2006-2007 Annual Report

STAMFORD DOWNTOWN SPECIAL SERVICES DISTRICT
ANNUAL REPORT 2006-2007
www.stamford-downtown.com
VISION:
Downtown—1992-2007:
The vision for Stamford
Downtown is that of a
24-hour/seven day a week
center for living, working,
shopping, dining,
education, culture and
entertainment.
A Fifteen Year Journey
MISSION:
The Downtown Special
Services District is
responsible for creating,
managing and promoting
a quality environment for
people, which enhances
the economic vitality
of the Downtown.
GOALS:
• To foster the Downtown’s
economic growth through a
strong retail recruitment
and retention program.
• To ensure the appropriate
economic development
of Stamford Downtown
through comprehensive
stategic urban planning
and advocacy.
• To plan, initiate and
manage enhanced
operational services,
which improve Downtown’s
outdoor environment.
• To attract people
to the Downtown through
targeted signature events
and marketing programs.
DSSD ANNUAL REPORT 2006-2007
Fifteen years ago, Downtown property owners, after a
thorough two year assessment of the depressed downtown economy, determined that the best way to jump
start its revitalization was through creating a Business
Improvement District. The concept at the time was relatively new. There were fewer than twenty-five such districts across the country, compared to more than 1,200
in operation today.
The picture painted of the downtown during the latter
assessment was rather bleak, with a 20% vacancy rate
in Downtown’s 5,705,000sf of offices where rents were
at $21sf, at the high end. Retail vacancy rates were at
22% with $12-15sf leases. The two Downtown performing arts theatres (Stamford Center for the Arts) were
“dark” more than half the year. The Palace Theatre was
desperately in need of major renovations including a
stage enlargement to accommodate large concerts and
shows. Stamford Downtown had only five cinema
screens-- limiting movie choice and sending people
elsewhere to see a “flick” and “grab a bite”. Downtown
was in a downward spiral--- replete with empty, poorly
maintained streets and a perception that the neighborhood was unsafe. Most significantly, there was a static
residential market, consisting primarily of older housing stock. Few residents meant fewer people walking
outside after 5pm or on the weekends. It was a sorry
picture indeed. In 1992, Downtown property owners
voted overwhelmingly to form a self-taxing special services district to manage the Downtown and create a revitalized, inviting environment.
UBS
RBS Greenwich Capital
Downtown 15 years later–
The programs initiated and managed by the Stamford
Downtown Special Services District (DSSD, District)
and the District’s keen focus on economic development
in all parts of the city have contributed significantly to
the downtown’s strong economy today. A dynamic
sense of place has been created where multi-thousands
of people live, work, enjoy the arts, are educated, dine,
shop or simply visit. Today, there are more than 3,300
residential units in the Downtown, double the 1,600
available in 1992. In addition, six major residential
developments have Zoning Board approval and their
construction will begin when the developers say, “Go!”
Seventy-three restaurants grace our streets, (as
opposed to the 40 here fifteen years ago), with more
than one third of them having vibrant outdoor cafes to
Stamford Town Center Expansion Rendering
LETTER FROM THE CHAIRMAN & THE PRESIDENT
LETTER FROM THE CHAIRMAN & THE PRESIDENT
enliven the streets. A strong maintenance program
includes 7-days-a-week—8-hours-a-day street cleaning,
ambassadorial patrols at 215 hours a week, and a landscaping program ensuring four dramatic and colorful
seasonal plantings.
Award-winning, much heralded events such as the yearly outdoor sculpture exhibit, the Holiday helium balloon
parade, the Alive at 5 outdoor concert series and the
Heights and Lights Christmas program bring many thousands of people downtown yearly. In addition, Stamford
Downtown now houses 17 movie screens and 2 performing arts theatres which draw over 1,000,000 people each
year. In 1997, the Palace Theatre’s stage was dramatically enlarged and the building’s interior was totally renovated in 2003, creating an inviting site for major theatre
productions. The Avon Theatre, an independent, eclectic
art cinema, which opened in February, 2004, after an
exquisite renovation has attracted a strong, loyal following with its avant garde cinema selections and compelling guest lecturers.
The office market is strong with an occupancy rate in
Class A offices of 85% and Class B at 92%. Rents are
finally reaching an impressive level of $37+ per sf in
Class A offices and $22+ per sf in Class B. Similarly,
retail leases have reached the $30 level with an occupancy rate of 91%. For downtown property owners, the
real good news is the value of their real estate. Smaller
properties have doubled and in many instances tripled
in value. And, the Blackstone Group’s sale of the Equity
Office Properties to RFR Holdings achieved a record
high Stamford downtown price of $ 500sf.
Stamford Downtown is now home to multinational financial institutions. In 1998, UBS’ North American
Headquarters (600,000sf at a cost of $250 million,) was
completed, employing 2,200+/- individuals. Today, that
number has escalated to 5,900+/- employees and vendors. That is a 107% job growth within 8 years. The economic ripple effect has been dramatic. UBS pours another $20 million-plus into the community to underwrite
cultural and nonprofit activities and to engage the services of local printers, designers, audio/visual technicians,
couriers, caterers, employment agencies, hotels, restaurants, limo companies, florists and photographers. The
Royal Bank of Scotland broke ground on its $500 million,
one million sf eleven-story North American Corporate
Banking Center in August 2006 with a scheduled completion date of early 2009. Undoubtedly, the same economic ripple which stems from UBS’ impact on the community will be mirrored by RBS.
The DSSD proudly maintains a productive and cooperative relationship with city boards, political leaders,
community organizations, the City administration and
numerous corporations. This collaborative effort is
responsible, in no small way, for Downtown’s strength.
Mayor Malloy has been a true friend of downtown pro-
grams as have the incredibly competent and dedicated
cadre of City employees who willingly give their expertise and time. The Mayor shares our vision that the
downtown is the City’s center and must be the dynamic nexus of commerce, the arts and residential life. The
Downtown is most grateful for his consistent support.
No enumeration of a 15 year growth spurt would be
complete without thanking the hundreds of corporate
and individual sponsors who give so generously to support downtown events. Almost half the DSSD’s budget
is from such sponsors whose largess enables the
District to host seven signature events which profoundly stimulate the downtown economy. Similar thanks
are merited for the thousands of volunteers who help
annually: our enthusiastic event volunteers; our dedicated streetscape gardeners who beautify our environment; and the Friends of the Downtown who spearhead
our program for the acquisition of outdoor art. We are
proud to list all our volunteers and sponsors individually on page 10 of this Annual Report.
In closing, while we recognize that great progress has
been made during these past 15 years, much remains
to be accomplished. The Downtown is truly a work in
progress and must always remain so to ensure its
growth and vitality. The DSSD envisions, and is actively working to create a stronger retail marketplace. We
eagerly await the beginning of construction on the renovation of Old Town Hall, which will make it a public
showcase. Six dramatic residential and hotel developments have been approved by the Zoning Board and
should begin construction during 2007 and 2008,
bringing 1,903 new, high quality residential units to the
downtown. The Taubman Company will complete its
$50 million redesign of the Stamford Town Center in
November 2007. A 40,000sf Barnes and Nobles and
seven new restaurants will anchor the Mall’s renovation. The latter projects will enrich the downtown experience, continuing the DSSD’s vision of creating a
dynamic sense of place in Stamford Downtown.
Stephen J. Hoffman
Chairman
Sandy Goldstein
President
www.stamford-downtown.com
1
Goal:
To foster the Downtown’s economic
growth through a strong retail recruitment
and retention program.
Goal:
To ensure the appropriate economic development
of Stamford Downtown through comprehensive
stategic urban planning and advocacy.
The creation of a vibrant retail environment is at the core of DSSD’s mission. In June 2006, a
newly created Retail Advancement Program was approved by DSSD’s Board of Commissioners earmarking a total of $300,000 for grants to qualified prospective retailers within the next two years.
Two types of retailers are currently being recruited by DSSD: boutique stores offering a unique
shopping experience such as art galleries and neighborhood shops such as a hardware store,
bakery, produce shop etc.
There have been significant retail developments and leaseholds which have occurred during
2006/2007:
• Reckson completed construction of its 36,000 square foot retail plaza, known as The Landmark,
located at the intersection of Broad & Atlantic Streets.
• The 3,800 square feet of retail space at the base of the Marriott Courtyard is now a highly
successful restaurant napa & co, which includes an upscale gourmet market & wine shop.
• The lights will soon be on in the retail space below Target as Houlihans restaurant and the
Trump Parc sales center joins Citibank at street level.
• Three other exciting Downtown restaurants opened this year: Ferrante adding elegance to Summer
Street, Remo’s Brick Oven Pizza Company enhancing the Italian flare on Bedford Street and Zody,
a casual American & Italian influenced café on Atlantic Street.
• The Taubman Company has begun its $50 million redesign of the southwestern Stamford Town
Center mall entrance. Due to open late fall 2007, the 110,000 square foot retail component will
include a 40,000 square feet Barnes & Noble, a 21,000 square foot H & M fashion anchor and
seven new restaurants in a piazza-style courtyard.
2006/2007 ACCOMPLISHMENTS:
Industry Trade Show Representation – Exhibited at two International Council of Shopping Center
trade shows in New York City and Boston, getting our message across to the 10,000 plus brokers
and retailers in attendance.
Downtown Retail Marketing – In 2007, a list of 100 of the most active retail brokers in New England
was compiled. The brokers are updated via e-mail concerning any significant new projects
approved in downtown and kept abreast of available retail space.
Stamford Tables – Facilitated the continuation and expansion of Stamford Tables, a group of 26
restaurateurs and nightclub proprietors who collaborate on mutually beneficial programs and
collective marketing. DSSD sponsored a Wine tasting event at napa & co. for Stamford Tables
members in February. The Concierge Book, containing sample menus and photos of 26
participating restaurants, was updated and distributed to more than 30 area hotels and
apartment building communities in the surrounding area.
2007/2008 GOALS:
Downtown Retail Business Development – Implement the Retail Advancement
Program to attract 3-5 new retailers to Stamford Downtown. Work with property
owners to market and lease new retail vacancies to brokers active in the Stamford
trade area.
Stamford Tables – Increase membership of Stamford Tables from 26 to 30
members. Expand the distribution list of the Concierge Book to hotels and
apartment complexes in Stamford and surrounding towns.
Downtown Retail Planning – Initiate the next phase of a strong retail recruitment program by working with property owners, the Retail Committee, area
broker contacts and a Retail Consultant to identify retailers which would
complement the existing retail mix.
DSSD ANNUAL REPORT 2006-2007
2
ECONOMIC DEVELOPMENT
RETAIL RECRUITMENT&RETENTION
The DSSD has been the watchdog for appropriate Downtown
development, balancing the challenge of intense development
with environmental and quality of life objectives. Using
Stamford’s Master Plan as a guide, the District has helped to
foster the development of a downtown with a full array of retail,
office, cultural, recreation and residential uses. Through a strong
program of advocacy for appropriate land-use planning and
development, the Downtown will continue to grow and thrive
as a regional retail, office, housing and cultural destination.
Old Town Hall
2006/2007 ACCOMPLISHMENTS:
New Development Oversight – Many relevant Stamford development projects came
before the DSSD Economic Development Committee for review and analysis. These
included the Stamford Town Center extension, Park Square West, Trump Parc Tower,
Atlantic Centre (Ritz Carlton development), Tresser Square, Antares’ plans for the
Southend, National Realty’s plans for the Lord and Taylor site, Cytec’s Home Depot
Application and Metro II. DSSD positions were developed for each of these projects
and publically articulated to appropriate city boards and committees. This year was
a particularly intense one development-wise, as we strove to ensure that Downtown
remains the center of destination retail and major hotel development, as clearly
articulated in Stamford’s Master Plan.
Old Town Hall – Old Town Hall in the heart of the Downtown has completed its
exterior “façade-lift.” Simultaneously with the latter renovation, the Old Town Hall
Redevelopment Agency, on which the DSSD holds a Board position, is spearheading
the drive to build an architecturally compelling exterior and to renovate and activate
the interior.
Mill River Corridor – The DSSD is actively engaged on the Board of the Mill River
Collaborative. Its mission is to create a world-class Park along the Mill River. In May
2006, a signature Playground designed to attract children from the entire city was
built. The DSSD oversees contracted Ambassadorial and maintenance services.
2007/2008 GOALS:
New Development Oversight – Monitor new development downtown and in the
adjacent community through review and analysis of prospective projects. The DSSD
will remain actively involved in reviewing proposed new developments and monitoring changes in already proposed but not yet constructed projects.
Strengthen the Downtown – Continue working in collaboration with business, community and governmental groups to ensure a strong downtown.
Service on Community Boards- Maintain a strong presence on multiple community
Boards. Current Board service includes: the Stamford Center for the Arts, the
Stamford Partnership, the Old Town Hall Redevelopment Agency, the Stamford
Police Foundation, Citizen’s Advisory Committee of the Tully Center, Avon Theatre
Advisory Board, the Mill River Collaborative, Keep Stamford Beautiful, the Stamford
Chamber of Commerce, the Mayor’s Neighborhood Empowerment Grant Committee
and the Executive Committee of the International Downtown Association.
www.stamford-downtown.com
3
attract people to the Downtown
through targeted signature events
Goal: To
and marketing programs.
EVENTS & MARKETING
Andrea Marcovicci at Pops in the Park
During the past 14 years the District has created,
refined and enhanced Downtown signature events to
attract the Stamford and regional communities to
Stamford Downtown. The DSSD’s calendar of events
features the following: outdoor sculpture show, summer
concerts, a farmers’ market, arts, antiques & blues fest
and holiday events which include one of the largest helium balloon parades in the country as well as rappelling
Santa and tree lighting. These happenings have evolved
into signature events drawing nationally renowned
artists, musicians and sponsors and successfully
attracting spectators who ultimately shop, dine and
enjoy all the Downtown has to offer.
Dr. John at Arts, Crafts & Blues on Bedford
Hootie & the Blowfish
at Alive @ Five
2006/2007
ACCOMPLISHMENTS
Figuratively Speaking — Secured and placed 46
sculptures from artists across the country on the
streets and public places of Stamford Downtown.
Alive @ Five — Successfully produced seven concerts
featuring The Bacon Brothers, Tito Puente, Jr., The
Radiators and Hootie & the Blowfish, whose appearance set record breaking attendance and was
conducted despite a power outage.
Pops in the Park — Conducted Pops in the Park three
week series with a different featured act each week
including Andrea Marcovicci, Joe Piscopo and Lynn
DiMenna which attracted a new demographic to the
downtown.
Arts, Crafts & Blues on Bedford — Implemented
second annual arts, crafts & blues show on Bedford
Street with a New Orleans theme starring Dr. John.
Conducted an instrument drive which benefited a
high school in New Orleans whose music program
was devastated by Hurricane Katrina.
2007/2008 GOALS
Art in Public Places Sculpture Exhibit - To present an event which
showcases extraordinary works of art from very ordinary things.
Downtown Events — To continue to enhance the district’s program of
signature events while insuring that each event leverages economic
development of Downtown businesses.
Arts, Antiques & Blues on Bedford— To add an antique
component to Arts, Crafts & Blues on Bedford.
Daniyyel with Dog
by Boaz Vaadia
Clowns at UBS
Parade Spectacular
Laura Baker (left)
and Lucia Bonilla
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DSSD ANNUAL REPORT 2006-2007
www.stamford-downtown.com
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Ambassador,
Pierre Morency
KEY TO TIMELINE
6
DSSD ANNUAL REPORT 2006-2007
•
= Downtown Development
= Downtown Programs
= Downtown Economic Development
Initiatives
= Downtown Events
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•
•
2,500 Man-Hours Devoted to Downtown Gardening and Streetscape Annually.
7,200 Annuals, 2,800 Bulbs were Planted this Year.
• 500 Quality of Life Issues Such as Graffiti, Pedestrian and
• Sidewalk Cleaning Staff is on Duty 7 Days a Week, Covering 9 1/2 Miles
of Downtown Sidewalks, Six City Parks and Six Parklets Daily.
Vehicular Hazards, Unlit Streetlights, Etc. are Reported and Handled Annually.
150 Antique Style, Energy Efficient Streetlights Replaced Obsolete
Models on Bedford, Atlantic, Bank And Main Streets.
•
650 Attractive, High-Styled Litter Receptacles Added to Downtown Sidewalks.
• 550 Temporary Sculptures were Exhibited on Downtown Sidewalks
During 13 Annual Exhibits.
www.stamford-downtown.com
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Goal:
To plan, initiate and manage enhanced
Since its inception in 1992, one of the earliest initiatives of the DSSD was improvement
of the cleanliness and safety of downtown streets. The first cleaning crew was put on
the streets in the spring of 1993, followed by the Streetscape Task Force in 1994, the
Clean Team and green machines in 1996 and finally the Downtown Ambassadors in 1997.
The District now operates five major programs to address the ambience of the
Downtown: the Clean Team, Downtown Ambassadors, the Green Team, Streetscape
Operations and the recently added Snow Removal program. All work together toward
providing well-maintained public spaces and parks, resulting in an environment that
attracts people, fosters retail development, increases property values, and creates a
sense of place for Downtown workers, residents and visitors.
The Clean Team: Vincente Santos (Left),
and Edgar Melgar
2006/2007 ACCOMPLISHMENTS:
Ambassador Program Upgrades – Two new value-added features were
added to the Ambassador program. An electronic Route Verification
System and a computerized Ambassador Report System will improve
monitoring and data compilation.
Downtown Directory – In-house publication of the ‘06/’07 Downtown
Directory resulted in a cash positive result. In November 2006,
35,000 downtown directories were delivered to consumers.
DSSD Ambassadors :Left to right: Pierre Morency,
Mitchell Murphy, Agasio DiMasi,Jackemson
Adrien, Jessica Curtis, Garry Walker, Missing from
Photograph: Wes Bernadel
Veteran’s Park – Instigated and facilitated significant changes in
Veteran’s Park to address security concerns. Targeted heavy pruning,
tree removal, renovation of the Freedom Shrine and installation of an
attractive, strategically located fence improved circulation and visibility
in and around the park.
Graffiti Documentation & Removal – Monitored all incidences of downtown graffiti and followed up with
photo documentation, police reporting and immediate removal.
Parking Garage Procedure Transition – Interfaced with city Traffic & Parking Department to facilitate
transition from gate controlled to multi-space meter regulated parking in old and new city parking garages.
2007/2008 GOALS:
New Parking Master Plan – Since 1993 the DSSD has administered the production of three comprehensive
Parking Master Plans that deal with all aspects of downtown public and private parking as well as vehicular
and pedestrian circulation. In the upcoming year a 4th Comprehensive Parking Master Plan will be
researched, compiled and submitted to the city for approval and implementation.
Improve Community Dumpster Facilities – The first community trash facilities were initiated 10 years ago to
consolidate the impact of numerous individual facilities located in parking lots behind downtown businesses.
In 2007/2008 the two primary facilities will be updated and refurbished.
Increase Directory Profitability – Following up on the DSSD’s successful self-publication of the ‘06/’07
directory, the process will be fine tuned and better managed with the goal of doubling the profits realized
last year.
Sidewalk Merchandise Display – To better manage the use of downtown sidewalks, and to ensure that the
rights of tenants and property owners are not infringed upon by unconventional merchandising techniques,
the DSSD will work with the city land use boards to craft a governing regulation.
FUNDING THE DISTRICT
CLEAN, SAFE & GREEN
operational services, which improve
Downtown’s outdoor environment.
The DSSD is funded primarily by 126 property owners who pay an annual fee to the District based
on their property assessments. The formula was adopted in 1992 when the District was incorporated
and subsequently amended in 1998 to reflect the impact of re-evaluation. In addition to assessments, a significant portion of the DSSD’s program income is derived through sponsorships.
Where The Money Comes From:
47.02% Sponsorship
4.46% Grants
48.14% Assessments
.38% Interest
Where The Money Goes:
46.25% Marketing & Event Promotion
25.88% Operations, Clean, Safe & Green
6.8% Retail & Economic Development
21.07% General Administration
Who Pays What:
• Top 5 property owners pay 54% of total program
cost averaging $134,963 each
• Top 10 property owners pay 72% of the total program
cost averaging $88,710 each
• Top 20 property owners pay 81% of total program
cost averaging $49,713
• Smallest annual assessment is $211
• Highest annual assessment is $176,348
• Average Atlantic Street assessment is $3,015
• Average Broad Street assessment is $19,819
• Average Bedford Street assessment is $1,285
• Average Summer Street assessment is $3,724
• Average Main Street assessment is $1,683
R.O.I. 1992 to 2007 - Financially, District property owners realized a significant
Return on Investment illuminated by the following statistics:
• For every $1.00 paid in special assessment taxes ($1,104,791) District Property
Owners received $2.40 in services.
• $1.09 from sponsorships, grants and city funding ($1,201,164).
• $0.21 value of 1,200 volunteers, working 10,350 hours ($257,200).
• $0.10 was achieved from city in-kind services as part of their partnership in
DSSD events and streetscape ($110,757)
Market Value Increases 1992 to 2007
• Average* increase of 107% Appraised Market Value
* Based on a sampling of 47 retail & office properties totaling $600 million market value.
• Every $1.50 paid in DSSD taxes in the last 15 years has returned $100.00
of increased property Market Value.
8
DSSD ANNUAL REPORT 2006-2007
www.stamford-downtown.com
9
FUNDING & SUPPORT
FUNDING & SUPPORT
Many District property owners voluntarily
supported our 2006-2007 initiatives through
donations and in-kind sponsorships, which
are in addition to their tax assessment:
The Advocate/Greenwich Time
Avalon Communities
Bildner Capital Corp.
Citibank
Emmett & Glander, Attorneys at Law
First County Bank
Gibraltar Management Co., Inc.
Heyman Properties
Hoffman Investment Partners
MarLo Associates
National Realty & Development Corp.
People’s Bank
Plaza Realty and Management Corp.
Purdue Pharma L.P.
RBS Greenwich Capital
Reckson, A Division of SL Green
The Rich Foundation
Silver, Golub & Teitell, LLP
Stamford Town Center
State Farm Agency–George Boyce
UBS
United Realty of Connecticut, Inc.
Valeur Realty
The following non-profit organizations
support District initiatives through
monetary or in-kind partnerships:
Autism Speaks
Boys and Girls Club of Stamford
CTE’s Lathon Wider Community Center
Curtain Call
The Ferguson Library
Junior League of Stamford & Norwalk
Keep Stamford Beautiful
Liberation House
Mill River Collaborative
St. Luke’s Lifeworks
Shippan Point Garden Club
Stamford Big 5 Volunteer Fire Department
Stamford Center for the Arts
Stamford Chamber of Commerce
Stamford Garden Club
Stamford Museum & Nature Center
Stamford Partnership
Stamford Symphony Orchestra
Stamford Youth Football Cheerleaders
Tipitina Foundation
United Way of Stamford
Many thanks to the generosity of our
Downtown restaurants and nightclubs
whose donations, participation & gift
certificates make numerous patrons
very happy:
Bennett’s Steak & Fish
Black Bear Saloon
Blue Rooster Café
Bobby Valentine’s Sports Gallery Café
Bradford’s Grill & Tavern
The Brick House Bar & Grill
Capriccio Café
Chez Jean-Pierre
Columbus Park Trattoria
Dragonfly Lounge
Egane
Emme of Capri
10
DSSD ANNUAL REPORT 2006-2007
Ferrante
g/r/a/n/d
Hula Hank’s Island Grille & Bar
Il Falco Ristorante
Jenna Marie’s Deli
Kujaku Japanese Restaurant
La Hacienda
Lucky’s Classic Hamburger & Malt Shop
Mona Lisa Ristorante
Morton’s, The Steakhouse
napa & co.
Ocean 211
The Palms
Park Place Diner
122 Pizza Bistro
Sabatiello’s Italian Grille
SBC Downtown Restaurant & Brewery
Tacos Guadalajara
Telluride
Thirsty Turtle
Tiernan’s Bar & Restaurant
Tigin Irish Pub
Zinc…Bistro & Bar
Zody
The District thanks a dedicated and
talented group of volunteers led by
Marion Glowka, for their invaluable
assistance in designing, planting and
maintaining our beautiful downtown
gardens:
Penney Burnett
Jo Ann Benson
Alice Ballin
Mary Bohen
Wanda Brennan
Maureen Carson
Rosemary Cox
Suzanne deMilt
Harry Deragon
Lenore DiPalma
Clare Duffy
Paula Eytel
Libby Fatum
Terry Kelly
Emily Kreis
Pat Langley
Carol Matteson
Barbara Miller
Ricki Miller
Carol Nadel
Pat Pemberton
Betty Roberts
Ed Selig
Sharon Slocum
Re Telep
Jane Waugh
Mary-Starke Wilson
Charlotte Wolter
The District thanks a dedicated
group of volunteers, the Friends of
Downtown, who annually raise
money for art in public spaces:
Joan Fields, Chairperson
Karen Denker
Lynne Fife
Ginny Fox
Rose Marie Grosso
Eileen Heckerling
Elayne Jassey
Phyllis Kapiloff
Nancy Kucera
Betsy Levinson
Alice Lyons
Gail Malloy
Pamela Mullender
Ellen O’Neill
Shae Rosenthal
Maddy Shapiro
Camille Tomasello
Special thanks to Mayor Dannel P.
Malloy whose vision of a strong and vital
Downtown has been instrumental in the
success of the DSSD’s initiatives. Much
appreciation is also extended to the Mayor’s
team of outstanding city employees who
contribute their time, energy and ideas
toward making the Downtown the city’s
neighborhood.
Numerous corporations and individuals both
inside and outside the District support our
work through generous annual donations to
programs and events. Included as well is
thegenerosity of City and State Boards,
Commissions and Agencies who through
their funding recognize the importance of a
revitalized downtown.
Mayor Dannel P. Malloy, City of Stamford
Danielle Abdelnour, UBS
Bill Ackley
Agabhumi, The Best of Bali
Affordable Tents
Agora Spa at the Stamford Marriott
Pamela Akgun
Mary Alipranti
Allied-Barton Security Services
Sharon Anderson
Mary Andrachik, UBS
Joe Andrews
Antares Real Estate
Apollo Real Estate Advisors, L.P.
The Ashforth Company
AT&T
Angela Aulenti
Adam Auslander
Bacardi
The Baker Family
950 Dynamic Balloon Handlers & Parade
Volunteers
Bank of America
Bartlett Tree Experts
Pepe Barbaraotta
Tom Bellete
Mike Berkoff
BevMax
Susan Birdsell, UBS
Blockbuster
Susan Bonk
George Boyce, State Farm Insurance
Budweiser & Budweiser True Music
Board of Finance, City of Stamford
Board of Representatives, City of Stamford
Justin Brown
Ziggy Brown
Building & Land Technology
Albert Caban, UBS
Barbara Cabassa, UBS
Chief Barry Callahan
Bob Callahan Design
Adam Carbajal
Ceebraid-Signal Management Group Ltd.
Brandy Chapman
Tom Chukas
City Carting
CL&P
Hope Cobera, UBS
Kathyrne Colatrella
Norman Cole
Zvi Cole
Dan Colleluori
Conair
Corcoran Jennison
John Cornelio
Cox Radio, Inc.
Coastal Fairfield County Convention
& Visitor Bureau
CT Transit
County TV and Appliance of Stamford
Crystal Rock
Tim Curtin
Cytec Industries Inc.
Jeff Dean
Denise DeFrancisco
Sgt. Ryan Devanney
Dichello Distributors
Agazio DiMassi
E. Gaynor Brennan Golf Course
Eastern Land Management
EL Sol News
Event Management, Inc.
Joe Falzone
First Congregational Church
Flower Works
Frank Mercede & Sons
Alexander Frenkel
Eddie Gancayco, UBS
Garden Catering
Laurie Garse
GB Parking
GE
Ed Gentile
Bill Gerardi
Jon Gibbs, UBS
Grunberger Jewelers
Grade A ShopRite
Guiliano’s Music Center
Umberto Guimaraes
GVA Williams
Rebecca Hadeed, UBS
Seth G. Weinstein, Hannah Real Estate Investors
Jennifer Haythorn, UBS
Eileen Heckerling
Heineken USA
Bill Hennessey
Highgrove Condominium
Hines
Hitchcock Munson Opticians
Larry Hoff, CW 11 Morning News
Doug Hoyt
Carol Huff, UBS
Jim Hummerstone, UBS
In Phase Audio
Dan Isidro
Ivy Realty
Michael Jacopino
Bill Janocha
The JHM Group
Claudia Johnson, UBS
Lavrel Johnson
The Journal News
Juner Properties
Jyoti Yoga
Kris Kagel, UBS
Alan Kalter
King Features Syndicate
Edward Kinsman, UBS
Kitsios Restaurant Group
Morty Klein
Todd Kozakowski
Chief Brent Larrabee
Betsy Levinson and the Silberstein Foundation
Rich Levitt
Betsy Lewis, UBS
Rosie Licari
John Lipshutz
Grace Lockhart, UBS
Gregory Lodato
Bobby Longo
Lord & Taylor
Louis Dreyfus Property Group
Luxury Mortgage Corp.
Tim Lynch
Alice Lyons
Rebecca Madole, UBS
Martha Mahoney
The Mann, Fowler and Hoffman Families
Ron Markey
Chief John McCabe
Chief Bob McGrath
The Metropolitan Condominium
John Michelson
Ruth Miner
MINI of Fairfield County
Lt. Nick Montagnese
Paul Montanaro
Steve Montello
Andy Moore
Cheryl Moore
More Than Music
Denise Morgan
Mark Moscarelle
Captain Bill Mullins
Andrew Munce
Nagi Jewelers
Nestle Waters North America
New York Connecticut Development Corp.
New York Sports Club
MaryLynn Nicholas, UBS
Cathy Nikolopoulos, UBS
Asst. Chief Bob Nivakoff
NU Transmission
Jenny Ober
Christine O’Malley, UBS
Ernie Orgera
Perren Page
Ralph Pastore
Party Fixins
Patriot National Bank
Michael “Motts” Pelazza
Tina Perna, UBS
Martha Phillips, UBS
Linda Piazzorili
Pitney Bowes
Post Road Entertainment
Bill Price
Pyramid Real Estate
Rich Cappelli Associates LLC
Rick Redniss
Ritz-Carlton Hotel & Residences, Stamford
Robustelli World Travel
Jim Rockwood
Rolling Cones
Emily Robustelli, UBS
Doug Romano
Doug Romero
Hannah Rosenberger
Anita Sabato
Chris Sabia
Elizabeth Sabia
Jim Sabia
Michele Sabia
SAC Capital Advisors, LLC
Saint John the Evangelist Roman
Catholic Church
Salon Sahin
Diana Santo, UBS
Lou Sarano
Mike Sasser
Pat Sasser
Guy Sasson
Lou Scarano
Roy Schiffer
Carol Schneider, UBS
Steve Schneider
Heather Scott
Seaboard Properties Inc.
Serpe Brothers
Jami Sherwood & Simply Signs
Ayumi Shibata, UBS
Mike Skoumbros
Jason Soto, UBS
Splash Car Wash
Stamford Big Five Volunteer Fire Department
Stamford Catholic Regional Schools
Stamford Professional Firefighters Local 786
Stamford Hospital
Stamford Marriott Hotel & Spa
Stamford Police Department
Stamford Public Schools
Stamford Twin Rinks
Stamford Wine & Liquor
Starbucks
Pete Stokes
Sterling Farms Golf Course
Subway
Street-Works
Sharon Tappe
Terry Connors Ice Rink
Eric Tibere
Trump Parc Stamford
Unitarian Universalist Society
Brian VanOrsdel
Dolly Veit
Wahstudio Photography
Joel Wald
Mort Walker
Neal Walker
WJ Productions
W&M Properties
Dan West
Jim West
David Woods
Karen Wu, UBS
Yankee Gas
Brooke Zelesnick, UBS
www.stamford-downtown.com
11
1992
WHERE WE WERE & WHERE WE ARE 2007
Front row, left to right: Michael J. McAndrews, Richard Taber,
Marjan Murray, Stephen J. Hoffman, Sandy Goldstein, Michael
Marchetti, Robert H. Kahn, Norman Lotstein, Gerrie Post,
Second row, left to right: Seth Berger, Steven Wise, Gregory
Lodato, Werner Valeur-Jensen, Michael Freimuth, Mary
Schaffer, Nancy Greenberg, Courtney A. Nelthropp, Sue Rich,
Mayor Dannel P. Malloy, Rocco Veltri, John J. DiMenna Jr.,
Michael M. Ego, David R. Martin, Kathleen E. Walsh, Carl
Bildner, Missing from photograph: Kathryn Emmett, John P.
Condlin, Neil Grassie, Robert Karp, David E. Long, Robin Stein
BOARD OF COMMISSIONERS & STAFF
Treasurer
Kathryn Emmett, Esq.
Emmett & Glander
Secretary
Michael Marchetti
Columbus Park Trattoria
FRIENDS OF STAMFORD DOWNTOWN
Front row, left to right: Alice Lyons, Lynne Fife,
Nancy Kucera, Ellen O’Neill, Pamela Bassett.
Second row, left to right: Camille Tomasello,
Joan Fields (Chairman), Sandy Goldstein (President,
DSSD), Phyllis Kapiloff, Back row, left to right:
Maddy Shapiro, Ginny Fox, Elayne Jassey, Shae
Rosenthal, Gail Malloy, Eileen Heckerling,
Betsy Levinson, Karen Denker, Missing from
Photograph: Rose Marie Grosso, Pamela Mullender
Immediate Past Chairman
Richard Taber, Chairman & CEO
First County Bank
Seth Berger, Director of Operations
Kids Home Furnishing, Inc.
Carl Bildner, President
Bildner Capital Corp.
John P. Condlin, President & CEO
Stamford Chamber of Commerce
John J. DiMenna Jr., President
Seaboard Properties, Inc.
Michael M. Ego, Associate Vice Provost
University of Connecticut, Stamford
Michael Freimuth, Director
Office of Economic Development, City of Stamford
Front row, left to right: John Ruotolo, Lynne
Colatrella, Sandy Goldstein, Maryann Rockwood
Back row, left to right: Jacqueline R. Wetenhall,
Cheryl Vukelic, Kevin McCloskey, Annette R.
Einhorn, Marion Glowka
Mary Schaffer
Napa & Co.
Robin Stein, Land Use Bureau Chief
City of Stamford
Werner Valeur-Jensen, Owner
Valeur Realty Holding Co.
Kathleen E. Walsh, President & CEO
Stamford Partnership, Inc.
Rocco Veltri, Executive Director
UBS Investment Bank
Steven Wise
Steven Wise Associates
DSSD STAFF
Sandy Goldstein
President
Lynne Colatrella
Director of Marketing & Signature Events
Nancy Greenberg, Senior Vice President
Heyman Properties, LLC
Marion Glowka
Streetscape Coordinator
Robert Karp, President
Business Environments
Gregory Lodato, President
MarLo Associates, Inc.
David E. Long, Vice President of Human Resources
Purdue Pharma L.P.
Mayor Dannel P. Malloy
City of Stamford
David R. Martin, President & Deputy Mayor
Stamford Board of Representatives
DSSD ANNUAL REPORT 2006-2007
Sue Rich, Sr. Vice President – Leasing
Reckson, a Division of SL Green
Annette R. Einhorn
Manager of Marketing & Signature Events
Norman Lotstein, Vice President
Pyramid Real Estate Group
12
Gerrie Post, Executive Director
Urban Redevelopment Commission
Neil Grassie, Head of North America Group Property
RBS Greenwich Capital
Robert H. Kahn, President,
United Realty of CT, Inc.
DSSD STAFF
Courtney A. Nelthropp, Owner
Sir Speedy
Kevin McCloskey
Marketing & Signature Events Coordinator
Maryann Rockwood
Office Manager
John Ruotolo
Director of Operations
Cheryl Vukelic
Operations Project Coordinator
Jacqueline R. Wetenhall
Director of Retail Development
D
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8
DSSD BOARD OF COMMISSIONERS
District Boundaries increased from 6,002,265 sf in 1992 to 8,598,398
Directory Distribution increased from 0 in 1992 to 35,000 in 2007.
sf in 2007.
Newsletter Distribution increased from 0 in 1992 to 4,000 in 2007.
DSSD Volunteer Hours increased from 0 in 1992 to 10,350 in 2007.
Downtown Gardens increased from 0 in 1992 to 26 in 2007.
Sidewalk Planters increased from 0 in 1992 to 36 in 2007.
DSSD Commissioners increased from 15 in 1992 to 30 in 2007.
Corporate Events Sponsors increased from 0 in 1992 to 111 in 2007.
Downtown Banners increased from 0 in 1992 to 450 in 2007.
13
STAMFORD DOWNTOWN SPECIAL SERVICES DISTRICT
Five Landmark Square
Suite 110
Stamford, CT 06901
Phone: 203-348-5285
Fax: 203-348-6857
www.stamford-downtown.com
Design: Creative Insight, LLC
Editor: Annette Einhorn
Illustration: Michael A. Lombardo, Creative Insight, LLC
Photography: Wahstudio Photography & Bob Callahan