“I note that the underlying FAR of the GB and GBO zones is .5, which is already more generous than that provided in other Connecticut communities. I strongly suggest the applicant work within the existing regulations for a three story building with a maximum height of 40 ft.”
P&Z Chair Margarita AlbanFurthermore, Alban said the Ambassador in Scarsdale appears to be only three stories high.
Then Alban went on to say some town regulations require a minimum outdoor space per unit, to enhance resident quality of life.
She said the proposed priority for tenancy (Greenwich residents would get first priority) didn’t make sense given the facility is proposed as market-rate.
“It would be a different matter if the proposal was directed to below market-rate units,” she said.
Lastly she said one parking space per every three residents was fairly standard in assisted living facilities, but that the Town should verify that with their own traffic consultant.
Alban said her key concern was the proposed FAR bonus being sought.
“I believe you could recover your investment through higher pricing,” she said.
Commissioner Nick Macri asked where there was an example of how the text amendment would relate to another large GB or GBO site in Town – one that is either undeveloped or ready for redevelopment.
Commissioner Dennis Yeskey said this type of project violates a lot of Greenwich’s zoning.
“If it was easy it would have been done by now,” he said. “I want to encourage you strongly to keep going on this project, but listen to all the comments.”
“When you propose new regulations, our experience has been that the applicant asks for the moon and the sky,” Yeskey said. “I don’t want to discourage you. I think you’re right on the objectives. I’m not sure you’re right on the incentives.”
Yeskey also pointed out the Ambassador in Scarsdale is adjacent to a park.
“It’s a tough site to build in. It’s not in a park. It’s next to the train tracks and a rock ledge,” Yeskey said.
He also asked whether the access is via a private road.
Ms DeLuca said the road is indeed privately owned by John Fareri and there are easements and access rights for property owners to traverse the road.
Commissioner Peter Lowe disagreed with Mr. Yeskey. “I don’t think it’s a tough site,” he said. “This could become a proverbial silk purse from a pig’s ear.”
Mr. Cohen said he would consider the feedback, but that if his client had to go back to the GB standards the project would not go forward.
“Incentives are required,” he said. “To go back to the underlying zone won’t work,” Cohen said.
Mr. Cohen quoted a passage from the American Planning Association discussion overlay zones that Ms. Alban said she had happened to have shared with the commission over the weekend:
Overlay zones have the potential to be very effective governmental regulatory tools. Since they tailor regulations to specific properties and districts to meet specific community goals, they can be more politically feasible to implement and can help communities meet stated goals or address specific inequities.
“I think an overlay zone is absolutely right for this,” he said, but Ms Alban still balked at the incentives sought.
“If you can find significant incentives being given within our state for market rate assisted living, it would be very interesting to see,” she said. “What does it say that the most expensive communities in Connecticut that have assisted living are not giving incentives, and Greenwich is? I would be failing the town.”
“Please, if you can, find great examples of high-end communities where this is occurring. I’d love to see the kinds of incentives that are being given, I’d like to see the best practices, not just to be told you can’t make it work unless we give it to you,” Alban said.
“We’ll come back with an application,” Cohen said.