8/22/17. The following letter was sent by North Stamford Association’s President Douglas York to Theresa Dell, Chair of the Planning Board of the City of Stamford in opposition to an application for a text amendment to the zoning regulation for C-D District, Application 217-01 by High Ridge Real Estate Owner LLC.
Dear Chair Dell,
On behalf of the Board of Directors and homeowner members of the North Stamford Association, I write to you in opposition of the request to change the Stamford Zoning Code to add a new Permitted Use in C-D Designed Commercial Districts: “Gymnasium or Physical Culture Establishment”. While this request was made to accommodate changes in the High Ridge Office Park, approval would allow this use in all C-D Districts across the city. This change would conflict with the stated purpose of C-D Districts: to balance the preservation of the character of city neighborhoods and channel development to certain approved categories of usage. With the outcome of the 8/7/17 Planning Board meeting having been to table the request for future consideration, a statement in the Stamford Advocate on 8/9/17 that “the future of the city’s office parks remains unclear” drew attention to this issue. The North Stamford Association’s opposition is based on the following eight areas of concern:
- Addition of a new Permitted Use in Stamford C-D Districts:
An Application for Change of Zoning Regulations has been made that relates to “an opportunity to construct a Life Time Fitness (LTF) facility on the property” currently occupied by Building #3 in the High Ridge Office Park. The requested text change pertains specifically to this project but such a text change would have a broad impact on Stamford C-D Districts in that it would allow the establishment of similar facilities in all of Stamford’s C-D Districts’ commercial office park campuses.
This is not a new issue. A similar use (“recreation, health clubs, spas”) was considered by City Planners while drafting the Master Plan (MP) in 2014 as shown by the inclusion of this phrase in a 10/4/14 Master Plan draft. However, in an apparent indication of the City Planners’ intent at that time, “recreation, health clubs, spas” was struck and not included as a Permitted Use in the final Master Plan. “Sports and entertainment complexes” was made a “Prohibited Use”.
Important clarification of the proposed use: While Merriam-Webster defines “gymnasium” as a “large room used for various indoor sports (such as basketball or boxing) and usually equipped with gymnastic apparatus”, the actual menu of services to be offered at the LTF in the High Ridge Office Park facility is much broader: “A Gymnasium or Physical Culture Establishment: a health and fitness facility containing equipment and/or indoor and/or outdoor space used by members and/or guests for the purpose of physical fitness, sports and recreational activities as well as ancillary uses including, but not limited to, child care, day camp, hair salon/day spa uses, medispa uses, weight loss/nutrition counseling, café (including liquors, subject to Section 14), physical therapy, medical office, retail sale of health and fitness related apparel, merchandise and memberships and all other customary and incidental uses of a health and fitness facility.”
- Noise from the LTF facility: The Jaffee Holden Noise Impact Study found that noise from exterior activities at the facility (the outdoor pool and related uses including children’s summer camps) would exceed permitted limits in the Noise Code and would require some form of sound control screening between the outdoor pool area and the boundary of the property toward the Silver Lake neighborhood. While it was stated that noise abatement would be feasible, it was also stated that it would require installation of some form of earthen berm or solid fencing between the pool area and Silver Lake. Further, noise emissions from roof-mounted or other outdoor heating, ventilating or air conditioning equipment may require some additional form of noise abatement, to be determined after an analysis of that issue is conducted. Not addressed was the expected noise and disruption that would occur during the proposed demolition of Building #3 and construction of the fitness center.
Sterling Lake is currently a quiet residential community consisting of thirteen houses on 12 acres of conservancy land. The noise and the addition of the recommended noise abatement solutions would likely degrade the aspects of the Sterling Lake community that promote its value. Any such damage to the aesthetics of the area could have a negative impact on the local residents’ quality of life and their taxable property values. This would not conform to the expressed intent of the MP:
…Maintaining community character and preserving and enhancing quality-of-life in Stamford’s neighborhoods is central to the vision for the future of the City. Preserving and enhancing Stamford’s low-density residential areas and revitalizing higher-density neighborhoods is key to maintaining community character and encouraging growth in locations that have the necessary infrastructure.
- Traffic – increased density and use of the property: The MP prohibits any adaptive use in a C-D District that causes any “net increase in traffic impact compared with office development.” The LTF facility would generate high levels of traffic because of the proposed operation of the facility on a 24/7 basis and a target level of 5000 memberships (which translates to potentially 10,000 individuals and an average of 2000 users/day). Traffic and congestion are already acknowledged problems in the immediate Turn of River, Buxton Farm and High Ridge Road areas – including entering/exiting the Acme shopping center and entering the Northbound Merritt Parkway.
The Application states that this higher level of traffic from the fitness facility is preferable as compared to traffic from Building #3 were it to be used as a medical facility – a questionable comparison. No information was provided as to potential other uses of Building #3 and no traffic study was provided of traffic from use by a specific medical facility vs. traffic from the LTF facility.
- Requests of Exceptions to Zoning Code Requirements: Requested is not only a new use across all C-D Districts, but, also, relief from certain zoning requirements. If granted, exceptions to Coverage, Yard Requirements (setbacks), Parking, and Signage requirements would intensify the negative impact on the community.
Coverage of impermeable surfaces: increase from 40% to 50%
Yard and Parking Setbacks: reduction from 50 feet to 25 feet
Signage: elimination of limits on area of signs: 60sf, 10 feet long and 12 feet high and the size of the sign in the conceptual plan is 173 sf but could be larger if limits are eliminated. Adds permission to add a permanent ground sign with few limitations on placement.
- Environmental issues: The Environmental Land Solutions study states that likely environmental impacts could be mitigated by artificial measures such as a water quality basin, a swirl concentrator, underground infiltration galleries and storm water treatment. These features would need to be continuously maintained and, likely, enhanced over time to minimize disruption to the environment represented by the demolition of Building #3 and construction and operation of the fitness facility.
- Compatibility with adjacent uses and residential areas. The MP requires that any new buildings in C-D Districts “be compatible with adjacent uses and residential areas.” The design of the proposed large rectangular LTF building is not compatible with the free-flowing design of the Bisharat buildings nearest Building #3. The buildings in High Ridge Office Park are notable for having been designed by the renowned architect, Victor Bisharat, and as standing as Stamford’s premier “Office in a Park. The Bisharat buildings closest to the proposed site of the LTF facility are highly Modernist and free flowing in design. The proposed design of the LTF facility shown in the Application would be a jarring contrast to the surrounding Bisharat office buildings in the Park.
- Preservation of Stamford’s historic heritage: The Victor Bisharat High Ridge Office Park Building #3 has been cited by the State and City historical preservation commissions (State Historic Preservation Office (SHPO) and the Historic Preservation Advisory Commission (HPAC) as being historically significant. Furthermore, SHPO has classified the High Ridge Office Park as “eligible for listing on the National Register of Historic Places.” The significance of the buildings in High Ridge Office Park is described by HPAC as being “…a remarkable intact collection of Mid-Twentieth Century Modern-Style buildings integrated into a carefully designed landscape that unifies the site. Internationally renowned architect Victor Bisharat, the architect associated with designing Stamford’s skyline during the 1960’s and 1970’s, also designed the High Ridge campus.” Demolishing Building #3 and replacing it with a building that is incompatible with the surrounding buildings is inconsistent with the goals for a mixed-use campus in the MP and the City’s goal to encourage preservation of significant historic buildings.
- Impact on the Sterling Lake community and on the City of Stamford:
The Sterling Lake residential community is valued for its insulation from traffic and high density commercial development. For the reasons stated herein, the proposed installation and operation of the LTF facility risks causing detrimental changes to the character of the local neighborhood.
In summary, the addition of this use would affect not only the High Ridge Office Park, but all Stamford C-D districts, opening the door to similar developments in the other Stamford CD districts.
Master Plan excerpt:
“Maintaining community character and preserving and enhancing quality-of-life in Stamford’s neighborhoods is central to the vision for the future of the City. Preserving and enhancing Stamford’s low-density residential areas and revitalizing higher-density neighborhoods is key to maintaining community character and encouraging growth in locations that have the necessary infrastructure capacity to support growth.”
Sincerely,
Douglas York, President – North Stamford Association