Feeling ‘disrespected and ignored’
Springdale residents question affordable housing proposal
STAMFORD — Hundreds signed the petition. Dozens geared up to speak at the public hearing. But in the end, some Springdale residents felt ignored.
Neighbors came out in droves last week to mount a defense against new housing on Springdale’s main street. Instead, these community members found that their opposition could only go so
far, mainly because most of the development was already allowed.
“I speak for a lot of people in the neighborhood and a lot of people in the community,” said Catherine Richardson, a Springdale resident. “We feel disrespected and ignored.”
Richardson and other residents raised concerns about the development’s potential impacts on traffic and parking in late March when she started an online petition to rally opposition against 17 units proposed for Hope Street, which will all be deed-restricted affordable housing. Despite the 566 petition signatures, the city’s zoning board can only vote on a fraction of the development.
The nonprofit development company, Garden Homes Fund, can build two-and-ahalf stories and 14 units of housing on the property without permission from the city, thanks to zoning regulations. According to land use lawyer Michael Cacace, this kind of as-of-right development is like a property owner tearing down his old home to build a new one the same size.
“The whole purpose of zoning is to tell you what is permitted within certain zoning districts,” Cacace said. The property’s zoning district — RM-1, or the Multiple Family, Low-Density Design District — specifically allows for one unit per 3,750 square feet of property. The developer has asked for an additional three units, along with half a story of density. Other old structures on the property, including a daycare building and a community space, will also remain.
The right to build more would come from special permits approved by the zoning board based on historic preservation bonuses. The Garden Homes Fund has proposed converting the former Springdale United Methodist Church into more apartments.
Richard Freedman — who heads Garden Homes Management and the Garden Homes Fund — made the same point to board members on April 12.
“Someone could walk in tomorrow, tear down the church, and built 14 units as of right. There would be no notice requirements,” he said.
As a condition of the sale, Garden Homes must build affordable housing on the Hope Street property. The lot was previously deed-restricted as a place of worship for the Methodist ministry. However, courts deemed affordable housing an acceptable use for the property, as it “manifested a general charitable intent to benefit the church,” according to Garden Homes Fund attorney Brian Daley. The Garden Homes Fund also received $1.4 million from the city to help finance the project through Stamford’s affordable housing program.
While the zoning board cannot do anything about the development itself, members echoed some of the residents’ concerns. How would the construction impact the traffic flow along Hope Street, asked board alternate Sara Summons? Would there be enough on-site parking for patrons at the community space, asked William Morris? Two weeks prior, members of the Stamford Planning Board also urged zoning board members to pay close attention to traffic and parking concerns, which neighbors emphasized.
The developer maintained that construction vehicles would come down Mulberry Street since the bulk of development happens at the parcel’s rear. Freedman estimated that construction would take about 14 months if it begins during warm weather months. And overall, the applicant claims that the units would not exacerbate traffic at peak hours, something Stamford’s transportation bureau backed. The bureau also completed a traffic study on Hope Street back in 2016, which contented that adding “hundreds of housing units” would not significantly increase vehicular traffic.
Back then, neighbors contested the claim and now, they still want more evidence.
“You guys need to figure out the traffic situation here because I don’t think that looking at some sort of traffic survey from 2016 is relevant today in 2021,” said Brenda DeGruttola, another Springdale resident. Like a vast majority of the residents who spoke, DeGruttola told the board she had no objection to affordable housing, just to more traffic.
Other neighbors, like Kathy Kligler, expressed qualms about the building’s overall design. Kligler argued that the proposed units clash with Springdale’s overall aesthetic, a concern neighbors have leveraged in the past. Linda Shippee, who lives in a condominium immediately behind the proposed apartments, contended that the new development would infringe on her privacy as a property owner and lower property values in the neighborhood.
“If you’re gung-ho for this, and you want this project, please take it out of our neighborhood and put it in yours,” Shippee said. “Don’t invade our privacy, invade your own.”
While some neighbors lashed against the new apartments, fierce allies also emerged at the public hearing. Members of People Friendly Stamford, an advocacy group dedicated to urbanism, touted the Hope Street proposal as a smart move for the city’s future.
“A shortage of housing units has led to high rents, overcrowding, and the outmigration of young professionals and families,” said Chris Dawson, a People Friendly Stamford member. “To maintain Stamford’s relative affordability, diversity and vibrant community, we need to lean on our strengths by further encouraging highquality housing options for Stanford residents of today and tomorrow.”
Denise Durham Williams, CEO of Inspirica, also threw her support behind the 1114 Hope St. development. Durham Williams argued that providing more affordable housing helps keep families out of the shelter system.
“The shelter is no place to raise children, so we as a community have to be focused on preventing homelessness. Projects such as 1114 Hope St. deserve our support because everyone ... should and deserves to have nice, affordable and safe housing and a stable community,” she said.
Inspirica has partnered with Garden Homes to build Franklin Apartments, an affordable housing development geared towards families.
Zoning Board Chair David Stein chose to hold further discussions and decisions on the development at the board’s next meeting, scheduled for April 26. Then, board members will hear any additional comments from the community. The developer is also expected to answer further questions from both the board and the public.
Some community members rallied against 17 units of proposed affordable housing along Springdale’s main corridor, but found that their concerns could only go so far.