430-452 Stillson Road Developments 2025

We will post updates on this website as soon as they become available

To those who have contributed to hiring legal and expert professionals for a fair evaluation of this proposed site and development—thank you! 👍🏻 👍🏼 👍🏽 👍🏾 👍🏿

⭐ If the proposals concern you and you're in a financial position to contribute, please consider donating today at GoFundMe for Stillson Road. Your contribution will help fund legal and professional resources. If the proposals excite you but you also value a fair evaluation, we encourage you to donate to help ensure a transparent and thorough review. No amount is too small! ⭐ Thank you 

9-16-2025

Fairfield TP&Z approved 67-unit apartment building with conditions.

Approved: Noonan, Corsillo, Levy, Randolph, Siebert

Against: None

Commissioner Braun recused herself

The conditions are as follow: 

1. The site plan approval will based on the site plan revisions shared by the applicant on July 29, 2025. 

2. Parking spaces both within the garage and in the parking area to be specifically assigned by unit in order to provide clear direction to tenants and to minimize unnecessary trips circulating within the property. 

3. Coordinate with the Town Engineering Department and CT DOT to revised the curb area in front of the project site to provide a deeper designated left turn lane for Stillson Road onto Black Rock Turnpike with full installation of sidewalks along the property frontage as well as street tree installation. 

4. Affordability requirements per the Economic Development Department to be met for the provision of 21 affordable units based on the total of 67 on-site units for the 8-30g. A deed restriction for the set-aside development must be recorded on the land records prior to issuance of the Building Permit and is subject to final review by the Economic and Community Development Department prior to filing. 

5. Revision of the Lighting Plan shown on Sheet 5.0 prepared by J. Edwards & Associates dated 07/15/2025 to eliminate the lighting trespass to the wetlands buffer and Upland Review Area to the rear and at the southern property line to the satisfaction of the Conservation Department and the Planning Director and to ensure that all light fixtures are located at an appropriate height, are full-cut off, and Dark Sky compliant to reduce negative impacts to wildlife and adjacent residential neighbors. 

6. All stormwater detention systems to be designed to the satisfaction of the Town’s Engineering Department prior to issuance of a Building Permit. 

7. Any retaining wall that is constructed will be set back a minimum of 12” from the property line.

7-26-2025

💥 Final Chance 💥 Speak Out Now on 5-Story, 68-Unit Apartment Proposal on Stillson Rd, Next to Little Pub

1 - Email Your Concerns by July 29
📧 TPZCommission@fairfieldct.org

2 - Attend the Public Hearing (In Person or via Zoom) on July 29 at 6:30pm
🔗 Zoom: 

https://zoom.us/j/7250682403
🔒 Passcode: 123

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You can speak to TWO SEPARATE ITEMS:

🏘️ 1. New Zone Establishment – "Stillson Road Housing Zone"

If approved, this custom zone will set a dangerous precedent. Developers and attorneys can cite it to justify future custom zoning across town. This isn't just about one site—it's about keeping Fairfield’s zoning protections intact.

🏗️ 2. The 68-Unit Development Proposal (8-30g Application)

Because this falls under state law 8-30g, the TPZ Commission can only consider concerns related to public health and safety. Think: traffic hazards, emergency access, fire safety, flooding, and other documented risks.

—————————

Review the application here:

https://filecloud.town.fairfield.ct.us/ui/core/index.html?mode=public&referrer=%2Furl%2Ftpzagendabackup#expl-tabl./SHARED/!2sVRlyfFEVE3xT6lX2IGkctYbM3wj/TPZ%20Agenda%20Backup/2025/July%2029,%202025/(C1-3)%20430%20&%20452%20Stillson%208-30g

7-24-2025

🚨 Attention Fairfield Neighbors 🚨 If these custom zone change requests get approved by the current pro-development TP&Z Commission, we are all F*CKED.

The proposed zone change requests—currently impacting only two roads, as I am aware—have the potential to set a dangerous precedent in Fairfield. A local attorney, representing his clients, has introduced proposals for a “Stillson Road Housing Zone” and a “Reef Road Housing Zone.”

Imagine if these custom zones are approved—what’s to stop developers from targeting every street in town, one by one, with their own custom zoning rules? It may sound far-fetched—but don’t be fooled. We can’t leave the future of our town to the hope that this idea is “too ridiculous” to pass.

THIS IS IMPORTANT. This specifically concerns the zone change requests. It doesn’t matter that it comes with an 8-30g development because the zone change requests will be voted on separately.

Don’t let them sneak these changes through. Act now—this is the least you can do for our town.

Email Your Concerns Now:
📧 TPZCommission@fairfieldct.org

Some highlights on the Stillson Road Housing Zone:

• Max height: 70ft

• Min setbacks: side (7.5ft), rear (7.5ft)

• Min lot size: 0.5 acre

• Min parking: 1.25 per unit

P.S. This current zoning commission has already approved a lot of developments in past few months—and your street could be next.

————————————————

Review the application and look for the documents named “App Text Amendment…” or “App Package Text Amendment…” for the custom zones :

https://filecloud.town.fairfield.ct.us/ui/core/index.html?mode=public&referrer=%2Furl%2Ftpzagendabackup#expl-tabl./SHARED/!2sVRlyfFEVE3xT6lX2IGkctYbM3wj/TPZ%20Agenda%20Backup/2025/July%2022,%202025

5-27-2025

430-452 Stillson Road – Zone Change and 19-Unit has been approved

🔗  Watch the recording of the 1st public hearing held on 4/29/2025

https://www.youtube.com/live/q3qbKtCuLRo?t=6625

🔗  Watch the recording of the 2nd public hearing held on 5/6/2025

https://www.youtube.com/live/J2Ju5aIICkM?t=6843s

🔗  Watch the recording of the decision to approve on 5/27/2025

https://www.youtube.com/live/7N5Z-6rGgbw?t=315

Thank you to all who have invested their time, money, and effort in challenging this proposal.

Key Takeaways:

• A recommendation to approve is meaningless because there is no accountability. Commissioners can keep their recommendations to themselves instead of wasting the community’s time. A recommendation without ownership isn’t leadership—it’s performance.

• There was a clear safety concern about one of the buildings near the wetland, yet the Fire Marshal failed to address it. The zoning commission appears constrained to rely solely on ‘expert’ input to avoid liability—even when that input is incomplete or inadequate. It’s unclear whether the commission consulted the appropriate department or the right personnel for this issue. For back-out designs—particularly in alley-access garages, townhomes, or rear-loading developments—most planning and engineering standards recommend a minimum of 24 feet of clear backing space. Ignoring this standard raises legitimate safety concerns that deserve a direct and accountable response.

• The zoning meetings feel more like a performance than a forum for genuine evaluation rooted in community input and empathy. In the past 6 months, the approval rate from this zoning commission appears to be 100%. The process feels robotic—detached from public concerns and the responsibilities commissioners were appointed to uphold: to act in the best interest of Fairfield residents. I’m sure the commissioners believe they are doing the right thing, but it’s clear that the process prioritizes technical compliance over real-world impact. When public input is consistently overlooked and every proposal is approved without meaningful scrutiny, it calls into question whether community voices have any weight at all.

• At this point, we have to ask: why does the commission exist at all? If decisions are made solely by following rigid guidelines—regardless of community input—what is the purpose of these meetings? Why spend hours in zoning meetings, and even more time reviewing applications, if public voices hold no weight? The commission appears to base its decisions entirely on binary answers from so-called 'experts,' with little regard for nuance or local concerns. When resident feedback is consistently ignored and every proposal is approved as a matter of procedure, perhaps it’s time to eliminate the commission altogether and stop wasting everyone’s time. If input from the community doesn't matter and only yes/no answers are needed from the 'experts,' then this entire process could be automated.

• The current commission undermines trust in the process and raises serious concerns about fairness, transparency, and accountability.
  
  

What’s Next:

An 8-30g, 68-unit development. Some people gave in on the 19-unit when they saw 68—but you know what? Don’t be so naive.

As we’ve seen with the Circle Project, developers will continue to pursue 8-30g proposals even after a non-8-30g version has been approved. Why? Because the question for them is: why not? They managed to file the application before the 8-30g moratorium took effect—and with the current commission’s track record of approving virtually everything, they have nothing to lose. From their perspective, having two options is simply a strategic move to attract a broader range of investors.

I will not be covering this upcoming 8-30g proposal. I’ll sit back, watch the show, and maybe pivot to what the current commission offers. Shall we all just become developers?

God Bless Fairfield.

P.S. The Easton “developer”—a Stratford realtor named Stephen Shapiro—continues testing his luck in Fairfield, with active applications also on Biro and Congress Street. With a commission that rarely says no, he couldn’t have asked for a better setup..

5-2-2025

📣 Public Hearing Open Until 5/6/2025 for 19-Unit Proposal

🗓️ Tuesday, May 6, 2025
🕡 6:30 p.m.
📍 Fairfield Regional Fire School @ 205 Richard White Way, Fairfield, CT 06824

Watch the recording of the public hearing held on 4/29/2025 here

🛑 There is still time! What can you do?

1. Email Your Opinions TODAY
Make sure your voice is heard, even if you can’t attend the public hearing.
📧 TPZCommission@fairfieldct.org
📧 firstselectman@fairfieldct.org

2. Speak at the Public Hearing in person or via Zoom
This is our final opportunity to have our voice heard and considered for this application.

🔗 Zoom: Join here
🔒 Passcode: 123

⏱️ Public comments are recommended to be limited to 3 minutes.

Feel free to review the TP&Z pending applications here and do your own research.

4-22-2025

🌳 “Not So Fun” Fact #4: Save Our Trees at 430–452 Stillson Road

Approving either of the two pending development proposals would result in the destruction of over 40 mature, healthy trees. These trees are part of what makes our neighborhood beautiful—and vital to our environment. Let’s stand up for them.

🌍 Happy Earth Day—let’s protect what matters.

4-16-2025

430-452 Stillson Road – Fun Fact #3

Do you see how funny the sequence of events has been for this development?

The applicant submitted an architectural proposal that did not comply with the zoning regulations at the time and requested a zoning regulation amendment.

→ Withdrew the architectural proposal during the first TP&Z public hearing

→ Pushed to change the zoning regulations across the entire town just to fit their project’s architecture—instead of applying for a site-specific exception. What does that tell us? They’re likely planning more developments in Fairfield, and the property next to yours could be next

→ Submitted an 8-30g proposal

→ To the applicant’s own surprise, they received an approval from TP&Z to alter the zoning regulation for all DRD zones - just as they wished

→ Resubmitted the original architectural proposal

→ Kept both proposals as a strategic move, anticipating that people will settle for the one that seemed “less bad.”

The approved regulation change affects all DRD zones. Based on the zoning map, it appears that the DRD zone can be applied in any residential zone.

Original Regulation (based on underlying zone) was adopted in 1988:

• AAA Zone: Max 0.5 unit per acre     (Min 30 acres lot)

• AA Zone: Max 1 unit per acre           (Min 10 acres lot)

• R-3 Zone: Max 3.2 units per acre.     (Min 5 acres lot)

• R-2 Zone: Max 4.6 units per acre      (Min 2 acres lot)

• A Zone: Max 6.9 units per acre         (Min 1 acre lot)

• B or C Zone: Max 10 units per acre  (Min 1 acre lot)

New Regulation (uniform across all zones) was approved in 2025:

• 9,357 sq. ft. required to build the first unit

• 1 additional unit allowed for every additional 3,000 sq. ft.

• All minimum lot size requirements remain

Along with this change, there are also updates to the parking, setback, and lot coverage requirements. An interesting approved change is that unit driveway spaces will now be considered as parking spaces.

P.S. An appeal to the decision has been filed

4-7-2025

430-452 Stillson Road – Fun Fact #2

There are pending 8-30g applications for 105 Biro Street and 108 Biro Street, submitted by the same applicant, Stephen Shapiro and a partner. They are seeking to establish custom zonings for those specific streets/roads. If the proposed custom zonings are approved, it will set a precedent, enabling any developer to create their own zoning designations for any street, potentially impacting your street in the future.

Proposed New Zones:

Stillson Road Housing Zone

Biro Development District

p.s. 105 biro street llc and 108 biro llc were formed around Jan 2025. 105 biro street llc has been transferred to Eric Delaurentis at DeLaurentis Developments around Feb 2025.
https://patch.com/connecticut/weston-ct/whats-opening-weston-redding-easton-look-new-businesses-13

3-30-2025

430-452 Stillson Road – Fun Fact #1

The second non-8-30g proposal is a 19-unit townhouse structure, similar to Oldfield Commons on Oldfield Road in Fairfield, which was built in 2021. And guess how much a unit sold for recently? (226 Oldfield Rd, 234 Oldfield Rd, Fairfield)

💰 $1.425M + $625 Monthly HOA 😊

The townhouses in Oldfield Commons are shorter than the proposed Shapiro Commons and are near the beach. Feel free to make your own judgment—how much do you think Shapiro will sell these 19 townhouses for? (Three are required to be affordable. A homeowner’s dream? You wish. They’re probably going to be leased.)

Also, 890 & 892 Oldfield Rd, built in 2023, have a similar look and sold for around $1.4M. 884 Oldfield Rd is currently listed for rent at $7K.

FAIRFIELD, DO WE REALLY NEED MORE LUXURY TOWNHOUSES, ESPECIALLY ON A BUSY ROAD?

3-23-2025

Attention: Black Rock Turnpike & Stillson Road Residents and Local Visitors!

If you drive or walk around Black Rock Turnpike and Stillson Road—where Little Pub, A&S, Trader Joe’s, and many more businesses are located—pay attention to this important update. As of March 2025, two development proposals from the same applicant are currently under review by the Town of Fairfield Planning and Zoning Department. The proposed development site is 430-452 Stillson Road, adjacent to the Dolan building, which houses Stillson Road Dental Care, Avery Center for OBGYN, and several other businesses.

WHAT HAS BEEN DONE SO FAR?

In February 2025, the town approved a zoning regulation change that affects all Designed Residence District (DRD) zones across Fairfield. Key changes include:

• Increased housing density and reduced parking requirements

• Required affordable housing units for DRD developments with 10+ units increased from 10% to 15%

FACTS ABOUT BOTH PROPOSALS:

• Destroy 40+ mature evergreen trees (~40 feet tall)

• Add 1 acre of impervious surface

• Place the entrance and exit on the same busy street, close together

• Introduce a high-density development that changes the character of the area

• Two pedestrian strike incidents occurred on the same road in the past year, with one happening directly in front of the proposed location

• Keep a single-family home at the front

WHAT’S COMING? KEY HIGHLIGHTS

Proposal 1: 68-Unit Apartment Complex (8-30g application – overrides local zoning regulations)

Bypasses all local zoning regulations under 8-30g, meaning:

• Only professional opinions (specifically regarding public safety and health) will have weight

• Other concerns or opinions will not impact the final decision, based on my observation of different projects over the last few months

• Emails to TP&Z and public comments during the hearing will have little impact, but feel free to express concerns if strongly compelled

• 
  

Units Breakdown:

• 32 one-bedroom units (675–745 sq. ft.), including:

• 21 at-market units with estimated current sale price: $350K

• 11 affordable units with estimated current rental price: $2,185/month

• 36 two-bedroom units (950–1,010 sq. ft.), including:

• 26 at-market units with estimated current sale price: $450K

• 10 affordable units with estimated current rental price: $2,622/month

Parking: Total of 115 parking spaces

** Our guess is that the affordable units will be rentals unless they can be sold near at-market prices. Based on my initial analysis, the affordable units could be sold at current market prices, plus or minus $40K. However, whether they will be for sale remains uncertain, as market conditions may change by the time the development is completed. **

Proposal 2: 18-Unit Townhouse Development (Requires zone change from “A” to “DRD”)

Local zoning regulation applies:

• Approval of the zone change from A to DRD is currently pending review.

• Public input matters, and it's unclear whether repeating the same concerns over and over disengages the commissioners.

• Professional opinions carry much more weight

Units Breakdown:

• Each unit has three bedrooms (2,238 sq. ft.) and an unfinished attic

• 16 at-market units with estimated current sale price: $1.45M per unit

• 3 affordable units with estimated current rental price: $3,030/month per unit

• 2-car garages per unit

Parking: 12 outdoor visitor parking spots proposed (but only 6 shown on site plan?)

Each unit will have its own rollout trash pickup

** Based on our initial analysis, the affordable units would likely be for rent. Otherwise, the applicant would lose three times the return. However, the market conditions may change by the time the development is completed. **

WHY WERE TWO PROPOSALS SUBMITTED?

The Town of Fairfield is expected to secure an 8-30g moratorium from the state soon.

• The developer submitted the 8-30g application to bypass local zoning regulations before the moratorium takes effect

• Regardless of whether the 18-unit townhouse plan is approved or rejected, the 8-30g 68 unit apartment complex will still proceed under state law

WHAT’S NEXT?

To properly assess the impact of these developments, we need to hire professionals to:

 🚸 Conduct a traffic study (during the school season) and a pedestrian safety analysis

 📊 Review the engineering report submitted by the applicant

 ⚖️ Handle legal matters related to zoning and compliance

WHAT HAVE THE NEIGHBORS DONE?

Attorney Joel Green has been hired by our neighbor to represent residents opposed to the project. This is a critical step in advocating for the interests of our neighborhood

HOW CAN YOU HELP?

📢 Spread the word to raise awareness about these proposed developments

 💰 Donate to support the neighbor’s efforts! ⭐ If the proposals concern you and you're in a financial position to contribute, please consider donating today at GoFundMe for Stillson Road. Your contribution will help fund legal and professional resources. If the proposals excite you but you also value a fair evaluation, we encourage you to donate to help ensure a transparent and thorough review. No amount is too small! ⭐ Thank you 

Sincerely,

Your neighbors at Stillson Road

Feel free to review the TP&Z pending applications here and do your own research.