The former Kelsey Farm property on Lake Ave, a family horse farm offering riding lessons and full boarding has closed permanently.
Word around town is that the property at 1014-1016 Lake Ave sold, but there is no record of a sale recorded in the assessor’s office.
The last sale of the property was in October 29, 2019 from Kelsey Cadwalleader III et al to Foxtrot Farm LLC for $2,000,000, and on the same day from Lake Avenue Limited Partnership to Silverheels Farm LLC for $205,000.
A Greenwich Planning & Zoning application from the two LLC’s requests to increase the number of horses permitted from 14 to 24.
The request would modify the conditions of a 1979 Special Exception granted by the Planning & Zoning Board of Appeals.
Both LLCs are both registered to Elise Kelsey Merrow, but word is that the LLCs have sold to the applicants, Ruth Nicodemus and Ted Grogan, and the registration simply needs to be updated to be reflected on the CT Secretary of the State website.
The properties at 1014 and 1016 Lake Ave have a total of 9.48 acres of land area in the R-4 zone, improved with a single-family house, cottage, barn, stables, sheds, paddocks and a riding ring.
A September 16 letter in the application file signed by Ms Nicodemus said having 24 horses would give the flexibility to operate Serenity Show Stable and The Serenity Project responsibly.
She explained that not every horse serves the same purpose. Some are privately owned show horses. Others are suited for lessons for her non profit programs.Having 24 horses will make it possible to match the right horse with each rider or participant, and allow the horses to have proper rest and turnout.
Nicodemus said the existing farm already has 28 stalls, so the request for 24 horses is below the property’s existing stall capacity.
“Approval for 24 horses is important to keeping our existing program together. These are not simply additional horses we hope to acquire in the future. If we cannot accommodate them at Greenwich Equestrian, I will ultimately have to make difficult decisions about relocating or selling some of the horses,” Nicodemus said in her letter, going on to talk about manure management, noise, odor and traffic.
“I understand the importance of being a good neighbor and operating the farm in a way that respects the surrounding community,” she added. “Frequent manure removal and the use of a closed container help minimize odor and flies. Horses themselves generate very little noise, and our activities are typical of a professionally run equestrian facility.”
She added that traffic is spread throughout the day. Boarders and lesson clients come and go at different times, and her nonprofit programs are scheduled in advance.
“We are not operating as an event venue or high traffic public facility,” she added.
Serenity Show Stable would operate the hunter/jumper training and boarding program as well as riding lessons to the community.
The Serenity Project, a 501(c) (3) non profit, hopes to continue providing equine-assisted programs at no cost to those who need them, including first responders, veterans, grief counseling, and teenagers dealing with anxiety. They would also like to offer lessons to the local community.
The Nicodemus letter said the property has a long history as an equestrian facility and is the only commercial farm in Greenwich zoned for commercial use.
A June 30 letter from the Wetlands Agency said a review of records shows the property does not have a valid wetland delineation on file. One is required to be prepared by a Certified Soil Scientist and depicted on a site survey prepared by a Licensed Land Surveyor.
A letter from a Greenwich Conservation Dept environmental analyst said while no construction work was proposed with the application, “during a site visit conducted on August 28, 2026, it was observed that site work and construction were occurring on the property. This work included the construction of a retaining wall (Figure 1 and 2) between the barn structure and riding rink, as well as regrading and releveling of the riding rink involving significant earthwork and the use of heavy machinery (Figure 3 and 4). Cosmetic work was also occurring within the barn (Figure 5) to modify the existing structure to accommodate the housing of additional horses.”
“Staff noted concerns regarding the construction of the retaining wall and the apparent lack of soil erosion and sediment control measures associated with the work occurring around the riding rink and barn.”
Figure 1: View of site work, including a newly constructed retaining wall and the absence of required soil and erosion controls, at 1014–1016 Lake Avenue, photographed on August 28, 2026.From Conservation comments
Figure 2: View of site work, including a newly constructed retaining wall and the absence of required soil and erosion controls, at 1014–1016 Lake Avenue, photographed on August 28, 2026.
Figure 3: View of site work, including a newly constructed retaining wall and the absence of required soil and erosion controls, at 1014–1016 Lake Avenue, photographed on August 28, 2026.
Figure 4: View of site work and the absence of required soil and erosion controls, at 1014–1016 Lake Avenue, photographed on August 28, 2026.
Figure 5: View of barn construction at 1014 Lake Avenue, photographed on August 28, 2026.
Public Comments
A letter in support of the application was submitted to P&Z by Round Hill Association president Brendon DeSimone who toured the property and meet the applicants.
“It is our understanding that Ruth has been in the equestrian business for decades. During the tour, Ruth stated she currently has 24 horses and requires that number at the property to run a viable business. She also explained that during the winter months upwards of 10 horses go to Wellington, Florida to compete, and that the farm will very rarely be at full capacity as clients are often away at horse shows for up to a week at a time.”
A letter from Mackenzie Brumberg said, “Historically, this property has supported a larger number of horses than are currently permitted, and returning it to a working equestrian facility is a natural continuation of its use, not a departure from it. This proposal is an asset to Greenwich, not a burden on it.”
“Today, many Greenwich residents — riders of all ages — drive significant distances outside of town simply to find a place to ride,” Brumberg added. “A well-run facility like this one, in backcountry, gives residents access to the Greenwich Riding and Trails Association network, therapeutic riding and the broader riding experience without having to leave town to find a place to ride.”
Brumberg said equestrian life draws many families to Greenwich.
“When serious riders can no longer find the facilities they need locally, they relocate — to Bedford, Fairfield, Westport, and other surrounding towns that are more accommodating to the riding community. Every time that happens, Greenwich loses not just a rider, but a family invested in the town. Protecting and expanding facilities like Serenity Show Stables is directly in the town’s interest, both for its equestrian character and for resident retention.”
The application from the two LLCs is the 11th item on the tentative agenda for the Sept 29 P&Z meeting. The meeting starts at 4:00pm.