PARCEL 38 – “THE HOLE IN THE GROUND”
EXECUTIVE SUMMARY
Size and Location: 4.32 acres or approximately 188,180 square feet at the corner of Greyrock Place and
Tresser Boulevard, commonly known as “The Hole in the Ground.” This site is next to the Stamford Mall to
the west, and a large multifamily residential and commercial building to the east on the same side (the
north side) of Tresser Boulevard. On the south side of Tresser Boulevard are the 502 room Marriott Hotel
and the Stamford Plaza office complex.
1. Previous Zoning Board Approval in 2001: 3 mixed use buildings – 932 residential units, 62,665 square
feet of commercial and 1,585 parking spaces plus public amenities
2. RB Stamford Associates Proposal with staff comment:

RB Stamford Associates and Ironstate Development are proposing to build 672 rental apartments
to be constructed in eleven (11) five- to eight-story buildings or “blocks” within walking distance to
the Stamford Transportation Center. Ten of the buildings line the site’s perimeter along Tresser
Boulevard and Greyrock Place with staggered heights and “horizontal contrast”; the final block is
located in the center of the site.
These buildings are designed under what they call an “Urban Ready Living” development
approach, which is a “Design concept meant to attract individuals and couples to an active
lifestyle,” and focuses on “integrating every facet of the living experience into the architecture,
public areas, amenities, interior spaces and furnishings” (Narrative: 2 of 2). In addition the
applicant will provide an internal landscaped courtyard, which they call “the Oasis” and a generous
amount of resident amenity space, such as a gym, pool, giant play blocks (for the few children and
“big kids” who will live there), large chess board, outdoor fire pit, space for a dog run for residents,
and seating designed to bring the residents to the approximately 83,000 square foot internal
courtyard allowing for the residents to engage in a more active living experience. [Refer to the
attached Architectural Peer Review Comments by Newman Architects.]
Besides the café discussed below, the applicant will enhance the pedestrian and aesthetic
experience along Tresser Boulevard and Greyrock Place by planting trees, street furniture, and
sitting areas, all of which are designed to create a more active and safe street level experience for
the public and residents.


Breakout by unit type and average size:
- 272 Studio Units approximately 481 s.f. per unit
- 273 1-bedroom units approximately 642 s.f. per unit
- 127 2-bedroom units approximately 847 s.f. per unit
(40%)
(40%)
(20%)
Commercial: 5,090 square feet provided for a small public café located at the corner of Greyrock
Place and Tresser Boulevard, which is designed to “create a prominence at the entrance” with large
glass panels framing the ground floor café and charcoal panels on the upper levels. In the nicer
weather the café will include outdoor seating, and other inviting public amenities.
3. Master Plan Category #10.DOWNTOWN—Corridor
This category is intended to provide for and protect a high-value district for offices primarily, and other
compatible uses (e.g., residential, hotel). Pedestrian circulation, particularly through the Corridor and
to the Core (Category #11), Collar (Category #9) and Transportation Center, shall be a priority design
consideration. Conservation and preservation of those existing elements of the district having
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PARCEL 38 – “THE HOLE IN THE GROUND”
EXECUTIVE SUMMARY
significant architectural or historical value should be encouraged. All significant new construction
should be subject to review based upon land use and urban design standards designed to promote the
objectives set forth herein. The Downtown Corridor is one of the two most intensive development
areas in the city. Commercial floor area bonuses, where authorized, should further the policies and
design criteria of the Urban Design Report or any formally adopted design guidelines, and consider such
factors as: (1) compatibility with adjacent residential areas, (2) superior design, (3) public amenities, (4)
pedestrian enhancements, (5) proximity to mass transit, (6) shared parking and (7) mixed-use
development.
Staff Comment: The 2002 Master Plan envisioned that developments of the “highest-value” and
density for offices and compatible uses, such as downtown residential multifamily units be placed in
the Downtown Corridor district. Further, this MP district envisions the highest quality design,
pedestrian connectivity with office and retail uses as well as transportation, and mix of uses. Thus, this
application meets the criteria for compatibility outlined above in that it is clearly compatible with
adjacent residential areas, includes superior and innovative design (see attached Architectural
Assessment from Newman Associates), public amenities (café with outdoor seating), public pedestrian
improvements along both Tresser Boulevard and Greyrock Place, shared parking, and a mixed-use
development, this proposal is clearly compatible with the 2002 Master Plan. In addition, under the
Master Plan update currently underway, this proposed development would be compatible with the
new Master Plan Category #11. Downtown.
4. Required Special Exceptions
a) Section 7.5 Review of Large Scale Development “to ensure that large scale development is
reviewed in a coordinated manner to insure that such development is comprehensively reviewed for
compliance with the objectives and standards of these regulations, …and to insure that adequate
provision is made for vehicular and pedestrian circulation, parking, landscaping, buffers, signage,
lighting, drainage, utilizes and other needs produced by the proposed development” (7.5.1).
Staff comment: The real purpose of Section 7.5 is to catch projects that are otherwise “as of right”
and to be sure that there is site plan review. In this case, the applicant’s multiple Special Exceptions
guarantee site plan review.
b) Section 7-S-3-b. Density
Additional dwelling units may be allowed by using permitted commercial floor area for residential
development. The additional dwelling units may not exceed an average density of one dwelling
unit per 1,000 square feet of converted commercial floor area.
Staff comment: The applicant intends 254,000 square feet of commercial floor area to be
converted into additional 254 dwelling units. From a planning perspective, additional residential
units in this location would be appropriate given the close proximity to office and retail uses, as
well as the easy walking distance to the downtown retail and office uses, and its proximity to the
Stamford Transportation Center.
c) Building Coverage
Pursuant to Appendix B, Footnote 8, buildings may cover up to 100% of the site and minimum yard
setbacks may be reduced following Special Exception approval.
Staff comment: The applicant is proposing to cover approximately 94% or 176,914 square feet.
Given the architectural design elements, public amenities, and residential amenities it seems
reasonable for the Planning Board to recommend that the Zoning Board grant this Special
Exception.
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PARCEL 38 – “THE HOLE IN THE GROUND”
EXECUTIVE SUMMARY
d) Rear Yard
Rear Yard: 20 feet required - Pursuant to Appendix B, Footnote 7 – “Subject to issuance of a Special
Exception by the Zoning Board and determination that the building design and site development
plan are consistent with the Master Plan, building area may equal one hundred percent (100) of the
site and minimum yard setbacks established elsewhere in the Regulations may be reduced within
the C-L, CC-N and C-G Districts, provide that the site is within the Downtown Core or Downtown
Corridor … and that adequate off-street loading berths are provided on site or on an adjacent
easement and that building location does not interfere with pedestrian or vehicular movements
upon or around the site… .” The applicant is proposing to locate their loading bay at the northwest
rear entrance off of Greyrock Place.
Staff comment: The applicant is proposing a rear yard setback of approximately 14.5 feet and as
discussed above, this proposal meets the other standards for the Zoning Board to grant this Special
Exception.
e) Section 12-D-1-c and Section 12-J Parking
Section 1-D-1-c and Section 12-J allows a parking reduction to 1.0 space per unit, and 1.25
spaces for three bedroom or larger units, coupled with a required parking management plan.
Staff comment: Due to the demographic that the applicant is marketing to, the size of 80 percent
of the units, and the development location in close proximity to the Stamford Transportation
Center, downtown office and retail uses, the applicant is proposing to supply 571 self-park parking
spaces, and 672 bicycle rack storage units, with a parking management plan that includes the
following elements if it becomes clear that there is a need for an additional 100 spaces:
 Provide valet parking service with stackers, or tandem-assist valet
 Shared vehicles, i.e., Zip Cars
 Contracting with the City Garage across the street at Greyrock Place
The staff concurs with the traffic study provided by Milone & MacBroom that this parking
management plan would meet the demand for parking in this development site, including the
alternatives that have been provided (note: similar to the Tolari project approval).
5. Zoning Standards: CC-N (Central City District North) Zone, which is the most intensive use district in
Stamford –
a. Minimum Lot: 4,000 square feet; 188,180 square feet provided [Complies]
b. Height: 290 to 400 feet; 85 feet [Complies].
c. Below Market Rate (BMR): The applicant will provide 42 BMR units, which is 10 percent of base
density (417 units) [Complies].
d. Floor Area Ratio: Base FAR – 2.0 (376,412 S.F); 5,090 s.f. café + 254,000 s.f. converted to residential
[Complies].
e. Density: 450 SF/Unit: Base Density – 418 units, and converted floor area density 254 = 672 total
units [Complies].
f. Frontage: 40 feet required; 564.5 feet (Tresser Boulevard), 438.3 feet (Greyrock Place) [Complies]
g. Setbacks:
Front – footnote 8 – “All construction on Tresser Boulevard (including the extension thereof) in the
CC-N Central City District North shall be set back not less than ten (10) feet from the street line.”
The applicant complies by providing 10.8 feet on Tresser Boulevard, and 11.8 feet on Greyrock
Place.
 Side Yard – footnote 21 “None required but if provided must be at least 4 feet” [Complies].
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PARCEL 38 – “THE HOLE IN THE GROUND”
EXECUTIVE SUMMARY
Staff Analysis:
One of the City’s goals for the last 30 years has been to create a better balance between residential and
commercial needs in the downtown area. This balance will help the City retain corporations, recruit new
ones, and provide incentives for companies to look at Stamford with a workforce that is living and working
within walking distance of their offices. In addition, this development proposal is designed to provide
housing mostly for a younger demographic [the Generation Y – born after 1979, and is actually large in
numbers than the “Baby Boom” generation (1946 to 1964)], who tend to want to live more simply, use
mass transit, have various entertainment options, like to interact with others while having their own space,
and desire to live in a more highly urban environment (with better amenities such as new construction,
light, and washer/dryers in the apartments).
Staff Recommendation:
1. The staff recommends that the Planning Board recommend that the Zoning Board approve the
Special Exceptions for: 1) a Large Scale Development, 2) to convert 254,000 square feet of
commercial to 254 residential units, 3) the building coverage, 4) rear yard setback requirements,
and 5) reduced parking with the parking management plan.
2. That the Planning Board find that this development is consistent with the 2002 Master Plan
Category #10 Downtown Corridor.
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