Stamford Downtown Special Services District Annual Report 2006-2007

STAMFORD DOWNTOWN SPECIAL SERVICES DISTRICT ANNUAL REPORT 2006-2007

www.stamford-downtown.com enliven the streets. A strong maintenance program grams as have the incredibly competent and dedicated includes 7-days-a-week—8-hours-a-day street cleaning, cadre of City employees who willingly give their expert- ambassadorial patrols at 215 hours a week, and a land- ise and time. The Mayor shares our vision that the scaping program ensuring four dramatic and colorful downtown is the City’s center and must be the dynam- LETTER FROM THE CHAIRMAN & THE PRESIDENT seasonal plantings. ic nexus of commerce, the arts and residential life. The Downtown is most grateful for his consistent support. Award-winning, much heralded events such as the yearly outdoor sculpture exhibit, the Holiday helium balloon No enumeration of a 15 year growth spurt would be VISION: Downtown—1992-2007: parade, the Alive at 5 outdoor concert series and the complete without thanking the hundreds of corporate The vision for Stamford A Fifteen Year Journey Heights and Lights Christmas program bring many thou- and individual sponsors who give so generously to sup- Downtown is that of a sands of people downtown yearly. In addition, Stamford port downtown events. Almost half the DSSD’s budget Fifteen years ago, Downtown property owners, after a Downtown now houses 17 movie screens and 2 perform- is from such sponsors whose largess enables the 24-hour/seven day a week thorough two year assessment of the depressed down- ing arts theatres which draw over 1,000,000 people each District to host seven signature events which profound- center for living, working, town economy, determined that the best way to jump year. In 1997, the Palace Theatre’s stage was dramatical- ly stimulate the downtown economy. Similar thanks shopping, dining, start its revitalization was through creating a Business ly enlarged and the building’s interior was totally renovat- are merited for the thousands of volunteers who help education, culture and Improvement District. The concept at the time was rel- ed in 2003, creating an inviting site for major theatre annually: our enthusiastic event volunteers; our dedi- entertainment. atively new. There were fewer than twenty-five such dis- productions. The Avon Theatre, an independent, eclectic cated streetscape gardeners who beautify our environ- tricts across the country, compared to more than 1,200 art cinema, which opened in February, 2004, after an ment; and the Friends of the Downtown who spearhead in operation today. exquisite renovation has attracted a strong, loyal follow- our program for the acquisition of outdoor art. We are MISSION: ing with its avant garde cinema selections and com- proud to list all our volunteers and sponsors individual- The Downtown Special The picture painted of the downtown during the latter pelling guest lecturers. ly on page 10 of this Annual Report. assessment was rather bleak, with a 20% vacancy rate UBS Services District is in Downtown’s 5,705,000sf of offices where rents were The office market is strong with an occupancy rate in In closing, while we recognize that great progress has responsible for creating, at $21sf, at the high end. Retail vacancy rates were at Class A offices of 85% and Class B at 92%. Rents are been made during these past 15 years, much remains managing and promoting 22% with $12-15sf leases. The two Downtown perform- finally reaching an impressive level of $37+ per sf in to be accomplished. The Downtown is truly a work in a quality environment for ing arts theatres (Stamford Center for the Arts) were Class A offices and $22+ per sf in Class B. Similarly, progress and must always remain so to ensure its people, which enhances “dark” more than half the year. The Palace Theatre was retail leases have reached the $30 level with an occu- growth and vitality. The DSSD envisions, and is active- desperately in need of major renovations including a pancy rate of 91%. For downtown property owners, the ly working to create a stronger retail marketplace. We the economic vitality stage enlargement to accommodate large concerts and real good news is the value of their real estate. Smaller eagerly await the beginning of construction on the ren- of the Downtown. shows. Stamford Downtown had only five cinema properties have doubled and in many instances tripled ovation of Old Town Hall, which will make it a public screens-- limiting movie choice and sending people in value. And, the Blackstone Group’s sale of the Equity showcase. Six dramatic residential and hotel develop- GOALS: elsewhere to see a “flick” and “grab a bite”. Downtown Office Properties to RFR Holdings achieved a record ments have been approved by the Zoning Board and • To foster the Downtown’s was in a downward spiral--- replete with empty, poorly high Stamford downtown price of $ 500sf. should begin construction during 2007 and 2008, maintained streets and a perception that the neighbor- bringing 1,903 new, high quality residential units to the economic growth through a hood was unsafe. Most significantly, there was a static Stamford Downtown is now home to multinational finan- downtown. The Taubman Company will complete its strong retail recruitment residential market, consisting primarily of older hous- cial institutions. In 1998, UBS’ North American $50 million redesign of the Stamford Town Center in and retention program. ing stock. Few residents meant fewer people walking Headquarters (600,000sf at a cost of $250 million,) was November 2007. A 40,000sf Barnes and Nobles and outside after 5pm or on the weekends. It was a sorry completed, employing 2,200+/- individuals. Today, that seven new restaurants will anchor the Mall’s renova- • To ensure the appropriate picture indeed. In 1992, Downtown property owners number has escalated to 5,900+/- employees and ven- tion. The latter projects will enrich the downtown expe- economic development voted overwhelmingly to form a self-taxing special serv- RBS Greenwich Capital dors. That is a 107% job growth within 8 years. The eco- rience, continuing the DSSD’s vision of creating a ices district to manage the Downtown and create a revi- nomic ripple effect has been dramatic. UBS pours anoth- dynamic sense of place in Stamford Downtown. of Stamford Downtown talized, inviting environment. er $20 million-plus into the community to underwrite through comprehensive cultural and nonprofit activities and to engage the serv- stategic urban planning Downtown 15 years later– ices of local printers, designers, audio/visual technicians, and advocacy. couriers, caterers, employment agencies, hotels, restau- The programs initiated and managed by the Stamford rants, limo companies, florists and photographers. The Downtown Special Services District (DSSD, District) Royal Bank of Scotland broke ground on its $500 million, • To plan, initiate and and the District’s keen focus on economic development one million sf eleven-story North American Corporate manage enhanced in all parts of the city have contributed significantly to Banking Center in August 2006 with a scheduled com- operational services, the downtown’s strong economy today. A dynamic pletion date of early 2009. Undoubtedly, the same eco- which improve Downtown’s sense of place has been created where multi-thousands nomic ripple which stems from UBS’ impact on the com- outdoor environment. of people live, work, enjoy the arts, are educated, dine, munity will be mirrored by RBS. shop or simply visit. Today, there are more than 3,300 residential units in the Downtown, double the 1,600 The DSSD proudly maintains a productive and cooper- • To attract people Stephen J. Hoffman Sandy Goldstein available in 1992. In addition, six major residential ative relationship with city boards, political leaders, Chairman President to the Downtown through developments have Zoning Board approval and their community organizations, the City administration and targeted signature events construction will begin when the developers say, “Go!” numerous corporations. This collaborative effort is and marketing programs. Seventy-three restaurants grace our streets, (as Stamford Town Center Expansion Rendering responsible, in no small way, for Downtown’s strength. opposed to the 40 here fifteen years ago), with more Mayor Malloy has been a true friend of downtown pro- than one third of them having vibrant outdoor cafes to LETTER FROM THE CHAIRMAN & THE PRESIDENT

DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 1 Goal: Goal: To foster the Downtown’s economic To ensure the appropriate economic development growth through a strong retail recruitment of Stamford Downtown through comprehensive and retention program. stategic urban planning and advocacy. RETAIL RECRUITMENT&RETENTION

The creation of a vibrant retail environment is at the core of DSSD’s mission. In June 2006, a newly created Retail Advancement Program was approved by DSSD’s Board of Commissioners ear- The DSSD has been the watchdog for appropriate Downtown marking a total of $300,000 for grants to qualified prospective retailers within the next two years. development, balancing the challenge of intense development Two types of retailers are currently being recruited by DSSD: boutique stores offering a unique with environmental and quality of life objectives. Using shopping experience such as art galleries and neighborhood shops such as a hardware store, Stamford’s Master Plan as a guide, the District has helped to bakery, produce shop etc. foster the development of a downtown with a full array of retail, office, cultural, recreation and residential uses. Through a strong There have been significant retail developments and leaseholds which have occurred during program of advocacy for appropriate land-use planning and 2006/2007: development, the Downtown will continue to grow and thrive • Reckson completed construction of its 36,000 square foot retail plaza, known as The Landmark, as a regional retail, office, housing and cultural destination. located at the intersection of Broad & Atlantic Streets. • The 3,800 square feet of retail space at the base of the Marriott Courtyard is now a highly Old Town Hall successful restaurant napa & co, which includes an upscale gourmet market & wine shop. 2006/2007 ACCOMPLISHMENTS: • The lights will soon be on in the retail space below Target as Houlihans restaurant and the New Development Oversight – Many relevant Stamford development projects came Trump Parc sales center joins Citibank at street level. before the DSSD Economic Development Committee for review and analysis. These • Three other exciting Downtown restaurants opened this year: Ferrante adding elegance to Summer included the Stamford Town Center extension, Park Square West, Trump Parc Tower, Street, Remo’s Brick Oven Pizza Company enhancing the Italian flare on Bedford Street and Zody, Atlantic Centre (Ritz Carlton development), Tresser Square, Antares’ plans for the a casual American & Italian influenced café on Atlantic Street. Southend, National Realty’s plans for the Lord and Taylor site, Cytec’s Home Depot • The Taubman Company has begun its $50 million redesign of the southwestern Stamford Town Application and Metro II. DSSD positions were developed for each of these projects Center mall entrance. Due to open late fall 2007, the 110,000 square foot retail component will and publically articulated to appropriate city boards and committees. This year was include a 40,000 square feet Barnes & Noble, a 21,000 square foot H & M fashion anchor and a particularly intense one development-wise, as we strove to ensure that Downtown seven new restaurants in a piazza-style courtyard. remains the center of destination retail and major hotel development, as clearly articulated in Stamford’s Master Plan. 2006/2007 ACCOMPLISHMENTS: Industry Trade Show Representation – Exhibited at two International Council of Shopping Center Old Town Hall – Old Town Hall in the heart of the Downtown has completed its trade shows in New York City and Boston, getting our message across to the 10,000 plus brokers exterior “façade-lift.” Simultaneously with the latter renovation, the Old Town Hall and retailers in attendance. Redevelopment Agency, on which the DSSD holds a Board position, is spearheading the drive to build an architecturally compelling exterior and to renovate and activate Downtown Retail Marketing – In 2007, a list of 100 of the most active retail brokers in New England the interior. was compiled. The brokers are updated via e-mail concerning any significant new projects approved in downtown and kept abreast of available retail space. Mill River Corridor – The DSSD is actively engaged on the Board of the Mill River Collaborative. Its mission is to create a world-class Park along the Mill River. In May Stamford Tables – Facilitated the continuation and expansion of Stamford Tables, a group of 26 2006, a signature Playground designed to attract children from the entire city was restaurateurs and nightclub proprietors who collaborate on mutually beneficial programs and built. The DSSD oversees contracted Ambassadorial and maintenance services. collective marketing. DSSD sponsored a Wine tasting event at napa & co. for Stamford Tables members in February. The Concierge Book, containing sample menus and photos of 26 2007/2008 GOALS: participating restaurants, was updated and distributed to more than 30 area hotels and New Development Oversight – Monitor new development downtown and in the apartment building communities in the surrounding area. adjacent community through review and analysis of prospective projects. The DSSD will remain actively involved in reviewing proposed new developments and monitor- 2007/2008 GOALS: ing changes in already proposed but not yet constructed projects. Downtown Retail Business Development – Implement the Retail Advancement Program to attract 3-5 new retailers to Stamford Downtown. Work with property Strengthen the Downtown – Continue working in collaboration with business, com- owners to market and lease new retail vacancies to brokers active in the Stamford munity and governmental groups to ensure a strong downtown. trade area. Service on Community Boards- Maintain a strong presence on multiple community Stamford Tables – Increase membership of Stamford Tables from 26 to 30 Boards. Current Board service includes: the Stamford Center for the Arts, the members. Expand the distribution list of the Concierge Book to hotels and ECONOMIC DEVELOPMENT Stamford Partnership, the Old Town Hall Redevelopment Agency, the Stamford apartment complexes in Stamford and surrounding towns. Police Foundation, Citizen’s Advisory Committee of the Tully Center, Avon Theatre Advisory Board, the Mill River Collaborative, Keep Stamford Beautiful, the Stamford Downtown Retail Planning – Initiate the next phase of a strong retail recruit- Chamber of Commerce, the Mayor’s Neighborhood Empowerment Grant Committee ment program by working with property owners, the Retail Committee, area and the Executive Committee of the International Downtown Association. broker contacts and a Retail Consultant to identify retailers which would complement the existing retail mix.

DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 2 3 To attract people to the Downtown Goal:through targeted signature events and marketing programs. Andrea Marcovicci at Pops in the Park

During the past 14 years the District has created, refined and enhanced Downtown signature events to Dr. John at Arts, Crafts & Blues on Bedford attract the Stamford and regional communities to Stamford Downtown. The DSSD’s calendar of events features the following: outdoor sculpture show, summer concerts, a farmers’ market, arts, antiques & blues fest and holiday events which include one of the largest helium balloon parades in the country as well as rappelling Santa and tree lighting. These happenings have evolved Hootie & the Blowfish at Alive @ Five into signature events drawing nationally renowned artists, musicians and sponsors and successfully attracting spectators who ultimately shop, dine and enjoy all the Downtown has to offer.

2006/2007 ACCOMPLISHMENTS Figuratively Speaking — Secured and placed 46 sculptures from artists across the country on the

MARKETING streets and public places of Stamford Downtown. Alive @ Five — Successfully produced seven concerts featuring The Bacon Brothers, Tito Puente, Jr., The

& Radiators and Hootie & the Blowfish, whose appear- ance set record breaking attendance and was conducted despite a power outage. Pops in the Park — Conducted Pops in the Park three week series with a different featured act each week including Andrea Marcovicci, Joe Piscopo and Lynn 2007/2008 GOALS DiMenna which attracted a new demographic to the Art in Public Places Sculpture Exhibit - To present an event which downtown. showcases extraordinary works of art from very ordinary things. Arts, Crafts & Blues on Bedford — Implemented second annual arts, crafts & blues show on Bedford Downtown Events — To continue to enhance the district’s program of Street with a New Orleans theme starring Dr. John. signature events while insuring that each event leverages economic Conducted an instrument drive which benefited a development of Downtown businesses. high school in New Orleans whose music program Daniyyel with Dog Arts, Antiques & Blues on Bedford— To add an antique by Boaz Vaadia was devastated by Hurricane Katrina.

EVENTS component to Arts, Crafts & Blues on Bedford.

Clowns at UBS Parade Spectacular Laura Baker (left) and Lucia Bonilla

4 DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 5 1992-2007

e ptur ul c S w n o ti Seward Johnson Sculpture ot a A TIMELINE FROM , Seward Johnson Sculpture , p v e s g n a ot o eno r li R a i r G Martha Pettigre IFI H io g , W r in r ilPavte rk o ta o e Pa Mommy’s Shoes Gossip d llEx Uninvited Advice ut a ce O H a rk7R ee wn rPl Fr ma o t nd rs a ldT mme

1992 Fi L O 6Su 06 006 006 1992 First Downtown Banner Program 1994 First1994 Outdoor First1994 Outdoor First1994 Café Rappelling Streetscape Sculpture Santa Exhibit Task Force Established1996 Clean1996 CrownTeam1996 & Donation Landmark Green Machines of Movie Theatre Began Expansion Completion 1998 UConn Campus2000 Completed2000 First ArtsSecond & Crafts DSSD2002 Show Parking2002 Adult2002Donationof ArchstoneRetail Master Zoning Plan Bedford Initiative Completed2004 Avon2004 Theatre Burlington20042004 Design Restoration Coat2004 Donation Review Factory Target Completed Zoning of Opens Opens Initiative 20 2 2 200 2007

1999 UBS Opens

1995 First Chefs Festival 1997 First DSSD Website 1993FirstDSSDNewsletter 1999 Avalon Corners Opens 2005 First Pops in The Park 1993 First Downtown Directory 1995 Big Box Zoning Initiative 1997 Avalon Grove Completed 2005 Marriott Courtyard Hotel 1993 First1993 Grand First Summer Holiday Tree Night Lighting 1997 Columbus1997 Park First Renovation Alive at Five Concert 2001AvalonTowersCompleted 1993 First Annual Dinner & Report 1997 First Mural on Utility Fixture 1997 Crown Majestic Movie Theatre 2001 Park Square West Completed 1993 First DSSD Parking Master Plan 2005 Third DSSD Parking Master Plan 1997 Ambassador1997 Amenities Program Bonus Established Zoning Initiative 1997 First Giant Helium Balloon Parade 2005 Reduction of Package Store Radius 20032003 Employee Historic2003 Discount Kiwanis District Parking Park Boundary Renovation Program Expansion Completed 2003 Palace Theatre Renovation Completed

1993 First1993 Retail First Master Sidewalk Plan, Cleaning Rodgers Program & McCauley Established 2005 Sidewalk Snow Removal Program Established 1995 First Downtown Holiday Street Lighting1997 Program Clark Street & Bell Street Garage Improvements

1995 Donation of Granite Base for Seated Lincoln Sculpture

• 2,500 Man-Hours Devoted to Downtown Gardening and Streetscape Annually.

• 7,200 Annuals, 2,800 Bulbs were Planted this Year.

• 500 Quality of Life Issues Such as Graffiti, Pedestrian and Vehicular Hazards, Unlit Streetlights, Etc. are Reported and Handled Annually.

• Sidewalk Cleaning Staff is on Duty 7 Days a Week, Covering 9 1/2 Miles

Ambassador, of Downtown Sidewalks, Six City Parks and Six Parklets Daily. Pierre Morency • 150 Antique Style, Energy Efficient Streetlights Replaced Obsolete Models on Bedford, Atlantic, Bank And Main Streets. KEY TO TIMELINE = Downtown Development • 650 Attractive, High-Styled Litter Receptacles Added to Downtown Sidewalks. •= Downtown Programs • • 550 Temporary Sculptures were Exhibited on Downtown Sidewalks = Downtown Economic Development 13 • Initiatives During Annual Exhibits. •= Downtown Events 6 DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 7 Goal: To plan, initiate and manage enhanced operational services, which improve Downtown’s outdoor environment. The DSSD is funded primarily by 126 property owners who pay an annual fee to the District based on their property assessments. The formula was adopted in 1992 when the District was incorporated CLEAN, SAFE & GREEN and subsequently amended in 1998 to reflect the impact of re-evaluation. In addition to assessments, a significant portion of the DSSD’s program income is derived through sponsorships. Since its inception in 1992, one of the earliest initiatives of the DSSD was improvement of the cleanliness and safety of downtown streets. The first cleaning crew was put on the streets in the spring of 1993, followed by the Streetscape Task Force in 1994, the Clean Team and green machines in 1996 and finally the Downtown Ambassadors in 1997. Where The Money Comes From: The District now operates five major programs to address the ambience of the Downtown: the Clean Team, Downtown Ambassadors, the Green Team, Streetscape 47.02% Sponsorship Operations and the recently added Snow Removal program. All work together toward 4.46% Grants providing well-maintained public spaces and parks, resulting in an environment that attracts people, fosters retail development, increases property values, and creates a 48.14% Assessments sense of place for Downtown workers, residents and visitors. The Clean Team: Vincente Santos (Left), and Edgar Melgar .38% Interest

2006/2007 ACCOMPLISHMENTS: Ambassador Program Upgrades – Two new value-added features were added to the Ambassador program. An electronic Route Verification Where The Money Goes: System and a computerized Ambassador Report System will improve 46.25% Marketing & Event Promotion monitoring and data compilation. 25.88% Operations, Clean, Safe & Green Downtown Directory – In-house publication of the ‘06/’07 Downtown Directory resulted in a cash positive result. In November 2006, 6.8% Retail & Economic Development 35,000 downtown directories were delivered to consumers. 21.07% General Administration Veteran’s Park – Instigated and facilitated significant changes in DSSD Ambassadors :Left to right: Pierre Morency, Veteran’s Park to address security concerns. Targeted heavy pruning, Mitchell Murphy, Agasio DiMasi,Jackemson tree removal, renovation of the Freedom Shrine and installation of an Adrien, Jessica Curtis, Garry Walker, Missing from attractive, strategically located fence improved circulation and visibility Who Pays What: Photograph: Wes Bernadel in and around the park. • Top 5 property owners pay 54% of total program Graffiti Documentation & Removal – Monitored all incidences of downtown graffiti and followed up with cost averaging $134,963 each photo documentation, police reporting and immediate removal. • Top 10 property owners pay 72% of the total program cost averaging $88,710 each Parking Garage Procedure Transition – Interfaced with city Traffic & Parking Department to facilitate • Top 20 property owners pay 81% of total program transition from gate controlled to multi-space meter regulated parking in old and new city parking garages. cost averaging $49,713 • Smallest annual assessment is $211 2007/2008 GOALS: • Highest annual assessment is $176,348 New Parking Master Plan – Since 1993 the DSSD has administered the production of three comprehensive • Average Atlantic Street assessment is $3,015 Parking Master Plans that deal with all aspects of downtown public and private parking as well as vehicular • Average Broad Street assessment is $19,819 and pedestrian circulation. In the upcoming year a 4th Comprehensive Parking Master Plan will be researched, compiled and submitted to the city for approval and implementation. • Average Bedford Street assessment is $1,285 • Average Summer Street assessment is $3,724 FUNDING THE DISTRICT Improve Community Dumpster Facilities – The first community trash facilities were initiated 10 years ago to • Average Main Street assessment is $1,683 consolidate the impact of numerous individual facilities located in parking lots behind downtown businesses. In 2007/2008 the two primary facilities will be updated and refurbished. R.O.I. 1992 to 2007 - Financially, District property owners realized a significant Increase Directory Profitability – Following up on the DSSD’s successful self-publication of the ‘06/’07 Return on Investment illuminated by the following statistics: directory, the process will be fine tuned and better managed with the goal of doubling the profits realized • For every $1.00 paid in special assessment taxes ($1,104,791) District Property last year. Owners received $2.40 in services. • $1.09 from sponsorships, grants and city funding ($1,201,164). Sidewalk Merchandise Display – To better manage the use of downtown sidewalks, and to ensure that the • $0.21 value of 1,200 volunteers, working 10,350 hours ($257,200). rights of tenants and property owners are not infringed upon by unconventional merchandising techniques, • $0.10 was achieved from city in-kind services as part of their partnership in the DSSD will work with the city land use boards to craft a governing regulation. DSSD events and streetscape ($110,757)

Market Value Increases 1992 to 2007 • Average* increase of 107% Appraised Market Value * Based on a sampling of 47 retail & office properties totaling $600 million market value. • Every $1.50 paid in DSSD taxes in the last 15 years has returned $100.00 of increased property Market Value.

8 DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 9 FUNDING & SUPPORT

Chief Barry Callahan The Journal News Rolling Cones Many District property owners voluntarily Ferrante Elayne Jassey Bob Callahan Design Juner Properties Emily Robustelli, UBS supported our 2006-2007 initiatives through g/r/a/n/d Phyllis Kapiloff Adam Carbajal Jyoti Yoga Doug Romano donations and in-kind sponsorships, which Hula Hank’s Island Grille & Bar Nancy Kucera Ceebraid-Signal Management Group Ltd. Kris Kagel, UBS Doug Romero are in addition to their tax assessment: Il Falco Ristorante Betsy Levinson Brandy Chapman Alan Kalter Hannah Rosenberger The Advocate/Greenwich Time Jenna Marie’s Deli Alice Lyons Tom Chukas King Features Syndicate Anita Sabato Avalon Communities Kujaku Japanese Restaurant Gail Malloy City Carting Edward Kinsman, UBS Chris Sabia Bildner Capital Corp. La Hacienda Pamela Mullender CL&P Kitsios Restaurant Group Elizabeth Sabia Citibank Lucky’s Classic Hamburger & Malt Shop Ellen O’Neill Hope Cobera, UBS Morty Klein Jim Sabia Emmett & Glander, Attorneys at Law Mona Lisa Ristorante Shae Rosenthal Kathyrne Colatrella Todd Kozakowski Michele Sabia First County Bank Morton’s, The Steakhouse Maddy Shapiro Norman Cole Chief Brent Larrabee SAC Capital Advisors, LLC Gibraltar Management Co., Inc. napa & co. Camille Tomasello Zvi Cole Betsy Levinson and the Silberstein Foundation Saint John the Evangelist Roman Heyman Properties Ocean 211 Dan Colleluori Rich Levitt Catholic Church Hoffman Investment Partners The Palms Special thanks to Mayor Dannel P. Conair Betsy Lewis, UBS Salon Sahin MarLo Associates Park Place Diner Malloy whose vision of a strong and vital Corcoran Jennison Rosie Licari Diana Santo, UBS National Realty & Development Corp. 122 Pizza Bistro Downtown has been instrumental in the John Cornelio John Lipshutz Lou Sarano People’s Bank Sabatiello’s Italian Grille success of the DSSD’s initiatives. Much Cox Radio, Inc. Grace Lockhart, UBS Mike Sasser Plaza Realty and Management Corp. SBC Downtown Restaurant & Brewery appreciation is also extended to the Mayor’s Coastal Fairfield County Convention Gregory Lodato Pat Sasser Purdue Pharma L.P. Tacos Guadalajara team of outstanding city employees who & Visitor Bureau Bobby Longo Guy Sasson RBS Greenwich Capital Telluride contribute their time, energy and ideas CT Transit Lord & Taylor Lou Scarano Reckson, A Division of SL Green Thirsty Turtle toward making the Downtown the city’s County TV and Appliance of Stamford Louis Dreyfus Property Group Roy Schiffer The Rich Foundation Tiernan’s Bar & Restaurant neighborhood. Crystal Rock Luxury Mortgage Corp. Carol Schneider, UBS Silver, Golub & Teitell, LLP Tigin Irish Pub Tim Curtin Tim Lynch Steve Schneider Stamford Town Center Zinc…Bistro & Bar Numerous corporations and individuals both Cytec Industries Inc. Alice Lyons Heather Scott State Farm Agency–George Boyce Zody inside and outside the District support our Jeff Dean Rebecca Madole, UBS Seaboard Properties Inc. UBS work through generous annual donations to Denise DeFrancisco Martha Mahoney Serpe Brothers United Realty of Connecticut, Inc. The District thanks a dedicated and programs and events. Included as well is Sgt. Ryan Devanney The Mann, Fowler and Hoffman Families Jami Sherwood & Simply Signs Valeur Realty talented group of volunteers led by thegenerosity of City and State Boards, Dichello Distributors Ron Markey Ayumi Shibata, UBS Marion Glowka, for their invaluable Commissions and Agencies who through Agazio DiMassi Chief John McCabe Mike Skoumbros The following non-profit organizations assistance in designing, planting and their funding recognize the importance of a E. Gaynor Brennan Golf Course Chief Bob McGrath Jason Soto, UBS support District initiatives through maintaining our beautiful downtown revitalized downtown. Eastern Land Management The Metropolitan Condominium Splash Car Wash EL Sol News John Michelson Stamford Big Five Volunteer Fire Department SUPPORT monetary or in-kind partnerships: gardens: Autism Speaks Penney Burnett Mayor Dannel P. Malloy, City of Stamford Event Management, Inc. Ruth Miner Stamford Catholic Regional Schools Boys and Girls Club of Stamford Jo Ann Benson Danielle Abdelnour, UBS Joe Falzone MINI of Fairfield County Stamford Professional Firefighters Local 786 CTE’s Lathon Wider Community Center Alice Ballin Bill Ackley First Congregational Church Lt. Nick Montagnese Stamford Hospital & Curtain Call Mary Bohen Agabhumi, The Best of Bali Flower Works Paul Montanaro Stamford Marriott Hotel & Spa The Ferguson Library Wanda Brennan Affordable Tents Frank Mercede & Sons Steve Montello Stamford Police Department Junior League of Stamford & Norwalk Maureen Carson Agora Spa at the Stamford Marriott Alexander Frenkel Andy Moore Stamford Public Schools Keep Stamford Beautiful Rosemary Cox Pamela Akgun Eddie Gancayco, UBS Cheryl Moore Stamford Twin Rinks Liberation House Suzanne deMilt Mary Alipranti Garden Catering More Than Music Stamford Wine & Liquor Mill River Collaborative Harry Deragon Allied-Barton Security Services Laurie Garse Denise Morgan Starbucks St. Luke’s Lifeworks Lenore DiPalma Sharon Anderson GB Parking Mark Moscarelle Pete Stokes Shippan Point Garden Club Clare Duffy Mary Andrachik, UBS GE Captain Bill Mullins Sterling Farms Golf Course Stamford Big 5 Volunteer Fire Department Paula Eytel Joe Andrews Ed Gentile Andrew Munce Subway Stamford Center for the Arts Libby Fatum Antares Real Estate Bill Gerardi Nagi Jewelers Street-Works Stamford Chamber of Commerce Terry Kelly Apollo Real Estate Advisors, L.P. Jon Gibbs, UBS Nestle Waters North America Sharon Tappe Stamford Garden Club Emily Kreis The Ashforth Company Grunberger Jewelers New York Connecticut Development Corp. Terry Connors Ice Rink Stamford Museum & Nature Center Pat Langley AT&T Grade A ShopRite New York Sports Club Eric Tibere Stamford Partnership Carol Matteson Angela Aulenti Guiliano’s Music Center MaryLynn Nicholas, UBS Trump Parc Stamford FUNDING Stamford Symphony Orchestra Barbara Miller Adam Auslander Umberto Guimaraes Cathy Nikolopoulos, UBS Unitarian Universalist Society Stamford Youth Football Cheerleaders Ricki Miller Bacardi GVA Williams Asst. Chief Bob Nivakoff Brian VanOrsdel Tipitina Foundation Carol Nadel The Baker Family Rebecca Hadeed, UBS NU Transmission Dolly Veit United Way of Stamford Pat Pemberton 950 Dynamic Balloon Handlers & Parade Seth G. Weinstein, Hannah Real Estate Investors Jenny Ober Wahstudio Photography Volunteers Betty Roberts Jennifer Haythorn, UBS Christine O’Malley, UBS Joel Wald Bank of America Many thanks to the generosity of our Ed Selig Eileen Heckerling Ernie Orgera Mort Walker Bartlett Tree Experts Heineken USA Perren Page Neal Walker Downtown restaurants and nightclubs Sharon Slocum Pepe Barbaraotta Bill Hennessey Ralph Pastore WJ Productions whose donations, participation & gift Re Telep Tom Bellete Highgrove Condominium Party Fixins W&M Properties certificates make numerous patrons Jane Waugh Mike Berkoff Hines Patriot National Bank Dan West very happy: Mary-Starke Wilson BevMax Hitchcock Munson Opticians Michael “Motts” Pelazza Jim West Bennett’s Steak & Fish Charlotte Wolter Susan Birdsell, UBS Larry Hoff, CW 11 Morning News Tina Perna, UBS David Woods Black Bear Saloon Blockbuster Doug Hoyt Martha Phillips, UBS Karen Wu, UBS Blue Rooster Café The District thanks a dedicated Susan Bonk Carol Huff, UBS Linda Piazzorili Yankee Gas Bobby Valentine’s Sports Gallery Café group of volunteers, the Friends of George Boyce, State Farm Insurance Jim Hummerstone, UBS Pitney Bowes Brooke Zelesnick, UBS Bradford’s Grill & Tavern Downtown, who annually raise Budweiser & Budweiser True Music In Phase Audio Post Road Entertainment The Brick House Bar & Grill money for art in public spaces: Board of Finance, City of Stamford Dan Isidro Bill Price Capriccio Café Joan Fields, Chairperson Board of Representatives, City of Stamford Ivy Realty Pyramid Real Estate Chez Jean-Pierre Karen Denker Justin Brown Michael Jacopino Rich Cappelli Associates LLC Columbus Park Trattoria Lynne Fife Ziggy Brown Bill Janocha Rick Redniss Dragonfly Lounge Ginny Fox Building & Land Technology The JHM Group Ritz-Carlton Hotel & Residences, Stamford Egane Rose Marie Grosso Albert Caban, UBS Claudia Johnson, UBS Robustelli World Travel Emme of Capri Eileen Heckerling Barbara Cabassa, UBS Lavrel Johnson Jim Rockwood

10 DSSD ANNUAL REPORT 2006-2007 www.stamford-downtown.com 11 1992 WHERE WE WERE & WHERE WE ARE 2007

DSSD BOARD OF COMMISSIONERS Front row, left to right: Michael J. McAndrews, Richard Taber, Marjan Murray, Stephen J. Hoffman, Sandy Goldstein, Michael S Marchetti, Robert H. Kahn, Norman Lotstein, Gerrie Post, ISIT Second row, left to right: Seth Berger, Steven Wise, Gregory V E Lodato, Werner Valeur-Jensen, Michael Freimuth, Mary 2 Schaffer, Nancy Greenberg, Courtney A. Nelthropp, Sue Rich, 3 $28 to $32/sf ,7 S Mayor Dannel P. Malloy, Rocco Veltri, John J. DiMenna Jr., 85% 6 8 9 IT 0 Michael M. Ego, David R. Martin, Kathleen E. Walsh, Carl $37/sf ’07: ,3 ’07: UN 3 Bildner, Missing from photograph: Kathryn Emmett, John P. 91% ’07: L A : Condlin, Neil Grassie, Robert Karp, David E. Long, Robin Stein ’07: 0 I 7 80% 17 T ’0 ’07: UNIQUE WEBSIT OFFICE OCCUPANCY RATES EN 1 ’92: 1 ’92: ’07: ,0 $12/sf $12 to $15/sf 78% 5 2 : AVERAGE OFFICE RENTSAVERAGE RETAIL RENTS RETAIL OCCUPANCY RATESDOWNTOWN MOVIE SCREENS RESID2 BOARD OF COMMISSIONERS & STAFF ’92: ’92: ’92: ’92: ’9

Chairman Michael J. McAndrews, General Manager Stephen J. Hoffman, Managing Partner Stamford Town Center Hoffman Investment Partners, LLC Courtney A. Nelthropp, Owner Sir Speedy Vice Chairman Marjan Murray, Vice President, Regional Manager Gerrie Post, Executive Director People's Bank Urban Redevelopment Commission

Treasurer Sue Rich, Sr. Vice President – Leasing Kathryn Emmett, Esq. Reckson, a Division of SL Green Emmett & Glander

Secretary Mary Schaffer Napa & Co. Michael Marchetti Columbus Park Trattoria Robin Stein, Land Use Bureau Chief City of Stamford FRIENDS OF STAMFORD DOWNTOWN Immediate Past Chairman Werner Valeur-Jensen, Owner Front row, left to right: Alice Lyons, Lynne Fife, Richard Taber, Chairman & CEO Nancy Kucera, Ellen O’Neill, Pamela Bassett. Valeur Realty Holding Co. First County Bank Second row, left to right: Camille Tomasello, Kathleen E. Walsh, President & CEO Joan Fields (Chairman), Sandy Goldstein (President, Stamford Partnership, Inc. DSSD), Phyllis Kapiloff, Back row, left to right: Seth Berger, Director of Operations Maddy Shapiro, Ginny Fox, Elayne Jassey, Shae Kids Home Furnishing, Inc. Rocco Veltri, Executive Director Rosenthal, Gail Malloy, Eileen Heckerling, Carl Bildner, President UBS Investment Bank Betsy Levinson, Karen Denker, Missing from Bildner Capital Corp. Photograph: Rose Marie Grosso, Pamela Mullender Steven Wise John P. Condlin, President & CEO Steven Wise Associates Stamford Chamber of Commerce John J. DiMenna Jr., President DSSD STAFF E Seaboard Properties, Inc. Sandy Goldstein C ER Michael M. Ego, Associate Vice Provost President 0 W DAN0 O ,0 L University of Connecticut, Stamford EN 5 F Lynne Colatrella T 4 3 1,800 75,000 T 0 G 2 Michael Freimuth, Director Director of Marketing & Signature Events , 1 1 IN S : Office of Economic Development, City of Stamford ’07: ’07: : G T 7 675 E 0 ’07 ’ Annette R. Einhorn 400,000 HAN Neil Grassie, Head of North America Group Property N/A 73 ASK 0 ’07: : RBS Greenwich Capital Manager of Marketing & Signature Events UCONN STUDENTS PERFORMING ARTS B 2 ’07: ’07: 60,000 9 ’92: 431 ATTENDANCE ’ Nancy Greenberg, Senior Vice President Marion Glowka 40 CURBSIDE PARKING SPACES ’92: 300,000 Heyman Properties, LLC Streetscape Coordinator DOWNTOWN RESTAURANTS1,000 ’92: MOVIE THEATRE A ’92: DOWNTOWN EVENT ATTENDANCE ’92: Robert H. Kahn, President, Kevin McCloskey ’92: United Realty of CT, Inc. Marketing & Signature Events Coordinator Robert Karp, President District Boundaries increased from 6,002,265 sf in 1992 to 8,598,398 sf in 2007. Business Environments Maryann Rockwood DSSD STAFF Directory Distribution increased from 0 in 1992 to 35,000 in 2007. Front row, left to right: John Ruotolo, Lynne Gregory Lodato, President Office Manager Colatrella, Sandy Goldstein, Maryann Rockwood Newsletter Distribution increased from 0 in 1992 to 4,000 in 2007. MarLo Associates, Inc. John Ruotolo Back row, left to right: Jacqueline R. Wetenhall, 0 10,350 Cheryl Vukelic, Kevin McCloskey, Annette R. David E. Long, Vice President of Human Resources Director of Operations DSSD Volunteer Hours increased from in 1992 to in 2007. Einhorn, Marion Glowka Purdue Pharma L.P. Downtown Gardens increased from 0 in 1992 to 26 in 2007. Cheryl Vukelic Norman Lotstein, Vice President Operations Project Coordinator Sidewalk Planters increased from 0 in 1992 to 36 in 2007. Pyramid Real Estate Group DSSD Commissioners increased from 15 in 1992 to 30 in 2007. Mayor Dannel P. Malloy Jacqueline R. Wetenhall City of Stamford Director of Retail Development Corporate Events Sponsors increased from 0 in 1992 to 111 in 2007. David R. Martin, President & Deputy Mayor Downtown Banners increased from 0 in 1992 to 450 in 2007. Stamford Board of Representatives

12 DSSD ANNUAL REPORT 2006-2007 13 STAMFORD DOWNTOWN SPECIAL SERVICES DISTRICT Five Landmark Square Suite 110 Stamford, CT 06901 Phone: 203-348-5285 Fax: 203-348-6857 www.stamford-downtown.com

Design: Creative Insight, LLC

Editor: Annette Einhorn

Illustration: Michael A. Lombardo, Creative Insight, LLC

Photography: Wahstudio Photography & Bob Callahan