligible impact. Chair Dell noted multiple opposition letters from nearby organizations (Knights of Columbus, Building One Community, etc.) concerned about children’s proximity. Board members debated whether children’s programs at those organizations constitute schools under zoning regulations. Jay Tepper opposed the application, citing the location across from Cummings Park. The board voted 4-1 to approve with a stipulation that the law department review whether the presence of children’s programs at Building One Community, Americares, and the Knights of Columbus qualifies as a school and report to the Zoning Board. - ZB Application 223-46 – BUDR Cannabis Dispensary at 389 West Main Street: Joseph Capalbo also represented BUDR (Butter), a Connecticut-based company founded by Derek Gibbs (a former Stamford resident) and Carl Torella. The standalone 2,448 sq ft building would house a hybrid dispensary with 20 parking spaces. Founders emphasized local community outreach, including a petition with 273 signatures. Traffic consultant Jim Bubaris presented a study showing the intersection operates at Level of Service A/B with minimal impact. Chair Dell again added a stipulation for law department review of the proximity to the Eurowood Center and a church. The application was approved unanimously. - ZBA Application 001-24 – Garage Addition at 70 Forest Street: Raymond Mazzeo presented a revised proposal for a two-story garage addition to the existing Highgrove parking structure. The variance requests (building coverage 58% vs 55%, reduced setbacks) were previously before the board in June 2023 but now come via variance instead of a text amendment. Staff noted the trade-off between parking and potential housing but acknowledged the lot is too small for viable housing. The board approved unanimously, noting the improved design with a green roof. - ZBA Application 002-24 – Pool at 49 Sea Beach Drive: A straightforward variance to allow an in-ground pool, spa, and associated features in a front yard due to the property having two front yards. Staff supported the request. Approved unanimously. - ZBA Application 004-24 – Garage at 18 Willard Terrace: Variance for height (14 ft 11 in vs 10 ft 6 in) and side setback (2.4 ft vs 5 ft) for enlargement of a detached garage on an undersized lot. Michael Totillo recused himself as relative of the architect. Approved unanimously. - ZBA Application 005-24 – Addition at 77 Pershing Avenue: The board found the hardship insufficiently justified. The proposed 15x27 ft addition would require both side yards to be 16.1 ft instead of 20 ft. Staff noted that setting the addition back 3.1 ft would meet requirements without a variance. Board voted to deny without prejudice, allowing the applicant to reapply with a clearer hardship explanation. Key Outcomes - Microtransit Grant: Approved unanimously. - Broad Street Map Change: Approved unanimously. - AYR Wellness Dispensary (Shippan Ave): Approved 4-1 (Jay Tepper dissenting) with a stipulation for law department review of children’s program proximity. - BUDR Cannabis Dispensary (West Main St): Approved unanimously with a similar stipulation. - Highgrove Garage Addition (70 Forest St): Approved unanimously. - Sea Beach Drive Pool: Approved unanimously. - Willard Terrace Garage: Approved unanimously. - Pershing Avenue Addition: Denied without prejudice. The board also reminded members of the upcoming special meeting on February 6, 2024, for the capital budget, and regular meetings on February 13 and 27.