Public Meetings - Stamford, Connecticut

The Stamford Zoning Board met on September 12, 2023, to consider several zoning applications, including a hotel project, a residential infill development, a parking garage addition, and two zoning text amendments. The board also held a brief executive session. No votes were taken; most items were continued to the next meeting scheduled for September 18, 2023. Executive Session - The board entered executive session at 6:39 PM and exited at 7:28 PM. Participants included board members, staff Ralph Blessing and Vanita Matter, and attorney Cindy Anger. No votes were taken. Public Comments & Testimony - Paul Arvoy (59 Lancer Lane) spoke against the hotel (Application 221-24) and the Bedford Street rezoning (223-20/21), questioning the need for more hotels and rentals, and opposing the trend of map changes. - Charles Abate (owner of 607 Bedford Street) expressed concerns about drainage and screening for the Bedford Street project, but noted the applicant had addressed his main concerns. - Kathy Klegler (21 Friar Tuck Lane) asked about BMR priority, elevator, and laundry facilities for the Bedford Street project. - Susan Blacksbaum (29 Highland Road) opposed the Bedford Street project due to traffic and parking concerns, and supported the pollinator pathway idea. - Angelo B. (545 Bedford Street) supported the Bedford Street project, saying it fits the neighborhood. - Barry Michelson (Idlewood Drive) expressed concerns about under-parking and traffic. - Sue Halpern (30 Alm Craft Road) supported green space and asked for more plantings. - Jeanette Villinski (125 Idlewood Drive) asked for notification triggers for trails and block connections in the PAAS text change. - Sue Halpern (again) questioned the fee-in-lieu provision for public amenity spaces. - Ray Mazio (East Over Road) suggested standards for amenity spaces be based on required amount. - Harish (owner at 257 Grey Rock Place, Apt 1) opposed the parking garage addition, citing loss of light, air, and construction impacts. - Susan Blacksbaum (again) spoke against the parking garage, citing traffic on Grove Street. Discussion Items - Application 221-24 – Old Town Square Hotel (160 Atlantic Street): The applicant, represented by Attorney John Leiden, presented revised plans addressing board concerns, including use of thin brick, five new windows on the south elevation, and a parking agreement with the city. The board expressed support for the design and the resolution with the Stamford Town Center. The public hearing was closed. - Applications 223-20 & 223-21 – 589 Bedford Street (Rezone and Residential Building): Steve Ivalis presented a 4-story, 21-unit studio building with 19 parking spaces and 20% BMR units. Board members asked about BMR affordability, parking management, landscaping, and compliance with the street tree manual. The applicant agreed to provide revisions. The public hearing was continued to September 18. - Applications 223-24, 223-25, 223-26 – 74th Street /251 Grey Rock Place (Text Change, Rezone, Parking Garage): Attorney Ray Mazio proposed a text change to allow reduced side yard setbacks for a parking garage accessory to the High Grove building. Board members expressed concerns about the text change applicability and impacts on neighbors. The applicant requested a continuance to work with adjacent property owners. Continued to September 18. - Application 223-30 – Text Amendment to Combine Use Tables: Staff presented a cleanup of zoning use tables, updating terminology and adding cross-references. Board members discussed the pending appeal on cannabis regulations and clarified that the regulation remains in effect. The public hearing was closed. - Application 223-31 – Text Amendment on Publicly Accessible Amenity Space (PAAS): Staff proposed expanding PAAS requirements to additional districts and adding trails. Board members raised questions about administrative vs. site plan review, fee-in-lieu, and language consistency. The public hearing was closed. - CSPR 1169 – 141 Downs Avenue (Coastal Site Plan Review): Staff presented a proposal to lift the house, add a pool, and modify the driveway access. The Harbor Management Commission had recommended disapproval, requiring four board votes. Board members were not ready to vote due to late hour and need to review conditions. Continued to September 18. Key Outcomes - No votes were taken on any application. All public hearings for the hotel, text amendments, and the Bedford Street project were closed; the board will deliberate at a future meeting. - Applications 223-20/21, 223-24/25/26, and CSPR 1169 were continued to the next meeting on September 18, 2023, at 6:30 PM via Zoom. - The board noted that the parking garage and residential projects require additional revisions and neighbor coordination before a vote.

The Stamford Planning Board met remotely on August 30, 2023, for a regular meeting and two public hearings. Chair Teresa Dell presided, with members Michael Totilo, Jennifer Gozino, William Levin, and Stephen Perry participating during portions of the meeting. Staff planner Lindsay Cohen assisted. The board approved two transportation capital projects, acted on two ZBA referrals, held hearings on two subdivisions, and deferred one ZBA item because the applicant was not present. Note: The transcript and public-hearing notices reference Tuesday, August 29, 2023, while the meeting timestamp supplied for this record is August 30, 2023; this summary uses the supplied date. Consent Calendar - Approved the draft minutes of the August 15, 2023 regular meeting (passed with three votes). - Agreed to take the supplemental capital appropriation request for the Pacific Street project out of order before the citywide signals item. Public Comments & Testimony - Paul Arboy commented on the 503 Wire Mill Road subdivision, saying it looked straightforward but asking the board to consider traffic on the Wire Mill Road corridor, which is already busy and has construction at both ends. - Judy Norinsky, for Historic Neighborhood Preservation, asked when construction would start because her group has an event at 61 Studio Court on October 22. The applicant said construction would not begin quickly and would likely wait for permits. - Michael Kellogg said he was not against the 503 Wire Mill Road project but emphasized Wire Mill Road is a major and hazardous thoroughfare; he hoped construction would be delayed until High Ridge Road construction, including the Cedar Heights bridge closure, is completed. - Laverne asked during the 0 Ursula Place hearing whether the new units would be Section 8 or for sale. The applicant responded that they are existing affordable rentals and will remain so. Capital Appropriations and Transportation Items - South End Transportation Improvement Plan — Pacific Street (CP 1461): Luke Buttonweiser, transportation planner, presented a $563,212 state grant from the Connecticut Office of Policy and Management for a complete-street / Vision Zero project on Pacific Street between Dock and Henry Streets. The project adds a raised crosswalk, a raised intersection, bump-outs, wider sidewalks, street trees, bioswales for stormwater management, and pedestrian lighting. The state pays 60 percent and the city’s 40 percent match is approximately $375,475. Approved unanimously. - Citywide Signals — Washington and Tresser Boulevard (CP 56-174): Frank Batese, Bureau Chief of Transportation, Traffic and Parking, presented a $162,480 appropriation representing the final zoning contribution from the 100 Tresser Boulevard (The Smith) development for the traffic signal replacement at Washington and Tresser Boulevards. The signal is under construction. Approved unanimously. Zoning Board of Appeals Referrals - 21 Cold Spring Road (ZBA 02823): Michael E. Johnson Sr., representing the owners, requested a variance related to parking for a two-family dwelling. The board clarified that the application incorrectly described a conversion from single-family to two-family; the house already is a two-family, and no structural changes are proposed. The existing three nonconforming parking spaces are to remain, and the fourth existing space is to be allowed as nonconforming. The spaces are nonconforming due to front-yard location, setback issues, and one tandem space backing onto a major arterial. The board approved a modified referral stating no conversion is needed and the fourth space may remain nonconforming. Approved unanimously. - 36 Rutz Street (ZBA 02923): The board considered a request by Rosalind Vassalatos to expand an existing 9-by-8-foot open porch to 12-by-22 feet and to allow a rear-yard setback of 7.8 feet instead of 30 feet. The applicant was not online. Staff noted the house and deck are already nonconforming, and raised concerns about further encroachment and lot coverage. Board members suggested widening the deck but not extending it deeper. The item was deferred to September 12, 2023, with the condition that the applicant attend to explain the need for the extra three feet. Approved the postponement unanimously. Public Hearings: Master Plan and Subdivisions - Master Plan Amendment MP 444 / Companion ZBA referral (961 Long Ridge Road and 60 Wire Mill Road): This item, previously continued from June 27, 2023, was continued again to September 26, 2023, at the request of Mr. Capalbo. Staff also reported that an incorrectly filed planning board certificate for the project would be voided and corrected on the land records by the end of the week. - Subdivision 4048 — 503 Wire Mill Road LLC: The applicant proposed a three-lot subdivision of revised lot 3, approximately 3.6 acres, east of Wire Mill Road at the northerly tip of Studio Road. Three new homes would be accessed by a shared driveway extending Studio Road; the applicant would build the remaining road right-of-way and a 20,000-gallon cistern in the cul-de-sac, consistent with fire marshal comments. Board discussion focused on traffic, tree loss near the Exit 35 on-ramp, and protection of significant trees; staff noted an EPB recommendation list with 14 conditions. Public comments are summarized above. The board approved the subdivision with conditions 1-14 plus condition 15 requiring the listing of addresses from engineering. The vote passed, with William Levin abstaining because he was not comfortable that the driveway configuration minimized disruption to the tree canopy. - Subdivision 4049 — Charter Oak Communities / Stamford Housing Authority, 0 Ursula Place: The applicant proposed subdividing the approximately 14.6-acre Oak Park property into four lots, primarily to create a separate financing lot for the first phase of redevelopment. The existing affordable rental community will be redeveloped with the same number of units, a different bedroom mix, increased parking, and flood-mitigation open space. The zoning approvals for the site plan were previously granted. Approved unanimously. Other Business - The board agreed to hold a closed session with the Law Department before the September 12, 2023 regular meeting to discuss marijuana dispensaries; the board was comfortable starting at 6:30 p.m. for that discussion. - Capital budget update: The board’s recommendation letter will go out at the end of the week; first capital budget meetings will be held in October. The capital budget may be approximately $70 million to $75 million, with $35 million already committed to the Board of Education. The board is also beginning the consultant selection process for the new master plan, with an RFP expected in September and selection by the end of the year. Key Outcomes - Approved August 15, 2023 meeting minutes. - Approved Pacific Street complete-street grant appropriation (CP 1461), $563,212. - Approved citywide signals final contribution appropriation (CP 56-174), $162,480. - Approved ZBA referral for 21 Cold Spring Road (ZBA 02823) with modified findings. - Postponed 36 Rutz Street ZBA referral (ZBA 02923) to September 12, 2023, requiring applicant attendance. - Continued MP 444 and companion ZBA referral to September 26, 2023. - Approved Subdivision 4048 (503 Wire Mill Road) with conditions; Levin abstained. - Approved Subdivision 4049 (0 Ursula Place) unanimously.

The Stamford Planning Board met on August 16, 2023 (noting the agenda and roll call cited the meeting as Tuesday, August 15, 2023, but the timestamp provided for this summary is August 16, 2023) via Zoom webinar. The board approved property sales, a conservation easement amendment, zoning text changes, and ZBA variances, tabled a rezoning application, and discussed cannabis regulations. Consent Calendar - Approved the June 27, 2023 regular meeting minutes. - Approved the August 7, 2023 special meeting minutes. Request for Authorization - Real Estate Sales - 560 Atlantic Street: Approved the sale to SMTG, LLC for $207,500. The 3,394 sq ft parcel is an unused remainder from the Stamford Urban Transitway project. The deposit was $41,500. Because the federal grant was 80% federal / 20% local, 80% of the proceeds will be returned to the FTA. - 13 Manhattan Street: Approved the sale to SMTG, LLC for $137,500. The 2,176 sq ft parcel is also an unused remainder from the transitway project. The deposit was $27,500, with the balance of $110,000 due at closing. Same FTA reimbursement applies. Subdivision 3279 - Estate of Cesare Mangiapani (76 Emerald Lane) - Approved the amendment to the conservation easement: 8,883 sq ft of developed land will be removed from the easement, and 8,307 sq ft of wooded area will be added. The applicant, represented by Ida, stated that the change had received Conservation Board/EPB approval and would allow a pool while preserving more environmentally significant land. Zoning Board Referrals - ZB 223-30: Approved the text amendment to combine Tables I and II in Appendix A and update certain use names and definitions (e.g., "tourist home" to "bed and breakfast"), clarifying existing uses without changing where uses are permitted. - ZB 223-31: Approved the text amendment to increase the number of zoning districts where Publicly Accessible Amenity Spaces (PAAS) are required, add trails as a new type of amenity space, and adjust standards including lighting and waterfront space size. - ZB 223-32 (Nautilus Botanicals EJVI & Simi Ent, LLC - 1110 East Main Street): Postponed to September 12, 2023 at the applicant's request. The board asked that it be moved because the legal department wishes to discuss cannabis regulations with the board. - ZB 223-33 (30 Victory Street): Tabled unanimously. The applicant, Jason Klein of Carmody Law, sought a map change from R-6 to NXD. Board members expressed concerns about potential spot zoning and the lack of neighbor outreach. The motion to table was made by Jay Tepper and seconded by Michael Totino, with the applicant asked to contact neighbors and return with more information. Zoning Board of Appeals Referrals - ZBA 024-23 (46 Kenilworth Drive West): Approved variances for a second-floor addition (27 ft 6 in x 25 ft 9 in, 660 sq ft) and deck, with rear setbacks of 28.4 ft and 28.5 ft respectively, in lieu of the required 30 ft. Michael Totino disclosed that the architect, Anthony Totilo, is his first cousin, but he has no financial interest. - ZBA 025-23 (34 Hamilton Avenue): Approved the variance for increased lot coverage of 27.4% in lieu of the 25% allowed, for a rear addition to a two-family dwelling. The property is legally non-conforming in use and lot size. - ZBA 026-23 (143 Myrtle Avenue): Approved the variance for a rear yard setback of 0 ft in lieu of 15 ft required, to construct a single-story building to house a private car collection. Architect Pierre-Christian Frye stated the building would match adjacent properties and avoid an inaccessible no-man's land. - ZBA 027-23 (1786 Bedford Street): Pulled from the agenda by the applicant due to missing information. No new date was set. Old Business - Cannabis Regulations Discussion - The board reviewed the zoning board's July 12, 2023 revisions to cannabis text amendments. Staff noted that adult-use cannabis retailers are limited to one per 25,000 residents, must be 3,000 ft from other dispensaries, and 1,000 ft from public and non-public schools. - The board's previous recommendation included a 150-ft buffer from residential districts, which was not included in the zoning board's version. The board agreed to send a memo requesting that residential buffer be added. - Chair Teresa Dell explained broader legal uncertainties, including pending lawsuits and a potential one-year moratorium. The law department plans to meet with the board to discuss how to handle applications and denials. Staff will research whether a moratorium applies to already-submitted applications. Announcements - Lindsay Cohen reported that a planning board certificate for Master Plan application 444 (Long Ridge Road and Wire Mill Road) was incorrectly filed. The filing was an honest mistake, and staff are working with the town clerk and law department to retract or correct it. No vote has been taken, the public hearing remains open, and no change to the Master Plan or zoning has been approved. Key Outcomes - Unanimously approved the June 27 and August 7 minutes, the two real estate sales, the conservation easement amendment, ZB 223-30, ZB 223-31, and ZBA applications 024-23, 025-23, and 026-23. - Tabled ZB 223-33 (30 Victory Street) pending neighbor outreach. - Postponed ZB 223-32 (1110 East Main Street) to September 12, 2023. - ZBA 027-23 (1786 Bedford Street) was pulled by the applicant. - The board will send a memo to the zoning board regarding the 150-ft residential buffer for cannabis retailers. - Next meetings: August 29, 2023 (regular meeting and public hearings) and September 12, 2023 (regular meeting).

The Stamford Planning Board held a special meeting via Zoom on August 8, 2023, at 12:30 p.m. to review and act on supplemental capital project appropriation requests. The meeting was called so recommendations could be forwarded to the Board of Finance in time for its August 10, 2023 meeting. Present were Chair Teresa Dell, Secretary Jennifer Gozzino, Vice Chair Jay Tepper, and Alternate Stephen Perry (voting as a member). Lou Caslow, head of the Engineering Department, presented the projects. All six appropriation requests and one closeout recommendation were approved unanimously. Capital Project Closeout and Appropriation Requests - Capital Project Closeout – Westhill High School Replacement (CP1471): The board approved a partial closeout of $200,775,758.00 in city bond funds. This action preserved $60 million as the city’s 20% match for the overall project. - Westhill High School Replacement Project (CP1471): The board approved a total request of $241,041,110.00, the state’s recently approved escalation cost for the new high school at 125 Roxbury Road. Total project authorization is now $301,313,888.00, funded 80/20 with $241,051,110.00 in state grant funds and $60,262,778.00 in city bonds. Mr. Caslow explained that the initial all-bond authorization was standard procedure to demonstrate the city’s commitment while the state grant is processed. - Davenport Ridge Long-Term Facility Plan – Deferred Maintenance/Asset Renewal (CP4000007): The board approved a grant appropriation increase of $770,930.00. This supports roof and bathroom renovation work at Davenport School. The project is funded 60/40 state/local; the increase raises the grant portion from the $2,260,000.00 included in the FY23/24 capital budget. - EV Infrastructure Grant (001348): The board approved $860,565.20 for purchasing and installing 20 dual-port Level 2 chargers and two dual-port DC fast chargers at the Stamford Government Center, 888 Washington Boulevard. - Street Lighting Infrastructure Upgrade (CP0114): The board approved an additional appropriation of $2,000,000.00 to meet U.S. Department of Energy (DOE) grant requirements. The DOE grant award letter dated July 12, 2023, includes $2,000,000.00 in federal funds and a $2,000,000.00 city match, for a total project cost of $4,000,000.00. The additional appropriation shows the city’s commitment prior to the grant award. - Citywide Dredging (CP0231): The board approved a $3,095,520.00 request for the second phase of dredging at Cove Island Park marina and channel. The channel was substantially filled in by Superstorm Sandy. Phase one, funded by state bonding, was completed the previous winter. This phase involves impacted material requiring off-site disposal, with an 80% state/20% local funding split. Design is complete and the dredging window is October through January 31, but due to limited landfill capacity, the work is anticipated to begin in October 2024. Other Discussion - Traffic Circle/Roundabout Near the Board Members’ Area: Vice Chair Jay Tepper raised an off-agenda concern about a proposed traffic circle reported in the newspaper. He called it "a solution looking for a problem," noted there are no backups at the existing traffic light, and expressed concern about safety and the lack of Planning Board involvement. Jennifer Gozzino responded that a study of the corridor exists and that traffic circles can be safer than signals in some situations. Chair Teresa Dell said she would have staff contact city transportation officials and invite them to the August 15 regular meeting to explain the project and its funding authorization. Key Outcomes - All six supplemental capital appropriation requests and the closeout recommendation were approved unanimously. - The recommendations will be forwarded to the Board of Finance for its August 10, 2023 meeting. - Next Planning Board meetings: August 15, 2023 (regular) and August 29, 2023 (regular and possible public hearing). - The board will seek information on the traffic circle/roundabout project before any further action is taken.

The Stamford Zoning Board met on the evening of July 31, 2023, and continued into the early hours of August 1, 2023, via Zoom. Chair David Stein presided. The board considered several applications, including a historic preservation conversion, a hotel proposal, two text amendments, and a coastal site plan review, among others. Multiple votes were taken, with the hotel proposal continued to September 11. Consent Calendar - CSPR 1171 (2187 Atlantic Street): Application for a viewing deck within the CAM boundary was approved unanimously (5-0) with conditions from engineering, EPB, and DEP. Public Comments & Testimony - Dolson Place (223-19): No public comments. - Old Town Square Hotel (221-24): - Susan Pace (1476 Hope St.) opposed, citing an oversupply of hotel rooms in Fairfield County (4,656 rooms) and loss of corporate headquarters; argued parking in Bell Street Garage would disadvantage residents. - Susan Bell (Belltown Rd.) agreed, raising parking concerns for downtown residents. - Colleen Harkey (Executive Director, Stamford Veterans Park Partnership) supported the project, noting the Partnership’s board voted to support; cited the hotel’s donation of space and commitment to the park. - David Corus (Stamford Downtown) supported, stating that new corporations are moving into the city and demand a boutique hotel; argued the hotel would activate the area under the ramp. - Kathy Kigler (21 Friar Tuck Lane) asked about preservation of the historic bank building’s ceiling. - Paul Arvoy (59 Lancer Lane) opposed, arguing the project would destroy historic value and the city does not need another hotel. - William Hennessy (Stamford Town Center) expressed concerns about circulation and safety on Town Center Drive, stating the pickup/drop-off plan is a “work in progress” and lacks detail; urged collaboration for a better design. - John Worton (50 Stone St.) commented on homelessness issues in Veterans Park, suggesting the city invest in respite programs. - Monika Twal (37 Henrahan St.) opposed, citing loss of historic fabric, parking congestion, and shadows on Veterans Park. - Stu Halburn (30 Alm Crafter) raised concerns about emergency vehicle access to the rear of the building. - Text Change 223-18 (GDP): - Jeanette Billich (125 Idlewood Dr.) questioned applicability and requested impact studies for subdivided parcels. - Barry Michelson (Idlewood Dr.) argued the text change adds regulation rather than simplifying; also raised concerns about violations in GDP districts. - Paul Arvoy opposed text changes generally, stating they bypass public input. - Lisa Feinberg (86 Idlewood Dr.) supported the amendment, noting it is a tool for long-term planning; suggested adding community centers to GDP process. - Ray Mazio (12 East Over Rd.) supported moving large ZBA special permits to the Zoning Board, citing a ZBA chairman’s comment. - Text Change 223-22 (Substantial Renovation): - Stu Halgard (30 Alm Crafter) asked about tree maintenance and replacement responsibility. - Barry Michelson argued the amendment adds costs to development and discourages permitting. Discussion Items - 223-19 (24 Dolson Place): Applicant Ray Mazio proposed a historic restoration of a two-family to three-family dwelling with a 0.63 density bonus. Board discussed parking layout (Option 1 vs. Option 2), with TTP preferring Option 1 (3 conforming spaces). The board also discussed landscaping, fencing, and street tree exemption due to narrow sidewalks. The applicant agreed to plant two trees in the rear and replace a fence on the west side. The board approved the application with conditions. - 221-24 (160 Atlantic Street – Hotel): Attorney John Leiden presented updated renderings, a drop-off area, and plans for the south facade windows. The board discussed the need for a list of items contingent on city/URC easements, structural feasibility of matching the southwest corner, and the parking agreement with Bell Street Garage (60 spaces, payment for all reserved spaces). The Stamford Town Center raised unresolved circulation issues. The application was continued to September 11, 2023, for the applicant to provide a list of open items and work with TTP and the Town Center. - 223-18 (Text Change – General Development Plans): Staff Vanita Mathur explained the consolidation of GDP standards, simplification of procedures, and elimination of GDP for small projects. The board discussed modifications (de minimis changes), validity periods (5 years per state statute), and a potential change to move community center special permits from ZBA to Zoning Board, but deferred that for future action. The amendment was approved unanimously. - 223-22 (Text Change – Substantial Renovation, Sidewalks, EV, Bicycle): The amendment defines substantial renovation, triggers for sidewalks, EV charging, and bicycle parking. The board discussed removing “infrastructure and mechanical devices” from the cost calculation, and clarifying the fee-in-lieu for sidewalks on state roads. The board approved the amendment with changes. - CSPR 1173 (100 Elm Croft Road – Old Pitney Bowes): Applicant proposes converting vacant office building to 256 apartments (26 BMRs). The board reviewed conditions regarding street trees, landscape plan, BMR affordability plan, parking (269 spaces, 12 EV), and bicycle parking. The board added a condition for a ground-level landscape plan. Approved unanimously. Key Outcomes - 223-19 (Dolson Place): Approved 5-0 with conditions including Option 1 parking, historic preservation easement, landscape plan, and fence replacement. - 221-24 (Old Town Square Hotel): Continued to September 11, 2023, with direction to provide a list of open items and work with TTP and Stamford Town Center. - 223-18 (GDP Text Change): Approved 5-0 with minor edits to numbering and wording. - 223-22 (Substantial Renovation Text Change): Approved 5-0 with removal of “infrastructure and mechanical devices” from the definition. - CSPR 1171 (Viewing Deck): Approved 5-0. - CSPR 1173 (Elm Croft): Approved 5-0 with conditions as amended. - 223-20/21 (589 Bedford Street): Continued to September 11, 2023. - Minutes of July 10, 2023: Approved. The meeting adjourned shortly after 11:00 PM.

The Zoning Board of Stamford, Connecticut, held a public hearing and regular meeting on July 11, 2023, chaired by David Stein. The meeting covered multiple applications, including a major redevelopment at Landmark Square (application 223-12), a zoning text change for cannabis and smoke shops (223-17), and continuations. Key votes included approval of the Landmark Square project with conditions and approval of the cannabis/smoke shop text change with amendments. Consent Calendar - Minutes from the June 26, 2023 meeting were approved 5-0. - Application 221-24 (Old Town Square, LLC) was continued to July 31, 2023, at the applicant's request. - Application 223-19 (Dolson LLC) was continued to July 31, 2023. - Application 222-5 (Walton Place and 80 Prospect Street) received a one-year extension to October 21, 2024. Public Comments & Testimony Application 223-12 (Landmark Square Redevelopment) - Multiple residents opposed the height (31 stories, 320 feet), citing negative precedent, traffic impacts, infrastructure strain, fire safety, and lack of affordable housing within the building. - Kathy Cligler (21 Friar Tuck) expressed concern about setting a precedent for tall buildings. - Cynthia Bowser (30 Rose Park Avenue) urged balanced development and preservation of low- to moderate-income housing downtown. - Charlotte Kane (Westover Avenue) raised traffic concerns, especially on Broad Street and I-95. - Susan Bell (Hope Street) called for a traffic study and inclusion of affordable units within the building. - Sue Halburn (30 Almcroft Road) argued the new building would overshadow the historic Landmark Square. - Nicola Tarzia (1455 Newfield Avenue) questioned the balance of residential units and impacts on schools, utilities, and public services. - Michael Manganello (17 Appleby Road) cited traffic congestion and questioned parking capacity (420 spaces). - Paul Arvoy (59 Lancer Lane) criticized overbuilding and inadequate affordable housing. - Joseph Andriana (51 Halpin Avenue) questioned fire department capability at 31 stories. Application 223-17 (Cannabis and Smoke Shop Text Change) - Public speakers were divided. Many opposed cannabis dispensaries, citing federal illegality, health risks, and impacts on youth. - Paula Waldman (110 Old North Stamford Road) urged the board to protect children and criticized the timing of the text change. - Nicola Tarzia (1455 Newfield Avenue) argued for educating the public on cannabis benefits and questioned why liquor stores are not similarly regulated. - Vicky Dick and Human (201 High Ridge Road) asked for private schools, daycares, and tutoring centers to be included in distance requirements. - Paul Arvoy (59 Lancer Lane) expressed embarrassment that the city is considering cannabis sales. - Cynthia Bowser (30 Rose Park Avenue) raised concerns about existing smoke shops in densely populated areas. - Barry Michaelson (address not stated) argued that the city can prohibit cannabis under state law and urged denial. - Joseph Andriana (51 Halpin Avenue) said the text change was half-baked and should be separated from smoke shop regulations. - Susan Bell (Hope Street) opposed cannabis dispensaries as a federal illegal substance. - Mona Mitri (owner of Furmi SOS tutoring center) requested that tutoring centers be included in distance buffers to protect students. - David Evans (senior counsel to cannabis industry victims) warned of legal risks and health consequences. - Jeanette Bilichanansky (125 Idlewood Drive) urged the board to split the text change and prioritize smoke shop regulations. Discussion Items Landmark Square Redevelopment (223-12) - The applicant (Rick Redniss, Redniss & Mead) presented plans for 400 apartments, 420 parking spaces, 5,200 sq ft of retail, and demolition of a 134,000 sq ft office building. - Two sidewalk options were discussed: a wider sidewalk if the state improves Atlantic Street, and a narrower sidewalk (with building setback) if state improvements are not finalized by building permit. - Board members questioned the 30-foot additional height above base zoning (290 to 320 feet), with Roseanne B. arguing the applicant had not met the requirements for premium height under footnote 13 (visually interesting features). - The board debated conditions, including a $500,000 contribution to Veterans Park improvements (in addition to $500,000 in-kind for crosswalks, bus shelters, bike racks). - BMR (below-market rate) compliance: a fee-in-lieu of $10,765,000 to the Affordable Housing Trust Fund was accepted. - The board ultimately approved the application 3-2 (Roseanne B. and Jerry Bozick dissented), contingent on the $500,000 park contribution and the alternative sidewalk provision. Cannabis and Smoke Shop Text Change (223-17) - Staff (Ralph Blessing, Land Use Bureau Chief) explained that the text change is needed because state law (Public Act 21-1) requires municipalities to zone cannabis establishments unless otherwise regulated. The proposal aims to tighten regulations on cannabis dispensaries and strengthen smoke shop rules. - Key elements: define new cannabis uses, require special permits, establish 1,000-foot buffers from public schools, limit dispensaries to one per 25,000 residents (matching state), and regulate smoke shops with special permits, distance requirements, and signage limits. - The planning board had recommended 2,000-foot buffers from schools and only hybrid (medical + adult-use) dispensaries. - Board members discussed scope of changes: adding private schools to buffers (deemed within scope), increasing distance between dispensaries to 3,000 feet (current regulation), and making all cannabis-related uses require special permits instead of as-of-right. - The board approved the text change 4-0 (Raquel Smith Anderson abstained) with amendments: distance from public and non-public schools (1,000 feet), one dispensary per 25,000 residents, special permit for all cannabis-related uses, smoke shop regulations including 3,000-foot separation from other smoke shops and cannabis dispensaries, and signage restrictions. - Further amendments (e.g., 2,000-foot school buffer, tutoring centers) were deferred to a future text change, with staff directed to draft revisions by the July 31 meeting. Key Outcomes - Landmark Square (223-12): Approved 3-2 with conditions: $500,000 cash or in-kind for traffic/pedestrian improvements, $500,000 to Veterans Park, BMR fee of $10.765M, and two sidewalk options (original preferred, alternative if state improvements are not funded). - Cannabis/Smoke Shop Text Change (223-17): Approved 4-0 (one abstention) with amendments incorporating: 1,000-foot buffer from public and non-public schools, one dispensary per 25,000 residents, special permit requirement for all cannabis-related uses, 3,000-foot separation for smoke shops and cannabis dispensaries, and signage limits. - Other: Application 222-5 extended one year. Continuations granted for 221-24 and 223-19. Staff will arrange a WPCA presentation on sewer capacity and begin drafting further amendments for cannabis/smoke shop regulations.

The Stamford Planning Board convened a regular meeting and public hearing on June 28, 2023, via Zoom webinar. Chair Theresa Dell presided, with members Michael Cotillo, Jay Tepper, William Levin, Michael Pacino, and Stephen Perry participating. Jennifer Gazzino was absent. The board approved minutes, three grant-funded capital projects, and a zoning variance referral, then held two public hearings on master plan amendments and companion zoning map changes. Consent Calendar - Approval of Minutes: June 13, 2023 minutes approved unanimously. - Supplemental Capital Project Appropriations (all 100% state grant-funded, no city match): - Cummings Pond Area Flood and Ecological Resilience Plan: $481,125 for hydraulic/hydrological analysis and concept plans. Approved unanimously. - DEEP Resiliency and Climate Adaptation Implementation: $210,750 for tree inventory, heat monitoring, and coastal flood resiliency planning. Approved unanimously. - Toilsome Brook Flood Resilience Plan: $598,125 for analysis and concept-level plans to address recurrent flooding. Approved unanimously. Zoning Board of Appeals Referral - ZBA Application 021-23 – 282 Selleck Street: Variance request to rebuild a fire-damaged two-family residence with an attached one-car garage, including a side yard setback of 0.6 ft (vs. 0 or 4 ft) and expansion of a non-conforming use. The existing structure was 1,937 sq ft; proposed 2,022 sq ft plus a 393 sq ft deck. The board approved the referral unanimously. Public Hearings & Discussion Items Master Plan Amendment MP-442 and ZB 223-23 – 91 Hope Street - Applicant (Joseph Capalbo, attorney) proposed changing the Master Plan designation from Category 2 (Residential Low Density Single-Family) to Category 3 (Residential Low Density Multifamily) and rezoning from R-7½ to RM-1. The illustrative plan showed 27 townhouse units (down from an earlier 44-unit concept), with two-car garages per unit and a preserved existing house. The applicant emphasized the site as a transitional zone between single-family and multifamily areas. - Public comments: Shelley Michelson (111 Idaho Drive) suggested waiting for the new Master Plan; Joanne Cornacki (neighbor) supported reducing units to 25 for more green space; Francis Lane (public trustee on the Stamford Affordable Housing Trust Fund) stressed the importance of BMR homeownership; Laurie Constantine (3 Howes Avenue) opposed the height and density, citing neighborhood character. - Board discussion: Members expressed support for the concept but urged reducing units to 25, adding recreational space, and addressing affordability (committing to three on-site BMR units rather than a buyout). The board voted unanimously to approve both the Master Plan amendment and the zoning map change, with recommendations for these modifications. Master Plan Amendment MP-444 and ZB 223-29 – 961 Long Ridge Road & 16 Wire Mill Road - Applicant proposed changing the designation from Category 2 to Category 3 and rezoning from R-10 to RM-1 for a 2.6-acre corner property. The plan showed 19 townhouse units (likely 17–18), retention of existing commercial buildings, and a natural wetland buffer. Traffic studies indicated no impact on level of service, but many residents disagreed. - Public comments (numerous, all opposing): Rick Furman (387 Wire Mill Road) cited dangerous traffic and speeding; Paula Waldman (110 Old North Stamford Road) opposed precedent and safety; Michael Kelleck (4 Hunting Lane) raised wetland and traffic concerns; Joanne Manjone (50 Lochern Ave) cited increased school bus times; Helen Coven (56 Wire Mill Road) said the community was not notified; Gus Papa Demetrio (23-year resident) noted lack of outreach; Barry Michelson (Stamford Neighborhood Coalition) urged denial; Amy Fishkow (17 Hunting Lane) warned of traffic and property values; Carol Baer (via Paula Waldman) detailed daily congestion; several others echoed these concerns. - Board discussion: Members expressed skepticism about the location, traffic, and density. Chair Dell suggested a postponement to allow the applicant to meet with neighbors and refine the proposal. The board voted unanimously to continue the public hearing to August 29, 2023. Key Outcomes - Approved minutes from June 13, 2023. - Approved three supplemental capital project appropriations totaling $1,290,000 (all grant-funded). - Approved ZBA referral for 282 Selleck Street. - Approved Master Plan Amendment MP-442 and ZB 223-23 for 91 Hope Street, with recommendations to consider 25 units, more green space, and three BMR units. - Postponed Master Plan Amendment MP-444 and ZB 223-29 for 961 Long Ridge Road/16 Wire Mill Road to August 29, 2023, to allow further community engagement and revision. - Noted no meetings in July; next regular meeting August 15 (if needed) and August 29 (regular & public hearing).

The Stamford Zoning Board met on June 27, 2023, via Zoom, beginning at 6:30 PM (recorded as 12:30 UTC). Chair David Stein presided, with members Bill Morris, Roseanne McManus, Jerry Bozak, Raquel Smith Anderson, Ralph Blessing, and staff member Vanita Mathur present. The board heard a range of applications, including a denied marijuana dispensary special permit, approval of a zoning text amendment requiring permits for grading and paving, approval of a historic house reconstruction, and a continued major residential redevelopment. An executive session was held at the start to discuss possible litigation. Public Comments & Testimony - Monica Twal (37 Hanrahan Street) spoke on multiple applications. On the text change (223-16), she asked how many complaints had driven the new paving/grading permit requirement and what it would cost, stating she was against it. On the historic reconstruction (223-04), she opposed, arguing the applicant demolished a historic home and approval would encourage further demolitions in the district. On the Landmark Square project (223-12), she opposed, citing infrastructure concerns and the loss of affordable housing. - Cynthia Bowser (30 Rose Park Avenue) opposed the Landmark Square project, speaking about displacement of low- and moderate-income residents, rising property taxes, and asking the city to be honest about who is being pushed out. - Susan Page (Hope Street) expressed mixed feelings but opposed the Landmark Square project, concerned about building height, water/sewer infrastructure, property taxes, shadowing Veterans Park, and the pace of development. She also thanked the board for denying the dispensary application earlier. - Anthony Premberger (31 Dan Drive) was in favor of the Landmark Square project but requested to see the fee-in-lieu calculation in writing. He also raised concerns about whether rental units discourage homeownership and more permanent community investment. - Heather Kavanagh, President/CEO of the Stamford Chamber of Commerce, spoke in support of the Landmark Square project, citing its positive impact on downtown revitalization and walkability, and noting increased interest in residential living in Stamford. - David Corris (city staff) supported the Landmark Square project, stating it was consistent with the master plan, would reduce traffic compared to existing office use, and highlighted the Atlantic Street Project fully funded and expected to be built by 2025. Discussion Items - Application 223-15 (Sweet Spot Stamford LLC / ANF High Ridge LLC, 111-123 High Ridge Road) – Marijuana Dispensary: The board went into executive session to discuss potential litigation. Upon return, members discussed the history of medical marijuana regulations and the two existing dispensaries. Bill Morris moved to deny, citing concerns about a third dispensary and the need for a moratorium until regulations could be studied. Roseanne McManus echoed the desire for a moratorium and traffic concerns. Jerry Bozak noted proximity to schools. Raquel Smith Anderson supported a moratorium for further study. Ralph Blessing noted no evidence of issues with existing dispensaries. The motion to deny was approved. - Application 223-16 (City of Stamford Zoning Board Text Change): This text change would move sections on zoning permits and certificates of zoning compliance to Section 19.1 and add a requirement for zoning permits for grading and paving over 200 square feet, with exemptions for existing driveways. Ralph Blessing explained the rationale, including runoff and stormwater management concerns. The planning board recommended approval. Board members asked clarifying questions about fees and applicability. Public comments were addressed: it is a zoning permit, not a special permit; the fee is about $100; it applies to everyone. The hearing was closed. - Application 223-04 (16 Remington Street) – Historic Reconstruction: The applicant presented revisions: the building was moved to increase setbacks, lowered six feet, landscaping added, and window designs updated to match HPAC comments. Board members discussed the changes, with Raquel Smith Anderson noting the landscaping and setback improvements. Jerry Bozak expressed concerns about historic preservation but acknowledged an ongoing study committee. Monica Twal spoke in opposition. The board closed the hearing and later approved the application with conditions, including updating drawings to reflect HPAC comments, posting a bond for the reconstruction, and filing a historic preservation easement. - Application 223-12 (Landmark Square, 0 Atlantic Street) – Redevelopment: Applicant Richard Redness presented a proposal to demolish a 134,000-square-foot office building and replace it with 400 apartments, 420 parking spaces, and 5,200 square feet of retail. The presentation included a historical overview of urban renewal, traffic improvements (a net reduction in trips), parking ratios, and materials. William Hennessy explained the affordable housing fee-in-lieu calculation of $10.765 million, which would be contributed to the city's Affordable Housing Trust Fund. Board members asked about materials, landscaping, open space, building height (320 feet, 25 feet taller than the existing Landmark building), and sidewalk widths. The public hearing was held with mixed comments. The application was continued to July 10. - Application 221-14 (160 Atlantic Street) – Hotel: Requested continuation to July 10, granted. - Application 223-19 (22-24 Dolson Place) – Third Dwelling Unit: Planning board letter read; application continued to July 10. - Train Station Commuter Parking Update: Ted Ferrer of BLT reported that the overflow lot at 650 Atlantic Street was full on busy days due to construction on the New Canaan line and the full state garage. He proposed signage, an attendant, and implementing paid parking using ParkMobile to encourage use of other nearby lots. The board supported these measures and asked BLT to coordinate with staff on signage. Key Outcomes - Application 223-15: Denied. The motion to deny was approved by voice vote. - Application 223-16: Approved (5-0). - Application 223-04: Approved with conditions (3-1-1, with one abstention). - Application 221-14: Continued to July 10, 2023. - Application 223-12: Continued to July 10, 2023. - Application 223-19: Continued to July 10, 2023. - CS PR 1134: Approved one-year time extension to July 11, 2024 (5-0). - Train station parking: BLT directed to add signage, an attendant, and start charging for parking at the 650 Atlantic lot.

The Stamford Planning Board met via Zoom on Tuesday, June 14, 2023, at 6:30 p.m. The board approved minutes from May 23, 2023, an extension for a subdivision, and a text change regulating cannabis and smoke shops, among other items. Key outcomes included approvals for a parking garage addition at 70 Forest Street, several zoning variance referrals, and adoption of new procedural standards for master plan amendments and surveys. Consent Calendar - Minutes from May 23, 2023, were approved unanimously (Michael B. moved, Jay seconded, all in favor). - Subdivision 4046 (29 Intervale Road and 131 & 139 Turn of River Road): An extension of time to file the final map to September 21, 2023, was approved unanimously (Michael Totillo moved, Jay seconded). Discussion Items - ZB Application 223-17(MOD) – Text Change for Cannabis and Smoke Shops (Tabled from May 23, 2023) - Ralph Blessing, Land Use Bureau Chief, presented the proposed regulations. The text would define adult-use cannabis retail, limit dispensaries to one per 20,000 residents (maximum six in Stamford with 136,000 residents), require a special permit, mandate a 1,000-foot distance from public schools, and apply similar restrictions to smoke shops (e.g., 2,000-foot separation, special permit required). Board members discussed adding: (a) distance from private schools; (b) a 250-foot buffer from residential zones; (c) requiring dispensaries to be hybrid (both medical and recreational) to ensure a pharmacist is present; (d) inviting representatives from the mayor's office, police, and Board of Representatives to the Zoning Board public hearing. The board voted unanimously to recommend the text change with these additions. - The board expressed concern about the proliferation of smoke shops and noted that zoning can only go so far; broader community and legal enforcement are needed. - ZB Application 223-24, 223-25, 223-26 – 70 Forest Street & 251 Greyrock Place - Raymond Mazzeo (Redniss & Mead) presented three related applications: a text change to increase building coverage in the P-D district from 55% to 60% and allow reduced side setbacks for small parking structures; a map change to rezone 251 Greyrock from R-H to P-D; and a special permit for a two-story (plus basement) 36-space parking garage with a roof deck, attached to the existing High Grove building. The applicant argued the extra parking is needed due to the building's large unit sizes (avg. 2,600 sq ft). The board approved all three applications unanimously. - ZBA Referrals - ZBA 015-23 – 46 Ocean Drive North: Variance to install a spa and raise HVAC units to meet flood regulations. Approved unanimously with stipulation that FEMA compliance is ensured. - ZBA 016-23 – 310 Oaklawn Avenue: Variance for a 35' x 6' second-floor deck with a 4.4-ft side setback (required 10 ft). Approved 3-0-1 (Michael B. abstained citing neighbor concerns). Condition: applicant engage with adjacent property owner or install screening. - ZBA 022-23 – 64 Llewellyn Road: Variance for front yard setback of 23.7 ft (required 30 ft) and lot coverage of 37.22% (allowed 25%) for a second-story addition. Approved unanimously. - ZBA 023-23 – 115 Ocean Drive West: Variance to reconstruct a detached garage with dormers, resulting in a 23.3-ft front setback (required 40 ft), 47.3-ft street centerline setback (required 65 ft), accessory structure in front yard, height of 21 ft 2.5 in (max 15 ft), and two stories (max one). The board added a condition requiring certification that the accessory dwelling unit (if finished as such) complies with zoning regulations and is not rented out. Approved unanimously. New Business - Standards for Master Plan Amendment Applications: Lindsay Cohen presented a new process requiring electronic draft submittals, simultaneous submission of related zoning map amendments, and a project description showing alignment with the Master Plan's intent. The board agreed to adopt this as policy. - Standards for Surveys Requiring Planning Board Chair Signature: Also presented by Lindsay Cohen, codifying electronic review, definition of "lot" instead of "parcel," and requiring proof of filing for conservation easements within 60 days. The board approved this policy. Key Outcomes - Recommended ZB Application 223-17(MOD) with additions. - Approved ZB Applications 223-24, 223-25, 223-26. - Approved ZBA referrals 015-23, 016-23 (with condition), 022-23, and 023-23 (with condition). - Adopted new procedural standards for master plan amendments and surveys. - Next regular meeting: June 27, 2023 (last before July hiatus).