At the Nov 12 Planning & Zoning meeting, the commission voted on an application from Living Hope Community Church in Old Greenwich.
The church application was to demolish a garage and construct two new dwellings – a single family house for the pastor and a 3-car garage with 2-bedroom apartment above for the associate pastor – in addition to the existing house built in 1900.
They also proposed a parking lot expansion to increase from 74 spaces to 96.
Previously, neighbors testified against both parts of the application during public hearings, sharing photos of neighborhood flooding, and asserting that the parking expansion was unnecessary.
As with other recent church applications the question of commercial ventures using tax exempt church properties came up.
After P&Z chair Margarita Alban questioned whether the church had administrative sign-off for the seasonal farmers market, the church offered to withdraw permission to the farmers market to operate in their parking lot.
Previously, at the Oct 28 meeting, during public comment, neighbors had cited concerns about flooding in the neighborhood. They also said the new dwellings would not fit in with the character of the neighborhood.
As for the farmers market, longtime neighbor, Robin DuCharme Pastore spoke to a comment she attributed to the applicant’s attorney, John Tesei: “no commerce on this property.”
“The neighbors are not happy about that. That farmers market is awesome. It’s great. There are guitar and singers, people gather. It’s old time Mayberry R.F.D. happy,” Pastore said.
Tim Muldoon said the parking lot expansion was unnecessary and that photos had been submitted showing the parking lot with unoccupied parking spots during services.
Valerie Maze Keeney questioned the proposed additional curb cuts and driveways for the new dwellings.
“It fundamentally changes the characteristics of our street, South End Court,” she said.
Craig Warwick said he was concerned about increased flooding, given the town has a sewage pumping station across from the church.
“There is definitely some feces that has come out in the past, he said. “The smell is disgusting and the water is polluted.”
Parking Lot Capacity
P&Z chair Alban asked the applicant to provide six months of data including photos of the parking lot utilization to bolster a case that parking expansion was needed.
Parking lot at Living Hope Community Church.
Parking lot at Living Hope Community Church.
Living Hope Community Church.
Existing dwelling owned by Living Hope Community Church.
Existing dwelling owned by Living Hope Community Church.
Bell outside Living Hope Community Church.
Ms Alban read a lengthy motion to approve the housing portion of the application, and deny the parking lot expansion.
The motion was approved the final coastal site plan and special permit to consolidate 30 and 38 West End Avenue into one lot and make accessibility improvements and construct two new dwellings in the R12 coastal overlay zone and flood hazard overlay zone.
The dwellings, including the existing house, will have a total of 10 bedrooms and 9 parking spaces.
The motion noted that the Wednesday farmers market had never been approved despite running for many years, and that the church had withdrawn their request for special event approval for both the farmers market and Music Together of Fairfield, who were both advised by the applicant that the church will no longer allow their use of the property.
The motion noted that the pre application for the proposal was first discussed Sept 17, 2024 and comments focused on the impact on flood zone development standards on the proposed buildings, and both the landscape and lighting.
Also that the most recent iteration of the landscape plan incorporates recommendations from the tree warden and includes two phases for implementation.
Further, the motion noted the previous sidewalk request from DPW Engineering was withdrawn.
The drainage summary report was deemed acceptable. The engineer of record must certify that the proposed grading of the low point has not created additional low points east of the parking lot prior to the issuance of a temporary or final certificate of occupancy. If such additional low points are documented, modifications to the drainage system will be required.
The Inland Wetlands and Watercourse Agency permit need questionnaire dated May 15, 2025 indicated no wetlands permit was necessary as the property contains tidal wetlands and is coastal.
The IWWA staff and Environmental Affairs director issued comments on Sept 10, 2025 agreeing that the property contains tidal wetlands only, and no inland wetlands.
Sewer permits will be needed prior to the issuance of a building permit as the project entails the replacement of the sewer lateral to the main that will serve the existing dwelling and the new proposed dwellings. The basement sink in the existing dwelling must also be connected to the sanitary sewer line and the condensate line needs be re-routed to the storm drainage network.
As for parking, Section 6-158 of the Greenwich Building Zone regulations establishes standards for determining parking requirements.
The standard for a place of worship is one per three seats.
Required handicapped parking is in addition to those standards.
The CT building code requires that a parking lot of 51-75 spaces is required to have three accessible spaces, with at least one of those being van accessible.
The motion noted that the church indicated they have 210 seats in total – 25 in the chapel and 185 in the main sanctuary – for which the building zone regulations establish a parking standard of 70 spaces.
In addition the CT building code requires 3 handicapped spaces, bringing the total amount of required parking to 73.
At present the church parking lot, excluding the residential uses, has 74 spaces, comprised of 68 standard spaces plus 6 accessible spaces.
“Whereas the commission finds that the church has failed to establish its need for a greater number of parking spaces at this time,” Alban said when she read the motion.
“Whereas the commission notes evidence the public record that the parking lot has empty spaces during Sunday services.”
“Whereas the commission further notes Living Hope Community Church adding a second service, which the commission finds would allow the church to accommodate congregation growth with its current parking capacity.”
“Whereas the commission also notes that Living Hope Community Church has referred to simultaneous Sunday activities which may constrain parking, and encourages the applicant to eliminate overlapping schedule if it is creating a parking shortage.”
“Whereas the commission notes that as-of-right principle uses allowed in the R12 zone are those listed in Section 6-93 and 6-94 of the building zone regulations. The commission further notes that religious or educational institutions not operated for commercial profit are permitted as primary uses in section 6-93 with a special permit.”
“Whereas the commission also notes the P&Z commission has consistently recognized that religious institutions may include a range of associated facilities, such as classrooms for religious instruction, fellowship or meeting rooms, food service and dining areas, as well as staff or clergy residences and parking. These components, even when located in separate structures, have been considered integral to the primary use. They are typically required to meet the minimum yard or setback requirements applicable to the primary structures in the zone, which are generally the most restricted.”
The application was approved with modifications:
The proposed expansion of the parking lot was denied without prejudice. The applicant may retain the existing 74 parking spaces, which exceed the standards contained in section 6-158 by one space.
Phase two of the landscape plan is to be installed prior to the final certificate of occupancy.
Applicants shall address all outstanding staff and departmental comments.
The motion was seconded by commissioner Dennis Yeskey.
The vote was unanimous with Alban, Yeskey, Welles, Macri and Jones voting in favor.
See also:
Church in Old Greenwich Seeks to Consolidate Lots, Construct New Buildings, Expand Parking
July 8, 2025
Sept 13, 2025