Proposal in Works for Redevelopment along North Water St in Byram

Chris Franco shared a preview of an interesting new project he is working on in Byram and hopes to soon present as a pre-application to the Greenwich Planning & Zoning commission.

Franco, of The Franco Group LLC – known in Greenwich for successful historic renovation projects – is working on the project with real estate partner Toros “Ted” Mangassarian, of Rye, NY.

View from municipal parking lot, with 13 North Water Street in foreground at right. Across the street, left to right a new brick building at 6 North Water Street, where today there is a small parking lot and laundromat with check cashing business; a renovated and expanded building at site of former FGK restaurant at 10 North Water Street; and a renovated three-family house at 14 North Water Street. Rendering: Krist Dodaro, at Dodaro Architects

Mangassarian is the principal of Greenport Corners LLC, purchaser of several buildings on North Water Street between Mill Street and Armonk Street.

Mr. Franco said he had previously worked on multiple projects with Mr. Mangassarian and that the LLC name Greenport derives from merging Greenwich and Port Chester to one word.

The project architect is Krist Dodaro of Dodaro Architects. Mr. Franco has worked with him on projects for more than 20 years.

The proposal is to restore and renovate 13, 14 and 10 North Water Street, and construct a new three-story brick building on the corner, where there is a small parking lot and The Laundry Room operated previously, with a check cashing kiosk inside.

The renovated buildings will have wood facades and shutters. The building on the corner will be brick, which will be fitting given the many brick buildings on Mill Street.

At 2 and 6 North Water St, formerly The Laundry Room and check cashing business; and former Famous Greek Kitchen at 10 North Water Street (right). June 11, 2026 Photo: Leslie Yager

14 North Water Street, another century old house, will be fully restored and continue its use as a three-family house. June 11, 2026 Photo: Leslie Yager

13 North Water Street. Oct 24, 2025 Photo: Leslie Yager

Combination of new and renovated buildings on the south side of North Water Street in Byram. Rendering: Krist Dodaro, Dodaro Architects

The project on North Water Street includes a combination of new and renovated buildings on the south side of North Water Street in Byram. Rendering: Krist Dodaro, Dodaro Architects

Front the left, what appears to be three buildings is a single building with three different facades to vary the streetscape. Rendering: Krist Dodaro, Dodaro Architects

On Thursday the heat didn’t slow the gut renovation in progress at 13 North Water Street, which will continue its past ground floor retail use with apartments upstairs. Previously Greenview Pharmacy operated at this location.

Mr. Franco said an evening wear shop, “Flora on Madison,” plans to take the renovated retail space once work is completed. This will be Flora on Madison’s second location after four successful years on Madison Ave. According to a press release, Flora on Madison caters to a growing cohort of women seeking curated, personal shopping experiences for the most meaningful occasions in their lives.

Across the street, at the three-family home at 14 North Water Street, building permits are ready to go for a gut renovation there as well. That will continue to be a three-family house.

Mr. Franco said he plans to employ natural materials and historic paint colors. At 13 North Water Street he was able to source the paint color of the building that was previously home to Perfect Provenance on Arch Street. “It’s gray with a hint of blue,” Franco said.

At 14 North Water Street Franco said the three-family house will be painted Salamander Green, which is a dark green, and incorporate some dark gray accents to echo the house across the street at 13 North Water St. Franco said he plans to use natural materials for the facades of 13 and 14 North Water Street, including shingles and shutters. Number 14 will have a fence along the sidewalk. Neither requires special permit or site plan approval from P&Z. Building permits have been issued and ARC issued approvals.

At the former FGK building, plans are to maintain the envelope, but renovate and add a second gable. That building will have first floor retail and apartments above.

Moving west the there will be a single new three-story building with three facades to vary the streetscape. The ground floor will be commercial, and Mr. Franco said it would be a good spot for a restaurant.

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The new building will be proposed to have 15 new below grade parking spots. There are already 10 spaces behind the building, for a total of 25 parking spaces.

The project is not being submitted under the state affordable housing statute, 8-30g, or Greenwich’s 6-110 for workforce housing, but will continue existing permitted uses as of right and Mr. Franco does not anticipate pursuing variances.

“This is very exciting and it’s meaningful to do something for this side of town,” said Franco who has completed many projects in central Greenwich and the east side of town. “I’m happy to do something really good over here.”