Public Meetings - Stamford, Connecticut

This was the regular meeting of the Stamford Planning Board, held via Zoom webinar. The board approved minutes, several capital project appropriations, zoning text changes, and zoning board of appeals referrals. A discussion on cannabis regulation was tabled to June 13. Extensive discussion on proposed charter revisions affecting land use boards took place under New Business. Note: The agenda lists the meeting date as May 23, 2023, but the provided metadata specifies May 24, 2023. This summary uses the given date. Consent Calendar & Unanimous Approvals - Minutes of May 9, 2023 – Approved unanimously. - Park Amenities Upgrade (CP0122) – Acceptance of $25,000 private donation from Terra Green, LLC for Cubeta Stadium bleacher removal and seating power‑washing/painting. Unanimous. - Supplemental Capital Project Appropriations (all approved unanimously): - Harbor Boat Lodge (CP01345) – $20,000 state grant for a feasibility study on a public boat launch. - Cummings Marina Restoration (CP3348) – $197,427.29 state grant for engineering and permitting for marina replacement (post‑Hurricane Sandy). - Citywide Dredging (CP0231) – $1,595,520 state grant for Cove Marina channel dredging (post‑Hurricane Sandy). Public Comments & Testimony - No oral public testimony was taken on any item. Letters regarding the cannabis text change were received but not distributed to board members in time; they will be reviewed before the June 13 discussion. Discussion Items 1. Zoning Board Referral – Cannabis / Marijuana Text Change (ZB 223‑17(MOD)) – The board discussed proposed regulations for adult‑use cannabis, including a 1,000‑foot buffer from public schools, a cap of one dispensary per 20,000 residents, and new rules for smoke shops (special permit, same buffers and signage restrictions). Members expressed concerns about excluding private schools, the 1,000‑foot distance, and the 2,000‑foot distance between cannabis stores (reduced from 3,000 feet under medical marijuana rules). After extensive debate, the board voted to table the matter to the June 13 meeting to allow review of public letters and to formulate specific recommendations. 2. Zoning Board Referral – Substantial Renovations Text Change (ZB 223‑22) – A proposal to create a uniform definition of “substantial renovation or alteration” (50% of structure value over 5 years) triggering requirements for sidewalks, electric vehicle charging (increased from 5% to 10% of parking spaces), bicycle parking, BMR units, etc. Approved unanimously. 3. Master Plan Amendment MP‑442 (91 Hope Street) – Continued from March 28 and April 25; the applicant could not complete the zoning map change application. Continued to June 27. 4. Zoning Board of Appeals Referrals (all approved unanimously): - Young Israel of Stamford (63 & 69 Oaklawn Ave) – Variances and special permit for a new synagogue with 22 on‑site parking spaces (up from 18), a 10‑foot planted buffer on the east side, and phased construction to allow continued worship. Revised plan addressed neighbor concerns. Unanimous. - Rocco Longo (69 Turn of River Road) – Variances for a second‑story addition and garage on a corner lot, with reduced front yard setbacks along Gerik Road. Unanimous. - Conor Hickey & Suzanne Marsalisi (168 Stamford Ave) – Variances to legalize existing non‑conforming outdoor fireplace, barbecue, and generator on a corner lot. Unanimous. - Donald Broggi (736 Den Road) – Variance to allow a 15‑foot side yard setback (instead of 25 feet) for a two‑story addition on a lot constrained by wetlands and a conservation easement. Unanimous. Key Outcomes - All votes were unanimous; several approvals were granted. - Cannabis text change discussion tabled to June 13, 2023, with board members to send recommendations to the Zoning Board. - Master Plan Amendment continued to June 27, 2023. - Board formulated positions on the proposed charter revisions (to be presented at a public hearing on May 24, 2023 at 7:00 PM). Key positions included: - Opposition to joint public hearings; each board should hold its own. - Support for maintaining board discretion on same‑day decisions after public hearings. - Recommendation that petition signatures to overturn land‑use decisions be limited to adult residents within a half‑mile radius of the project, with a 30% signature threshold (rather than 300 citywide landowners). - Clarification that condominium owners and renters should be eligible as residents. - Opposition to a mandatory 24‑month refiling ban; 12 months preferred. - Concern about vague charges for proposed new commissions (housing, diversity) without defined duties.

The Stamford Zoning Board met on May 23, 2023, at 6:39 PM via Zoom, chaired by David Stein. The board heard two major applications: a continuation for a proposed 11-story hotel at 160 Atlantic Street (Application 221-24) and a public hearing for a hybrid cannabis dispensary at 111 High Ridge Road (Application 223-15). The meeting also briefly opened two other applications (223-13 and 223-14) related to a hotel expansion and a prayer room addition, which were continued to June 5, 2023. Consent Calendar - No consent calendar items were identified. Public Comments & Testimony Hundreds of residents and stakeholders spoke during the lengthy public hearing on the cannabis dispensary (Application 223-15). Opinions were sharply divided: - Supporters (including residents, business owners, and a union representative) argued that the dispensary would provide safe, regulated access for medical and adult-use consumers; reduce the black market; bring tax revenue; create local jobs; and be a neighborhood-friendly business similar to other retail. They noted the applicant is Stanford-based and stressed the facility's stringent security, parking availability, and low traffic impact. - Opponents (including parents, educators, business owners from nearby child-focused facilities like Tutor Me SOS, Firefly Pediatrics, and the Spire School) raised concerns about proximity to schools, a tutoring center, a pediatric urgent care, and a coding school; traffic congestion in the already busy Bulls Head area; the potential normalization of cannabis use among youth; and the possibility of diversion to underage individuals. Several speakers also questioned the adequacy of parking and the traffic study’s methodology, noting that the lot often fills up during peak hours. Many speakers on both sides emphasized that their position was about the specific location, not cannabis legalization in general. Discussion Items Application 221-24 – Hotel at 160 Atlantic Street (Continuation) - The applicant requested a two-week continuation. The board agreed and set a new hearing date for June 26, 2023. - Board members requested updated plans including: south facade elevation, turning movement plan, updated landscape plan, revised ground floor showing new entrance, draft parking agreement, proof of HPAC compliance, updated traffic report, verification of ADA accessible route and EV charging requirements, and elevation view for the rear (east side). The applicant agreed to provide these. Application 223-15 – Sweet Spot Hybrid Cannabis Dispensary at 111 High Ridge Road (Public Hearing) - Attorney Lisa Feinberg presented on behalf of the applicant, along with Ben Herbst (co-founder) and Blake Costa (COO/Director of Security). They detailed the company’s security protocols, operations (including a video walkthrough), and compliance with zoning. The proposed 2,400 sq ft dispensary would occupy a former retail space and operate from 10 AM to 7 PM (Monday–Saturday) and 10 AM to 5 PM (Sunday). - Traffic engineer David Sullivan (SLR) presented a traffic study showing minimal impact: weekday PM peak of 46 trips, Saturday peak of 70 trips, with adequate parking (90 spaces controlled by landlord plus 30 city spaces, with a peak observed occupancy of 55 vehicles leaving at least 65 spaces available). He recommended additional signage to prevent wrong-way driving on Halpin Avenue. - Board members raised concerns about parking (especially the inclusion of city-owned spaces), traffic from nearby developments (Whole Foods, Shake Shack), and the proximity to child-oriented businesses and a public school (AITE about 700 feet away). The board also discussed the lack of a buffer between dispensaries and schools (a text amendment was pending). - The public hearing included extensive testimony from both supporters and opponents (see Public Comments above). - At the conclusion, the board voted to close the public hearing but left the record open for the applicant to submit additional requested materials: a revised parking table excluding city spaces, a parking circulation plan, and a delivery operations diagram. The application will be continued to the next meeting on June 5, 2023, for further discussion and a decision. Applications 223-13 (Text Change) and 223-14 (Armon Hotel Prayer Room) - These two applications were briefly opened and immediately continued to June 5, 2023, due to time constraints. The planning board had recommended approval for both. No public testimony was taken. Key Outcomes - Application 221-24 (Hotel): Continued to June 26, 2023, with a list of additional materials requested from the applicant. - Application 223-15 (Sweet Spot Cannabis Dispensary): Public hearing closed; record left open for applicant to provide additional documents (revised parking table, circulation plan, delivery plan). Decision deferred to June 5, 2023. - Applications 223-13 and 223-14: Continued to June 5, 2023. - The meeting adjourned at approximately 10:00 PM.

Note: The transcript indicates the meeting was held on May 18, 2023, but the provided date is May 19, 2023. This summary uses the date supplied. The Stamford Zoning Board held a special meeting on May 19, 2023, at 6:30 PM via Zoom. The main item was a public hearing on Application 223-04 by Darius Lesniwinski to reconstruct a historic house at 16 Remington Street and build two attached townhouses. The board also conducted regular business, including approvals of text amendments and a special permit, and held a pre-application conference for a proposed hotel. Public Comments & Testimony - Sue Halpern (38‑year South End resident, chair of the South End Local Historic District Study Committee) opposed the application, stating the demolition was without a permit, the proposed height (over 40 ft) would overshadow neighbors, and parking is inadequate on that street. - Dylan Zarrow (20 Remington Street neighbor) strongly objected, citing safety and privacy concerns from the proposed 5‑ft setback, debris during demolition, and the building’s height reducing natural light. - Esther Marie Giordano (94 Strawberry Hill Avenue) questioned the lack of consequences for demolishing a historic building without a permit and urged the board not to grant exceptions. - Monica Twal (37 Hanrahan Street) opposed the project, calling it irresponsible and inconsistent with the neighborhood’s character. She argued the applicant should rebuild the original home without townhouses. - Elizabeth McCauley (18 Walter Wheeler Drive) opposed unless significant modifications are made to reduce scale and height, and questioned the precedent of allowing such density. Discussion Items - Application 223-04 (16 Remington Street): The applicant proposed a “critical reconstruction” of the historic house (first 20 ft, one‑and‑three‑quarter stories) and two attached townhouses (each 2,300 sq ft, four stories, with a one‑car garage). The project requires a coastal site plan review, special permit, and addition to the Cultural Resources Inventory. The Planning Board had recommended approval. The board discussed: - Height: The building height is 39 ft 10 in (under the 40‑ft limit). HPAC (Historic Preservation Advisory Committee) had requested height reductions; the applicant lowered it from 44 ft. - HPAC compliance: The applicant claimed all HPAC comments were incorporated, but board members noted the plans still show black‑framed windows on the rear building (HPAC required white). The board requested the applicant revise to double‑hung white windows throughout and return to HPAC for confirmation. - Basement windows: HPAC had asked for smaller windows; the applicant changed them to 2 × 3 ft, but staff noted these do not meet the 12‑sq‑ft light‑and‑air requirement for a habitable space. The board suggested a compromise: one egress window (3 × 4 ft) and one smaller window, subject to HPAC approval. - Special permits: The applicant’s special‑permit application was incomplete and contained inaccuracies. The board requested a corrected exhibit listing each requested permit (e.g., reduced setbacks, increased density). - Parking: The applicant provides three parking spaces (one per unit); no guest parking is required by code. - Other requests: Color landscape plans, an overlay of the original building, a copy of the demolition permit, and staff to report on consequences of illegal demolition. - Application 223-09 (Text change): Approved 3‑2 (Raquel Smith Anderson and Jerry Bozak opposed). - Application 223-10 (Use definitions – adult establishments, daycare): Approved 3‑2 (Smith Anderson and Bozak opposed). The board asked staff to research the definition of “minor” in adult‑use regulations. - Application 223-11 (Cleanup of Section 7): Approved 5‑0. - Application 222-37 (122‑124 Broad Street – amended special permit): Approved 3‑2 (Smith Anderson and Bozak opposed). The board added conditions requiring 20 additional street trees in consultation with the Downtown Special Services District, and a requirement for police traffic control during special events. - Application 213-44 (Extension of time for fee‑in‑lieu): Approved 3‑1‑1 (Smith Anderson opposed, Bozak abstained). Extended to September 30, 2023. - Pre‑application Conference 223‑03 (West Park Place hotel): The applicant proposed a 95‑room extended‑stay hotel with ground‑floor retail. Discussion focused on parking reduction. The applicant provided data showing low parking demand (0.10–0.37 spaces per room). The board was open to a reduced parking requirement but asked for a realistic fee‑in‑lieu and a valet option. The applicant will return with a formal application. Key Outcomes - Application 223-04 (16 Remington Street): Continued to June 5, 2023, with multiple revisions requested (see above). - Application 223-09: Approved 3‑2. - Application 223-10: Approved 3‑2. - Application 223-11: Approved 5‑0. - Application 222-37 (Broad Street): Approved 3‑2 with additional conditions. - Application 213-44 (Extension of time): Approved 3‑1‑1 (extended to September 30, 2023). - Application 223-03 (West Park Place hotel): No vote; pre‑application discussion only. The applicant will incorporate feedback and submit a formal application.

Note: The meeting date is May 9, 2023, as stated in the agenda and transcript. The instruction provided indicates May 10, 2023, but that appears to be a discrepancy. This summary uses the date from the source material. The Stamford Planning Board met on May 9, 2023, via Zoom webinar. Chair Theresa Dell presided, with members Michael Totillo, Jay Tepper, Jennifer Godzino, and Michael Bocino present. Alternates Stephen Perry and William Levin were absent. The meeting covered three major agenda items: a capital appropriation for the South School Project, a zoning board referral for a historic property at 24 Dolsen Place, and two zoning board referrals for a redevelopment at 589 Bedford Street. Consent Calendar - Approval of minutes from April 25, 2023: Moved by Michael Totillo, seconded by Jay Tepper, passed unanimously. Discussion Items South School Project – Supplemental Capital Appropriation Request (Project 001329) - Presentation: Catherine Labalbo (Director of School Construction), Lou (City Engineering), and Kemp Moorhart (SLAM Architects) presented the project. The original request was $165,750,000, but after refined cost estimates, the amount was reduced to $158,335,408. The project entails a new K-8 school split across two sites: 83 Lockwood Avenue (grades K-4) and 19 Horton Street (grades 5-8), plus demolition of Toquam Elementary. The state is expected to reimburse up to 60%. The presentation covered site plans, floor plans, parking, sustainability features (geothermal, photovoltaic), and cost breakdowns. Discussion included cash flow (the city uses a capital cash reserve and bonds for the non-reimbursed share), parking adequacy, and the decision to remove $7 million from the original estimate due to refined square footage. The board voted unanimously to approve the $158,335,408 appropriation. ZB Referral 223-19 – 22-24 Dolsen, LLC – 24 Dolsen Place - Presentation: Ray Mazio (Redness and Mead) represented the applicant. The project involves full rehabilitation of the historic building, adding a third dwelling unit (converting from two units to three), removing an exterior staircase and shed, and providing parking. Two parking options were presented: one with three conforming spaces and one with four spaces (slightly undersized but extra wide). The applicant preferred four spaces. The board found the project supportive of master plan policies (historic preservation, housing variety). The motion to approve (including the special permit and Cultural Resources Inventory addition) passed unanimously. ZB Referrals 223-20 and 223-21 – Stavros Aivalis – 589 Bedford Street - Presentation: Steve Ivelas (applicant) presented two related applications: a map change from R-H (Residential High Density) to MX-D (Mixed Use Development) and a site plan for a four-story residential building with 21 studio units, 19 parking spaces, and on-site amenities. The project is on a vacant lot and aims to transition between lower-scale Victorians and higher-density downtown. The board discussed the need for landscaping between the proposed building and the adjacent historic property (now used as an office). Chair Dell recommended adding a buffer. The board voted to approve the map change (unanimous) and the site plan (unanimous), with a notation to further explore landscaping options. Key Outcomes - Approved the South School Project capital appropriation of $158,335,408 (unanimous). - Approved ZB referral 223-19 for 24 Dolsen Place (unanimous). - Approved ZB referral 223-20 (map change) for 589 Bedford Street (unanimous). - Approved ZB referral 223-21 (site plan) for 589 Bedford Street (unanimous) with a recommendation to enhance landscaping. - Next meetings: May 23, 2023 (public hearings on Master Plan Amendment 442 – 91 Hope Street and 444 – 961 Long Ridge Road & 16 Wire Mill Road); June 13, 2023 (regular); June 27, 2023 (regular, last before July hiatus).

The Stamford Zoning Board met on May 8, 2023, at 6:30 PM via Zoom, with Chair David Stein presiding. Members present: Bill Morris, Roseanne McManus, Jerry Bozak, and Raquel Smith Anderson (seated as voting member). Staff present: Ralph Blessing (Land Use Bureau Chief) and Vanita Matter. The meeting included public hearings for several zoning text changes, a daycare application, and the Sea View House proposal, followed by a regular meeting with administrative items. The meeting extended past midnight. Public Hearings Application 223-09: Text Change for VC, NXD, RHD Districts - Presented by Ralph Blessing: streamlining regulations, introducing side yard requirements for VC and NXD districts, adding bonus FAR for on-site BMR units in NXD, and uniform setback for RHD. No public comments. Public hearing closed. Application 223-10: Text Change for Definitions (Adult Uses, Home Occupation, Short-Term Rentals, Group Daycare) - Presented by Ralph Blessing: combining adult use standards, clarifying home occupation under cottage food license, clarifying short-term rental rules (owner-occupied, max 2 boarders), and dropping a proposed change to medical marijuana regulations. - Public comments: Victoria Newman (founder of three schools) questioned cannabis-related content; Monica Twell (37 Hanrahan Street) opposed, found language confusing; Rhea (High Ridge area) opposed, concerned about youth and clarity; Michelle Waddell (Webbs Hill Road) opposed adult establishments near her home; Paula Watman asked about strike-throughs; Sue Halpern (30 Alm Croft Road) sought clarification. Board clarified that adult establishments refer to adult bookstores/theaters, not cannabis. Public hearing closed. Application 223-11: Text Change to Consolidate Regulations - Presented by Ralph Blessing: moving definitions from Section 7 to Section 3, removing obsolete regulations (e.g., train station parking). No public comments. Public hearing closed. Application 223-02: Sunrise Child Development Center (1231 Washington Boulevard) - Applicant: Matthew Young (Claudio Matthew Young) proposed a daycare with 28 children (ages 3-5) and 4 teachers at St. Andrew's Episcopal Church. - Public comment: Esther Giordano (94 Strawberry Hill Avenue) raised accessibility concerns. Board discussed conditions, including an engineering letter for a tripping hazard. Approved 4-0 with conditions. Applications 222-23 and 222-24: Sea View House (68 Sea View Avenue) - Map change (222-23) to rezone from R5 to RM1; site plan (222-24) to convert an office building to 52 residential units, with marina unchanged. Attorney William Hennessy presented; 11th hearing on this matter. - Public comments: Jeffrey Brown (Marina Bay) raised concerns about bulkhead, pool noise, security, and parking; Doreen Banks (61 Sea View Ave) criticized flood compliance and FEMA issues; Jonathan Fandler (Marina Bay) asked about access conditions; Timothy Herbst (attorney for Marina Bay) requested conditions, not opposed; Maureen Boylan (61 Sea View Ave) raised bulkhead and construction impact; Monica Twell (37 Hanrahan St) concerned about road raising; Laura DeVo (61 Sea View Ave) asked to consider attorney's letter; William Banks (61 Sea View Ave) showed photos of bulkhead deterioration; Stephanie Buckley (61 Sea View Ave) questioned property owner status. - After discussions, both applications approved 5-0 with extensive conditions. Application 22-37: Broad Street Development (122-124 Broad Street) - Applicant proposed a 198-unit residential building with 5,680 sq ft retail. Attorney Case presented. - Public comments: David Corras (Stamford Downtown) clarified trash co-op; Amy Sujens (attorney for Malloy Realty) raised concerns about access easements and truck turning; Jenny Kanipa requested Spanish interpreter for next meeting; Monica Twell and Esther Giordano raised concerns about height, snow, and construction. - Board discussed traffic and loading issues. Decision postponed to May 18, 2023. Application 223-04: 16 Remington Street – Postponed to May 18, 2023. Regular Meeting - Minutes of April 3 and April 24 approved (4-0). - CSPR 1158 (80 Davenport Drive) approved with conditions (4-0). - Text changes 223-09, 223-10, 223-11 – postponed to May 18, 2023 for further review. - Broad Street application postponed to May 18, 2023. - Extension of time for 222-10 (50 Miano Lane) approved to June 22, 2024 (5-0). Key Outcomes - Approved daycare application (223-02) with conditions. - Approved Sea View House map change (222-23) and site plan (222-24) with conditions. - Approved CSPR 1158. - Approved extension for 222-10. - Postponed text changes and Broad Street to May 18, 2023.

The Stamford Planning Board met virtually on April 26, 2023, for a regular meeting and public hearing. The board unanimously approved the minutes from April 11, 2023, two zoning text change referrals, and a four-lot subdivision at 40 Signal Road. A master plan amendment for 91 Hope Street was continued to May 23, 2023. The board also discussed the legal implications of abstentions in a prior vote on a hybrid marijuana facility and previewed an upcoming text change on marijuana regulations. Consent Calendar - Minutes of April 11, 2023: Approved unanimously. - ZB Application 223-16 (Text Change – Zoning Permits & Certificates): Moved regulations to Section 19.I and required zoning permits for paving, driveways, and parking areas. Approved unanimously. - ZB Application 223-18 (Text Change – General Development Plans): Created a separate section for GDPs with uniform requirements across districts. Approved unanimously. Public Comments & Testimony - Bill Smith (General Counsel, Genève Corporation): Expressed concern about the removal of a utility building partially on Genève's property, the relocation of utility lines, and the design of an elevated walkway/evacuation staircase. Requested that subdivision approval be conditioned on signed agreements, indemnity, and insurance. Genève had not been contacted by the applicant. - Nicholas Beattie (Attorney, representing Dolphin Cove Club Corporation): Opposed subdivision approval citing unknowns regarding the integrity of the stone revetment wall, stormwater discharge, drainage, landscaping, and long-term responsibility for the wall and lagoon dredging. Stated that these issues affect public health, safety, and welfare and should be resolved before subdivision approval. Requested an independent third-party baseline study of the wall. - William Hennessy (Attorney, representing 72 Cummings Point Road, LLC): Offered no objection to the subdivision as long as there is no vehicular or other access to/from Thread Needle Lane. Reserved objections for future coastal site plan review. Discussion Items - Old Business – Hybrid Marijuana Vote Clarification: Chair Dell explained that at the prior meeting, three members abstained on a motion to refer a hybrid marijuana facility to the Zoning Board. The Law Department ruled that since a quorum was present, the two affirmative votes constituted approval. Board members discussed that abstentions effectively count as non-votes; future opposition should be expressed as "no" votes. The board noted that the state has removed limits on the number of hybrid marijuana retailers, and a new city text change is being drafted to regulate distances from schools, pediatric centers, tutoring services, and liquor stores. The text change is expected to come before the board in early June. - Master Plan Amendment MP-442 (91 Hope Street): Continued from March 28, 2023. The applicant had not completed requested changes in consultation with land use staff. Public hearing rescheduled to May 23, 2023. - Subdivision 4045 (40 Signal Road & 0 Thread Needle Lane): Applicant Joseph Capalbo proposed a four-lot subdivision on 2.3 acres to build four single-family homes with a common driveway and private beach, replacing a 12,000 sq ft commercial building. The site is in an R-20 zone and a flood zone, adjacent to the Dolphin Cove lagoon. Experts testified that stormwater runoff to the lagoon would be reduced by at least 50%, and that construction would not harm the adjacent stone revetment (owned by Dolphin Cove). The applicant agreed to a joint pre- and post-construction wall inspection with an independent third party. Board members noted that detailed concerns about wall integrity, drainage, and landscaping would be addressed during future coastal site plan and architectural reviews (CAM applications), not at the subdivision stage. Key Outcomes - Subdivision 4045 Approved Unanimously (5-0). Motion made by Michael Totillo, seconded by Jay Tepper. The approval includes all correspondence and comments from referral agencies. The board directed the applicant to coordinate with Genève Corporation (utility building removal) and Dolphin Cove (wall baseline study) before returning for site plan and architectural approvals. - Master Plan Amendment MP-442 Continued to May 23, 2023 public hearing. - Upcoming Meetings: May 9, 2023 (regular); May 23, 2023 (regular and public hearing for 91 Hope Street). - Future Marijuana Text Change to be drafted and presented to the board around early June 2023.

The Stamford Zoning Board met on April 25, 2023, via Zoom to consider several applications, including a hotel conversion, residential conversion of an office building, and a new mixed-use development. The meeting also addressed text amendments to zoning regulations and a coastal site plan review. Several items were continued to future meetings, and public testimony was heard on two major projects. The board also approved a minor coastal site plan. Public Comments & Testimony - Seaview House (68 Seaview Avenue): Members of the public, including representatives from the Marina Bay Association, expressed concerns about bulkhead integrity, flood zone compliance, tree removal, and potential impacts on views. Some residents supported the project, citing the need for housing and improved safety. The applicant's attorney responded to criticisms, noting that the bulkhead is structurally independent and that the road elevation will improve flood resilience. - Broad Street Mixed-Use (122-124 Broad Street): Multiple speakers supported the project, including neighboring property owners, business owners, and the Stamford Chamber of Commerce, citing economic benefits and improved pedestrian safety. One resident opposed the project, citing traffic congestion and loss of green space. The Malloy Realty representative raised concerns about truck circulation and delivery access, arguing that the proposed plan does not allow adequate maneuvering for large vehicles. The applicant's attorney disputed these claims, stating that the plan has been reviewed by the city's traffic engineer and that no recorded easement exists for the Malloy property. Discussion Items - Continuation of Hotel Application (221-24): The board continued the public hearing for a proposed hotel at 160 Atlantic Street to May 22, 2023, at the applicant's request. The board requested additional renderings and floor plans. - Seaview House Conversion (222-23, 222-24): The board discussed flood zone compliance, including FEMA requirements and the role of the Environmental Protection Board (EPB). The applicant agreed to a condition that no building permit will be issued until full FEMA compliance is determined. Board members expressed support for the concept but emphasized the need to resolve flood issues. The public hearing was continued to May 8, 2023, to allow the applicant to provide additional information on parking, open space, landscaping, and a photometric plan. - Broad Street Mixed-Use (222-37): The board reviewed an amended parking plan and the design of the Gay Street underpass. The applicant presented a valet parking plan to meet the 210-space requirement. Concerns were raised about truck circulation behind the building, with the Malloy Realty's traffic engineer arguing that large trucks cannot maneuver safely. The board requested that the city's Traffic & Transportation staff review the circulation concerns. The public hearing was continued to May 8, 2023. - Text Amendments (223-09, 223-10, 223-11): The board opened three text change applications to streamline zoning regulations. The proposed deletion of medical marijuana language was removed from application 223-10 due to public misunderstanding. All three text changes were continued to May 8, 2023. Key Outcomes - CSPR 1167 (64 Llewellyn Road): Approved unanimously without conditions for a second-story addition within the Coastal Area Management boundary. - Continuances: - Application 221-24 (Hotel) continued to May 22, 2023. - Applications 222-23 and 222-24 (Seaview House) continued to May 8, 2023. - Application 222-37 (Broad Street) continued to May 8, 2023. - Text amendments 223-09, 223-10, and 223-11 continued to May 8, 2023. - Next Steps: The board will meet on May 8, 2023, and a possible additional meeting on May 18, 2023, was discussed to address the backlog.

Note: The agenda listed the meeting date as April 11, 2023, but the source data provided indicates the meeting occurred on April 12, 2023. The Stamford Planning Board held a regular meeting via Zoom on April 12, 2023, at 6:30 PM. The board approved routine items, received a policy update on affordable housing and parking, and reviewed two zoning board referrals: a historic reconstruction and a proposed hybrid cannabis dispensary. The board voted on the referrals as recommendations to the Zoning Board. Consent Calendar - Minutes of March 28, 2023: Approved unanimously by show of hands (Chair Theresa Dell, Vice Chair Jay Pepper, Members Michael Totillo, Michael Buccino, Jennifer Cozzino, Alternates William Levin and Stephen Perry). - Citywide Pedestrian Signal & Safety Upgrades – Supplemental Capital Project Appropriation (Project 001328): A request for $2,878,678.44 from a state grant to upgrade pedestrian infrastructure at signalized intersections citywide. Approved unanimously after brief discussion. Late-arriving participant from Stamford Traffic Transportation acknowledged the approval. Public Comments & Testimony No public testimony was taken because the meeting did not include public hearings. However, the Chair noted receipt of correspondence regarding the two zoning referrals: - For the 16 Remington Street application: No letters mentioned. - For the 111-123 High Ridge Road cannabis dispensary application: The Chair reported receiving many letters in opposition, including a petition on change.org with over 600 signatures, and three letters in Spanish (later to be translated). Letters in support were also received from three individuals. The Chair also noted a formal letter from the Stamford Neighborhood Coalition opposing the application. Discussion Items Policy Review: Affordable Housing and Parking Land Use Bureau Chief Ralph Blessing presented an overview of affordable housing issues, prompted by questions from the March 7 meeting. Key points: - Affordable housing production depends on state/federal funding, staff capacity, and developer incentives. - Stamford’s Below Market Rate (BMR) program typically requires 10% of units (12% near the train station) to be affordable at 50% of Area Median Income (AMI). Over the last 20 years, about 1,100 BMR units have been produced, 90% on-site and 10% via fee-in-lieu payments. - Proposed regulatory changes may increase BMR requirements (to 12–15% in some areas), ease fee-in-lieu options, and create bonuses for small developments (3–9 units) to provide BMR units. Higher requirements may apply where density is increased through rezoning. - Fee-in-lieu payments have funded deeper affordability (e.g., 52 Franklin Street) and larger family units. Current fees are per square foot and vary by zone; staff capacity limits more complex valuation-based fees. - Board members raised concerns about flat fee structures, use of fee-in-lieu money for staff (not allowed by state statute), and the need to link fees to unit value. They also discussed the importance of workforce housing for teachers, police, and nurses. - The parking study has not yet been completed; further discussion will occur at a later date. Zoning Board Referral 223-04 – 16 Remington Street (Dariusz Lesniewski) The applicant proposes critical reconstruction of a historic house (torn down by misunderstanding) and construction of two attached townhouses, with three parking spaces. The project seeks a special permit under Section 7.3, coastal site plan review, and addition to the Cultural Resources Inventory. The historic reconstruction will replicate the original facade. Height was reduced from 50 to about 40 feet following Historic Preservation Advisory Commission (HPAC) comments. The board discussed the height relative to the neighborhood (about 10 feet above surrounding houses) and the number of units (three on a site that would allow two as-of-right). The project was unanimously recommended for approval. Zoning Board Referral 223-15 – 111-123 High Ridge Road (SweetSpot Stamford, LLC and A & F High Ridge, LLC) The applicant seeks a special permit to operate a hybrid cannabis dispensary (medical and adult-use) in a C-N zone. Presenters included attorney Lisa Feinberg, co-founder Ben Herbst, and security/operations director Blake Costa. They emphasized the dispensary’s security features (no armed guard, 3M window film, cameras, access control, duress alarms), quick transactions (average under 4 minutes), and substantial municipal tax revenue (estimated $120,000–$180,000 in first year). The location is in a commercial corridor with mixed uses (including a pediatric urgent care, liquor store, and a soon-to-open grocery). The board debated whether the location is appropriate given nearby schools and residential areas. Chair Theresa Dell expressed concern about the site’s proximity to family-oriented uses, while other members noted the use meets all zoning and master plan requirements and is more controlled than a liquor store. The vote was 2 in favor (Jennifer Cozzino and Michael Buccino) and 3 abstentions (Jay Pepper, Michael Totillo, and William Levin; Stephen Perry did not vote as an alternate). The motion to approve the special permit (including a sidewalk waiver) failed to pass, so the application will go to the Zoning Board without a positive recommendation from the Planning Board. Key Outcomes - Minutes of March 28, 2023: Approved unanimously. - Citywide Pedestrian Signal & Safety Upgrades: Approved unanimously; the state grant of $2,878,678.44 will be used for safety improvements. - Policy Review: The Land Use Bureau will continue to develop affordable housing regulatory changes; the parking study is pending. - 16 Remington Street (Historic Reconstruction): Recommended to the Zoning Board for approval (unanimous vote). - 111-123 High Ridge Road (Cannabis Dispensary): Motion to recommend approval failed (2‑3); the application will proceed to the Zoning Board where a public hearing will be held. The next regular Planning Board meeting is April 25, 2023, with public hearings on MP-442 (Hope Street) and Signal Drive.

Note: The raw transcript indicates the meeting was held on April 3, 2023 at 6:30 PM, but the provided metadata specifies April 4, 2023 13:15 UTC. This summary uses the required date of April 4, 2023 while noting the discrepancy. The Zoning Board of the City of Stamford met via Zoom on April 4, 2023 (per metadata) to consider several applications. Chair David Stein presided. The board includes members Bill Morris, Roseanne McManus, Jerry Bozak, Raquel Smith Anderson (seated as a voting member), and Vanita Monter. Ralph Blessing joined later. The first part of the meeting was a public hearing, which was continued to April 24, 2023. The regular meeting followed, covering a text amendment, fee-in-lieu extensions, parking management plans, and an update on the West Beach boat ramp. Public Hearing – Application 222-37 (Continued) - Applicant: TR Broad, LLC and 122-124 Broad Street, LLC, for a mixed-use development at 122‑136 Broad Street (the former Dress Barn site). - Proposal: 198 rental units (22 studios, 100 one‑bedroom, 67 two‑bedroom, 9 three‑bedroom), 5,680 sq ft of street‑level retail, and on‑site parking (210 total spaces, including 89 valet and 28 tandem spaces). The building will be 13 stories (147.2 ft, max allowed 150 ft). Construction estimated to start in September 2023 and finish in spring 2025. - Key Discussion Points: - Parking: The applicant originally proposed 173 self‑parked spaces plus 37 spaces in the Bedford Street Garage. After TTP input, the 37 spaces were moved on‑site, resulting in 210 spaces. Of these, 130 are self‑park and 87 are valet (including 37 spaces in drive aisles that block some self‑park spaces). The board expressed concerns about the valet scheme and how self‑park spaces would be assigned. The developer (Tom Rich) argued that based on experience at Summer House and Courtyard Marriott, the parking ratio would be well below 0.5 cars per unit, so the valet spaces would rarely be used. The board requested a new parking plan showing 20 EV charging stations and 20 EV reserve spaces (instead of 10 and 10), a ProPark management letter, and clarification on how the valet system would operate. - Truck Access / Easement: Malloy Realty, a neighboring property owner, submitted a letter expressing concern about access for deliveries. The applicant presented truck turning templates showing that 26‑ to 40‑foot trucks can access the rear service area via an easement they are willing to grant. The applicant stated that no recorded easement exists for Malloy, but they are offering a larger easement area. TTP (Frank Patisse) confirmed the plan works. The board requested a copy of the proposed easement. The matter was continued to April 24, 2023, with a hard stop at 8:30 PM. - Other Items Requested: Affordability plan, street tree chart (frontage, number required, provided, fee‑in‑lieu deposit), color landscaping map, open space measurements, development rights transfer calculation, and color renderings of the Gay Street underpass (to ensure pedestrian safety and activation). Regular Meeting Text Amendment 223-06 (Mural Regulations) The board considered a zoning text change that originally included new mural regulations. After review, the law department advised that the difference between a mural and a sign needed clarification, and that the current regulations do not prohibit painted signs on walls. The board voted to delete the entire mural section (definition through subsection G) from the text change and adopt the remainder. The motion passed 4‑0‑1 (Raquel Smith Anderson abstained). The law department will continue to study mural regulations, including size limits in residential districts. Fee‑in‑Lieu Extensions for St. John’s Towers Two applications requested one‑year extensions for escrow funds set aside for affordable housing renovations at St. John’s Towers (Towers B and C). 1. Application 218‑19 (The Smythe): The escrow agreement required funds to be used before a certificate of occupancy (CO) was issued for the Smythe project. The CO has not yet been issued, so the condition is still met. The board approved a one‑year extension (4‑1, with Jerry Bozak opposed). Funds held: approximately $4.4 million. 2. Application 213‑44 (Atlantic Station): The three‑year escrow period expired in 2022. The applicant (St. John’s) requested a one‑year extension. The board debated whether to release the funds ($3.3 million) to the Affordable Housing Trust Fund or to grant an extension. Several members expressed concern that the funds have been tied up for three years without progress. The applicant’s attorney (Nick Vitti) and owner’s rep (Noel Cook) indicated that they are in advanced negotiations for a joint venture that would redevelop the towers and add net affordable units. The board agreed to continue the item to April 24, 2023, allowing the applicant to provide more detail on the negotiations. The board will make a final decision at that meeting. Parking Management Plans - 223‑01 (Continental Family Holdings, 50 Berry Place): The parking management plan for the “skating rink” project was approved unanimously (5‑0). - 220‑24 (Spruce Street Investors, 72 Spruce Street – Coleman Towers): The plan was submitted just before the meeting. The applicant explained that the plan reflects the original approval conditions, using shared vehicles and parking ratios to meet the required 113 equivalent spaces for 132 units. The board approved the plan (5‑0) to allow tenants to move into renovated units and obtain partial COs. West Beach Boat Ramp Update Staff reported that the city has received the grant funding for the boat ramp, and BLT’s required contribution is also in place. Design work is underway. The board noted that the Bedford Street Garage is now regularly over 90% occupancy, and the free parking signage has helped. The new State Street Garage is expected to open in July 2023 (date to be confirmed). Key Outcomes - Application 222‑37 (Broad Street): Continued to April 24, 2023; applicant to submit revised parking plan with 20 EV charging stations and 20 reserved spaces, easement document, color renderings, and other requested items. - Text Amendment 223‑06: Adopted (4‑0‑1) with mural section deleted; law department to further review mural regulations. - Application 218‑19 (Smythe extension): Approved (4‑1) for one year. - Application 213‑44 (Atlantic Station extension): Continued to April 24, 2023, for further details. - Parking Management Plans: Both approved (5‑0). - Next Meeting: April 24, 2023, at 6:30 PM via Zoom.