Regional Plan Association C R E ATING A FUTURE FOR MORE INFORMATION CALL THE STAMFORD LAND USE BUREAU, OFFICE OF THE DIRECTOR WWW. C I T YO F S TA M F O R D . O R G A SUMMARY OF STAMFORD’S MASTER PLAN 2002 F O R S TAMFORD PRESERVE P R O T E C T E N H A N C E I M P R O V E GLOSSARY

Adaptive Reuse Using a building for an activity other than what it was designed for, often as a strategy for historic preservation. For example, the UCONN campus in the former Bloomingdale’s department store. Affordable Housing Usually defined as housing affordable to a household earning eighty percent of the median income for the area. In Stamford’s case, because of high incomes in Fairfield County, affordable housing for a family of four approximates middle-income housing in the rest of the nation. Collar The area immediately around the high-density part of downtown, including areas of housing as well as shopping and offices. Community Facilities Schools, libraries, day-care centers, and similar uses that residents rely upon. Core The high-density part of downtown, where most of the office buildings and shopping areas are located. Corridor A major roadway, such as Tresser Boulevard or the Ridge Roads, and the buildings, open spaces, and neighborhoods along it. The Master Plan calls for coordinating the design of the roadways and the patterns of development along them into coherent districts. Conservation Subdivision A requirement that housing cluster away from environmentally sensitive areas such as wetlands, steep slopes, floodplains, and greenways. Conservation subdivision preserves a greater amount of open space than a traditional subdivision. Contextual Development New construction whose design conforms to that of its neighbors, in terms of factors such as setback, scale and appearance. Eco-Industrial Standards “Performance standards” that assure that industry not only minimizes it impacts on its neighbors, but also addresses broader environmental concerns through use of features such as green roofs, solar power, and natural lighting and ventilation. Fair-Share Housing The concept that every neighborhood in the city should do its part to promote housing and, therefore, social diversity. Flex Space A new type of light industrial district in which offices, research and development, and other such uses are part of the development. Flex Time Working hours that deviate from the traditional 9 a.m. to 5 p.m., particularly in an attempt to minimize rush-hour commuting traffic. Examples include workdays scheduled from 8:00 a.m. to 4:00 p.m., or four ten-hour workdays a week. Greenway A connected open space system, which not only provides recreation benefits but also helps sustain habitat and ecology in settings such as ridges, watercourses, meadows, woodlands and wetlands. Historic Districts Areas worthy of historic preservation. Such areas can include commonplace architecture as well as individual historic landmarks, as long as all the buildings contribute to the area’s overall historic character. Historic Landmarks Single buildings or structures worthy of historic preservation. Inclusionary Zoning A zoning requirement under which some percent of the housing units in a development (usually five to twenty ACKNOWLEDGMENTS percent) must be affordable housing. Infill Development Development that takes place within an established neighborhood. THE CITY OF STA M F O R D Live–Work Space Flexible space in which people both live and work. Artist lofts are one example. Master Plan A policy statement to guide future land-use decisions, especially, but not limited to, zoning and development approvals. S TAMFORD PLANNING BOARD This is similar to the “Plan of Conservation and Development” under Connecticut Law. Duane E. Hill, Chairm a n MetroNorth The branch of the Metropolitan Transit Authority responsible for commuter train service in Fairfield and Westchester counties. John T. Garnjost, Vice Chairm a n Mixed-Use Overlay District (MOD) A new zoning designation that links greater flexibility in terms of land use and density to a higher standard of public improvements, Marggie Laurie, Secretary amenities and community input. The provisions add to the generally more restrictive zoning for a site, which still applies. Rose Marie Grosso The MOD is similar to “planned development districts,” a zoning tool that is gaining usage throughout the nation. Theresa Dell “National Register” Listing Listing on the National Register of Historic Places confers official state and federal recognition that an individual structure, or an entire area, is worthy of historic preservation. Listing enables property owners to obtain federal tax incentives Claire Fishman, Alternate Member for restoring income-producing property, including rental housing. Helane E. Rheingold, Alternate Member On e - f o r -One Replacement A policy that states there should be no net loss in the number of affordable housing units when Housing Authority projects are renovated or redeveloped. Open Space Overlay District A new land use category to protect open spaces for active and passive use, conservation of natural habitats and environmentally sensitive THE LAND USE BUREAU STA F F areas. Conservation subdivision shall be encouraged; however, uses and density shall be consistent with the underlying zoning. Robin Stein, Director Performance Standards Regulatory requirements for industrial properties that address impacts such as off-site noise, traffic, emissions, and visual quality. Carol Davis, Senior Planner The requirements overlay, or are in addition to, the existing zoning. Tom Bruccoleri, Traffic Planner Performance Zoning Same as “Performance Standards.” Planning Board An official City body whose members are appointed by the Mayor and is responsible for setting land-use policy and adopting the Master Plan. THE OFFICE OF THE MAYO R Pre s e r vation and Design Districts (PDD) Zoning requirements that address visual impacts and opportunities. PDDs are tied to specific plans and guidelines, to provide Dannel P. Malloy, Mayor of Stamford pr e d i c t a b i l i t y . The provisions add to the generally less restrictive zoning for a site. Shared Parking Parking facilities that are shared by different uses that do not have the same demand periods, thereby reducing the overall amount of parking in an area. THE CONSULTANT TEAM For example, a “shared-parking” facility might serve office workers on weekdays, and residents at night. Stamford Cultural Development Corporation A non-profit corporation formed by the City to promote arts and culture. REGIONAL PLAN ASS O C I AT I O N Stamford Housing Authority A non-profit corporation responsible for public housing. PHILLIPS PREISS SHAPIRO ASS O C I ATES, INC. Zoning Board An official City body, appointed by the Mayor, responsible for adopting the zoning ordinance and zoning map, as well as making individual zoning approvals. with support from: Eng Wong Taub Associates Allan Mallach

THIS GRAPHIC REPORT

Funders: GE Capital, Pitney Bowes Content: Ro b e rt Lane and John Shapiro Text: Todd W. Bressi Graphic design: Hello [www. h e l l o n y c . n e t ] Photo credit: Industrial worker, page 27, Ralph Loomis TABLE OF CONTENTS

0 2 How to Create a Future for Stamford? I n t r o d u c t i o n 0 4 About this Book 0 5 A Letter from the Mayor of Stamford

0 6 I n t r o d u c t i o n 0 8 Our Place Who We Are 1 0 Our Community 1 1 Our Plan

1 2 I n t r o d u c t i o n 1 4 Prospects for Growth Where We Stand 1 6 Getting Around Town 1 8 Places to Live 2 0 Community Character

2 2 I n t r o d u c t i o n 2 4 Preserve Stamford’s Social and Economic Diversity Four Campaigns 26 Design a “City Beautiful” 3 0 Enhance Neighborhood Quality of Life 3 2 Promote the Vitality of Stamford’s Downtown

3 4 I n t r o d u c t i o n 3 6 D o w n t o w n 3 8 Cove–East Side, Shippan What We Can Be 4 0 South End, Waterside, West Side 4 2 North Stamford 4 4 Newfield, Turn of River, We s t o v e r 4 6 Belltown, Glenbrook, Springdale

4 8 C o n c l u s i o n A p p e n d i x 4 9 A Citizen’s Glossary INTRODUCTION | 0 3

G E TTING AROUND PLACES TO LIVE

SOCIAL AND ECONOMIC D I V E R S I T Y

D O W N T O W N V I TA L I T Y

HOW TO CREATE A FUTURE OPEN SPA C E FOR STA M F O R D ? INTRODUCTION | 0 5

ABOUT THIS BOOK WELCOME TO THE FUTURE OF STAMFORD

This book is about the future of We are proud to present our city’s new Master Plan! Stamford. It describes the Stamford Stamford commissioned its first Master Plan, by Herbert S. Swan, in 1929. Master Plan 2002, a set of principles The vision of the “Swan Plan,” with its emphasis on the city’s scenic and and policies developed by citizens to natural diversity, still resonates in Stamford’s visual character and in our guide the growth and development of hopes for the future. the city over the next few decades. Now the recently adopted Stamford Master Plan 2002 offers a renewed vision for our city. This plan was not prepared f o r our city, it was prepared b y our city, The book tells several stories. with the help of a team of professionals. The first part (“Who We Are”) describes the city as it is now, and For three years, the Planning Board conducted an extensive planning process, the second part (“Where We Stand”) involving hundreds of Stamfordites from all parts of the community and all discusses the issues that are on walks of life: e v e ryone’s mind: growth, traffic, • Fourteen neighborhood workshops, one citywide workshop and numerous housing costs, and neighborhood other work sessions were held, bringing hundreds of people together. c h a r a c t e r. The third part (“ Fo u r • Students in four public schools carried out design and planning exercises. C a m p a i g n s ”) presents a new vision • Quinnipiac College conducted a random survey of Stamford residents. for Stamford, and the fourth part • An Advisory Committee comprised of representatives of civic and business (“What We Can Be”) describes how groups met on more than a dozen occasions to hammer out recommendations. • A public hearing on the draft plan was held in the summer of 2002. various neighborhoods might evolve in the coming years. This book showcases those Master Plan goals and objectives for which consensus is strongest and for which there is the greatest sense of urgency. This book is a companion to a fuller set of research reports and recom- We pledge our commitment to pursuing the Master Plan recommendations. But just as a broad base of Stamfordites shaped the plan, we need widespread mendations, as well as the city’s support to carry it through. Using this Master Plan, let’s work together to build general plan map, which are available a better and brighter Stamford for years to come. from the Stamford Land Use Bureau. We hope you will read carefully, act Read on, and participate in building our future! t h o u g h t f u l l y, and recognize that DANNEL P. MALLOY, M A YOR OF STAMFORD Stamford’s future is in your hands. DUANE E. HILL, CHAIRMAN, STAMFORD PLANNING BOARD WHO WE ARE| 0 7

“What are the common spaces that belong WHO WE ARE to every o n e ? ”

Our Place Our Community Our Plan

“After the infill sites are developed, does more growth make sense?” WHO WE ARE| 0 9

Ẅ A rterial roads, important corridors that link different areas. ẅ Neighborhoods of traditional single-family homes, where most Stamford residents live, should be pro t e c t e d . Ẇ Downtown, with its access to regional transportation, can capture much of Stamford’s growth. ẇ Industrial districts are a key to Stamford’s economic diversity. OUR PLACE of the city, can be designed as community and civic assets. Ẉ Natural re s o u rces, such as river and stream corridors and reservoirs, preserve low-density residential areas and c reate a sense of open space and balance. ẉ Neighborhood centers—with shopping, services, and sometimes even a train station—are the hearts of their communities. Ẋ The waterfront, one of the city’s major amenities, can be a place for re c reation, housing, and employment.

Stamford is a small city whose current serve as spines for the neighborhoods boundaries were created in 1949 when the between Bulls Head and the Merritt Pa r k w a y. THE FORM OF THE CITY historic city of Stamford consolidated with To d a y, Stamford’s location in the urbanized the town that surrounded it. corridor between Boston, New York, and As such, Stamford is a collection of com- Washington, D.C., is key to its future. munities of varying character. Some grew up Transportation links such as Interstate 95, the around passenger rail stations, some along Merritt Pa r k w a y, Amtrak, and MetroNorth inte- the Long Island Sound, some along roads or grate the city’s economy ever more closely Ẉ rivers. Many of these communities still retain with that of the Northeast region. They have their identity: Glenbrook and Springdale are also set the stage for recent development still centered around train stations; the t r e n d s . Belltown and Shippan Avenue shopping areas But the look and feel of recent development continue to serve as neighborhood centers. has not always reinforced Stamford’s best design No area of Stamford is untouched by qualities. The city needs better tools for reviewing natural landscape, from Long Island Sound the design of buildings that are filling the gaps in ẉ and its shoreline, to the Mianus, Rippowam/Mill, existing neighborhoods, and for preserving his- and Noroton River corridors, to the gently toric architectural and landscape features. rolling hills and woodlands in the north. Stamford’s open spaces are diverse, from Landscape underpins the character of the city, waterfronts and river corridors to urban parks in both subtle and dramatic ways. and rural reserves. But its inventory is incom- Some of the most important physical ele- plete, unconnected, and insufficient to serve Ẅ ments in Stamford now are its major roadways. the needs of a growing population. And the Ẋ The most important are the original radial city must connect its open spaces into a corridors that once connected the center of system that reaches every corner of the Stamford to surrounding villages and now link city and provides residents with unbounded downtown to adjacent neighborhoods. opportunities for recreation and enjoyment. S i m i l a r l y, High Ridge and Long Ridge roads ẅ Ẅ ẅ S t a m f o rd’s physical character is diverse, ranging from a dense urban core to village centers, f rom industrial districts to suburban office campuses, from waterfronts to rolling woodlands.

Ẇ

ẇ Ẅ ẅ WHO WE ARE| 1 1 OUR COMMUNITY OUR PLAN

Ẅ Community planning meeting

Stamford’s residents share the same public Stamford’s Master Plan is a key document schools and parks, the same downtown and— in directing how the city will develop: the foun- as surveys and workshops during the master dation for land use planning, zoning, and the planning process revealed—many of the same capital budget. It also provides direction for priorities. Residents want to maintain the city’s numerous other city policies, such as afford- social and economic diversity, neighborhood able housing, urban design, transportation, quality and scenic character, and strengthen and economic development. Stamford’s last master plan was completed downtown’s role as a focus of development Ẅ and a lively, mixed-use area. in 1977 and updated in 1984. It was based on E c o n o m i c a l l y, Stamford is an undisputed the following premises: Residential develop- commercial powerhouse, the business center ment should keep pace with employment of Fairfield County and, arguably, the entire growth, to keep housing costs and traffic from state. The city serves as a base for numerous becoming problems. Downtown and neighbor- Ẅ U.S. and multinational corporations and retains hood centers should be compact and walkable. a mix of retail, service, and industrial jobs. Its The natural and built qualities of the city’s economic output is as large as Philadelphia’s, neighborhoods should be conserved. and ten times that of Hartford. It’s time to update that plan. Stamford faces There is, however, cause for concern about affordable housing and traffic congestion prob- the city’s social and economic future. lems beyond what had been expected. New While the number of jobs is growing, there issues about open space, environmental quali- is an increasing polarization of incomes in the t y, and development pressure in neighbor- c i t y, with growing concentrations of rich and hoods have emerged. And after a quarter cen- p o o r. To some degree this is a result of the t u r y, new residents, businesses, and communi- rising cost of living, particularly housing costs, ty leaders need an opportunity to debate and which are driving moderate- and middle- shape Stamford’s future. income residents away. The goals of this Master Plan are to review The industrial sector, which provides and extend the principles set forth twenty- f i v e stable, modest paying jobs, is contracting and years ago; to update the understanding of The four campaigns of ẅ is further threatened by residential and office growth in Stamford to help make better deci- the Stamford Master Plan: expansion into industrial areas. Stamford may sions about development and planning; and to Ẅ ẅ Protect the One of Stamford’s hallmarks is its diversity not be able to rebuild its industrial base, but it make certain city plans and policies respond P r e s e rv e of economic opportunity and population. beauty of should ensure that jobs aren’t pushed out. to the priorities of current resident, civic, and S t a m f o r d ’ s Having a diverse employment base business communities. Stamford’s social and eco- provides a rich range of opportunities for This Master Plan has been more than two natural and built nomic diversity residents and helps insulate the city from years in the making. It was initiated with public e n v i r o n m e n t sudden economic shifts. Having a diverse pool workshops—one for the city as a whole and of workers means local businesses can adapt five held in various neighborhoods—with Today Stamford could be considered a Enhance the model for a healthy urban community. more easily to changing conditions. special invitations to members of civic associ- Promote quality of life The city’s population is diverse and grow- Social and economic diversity aren’t just ations. All along, the Plan was reviewed by the vitality of in Stamford’s ing steadily. It is now home to 120,000 people, laudable goals. They are critical elements in a Citizen Advisory Committee that included S t a m f o r d ’ s ensuring that Stamford remains dynamic, representatives of neighborhood, civic, and varied thirty five percent of whom are either African- D o w n t o w n American or Latino. An additional 60,000 peo- that it can thrive on all levels, respond to business groups, as well as representatives n e i g h b o r h o o d s ple commute into the city every day to work. opportunities, and meet its challenges. of planning, zoning, and other boards. WHERE WE STA N D| 1 3

“I have to drive 1.5 miles to the bus stop, so I might as WHERE WE STA N D well drive to work.”

Prospects for Growth Getting Around Town Places to Live Community Character

“The community needs parks. All I see are trucks and p o t h o l e s . ”

“ People here want to see their neighborhoods p r e s e rv e d . ” WHERE WE STA N D| 1 5 PROSPECTS FOR GROWTH

For twenty years, Stamford has reaped the polarize residents and distract from the busi- Neighborhood centers along local main benefits of growth. The city’s economy is ness at hand: growth should be managed so streets are among the few neighborhood- strong, with some 84,000 jobs distributed that it benefits Stamford as much as possible. scaled places where infill development has How would you spend evenly among the finance/real estate, manufac- What Stamford can control is the character public support. Carefully designed and smaller- an annual surplus of: turing/construction and retail/wholesale sec- of growth. The city can direct development to scale office, retail, and residential projects can tors. These jobs provide work at a diverse the right places, minimize its impact on neigh- enhance community vitality and the quality of range of income levels. borhood quality of life, and make certain it neighborhood life. $ 2 Million (if Stamford experiences low growth) But Stamford has borne the costs of growth leaves the city better off in terms of affordable Can Stamford grow in ways that make $10 Million (if present trends continue) as well. Residents have made it clear that traffic, housing, open space, and traffic. the city a better place to live and work? Ye s . $30 Million (if Stamford’s growth is higher) the rising cost of living—particularly housing— Does Stamford have the room to grow? The Master Plan is based on a “smart and pressures on neighborhood character are Yes. The Master Plan shows where, and growth” strategy, which seeks to direct growth damaging the quality of life they seek here. h o w, growth can occur in ways that are consis- to existing centers, where the possibility of What will the next twenty years bring? The tent with the community’s overall goals and transit use and walking will reduce traffic A f f o r d a b l e reality is, Stamford’s population and employment avoid conflicts with existing neighborhoods. impacts. The Plan describes how growth can H o u s i n g • $1.5 million/year base will almost certainly continue to expand. Directing development downtown is the be shaped to support broader goals for com- for ten years to create H o w e v e r, it’s hard to predict how fast. key to Stamford’s growth management policy. munity design and neighborhood stability. 1,000 units ($15M total) Stamford’s strength as a financial center may Downtown has excellent transit access and In downtown, for example, infill projects continue to attract national and international plenty of room for new development, and there can strengthen the pedestrian network and corporations. Or the city may simply grow as is broad support for completing the vision of public spaces. Neighborhood centers can be existing businesses expand. downtown as a vibrant, pedestrian friendly strengthened by contextual infill development, Open Space No question, continued growth will have place. Much of the downtown’s commercial, streetscape and landscape improvements, and • $4 million to clean costs and benefits for Stamford. If growth retail and residential growth can be accommo- facade and signage guidelines. up existing parks slows down, impacts on local traffic will be dated in the Core, including along the Mill River, Industrial areas can be strengthened by • $3 million/year to minimal, neighborhoods will not change much, with additional development in the South End mixed-use development, even housing, that acquire another 200 acres, and the city’s revenues will remain adequate. and around the Transportation Center. makes them more attractive and lively. the minimum required for But Stamford won’t see the kind of develop- Industrial districts on the east and west Performance zoning and “eco-industrial” high growth ($64M total) ment that can turn commercial strips into side of the city will continue to evolve as standards can help minimize conflicts between neighborhood centers, eliminate blight, and Stamford’s manufacturing base changes. land uses and promote sound environmental S c h o o l s • $2-$15 million to build generate resources for housing, open space, They are a natural place to consider growth, development and industrial practices. new school additions transportation and community improvements but it will have to be carefully managed. The Plan is clear, as well, that continued that residents say are critical. Though offices, shopping, and even housing growth in Stamford must be coupled with Public Wo r k s If growth remains steady, pressures on might now be appropriate in these areas, efforts to promote neighborhood stability, • $15 million to renovate housing, open space, traffic, and economic space should be reserved for industry. purchase badly needed parks and open space, Old Town Hall diversity will increase. But the new develop- The ridge roads along the corporate cam- upgrade the visual character of major roads, ment, along with the revenue it generates, can puses can accommodate the expansion of and improve community facilities and services. Traffic Mitigation • $3.5 million/year for be shaped to help the city catch up with these businesses that are already there—some of the Stamford can continue to grow and meet intersection improvements problems. And Stamford workers will have city’s most important employers. But further the expectations of its citizens and communi- with low growth more possibilities for better jobs and income. subdivision for new businesses could under- ties. Indeed, growth is important to Stamford The fact is, Stamford, like all cities, has mine the city’s smart growth strategies. because it offers the best hope for generating • $5.5 million/year for intersection improvements little control over how fast it grows. Debates Portions of these campuses might be used the resources the city needs to address the with high growth about “high growth” versus “low growth” for housing instead, or even open space. challenges it faces. WHERE WE STA N D| 1 7 GETTING AROUND TOWN

Anyone who lives or works in Stamford ownership and use are increasing. projects and public improvements can help working with employers to institute policies knows one thing for sure: Getting around the The truth is, there is no easy answer to reinforce these strategies for making it easier such as flex time and staggered work hours, city has become harder than ever. Stamford’s traffic problems. to get around town. telecommuting, guaranteed rides home for Perennial backups on Interstate 95 and the Stamford can’t build its way out of traffic employees who unexpectedly must work late Merritt Parkway are just the tip of the iceberg. problems. Adding new roads and widening • Better land-use and design decisions mean or leave early, tax-free transit discounts, and Spillover commuter traffic cuts through other- existing ones only encourages more and that Stamford should add housing as fast as it carpool and vanpool matching programs. wise quiet neighborhoods. Streets are busier faster traffic, which erodes neighborhood adds jobs, and should provide housing for and intersections are more congested. quality of life. people of all incomes. Development should be Traffic congestion frustrates the daily lives In fact, transportation issues are one of the Instead, Stamford needs to develop in focused in places that offer people the choice of Stamford residents, damages neighborhood biggest constraints on Stamford’s prosperity. patterns that make walking, biking, and tran- of getting around by transit, bicycling, or walking. quality of life, and threatens Stamford’s eco- How has this happened? Quite simply, sit realistic options for getting around. • Better transit, and better access to transit, nomic future. The problem is obvious and Stamford and the region have spread them- That means working on several fronts: means more parking at MetroNorth stations urgent, but the solutions depend on a coordi- selves out too thinly. The places where people making better land-use and urban design east of Stamford, more bus service to the nated, long-term commitment to changing the live, work, and shop are farther apart, so people decisions, designing streets and paths that Stamford Transportation Center, additional pattern of development in the city and giving have to make more trips, and longer trips, in are safe for pedestrians and bicyclists, train service in off-peak hours, and perhaps people better choices for getting around town. their cars. Walking and taking transit just don’t expanding transit service and access, and even a new station on East Main Street. make sense most of the time, and no amount of helping businesses manage the traffic they • Better pedestrian and bicycle infrastructure road or intersection improvements can keep up. g e n e r a t e . means creating an integrated network of And the prognosis is not good. Even if growth And it means keeping focus. No one places for walking and biking in the design of Ẅ ẅ Ẇ S t a m f o rd’s traffic is worsening as the region grows and as more com- muters travel greater distances to get to work. Building more housing near transit, slows dramatically, streets and intersections in project will solve the city’s traffic problems streets and private development. and creating better opportunities for biking and walking, are key strategies for Stamford will only get more congested since car alone, but every decision about development • Innovative traffic demand strategies means a d d ressing traffic pro b l e m s .

Ẅ ẅ Ẇ WHERE WE STA N D| 1 9 PLACES TO LIVE

Stamford’s greatest strength is its diverse Second, the city should make certain there Ẅ population. Good schools, a variety of neigh- is no net loss in the affordable housing that borhood choices, and a range of job opportuni- already exists. This means encouraging the ties are major reasons why Stamford is regard- rehabilitation and sound management of small ed by so many people as a good place to live. apartment buildings, replacing any Housing But Stamford is facing a housing crisis, Authority units that are demolished, and one that’s making it harder for people to find tracking private projects whose affordability an affordable place to live. The crisis seemed controls are about to expire. to come on suddenly, as the economy Third, Stamford must make opportunities strengthened over the past five years. But it for different kinds of housing. This includes has actually been building for a long time, contextual infill informed by careful design because more jobs have been created in the guidelines, apartment buildings downtown, city and region than places to live. One esti- and inclusionary units in large subdivisions. mate is that Stamford has a shortfall of 9,000 There’s a special need for housing that serves affordable housing units. families with children, the elderly, and stu- As a result, housing prices have gone up dents. Every area in the city can do its part. and employees have to search more widely for Fourth, the city should ensure that in affordable places to live. This has contributed addressing its affordable housing problems, to traffic problems, as employees have been other planning principles are not abandoned. forced into longer commutes. This may under- New housing should enhance the physical mine Stamford’s economic success: quality and visual appearance of the Businesses say the biggest impediment to neighborhoods in which it is located. ẅ locating in Stamford is the lack of local hous- It could be coupled with efforts to fill in ing for employees. downtown and neighborhood centers, elimi- This imbalance won’t go away by itself. But nate blighting influences, or reuse brownfield Stamford can move towards a better balance of and greyfield sites. New housing should also jobs and housing by adhering to a few basic be located to take advantage of transit and p r i n c i p l e s . pedestrian infrastructure, thereby minimizing First, housing availability and costs are traffic impacts. clearly regional problems. But Stamford must Participants in the master planning process do what it can to retain and upgrade existing emphasized that they were concerned not housing, and to develop new housing, on its about housing for its own sake, but about own. Stamford already has an enviable track maintaining the city’s social diversity. Creating record in this regard, with inclusionary zoning places to live means ensuring that people from and a successful group of neighborhood- a variety of backgrounds, with a variety of based, non-profit housing sponsors. incomes, can call Stamford home.

Ẅ ẅ Housing whose cost is within reach of all Stamford residents and employ- ees can support local businesses, strengthen neighborhood quality of life, and help reduce commuting. WHERE WE STA N D| 2 1 REINFORCING COMMUNITY CHARACTER

Stamford residents have a major stake in and transportation infrastructure, such as main Ẅ ẅ Ẇ S t a m f o rd’s neighborhoods and village centers can be impro v e d by upgrading street and sidewalk design, careful infill development, and the stability of their neighborhoods. The streets and neighborhood centers, or adequate community facilities. fiercest discussions in the neighborhood work- to places where new projects can bring aban- shops held as part of the master planning doned or blighted properties back to life. process were about conflicts in land use—con- Development in these areas should be struction haulers in the South End, apartment coupled with public improvements that create buildings in Cove–East Side, non-residential a safe and coherent pedestrian experience— development in North Stamford. amenities such as street furniture, lighting The plan’s proposals for growth manage- and benches; traffic calming at crosswalks; ment, public improvements, design controls ground-floor shops with window displays and on private development, and neighborhood frequent entries; prohibitions against ground- stabilization strategies are all crafted with floor garages; and pedestrian links to transit attention to the importance of conserving the facilities and nearby neighborhoods. places and qualities that make Stamford a Reinforcing community character means desirable place to live. strengthening existing neighborhoods. Reinforcing community character means It means understanding neighborhoods as limiting the intensification of neighborhoods more than residential districts, as places that and giving close scrutiny to the amount, scale include parks, schools, neighborhood main and character of new development. D e s i g n streets, and civic places as well. The city, Ẅ Ẇ controls must assure that new development through land-use regulation, open space acqui- fits in, and performance controls must assure sition, public space management, and capital that residential uses and other activities are investment, can make certain each area has compatible with each other. access to the facilities that sustain a strong At the same time, communities should be neighborhood quality of life. involved in the process of determining what Reinforcing community character means kind of development is appropriate. The com- protecting the visual qualities of the city’s m u n i t y-based process that generated neigh- neighborhoods and its landscape—its natural borhood-specific plans for Glenbrook and and manmade resources, from old-growth Springdale demonstrated that neighborhoods trees to natural watercourses, from stone are willing to talk about new development if walls to historic buildings. It means creating residents themselves have shaped the vision a greenway network, improving the design of and if new development supports their goals arterial roads, and providing waterfront access for revitalization. and views. It means establishing focused To accommodate these policies, the bulk design review through “Preservation and of Stamford’s growth should be directed Design Districts” and new historic preservation downtown. In outlying neighborhoods, the policies. And it means expanding the program city should look toward incremental, carefully of providing neighborhood beautification designed infill projects in areas with pedestrian grants to community associations.

ẅ FOUR CAMPA I G N S| 2 3

Design a “city beautiful” FOUR CAMPA I G N S FOR STA M F O R D

Stamford’s Master Plan is organized around will destroy the quality of life in the areas four campaigns, or groups of recommenda- the roads pass through. tions, for shaping the city’s future. They are •Stemming the tide of commuters driving based on a careful consideration of Stamford’s to jobs in Stamford will require fitting more h i s t o r y, its economic prospects, and the con- housing into the city, and concentrating new cerns citizens expressed as the Plan was being housing and workplaces around transit. d e v e l o p e d . •Fitting more housing into the city will P r e s e rv e Preserving Stamford’s social and economic depend on taking “city beautiful” design Stamford’s social d i v e r s i t y means providing for a full range concerns into account, so that new projects and economic of residential choices, workplaces, and improve the physical character of neighbor- d i v e r s i t y development opportunities—which will help hoods, and sustaining neighborhood quality support a diverse population and economy. of life by providing adequate public facilities Designing a “city beautiful” means and open space. celebrating and enhancing Stamford’s •“City beautiful” design policies alone won’t waterfront, rivers, greenways, hills, and protect neighborhoods from the impacts of inten- E n h a n c e forests; its main roads and gateways; its sification. Downtown must become the focal neighborhood unique neighborhoods, historic buildings, point for growth because that is where there is quality of life and pedestrian areas space for development, pedestrian and transit Enhancing neighborhood quality of life infrastructure, and the political will to follow means monitoring the amount, scale and t h r o u g h . character of development; providing services •To maintain its diversity, Stamford must and amenities that support community life; allow different kinds of housing, for all income protecting environmental resources; and groups, to be built on a range of sites through- untangling traffic problems. out the city. Promoting the vitality of Stamford’s d o w n t o w n means recognizing the critical Stamford is well positioned to meet the role downtown will play in accommodating challenge of accommodating growth while con- future growth. serving the city’s character. Its record of public- private partnership is strong. Its citizenry is Each campaign is essential to fulfilling the diverse, well-informed, and sophisticated. Master Plan’s vision; none can stand alone. These four campaigns provide a solid blueprint Promote Consider these propositions: for helping Stamford ensure that the growth it the vitality •Widening roads and reconfiguring intersec- experiences, no matter what the rate, satisfies of Stamford’s tions, in hopes of stemming traffic problems, a wide range of community objectives. d o w n t o w n FOUR CAMPA I G N S| 2 5 PRESERVE STAMFORD’S SOCIAL

Ẅ ẅ Ẇ S t a m f o rd’s diversity depends on providing a range of residential choices and employment opportunities. The city must ensure there are a variety of sites for housing AND ECONOMIC DIVERSITY development and for office, retail, and industrial businesses to locate and expand.

Stamford’s community is strong because city an attractive place to locate. The city must also offer a variety of sites Maintaining economic diversity requires its population is diverse—more so than that The threat Stamford faces is economic and for different kinds of housing development, careful finesse. There must be flexibility f o r of the state or the region as a whole, both in social polarization, accelerated in recent years from contextual infill informed by careful innovation in the marketplace. Yet there must terms of ethnic background and income range. by rising housing costs and the declining num- design guidelines, to apartment buildings also be enough incentives to channel develop- Residents have the skills, talents, and ideas ber of industrial jobs. But there are clear steps d o w n t o w n . ment where it will have the greatest opportuni- that allow the city to thrive, culturally, and the city can take to prevent this from happening. Affordable housing is really a regional ty for synergy and longevity. e c o n o m i c a l l y. problem, and Stamford has an exemplary A key goal is to preserve the industrial base Stamford is also strong because its employ- Maintain a range of residential choices . record of local initiative. Nevertheless, further that exists already. This will require the city to ment base is diverse, not overly dependent Participants in the Master Plan process progress will require even greater public sup- strengthen its current policy of discouraging on any one economic sector. About the same emphasized that their concern is not providing port. The city can set overall goals, and each retail and office development in industrial number of people work in finance and real affordable housing per se, but maintaining neighborhood must help in its own way— districts. That could include capping develop- estate, manufacturing and construction, social diversity. The goal is not to build undertaking neighborhood-generated revital- ment rights there, creating urban design stan- and retail and wholesale trade. As a result, housing for its own sake, but to keep Stamford ization plans, generating lists of potential sites dards for industrial zones, and improving Stamford’s economy is positioned to ride out a place that people from a variety of back- for new housing, and helping to establish sen- financial and technical assistance programs the ups and downs of specific industries. grounds and incomes can call home. sitive design and development criteria. for industry. Stamford’s success will depend on its The first priority is to maintain the stock It will also be important to ensure that there ability to recognize and cultivate its diversity of affordable and publicly assisted housing Encourage a diversity of employment settings. are opportunities for developing the variety of of population and employment. This means Stamford already has. This could occur Financial services will remain the engine of the spaces that businesses are seeking—including enhancing its strong education system, offer- through one-for-one replacement policies, city’s prosperity, but Stamford must continue downtown office buildings, flex structures in ing a wide choice of options in housing and inclusionary requirements for new multi-family to develop a diverse economy. In particular, the industrial districts, small-scale infill buildings neighborhoods, providing development oppor- buildings or large subdivisions, and programs city will need to shift growth in office employment in neighborhood commercial centers, and cam- tunities for expanding or new businesses, and that encourage the renovation and upkeep of toward technology-based manufacturing and pus-style offices. Developers should be able to attending to quality of life issues that make the o l d e r, affordable units. research and development activities. take advantage of market and technological changes that are reshaping the landscape of work and production space, such as flex space, live–work arrangements, mixed-use development, and “eco-industrial” standards.

Promote a waterfront of diverse activities. Stamford owes its original prosperity and much of its abiding character to its harbor and waterfront. To d a y, it should seek to make the ẅ waterfront a living part of the city. There should be room for water-dependent business- es and recreation, as well as a new commit- “ We need ment to public access, waterborne transporta- manufacturing jobs, tion, housing, and commercial development. industrial zoning Waterfronts are powerfully attractive places should be kept to and can spark significant community renewal. enhance diversity” Stamford’s shoreline and riverfronts are a Ẅ Ẇ resource of rich potential. FOUR CAMPA I G N S| 2 7 DESIGN A “CITY BEAUTIFUL”

Ẅ ẅ S t a m f o rd’s greenway network can connect open spaces along rivers and roads, as well as to existing parks and preserves, and support neighborhood quality of life and community health.

Stamford residents chose to live in the city puses, properties held by quasi-public entities because of its scenic qualities and the charac- like the water company, boulevards, and green ter of its natural landscape and built areas. streets can help fill in missing links. “Open space Residents are intent on protecting these fea- Creating a network of green space is more must be tures and the value they add to homes and than an aesthetic priority, or a strategy for p r e s e rv e d . . . ” c o m m u n i t i e s . increasing usable recreation space. It can be Efforts to protect the city’s visual charac- linked to alternative forms of getting around ter—what the Master Plan calls a new “City the city, such as bicycling and walking, and Beautiful” movement—will embrace several can play a stronger role in establishing and initiatives. These include expanding the city’s protecting habitat. greenways, enhancing its street corridors, preserving historic buildings and landscape Reinforce the role major roadway corridors features, assuring new development fits its play in creating a sense of a well-organized, context, and reconnecting to the waterfront. well-designed city. In Stamford, major roads help tie together a complex and geographically Expand Stamford’s “green infrastructure” diverse city. by creating a continuous network of open The most important are the original radial spaces and greenway connections. S t a m f o r d ’ s corridors that extend from downtown out into high quality of life depends on residents the neighborhoods. There are also corridors having access to a variety of open spaces— along the edges of downtown, along co n n e c t o r s neighborhood parks, places for quiet walks, like Tresser Boulevard and Wa s h i n g t o n places for outdoor recreation, the coast, Boulevard. And there are the Long Ridge Road gardens, forests, and meadows. and High Ridge Road corridors, both of which The perception is that Stamford could use organize the neighborhoods between Bulls more open space, a greater variety of spaces, Head and the Merritt Parkway and beyond, but and better connections between what it already each of which has its own character. has. That perception is likely to intensify as Along roads like these, “Preservation and the city’s population increases. Design Districts” could set out guidelines for The basic framework of the greenway sys- streetscape, landscape, and building placement, tem would be the Mianus, Mill/Rippowan and reinforcing the particular character and func- Noroton River corridors, which should be aug- tion of each corridor. Major intersections, mented with trails. From those corridors, con- nodes, and gateways into adjacent neighbor- nections should be made along other features, hoods should be identified and upgraded. such as the Merritt Pa r k w a y, Poor House Brook, and the waterfront. Access to the water- Safeguard the design character of front should be virtually mandatory in new Stamford’s neighborhoods and small districts, d e v e l o p m e n t . and their essential qualities of place. Z o n i n g Stamford’s traditional parks will need to be cannot accomplish this alone. Stamford needs augmented with creative, innovative strategies to develop supplemental tools, such as design for assembling open space. Non-traditional guidelines, design review, and historic and spaces such as the lawns of corporate cam- landmark regulations. Ẅ ẅ PROTECT THE BEAUTY OF STAMFORD’S NATURAL AND BUILT ENVIRONMENT, CONT’D. FOUR CAMPA I G N S| 2 9

Unique neighborhoods can be preserved because they ensure that new development Stamford. Throughout the city, features like with “Preservation and Design Districts,” willreinforce and improve the physical quality old-growth trees, stone walls, water courses, whose design guidelines would emphasize the of neighborhoods. They also show how a com- and waterfront views are everyday reminders best features about the area. The guidelines plete range of development opportunities can of Stamford’s character. would be developed with community input, occur in downtown and industrial districts. Stamford should introduce historic and would focus on the most important design Significant historic resources, as well as landmark regulations to its zoning ordinance. issues, and could be organized to make design ordinary elements of Stamford’s traditional Historic regulation begins with a survey to reviews timely and predictable. Other types of c h a r a c t e r, deserve protection. Though most of identify districts and structures worthy of projects with significant design impacts, such the city’s historic fabric has been lost, some protection. Several types of designation and as multifamily housing and above-ground remains, such as retail buildings on Main and review can be used to protect historic garages, should also be subject to review Atlantic streets downtown, nineteenth-century resources—Preservation and Design Districts, wherever they are proposed in the city. mill buildings in the South End and Wa t e r s i d e , formal historic district and landmark designa- Urban design considerations are important and the Old Long Ridge Road district in North tion, zoning provisions for preservation and adaptive reuse, and National Register listings.

Ẅ ẅ S t reetscape improvements and new infill development can make roadway corridors into pedestrian places Ẅ ẅ S t a m f o rd’s historic buildings and landscape elements should be Ẇ ẇ Infill development that respects existing scale and context can help inventoried and preserved to maintain community identity. i m p rove neighborhoods, and village centers, as these simulations from the Ẇ ẇ Roadway corridor design should focus on improving the pedestrian New Jersey State Plan illustrate. experience and give each road a distinctive character. Ẇ

Ẅ ẅ Ẅ

Ẇ ẇ ẅ ẇ FOUR CAMPA I G N S| 3 1 ENHANCE NEIGHBORHOOD QUALITY OF LIFE

Before historic Stamford and the surrounding evolve into mixed-use centers, improve under- services, and small-scale workplaces—the m e a n s creating a more robust transportation town merged in 1949, the area was a collection used or blighted parcels, provide for more kinds of places that make people feel as if n e t w o r k . This means making vehicular circula- of neighborhoods, and that strong sense of housing opportunities, or take advantage of they belong to a community. Public facilities t i o n , traffic calming, pedestrian, and bicycle local identity persists today. An important neglected resources, such as the waterfront. and services should be distributed fairly improvements that promote attractive alterna- thrust of the Master Plan is to protect and But neighborhoods should not be expected throughout the city, and they should be tives to driving. This includes promoting enhance the quality of life in Stamford’s neigh- to bear the brunt of new growth. Development grouped in order to provide anchors for housing within walking distance of transit, job borhoods, by focusing on development controls, that is too intense should be directed downtown. their communities. locations, and shopping. incompatible land uses, community res o u r c e s , There should be clear standards for what Enhancing neighborhood quality also Public acceptance of future growth in traffic, and environmental conditions. designs are appropriate and what are not. means looking after Stamford’s environmental Stamford depends on creating confidence that Stamford residents have a major stake “Mixed-Use Overlay Districts” would couple, on resources. Stamford, though largely devel- the city’s neighborhoods will be stable and in the stability of their neighborhoods. The large development sites, public improvements oped, encompasses a number of terrains that that traffic and environmental matters will be fiercest discussions that occurred during with higher densities and wider ranges of uses must be protected—wetlands, slopes, wooded managed more wisely. Questions about what discussions about the Master Plan involved than normally allowed by zoning. Design con- areas, coastal wetlands, rivers, and floodplains. kinds of development and what design stan- land-use conflicts, such as apartment buildings trols would ensure that new development is These environments are being encroached dards are appropriate should be addressed in Cove–East Side and non-residential develop- contextual, and performance criteria would on, not only from development pressures, with the full involvement of the community. ment in North Stamford. ensure that residential, commercial, and indus- but also from local sources of pollution. The The community-based planning process that Enhancing neighborhood quality of life trial activities are compatible with each other. Master Plan recommends creating “conserva- generated neighborhood-specific plans for means, first and foremost, taking a deliberate Enhancing neighborhood quality also tion subdivisions” that leave environmentally Glenbrook and Springdale demonstrated that approach to the amount, scale, and character means there should be a clear commitment to sensitive land free of development, establish neighborhoods are willing to talk about new of new development. There should be clear providing services and amenities that support performance standards to control noxious development if residents themselves have objectives about what development is desir- community life. This includes transit and street activities, and protect public and private open shaped the vision and if new development able, and what is not. Development should be improvements, open spaces and parks, space through “open space overlays.” supports their goals for neighborhood and welcomed if it can help local shopping areas schools and day-care centers, local shopping, F i n a l l y, enhancing neighborhood quality community revitalization.

Ẅ ẅ Ẇ Neighborhood centers designed as pedestrian-oriented places can provide services, shopping, and housing for residents and strengthen community identity.

“The character of this community, the result of mixed uses and good design, must be maintained.”

Ẅ ẅ Ẇ FOUR CAMPA I G N S| 3 3 PROMOTE THE VITALITY OF ST AMFORD’S DOWNTOWN Ẅ ẅ Ẇ ẇ S t a m f o rd’s downtown core, centered on Atlantic and Broad, should be compact, pedestrian-oriented, and filled with a mix of uses, including more housing, art s , and large retail operations. Development should be appropriately scaled and include street-level amenities and improvements. Darker colored buildings are new development concepts.

a c t i v i t y, on-street parking, and amenities such as trees, pedestrian-scaled lighting, and bus “Any great city shelters. Conversely, there should be prohibi- needs a core, with tions against elements that discourage walk- ing, such as skywalks and ground-floor housing density, garages. The pedestrian network should focus office and retail.” especially on linking different parts of down- town with the Transportation Center and with adjacent neighborhoods. The program of offering developers zoning “bonuses” in exchange for public amenities could be refined to act as a Ẅ greater incentive for these kinds of improvements. Ẅ Downtown should have a pedestrian-friendly core, with development and s t reetscape design that makes walking interesting and safe. Create a center for arts and entertainment. Arts and entertainment comes in all shapes, There is broad consensus that future sizes, and forms—ranging from an artist growth in Stamford should be directed mainly live–work space to a museum gallery, from a to downtown. And there is the capacity for jazz concert to a film festival, from a health accommodating large amounts of new develop- club to a bowling alley. Building on the suc- ment there, both through filling in underused cess of the Stamford Cultural Development sites and by expanding out from the core. Corporation, the city’s “percent for art” pro- There are many possibilities for develop- gram could be expanded, more efficient use ment that provide an opportunity to manage of existing spaces should be promoted, and future growth and bolster the area’s significant more affordable spaces for the arts and social, economic, and cultural resources. entertainment should be created. Activities New development can strengthen downtown’s that complement arts and entertainment and formidable assets, such as its accessibility for which benefit from downtown’s extraordinary pedestrians and transit, and extend the vision a c c e s s i b i l i t y, such as shopping, dining, and for an area that is vibrant around the clock and hotels, should also be encouraged. throughout the week. Create a residential neighborhood. The city Create a pedestrian place. D o w n t o w n should not only encourage housing development should be a place where people want to stroll but also foster the emergence of a new down- Ẅ and linger, with opportunities for dining, shop- town neighborhood. It should intervene to ping, living, and walking, as well as special promote parks, a downtown supermarket and public places. Imagine a green refuge at Mill pharmacy, and other amenities that will make River Central Park, a public market space with living in the center of the city a desirable option. cafes and restaurants at the “bow-tie” crossing Create a place for large retail operations. at Main and Bank Streets, and a lively public Stamford already discourages large retail enter- arcade through the Stamford Town Center. prises, including entertainment c o m p l e x e s , Everywhere downtown, there would be con- from locating outside downtown. These activi- tinuous sidewalks lined with ground-floor ties should continue to be directed downtown. ẅ Ẇ ẇ W H AT IT CAN BE| 3 5

D o w n t o w n W H AT WE CAN BE

B e l l t o w n G l e n b r o o k Blueprints S p r i n g d a l e for Stamford’s N e i g h b o r h o o d s

South End N e w f i e l d Wa t e r s i d e Turn of River West Side We s t o v e r

Cove-East Side N o rth Stamford S h i p p a n W H AT WE CAN BE| 3 7 D O W N T O W N

Downtown is the center- adjacent neighborh o o d s . piece of any growth manage- An urban design plan can estab- ment strategy for Stamford. It lish design guidelines for potential is a place that can capture a development sites, help pull the city’s Ẅ significant amount of the city’s green infrastructure into downtown, growth while evolving a stronger strengthen the relationship between role as a residential district, a buildings and pedestrian spaces, and place for arts and culture, and create clear edges. a location for large-scale retail. The city will need to take addi- Above all, downtown should tional steps to promote the orderly be a lively, people-orie n t e d infill and expansion of downtown. One place, a shared resource f o r challenge is overcoming obstacles everyone in Stamford. The such as land assembly and access. question is how downtown Approaches could include areawide should expand over time. parking strategies or density bonuses ẅ It’s useful to remember that that make hard-to-develop sites more downtown has evolved with two cen- attractive, or using the city’s redevel- ters of gravity. One is the original opment powers to catalyze projects. pedestrian-oriented Core focused Downtown owes much of its suc- around the intersection of Broad cess to its accessibility for people Street, Main Street and Atlantic throughout the city and the region. It Avenue. The other is the more recent- will remain prosperous only as long ly built highway-scale developments as it remains easy to reach by transit along the Connecticut Tu rn p i k e – Tresser and car, and easy to get around. This Boulevard Corr i d o r. Surrounding these means the city should consider Ẇ is a “Collar” area of interm e d i a t e - design improvements to the Tr a n s- scale development that creates a tran- p o rtation Ce n t e r, a downtown shuttle sition to surrounding neighborh o o d s . network, better transit between down- Each of the areas can accommo- town and other areas of Stamford, date growth, albeit of a differing urban and ferry service to LaGuardia c h a r a c t e r. The Tu rn p i k e – Tr e s s e r A i r p o rt, Manhattan, and Long Island. Ẅ Intense development should focus in the C o rridor and the area near the A comprehensive parking man- downtown Core, with the density and massing of Tr a n s p o rtation Center can accommo- agement plan, focusing on shared buildings stepping down toward adjacent re s i d e n t i a l and commercial districts. date the largest commercial develop- parking policies and reduced parking ẅ Pedestrian circulation through the Core should ments, similar to the UBS Wa r b u r g ratios for private development, will be re i n f o rced by a redesigned eastern “gateway” and a Broad Street–Main Street loop, including a project. The Core can accommodate make it easier for visitors to find park- new connection through the Mall. large development as well, but with ing and generate new pedestrian Ẇ Development in the Core should re i n f o rce the definition of streets and public spaces. special attention to the scale and a c t i v i t y. Unified parking signage will ẇ New “green infrastructure,” improved stre e t character of the existing buildings and help drivers find parking areas; the design, and a wider mix of activities can make downtown even more lively and people-oriented. the pedestrian environment. For the most sophisticated of these can pro- I m p roved transit and parking strategies can most part, the Collar should reinforce vide real-time information about i m p rove downtown access. Darker buildings indicate where new development can re i n f o rce the transition in scale and density to where parking is available. the design of the Core . ẇ W H AT WE CAN BE| 3 9

Ẅ ẅ Residential areas and public spaces should be protected from intense development and use. COVE–EAST SIDE, SHIPPA N Ẇ ẇ Ẉ The Magee Avenue industrial area should be designed to support local industries while cre a t- ing an appealing entry to Shippan.

elsewhere by bodies of water. areas, the natural environment should including Stamford’s sewage treat- Another reason is that residents be conserved: the bluffs on the east ment plant and its largest public of these neighborhoods feel as if they side of Shippan peninsula should be works yard. These uses are essential are under siege. The few roads that r e s e rved from development; beaches to the city’s economic vitality. They provide access to the area are oft e n should be enhanced; tidal wetland should remain, with the challenge of choked with traffic. Industrial and habitats should be restored; areas of assuring that their potential negative Ẅ office activities are thriving, but are shellfish concentration should be impacts are mitigated. o ften regarded as nuisances. Places improved. The second priority is for The hodgepodge of industrial, i m p o rtant to local residents have new development that enhances pub- office, and commercial uses overloads become citywide attractions, creating lic waterfront uses, especially views the main roads into and out of the tensions. The neighborhoods are tightly and access. area, particularly cross traffic. Tr a f f i c built, with the result that every new The area’s residential and eco- calming in neighborhoods should be proposal is fraught with controversy. nomic diversity can be maintained by coupled with improvements to art e r i- Above all, the plan for Cove–East policies that support what exists and als, intersections, and main roads. Side and Shippan must reflect these allow carefully calibrated new devel- Though much of Cove–East Side c o n c e rns. It must give residents the o p m e n t . The city should maintain its and Shippan is built out, significant sense that they are in control of their c u rrent one-for-one replacement poli- development opportunities remain. d e s t i n y. It must respect the hope resi- cy on publicly supported housing, These include waterfront parcels and, dents have of preserving a genuine and new transit friendly housing might sometime in the future, the Clairol suburban neighborhood despite con- be located in the Shippan Av e n u e industrial site. The intensity of devel- stant pressures for a more urban business district. Industrial areas opment in this area should be capped, ẅ atmosphere. At the same time, it must should be upgraded so they are more mindful of the broad policy of promot- Neighborhood identity c o n s e rve the qualities that make the efficient and less of a nuisance, ing Downtown development. Ta r g e t e d and passions run deep in the area distinctive: a diverse economic through policies for financial assis- redevelopment can be accomplished Cove–East Side and Shippan and residential base, waterfront park- tance, perf o rmance-based zoning, in connection with the city’s waterfront neighborhoods. land and maritime ecology, tree-lined and physical improvements like policies and community priorities. One reason is that these are residential streets. shared parking. Design guidelines places with clear-cut boundaries. The waterfront—a resource might be implemented for roads along Shippan is in many ways an island unique to both this area and the the industrial zones, including the Ẇ a p a rt, surrounded by Long Island city—is of special concern. The first Magee Avenue corridor as a special Sound, except for a narrow connec- priority should be the protection of case study for an industrial district. tion framed by parks. Cove–East built and natural settings. In devel- Cove–East Side and Shippan also Side is bounded on the north by oped areas, water-dependent uses accommodate a significant amount of I n t e r s t a t e 95 and the railroad, and should be promoted. In undeveloped municipal government operations,

Ẉ ẇ W H AT WE CAN BE| 4 1 SOUTH END, WATERSIDE, WEST SIDE

Ẅ ẅ Mixed-use, mixed-income areas in the South End should be protected from downtown-scale development. Ẇ ẇ Ẉ ẉ West Main Street can be redesigned to be more pedestrian friendly and to create more housing and Ẅ neighborhood-oriented shopping.

ẅ Ẇ

The neighborhoods south ized for action. Within the last few patible with surrounding uses, sub- and west of downtown are years, two coalitions of residents standard or obsolete residential or among the most urban and have sponsored planning initiatives mixed-use buildings, vacant land, and mixed use in the city. Housing, for the area, and both remain brownfields. Large housing projects shops, offices, and industries i n v o l v e d . should include affordable units; art i s t all sit next to each other, in a The first challenge for South live–work space could be fit into checkerboard pattern. Elegant E n d – Wa t e r s i d e – West Side is conserv- industrial areas; water- d e p e n d e n t waterfront housing contrasts ing the residential and employment uses should be given priority along with run-down triple-deckers; diversity that already exists. T h e the shoreline. modern corporate headquar- i n v e n t o ry of publicly assisted afford- Urban design and open space ters contrast with traditional able housing should be maintained; improvements can help mitigate the industrial plants. the owners of small, affordable, multi- rough juxtapositions of the intense ẇ ẉ There is significant development family buildings should be offered mix of uses here, and create a new Development along the waterfront should enhance public access to the pressure in South End–Waterside–West resources for management and reha- civic realm. Parking, storage areas, w a t e r’s edge; public and private improvements along major streets should Side, as well as a desire to revitalize bilitation. Industries should be offered and unused slivers of land could be provide better opportunities for transit, walking, and neighborhood retail. and stabilize what exists. Neglected assistance with parking, access, and consolidated to create neighborh o o d Development on large, assembled sites should be guided by special Mi x e d -Us e assets, such as the waterfront, offer environmental quality issues. open space; community center and Overlay Districts. Since the nort h e rn edge of the South End is so close to down- tremendous opportunities while exist- New development should be tar- park improvements should be town, particularly the Tr a n s p o rtation Ce n t e r, it is a viable place for development ing resources, such as the affordable geted for blighted areas, with an aim grouped to create neighborh o o d that might otherwise be destined for downtown. Here a careful balance must be housing stock and industrial facilities, towards strengthening the mix of anchors; the Central Park/Mill River s t ruck: Planning controls must ensure that development in this area does not rob should be conserved. a c t i v i t y. Sites could include small Greenway could be extended south to from downtown, but encourage projects that lead to improvements such as And the neighborhood is organ- industrial properties that are incom- the West Branch. affordable housing, waterfront promenades, pedestrian connections to down- Ẉ town, and better parks and community facilities. W H AT WE CAN BE| 4 3 NORTH STAMFORD

Ẅ ẅ Ẇ ẇ Ẉ N o rth Stamford’s natural beauty— found along its roads, in open spaces like the re s e r v o i r, arboretum, and nature center, and t h roughout its residential neighborhoods—must be preserved for all Stamford re s i d e n t s .

Ẅ ẅ

North Stamford, the most sion—elicit strong reactions. and the Merritt Parkway; and the city affluent and least densely There is not much expectation should explore stronger tools for tree developed area of the city, that affordable or multifamily housing p r e s e rvation and subdivision pattern s consists almost exclusively of will be built in North Stamford; high that leave environmentally sensitive single-family homes on large, p r o p e rty values and the lack of sewers land free of development. wooded lots. A fifth of the land and infrastructure drive up housing Quality of life initiatives must be area is public or protected costs. Still, the city and community balanced against considerations of land, such as parks, campus- should craft guidelines for incorporating equity and fair share in locating public es, reservoirs, and preserves, affordable housing into any m o d e s t facilities. Town facilities should be Ẇ Ẉ and there is strong sense of size or large new subdivisions. kept in North Stamford, but they the landscape, with rolling Indeed, residents expressed more should become good neighbors. hills, rock outcroppings, and c o n c e rn about the neighborh o o d ’ s For example, the leaf mulching opera- w e t l a n d s . s c e n e ry and natural environment than tion should be better landscaped and Residents want to preserve these they did about the design of new s c r e e n e d . qualities and features, protect wet- houses, probably because the neigh- N o rth Stamford can support lands and wooded lots, connect open b o rhood’s topography, winding downtown by continuing to eschew spaces into greenbelts, and maintain streets, large lots, and stone walls competitive retail development and by the scenic qualities of roads. Threats already afford significant visual priva- promoting stronger transit connec- to the rural and residential character c y. Greenways should be extended tions to downtown, both for com- of the neighborhood—such as cell along the Mianus and Rippowam muters and youth, lessening traffic phone towers and commercial expan- Rivers and across Poor House Brook impact on other neighborh o o d s . ẇ W H AT WE CAN BE| 4 5 NEWFIELD, TURN OF RIVER, WESTOVER

Ẅ ẅ Ẇ ẇ Ẉ High Ridge and Long Ridge ro a d s can be designed to work as civic- and community- oriented boulevards, not just suburban highways.

Ẅ ẅ

The central part of ing new housing, strengthening should be regarded as major civic should be connected better to Stamford—Newfield, Turn of civic assets such as roadway and a s s e t s . Each road could be designated n e i g h b o rhoods. The city must work R i v e r, and Westover—is com- river corridors, and calibrating as a Pr e s e rvation and Design Di s t r i c t , creatively to identify new park posed mostly of suburban, growth so existing businesses can allowing for guidelines that address o p p o rt u n i t i e s , p e rhaps by insert i n g single-family subdivisions, thrive while new opportunities are the design of landscaping, streetscap- playgrounds into passive woodlands, strip shopping districts, and directed downtown. ing, neighborhood entries, and infra- or by incorporating public–private office campuses, relatively One defining characteristic of s t ructure like utility lines; designating facilities in large development projects. modern developments built N e w f i e l d –Tu rn of River–We s t o v e r i s them as scenic corridors would afford There is significant market inter- within the last few decades. that while there is a diversity of hous- even more protection. G r e e n w a y s est in office and retail development in The area’s residential character is ing overall, neighborhoods are organ- should be organized along the rivers, this area, because of the accessibility stable, and that must be respected. ized as uniform enclaves, often set with public access wherever practical afforded by the ridge roads and the Ẇ There are strong pressures for new a p a rt from each other by streams, and connections to the Merr i t t M e rritt Pa r k w a y. Significant commer- commercial development, which must hills, roads, and other visual features. Parkway greenway and Scalzi Pa r k . cial development should be rejected, be tempered. The development p a t t e rn Within these areas, special effort is Large tracts of open space should be though, because it would overw h e l m in N e w f i e l d –Tu rn of River–We s t o v e r needed to design new housing that designated as an Open Space Overlay. this area and drain energy from down- seems fragmented with homes, is compatible with the texture that Because of the large numbers of town. Small infill office and retail shops, and workplaces isolated from already exists. Affordable housing families and seniors in Newfield–Tu rn development that allows existing cam- each other, and no real civic center. must be approached sensitively, of River–We s t o v e r, parks, and com- pus users to expand, or helps improve As in other parts of the city, high traf- potentially through inclusionary munity facilities are especially impor- the character of road corridors, could fic volume on through roads disru p t s requirements for new subdivisions. tant. Existing parks should be upgrad- be considered. Deducting environ- the quality of life. Major corridors—High Ridge ed, particularly with safety i m p r o v e- mentally sensitive lands from density The challenges are to find Road, Long Ridge Road, the Mianus ments for playgrounds, athletic f i e l d s calculations would help reduce appropriate strategies for encourag- River and the Rippowam/Mill River— and pedestrian walkways, and they development pressure. ẇ Ẉ W H AT WE CAN BE| 4 7

Ẅ ẅ Revitalized neighborhood centers in BELLTOWN, GLENBROOK, G l e n b rook and Springdale would enable re s i d e n t s to walk to shopping, schools and transit links to SPRINGDALE d o w n t o w n .

Ẅ ẅ

The area northeast of Such development should be incre- rounding neighborhoods, upgrading options for local residents and rein- downtown—the neighbor- mental in scale and density, so as not the visual character of major road- force the idea of village centers. hoods of Belltown, Glenbrook, to compete with downtown. ways, and helping small business dis- These include adding bus stops, taxi and Springdale—is character- The challenge here is to develop tricts evolve into village centers that zones, and bike storage at the istic of an aging suburb. It is strategies for making affordable hous- unite nearby neighborh o o d s . Glenbrook and Springdale stations; largely built out and demo- ing and industry compatible with the Village centers would be places building a new rail station at East graphically diverse. Its roads prevailing low-density residential where everyday shopping and com- Main Street; and making pedestrian are strained by traffic, it is character of the neighborhood. New, munity life could occur. They would improvements along main streets and underserved by community h i g h e r-density housing could be chan- feature pedestrian improvements and in the areas surrounding train stations. facilities, and it is home to half neled to areas around the Glenbrook amenities, pocket parks, and village Parks are an issue because of the the city’s industrial area. and Springdale train stations, or along greens, stores that face sidewalks relatively high population density, the The challenges facing this area major corridors such as Hope Street and have shared parking lots behind, reliance on scattered school grounds, Ẇ are, in truth, a microcosm of those and Newfield/Strawberry Hill Av e n u e . small offices and apartments above and the absence of major, multi-use- facing Stamford as a whole. The The industrial district along the rail- stores, and underground utilities. and multi-age-group parks. There is c o rnerstone of the strategy, however, road could be upgraded through initia- Main streets in Belltown– no land for major new parks, so latent is unique: guide the incremental tives such as shared parking, environ- G l e n b r o o k–Springdale suffer from and existing resources must be maxi- evolution of Belltown–Glenbrook– mentally sensitive improvements, and heavy through traffic between down- mized. For example, a greenway could Springdale neighborhood business strict controls on heavy industry. town and communities to the nort h , be assembled along the Noroton districts into village centers. There are several major urban as well as the increased use of cars R i v e r, and schoolyards could be des- Most of Belltown–G l e n b r o o k– design goals for the Belltown–Gl e n b r o o k – for trips within the area. Not much ignated for wider use as community Springdale is built out. There is poten- Springdale area: promoting infill can be done about through traffic, but recreation and open space. tial for redeveloping the industrial dis- development that is consistent in careful, small-scale improvements tricts and along several major roads. scale and character with the sur- could make walking and transit better ẇ A VISION FOR NOW, A PLAN FOR THE FUTURE

A master planning process, such as that which and providing clearer guidance for develop- led to this report, is often considered a moment ment in outlying areas of the city. when a city can challenge itself to think big For Stamford, acting boldly means having and act boldly. But big ideas and bold initia- the confidence to work patiently and steadily. tives do not have to mean that a city should It means recognizing that just as the city’s undergo drastic change. problems weren’t created overnight, they won’t For Stamford, thinking big means rediscov- be solved by simple pronouncements. It means ering the qualities that make the city strong— cultivating the city’s strengths, but having the its diverse social and economic base, its natu- courage to let places like downtown, industrial ral resources and beauty, its strong downtown areas, the waterfront, neighborhood centers, and and neighborhoods—and re-asserting them as corporate campuses evolve in creative ways. the foundation of the city’s future. Acting boldly means asserting with clarity Thinking big means looking at local prob- the public’s purpose and objectives: a diversity lems in a larger context. Can the city create a of housing and employment opportunities, connected open space system that links Long access to resources like the waterfront and Island Sound to the hills of North Stamford and open space, better options for moving from beyond, via rivers and main roads, across place to place, and policies for ensuring the campuses and reserves? Can every neighbor- city’s architectural and landscape heritage is hood find a way to address the challenge of protected. But it means recognizing that the making room for more housing in Stamford? details will appropriately be worked out neigh- Can downtown be as important a residential borhood by neighborhood, project by project, community as it is a financial, retail, and cul- place by place. tural center? If Stamford is sometimes known as the And thinking big means addressing old “city that works,” then the Stamford Master challenges in new ways. The issues the city Plan is a set of proposals for helping it work faces, as identified in citizen meetings and the b e t t e r. Once every few decades, a city has the research behind this plan, are connected to opportunity to think big and act boldly. But in each other in complex ways. In the long run, between those times, it is confronted with solving the city’s traffic problems will have countless decisions that it also has to get more to do with its ability to create housing for right. The Stamford Master Plan presents a all income groups than it will with engineering big-picture vision as well as strategies for the improvements. Protecting neighborhood quali- long haul. Above all it urges consistency and ty will depend on finding ways to say “yes” to focus, patience and perseverance, and team- new development in and around downtown, work—hallmarks of any great city.