In another late night at town hall, the Planning & Zoning commission denied two controversial applications.
The first was a proposal for xxx at 143 Sound beach AVe, affordable. During several public hearings neighbors had jammed the meeting room to voice their ardent disapproval of the proposal. Residents, most notably Adam Tooter, adjacent neighbor from Potter Drive, referred to “predatory developers,” while the applicant, represented by Chip Haslun of Johnson, Haslun and Hogeman, referred to affordable housing under 830g that would lure millenials and seniors who rather than owning cars would use zip cars, uber or Transportation Association of Greenwich (TAG) for rides. The commissioners repeatedly described the proposal as “underparked.” Local business owners said they feared the displaced drivers of 143 Sound Beach Ave would take up the on street parking used by shoppers. The applicant repeatedly said the new expanded parking lot at the Old Greenwich train station would create a source of parking, but they never returned to the commission with any kind of official arrangement with Metro-North.
Another nail in the coffin of the proposal came in the form of concerns from the Greenwich Fire Department, who said the building’s design presented a challenge in the event of a fire.
On Thursday, Nov 9, the applicant returned but hadn’t brought along updated information previously requested by the commission.
Mr. Tooter said bluntly, “Ivy Capital didn’t make any changes to their application because they feel they can win in court.”
At that November hearing, Haslun said, “It is so very difficult to get towns to build affordable housing, that’s why they created 8-30g. Towns have good intentions, but when push comes to shove, it just wasn’t being done.”
Towns are supposed to have 10% of their housing be affordable.
“We’ll continue on to the court system,” Haslun said. “I have a feeling there is going to be an appeal.”
At the October hearing, James Fulton, attorney for Adam Tooter, said, “This application doesn’t need a massage,” Fulton said. “It needs a meat cleaver.”
On Tuesday night Fulton’s wish came true.
The commission rejected the proposal, determining that health and safety needs outweighed any need for affordable housing. They cited the lack of parking, issues with the fire department, and cars with literally nowhere to park.
The denial of the proposal for 143 Sound Beach Ave may result in litigation, which the applicant alluded to at the previous meeting.
On WGCH Friday morning, Ms. DeLuca said, “That seems to be the standard course for 830g applications. We’ll see what happens. That’s up to the applicant. That is a provision that is considered within the state statutes. There are processes outlined in the statute on how to go about that. There is a period when they can come back with a revised plan. They can look to appeal the decision and then there is a mediation process we go through, and then it goes to the courts.
Three of the six houses to be demolished to make way for the 19 unit residential development on Milbank Ave.
The commission also denied a proposed 19 unit apartment building that would replace a row of turn of century homes on Milbank Avenue.
The proposal was for a 84,767 square foot development, with underground parking for 19 vehicles, plus on-grade parking for 18 vehicles.
On Friday morning Katie DeLuca, on WGCH, described the proposal as one of the remnants of the old R6 which allowed multi family development upwards of three units and combining of lots.
Revised rendering of “The Charleston” a proposed 19-unit apartment building at the corner of Milbank Ave and Havemeyer Place in central Greenwich. Oct 4, 2017
As of June 1, developers can only build one or two family homes in the R6 zone.
This application was submitted prior to changes to the R-6 zone prohibiting more than two-family residences that went into effect June 1.
Although the applicant had altered the roof line to feature some gambrels, and made some small concessions, the commissioners determined the 19 unit building, which would have its back to Milbank Ave, was totally out of scale and keeping with the neighborhood.
As with the proposal for 143 Sound Beach Avenue, Milbank Avenue neighbors turned out in force for many public hearings over the months to express their opposition to the massive apartment building proposed.
Neighbors had three main objections: traffic, drainage and overall character.
John Ferguson, a Greenwich resident of 45 years, said he bought his home at 250 Milbank Ave, directly across from the proposed development, back in 1983.
“It’s been renovated in the Victorian tradition of the street, and is an example of what should be done and has been done in many good cases,” Ferguson said. “This building is a travesty. It looks like Tremont Avenue in the Bronx.”
“This is not only unattractive, it’s environmentally distressing. …This is like the Berlin Wall,” Ferguson continued. “You have an environmental problem, a traffic problem and a water problem. You couldn’t have a worse looking building than this building.”
Ferguson described the existing houses on the bluff as beautiful. “Some of them need to be renovated,” he conceded. “But this building should never be allowed.”
Neighbors also presented a petition against the development with 150+ signatures.
255 Milbank Ave is part of a proposed redevelopment that will combine 6 properties into one for a condo development. June 23, 2017 Photo: Leslie Yager
257 Milbank Ave is part of a proposed redevelopment that will combine 6 properties into one for a condo development. June 23, 2017 Photo: Leslie Yager
See also:
Again, P&Z, Neighbors Balk at 143 Sound Beach Avenue Development Filed Under 8-30g
(November 10)
Time’s Running Out for a Concrete Parking Plan at 143 Sound Beach Ave
(October 2017)
Residents Balk at 60-Unit Building at 143 Sound Beach: Underparked, Won’t Attract Millenials
(August 2017)
P&Z Feedback: Proposed Sound Beach Ave Apartment Building with “Sliver” of Retail is Not Balanced
(March 2017)
19-Unit “The Charleston” on Milbank Returns to ARC Wednesday with Updated Design
October 2017
19-Unit Luxury Development on Milbank to Face Architectural Review Committee on Wednesday
September 2017
Neighbors Blast Proposed 19-Unit Development at Corner of Milbank and Havemeyer
September 7, 2017
19-Unit Backward-Facing Milbank Ave Development Scrutinized by P&Z
(July 2017)
ARC Still Not Happy with Proposed Massive 19-Unit Building Despite Addition of Shingles and Gambrels
(Oct 7, 2017)