Long Ridge apartments proposal in Stamford draws criticism of zoning
STAMFORD — Neither zoning board members nor some residents were on board Monday night with a developer’s plan to convert an office complex near Merritt Parkway into a new apartment complex.
After a nearly five-hour meeting, which turned into sometimes acrimonious criticism as land use consultants and affected residents pushed the Stamford Zoning Board in conflicting directions, a plan to build more than 500 apartments and commercial space at 900 Long Ridge Road failed to get any ground. power With officials.
“I was on the zoning board when we voted to approve the text change allowing this type of development. I’m thinking here now, this is not what I envisioned would happen,” said board member William Morris. “I don’t think this is the best offer we should get.” “It is for this particular property.”
The proposal from developer Monday Properties — based in Manhattan and Arlington, Va. — is the first test of the board’s 2021 zoning regulations change, which allowed multifamily housing by special permit in areas zoned for office complexes. The developer wants to replace two four-story office buildings at 900 Long Ridge Road, one of which is vacant, with 508 apartments and commercial space.
A presentation of the proposed 508-unit apartment complex at 900 Long Ridge Road in Stamford, Connecticut. Monday Properties, a real estate investment firm, is looking to redevelop the office complex where BlueTriton Brands is currently headquartered.
Stamford Land Use OfficeOffice vacancy rates have been an issue for the city for decades. The COVID-19 push toward remote workspaces has exacerbated the problem. Zoning board members have been largely supportive of land use officials’ hopes to repurpose the office complexes into much-needed housing. The Stamford Neighborhoods Coalition, a local group of development skeptics, unsuccessfully challenged the new regulations in court.
But board members didn’t like Monday Properties’ proposal. On a walking tour of the 36.5-acre property earlier this month, Morris and colleague Rosanne McManus said the proposed market-rate development, on the cusp of where suburban Stamford gives way to the affluent North Stamford hills, “wasn’t anything unique.” “
“I think we have to look at something more in keeping with the nature of the land here,” Morris said Nov. 2.
Monday Properties has made some changes to the proposal in recent weeks. Company representatives pledged to spend up to $500,000 on pedestrian infrastructure around the entrance to the property. They also expanded the proposed public walking path near the entrance to the property to completely encircle the pond at the suggestion of Zoning Board Chairman David Stein.
Rick Redness, the land use consultant representing the developer, opened the meeting by directly addressing concerns from the zoning board and local land use supervisors.
Some residents expressed concern that the project would increase vehicular traffic on Long Ridge Road. Redniss relied on a traffic study conducted by White Plains, N.Y., firm Kimley-Horn and Associates Inc., which the developer contracted to analyze the potential impact. According to the report, the project will generate less rush-hour traffic compared to two fully occupied office buildings.
Redniss also displayed a map highlighting the addresses of about 15 people who have spoken out against the project at previous public meetings.
“We wanted to see where the people who spoke lived,” Redness said, stressing that many people live miles away from the site. “It’s helpful to understand what someone’s problem is — what they’re talking about.”
Tensions erupt between the developer team and the public
The meeting was then opened to about thirty people in the audience who were waiting to speak. Every resident said they opposed the project. Several listed traffic impact as a major concern, and several accused the developer of manipulating the analysis.
“You can tell me you did your traffic studies and everything will be fine, but you don’t live here,” said Kelly Wasserman, who lives on Long Ridge Road.
“I don’t want to see my neighborhood turned into a through road,” said neighbor Huma Khan, calling attention to speeding drivers who use side streets to avoid traffic on the state’s highways.
Others expressed concern loudly about who would live in the apartments, especially low-income people. The complex will include 51 units rented at 50 percent of the area median income.
“Some of it might be low-income housing. There’s nothing wrong with that. I know a lot of great people come from different backgrounds,” said Sarah Thalheim, who lives on a nearby street. “This does not mean that these people will be dangerous or not, but what are the characteristics and values of these people? This is terrifying to me.”
“We’re going to have an influx of crime,” neighbor Lori Tamburro said.
Later, another opposition speaker, Geoffrey Moreland, who said he grew up in rented accommodation, criticized the remarks for containing “racist undertones”. Stein thanked him for the statement.
“I think when people start referring to these people, it goes too far and it’s disgusting,” Stein said.
When the public hearing concluded, the combative Redniss responded to comments from the public.
Redniss responded to the claims of several speakers — about the number of people who would live in the complex, about traffic, and about taxes — as “people’s opinions” not connected to the facts.
“When we look at the developments that have been proposed that were the end of the world then, and now they will be talked about as what we would like to see. The same thing will happen here,” Redness said. “Most of those developments had lawsuits.”
The zoning board weighs in
But Redniss’ response appears to have done little to win over zoning board members. One by one, they expressed their reservations about the project.
McManus said she would have liked to see the developer pursue building townhomes or single-family detached homes. Morris also stood by his previous comments, saying he felt the building, architecturally speaking, was out of place.
Alternate member Raquel Smith Anderson said she would have preferred to see “more creativity” from the proposal.
“I support reusing the office space, but for the current location, I would like to see if the applicant can give us options outside of just the apartments,” Smith-Anderson said. “If there was a path to both rentals or homeownership.”
Finally, Stein presented his thoughts.
“Like Morris and McManus, I expected the best from the applicant for this project,” the president said. “This location is more suitable for townhomes or something less dense.”
Redniss and William Hennessy, a land use attorney, concluded the meeting with a final proposal for the board to reconsider. The council did not vote Monday night. It is possible that the project will be voted on at its meeting scheduled for November 27.
Morris wondered why the project was the best the developer could muster. Redness said it’s important for the board to maximize housing density in office park areas because the vast majority of Stamford is zoned only for single-family homes.
“There is nothing sinister about maximizing residential opportunities in a commercial office district,” Redness said.
