At the last Planning & Zoning meeting the commission approved a proposal to demolish a house that dates back to 1900 and build a new new 7,409 sq ft single family house across two properties – 33 Byram Shore Road and 0 Dock Street – as well as new porches, in-ground swimming pool, patios and driveway, and to convert a detached garage to a 384 sq ft gym.
33 Byram Shore Rd and 0 Byram Dock Street from the George Antony Friend Revocable Trust to 33 Byram Shore Road Trust on April 30, 2025 for $6,423,500
The property is directly on the Long Island Sound, in the R-12 zone and is in the Coastal Overlay and Flood Hazard Overlay zones.
The primary access will be via an easement from Byram Shore Road. But there is also access to Byram Dock Street.
The existing driveway includes access to adjacent properties at 31 and 35 Byram Shore Road.
Staff received an email from an attorney representing a neighboring property with concerns about the amount of storm water drainage and potential impacts directed to the adjacent property to the south, in particular the two drainage outlets through the seawall directed toward an existing beach.
The concern was forwarded to CT DEEP, DPW Engineering and Conservation for consideration.
The redevelopment of the property increases an impervious coverage by approximately 8,381 s.f. The drainage improvements include structural best management practices to pre-treat, infiltrate and control stormwater runoff. The applicant noted there would be no adverse impacts to adjoining properties, local drainage systems or the waters of Long Island Sound. The project includes 11 sub-drainage areas with stormwater runoff directed toward three existing points of concern.
At the meeting, the commissioners said they were struggling with the DEEP comments and guidance.
DEEP comments “recommended” removing the pool from the VE-17 flood zone to avoid removing soil and placing impervious structures within the zone.
At the staff briefing the previous day, the commissioners had questioned whether “recommended” was a suggestion or a requirement.
At the Jan 21 meeting, and previously at the Jan 6 meeting, during public comment Laureen Taylor shared concerns about maintaining access to the Historic Lyon Cemetery at 29 Byram Shore Road.
She noted that the cemetery was established in the 1600s by her ancestors.
“This entire area where the project is proposed to occur is of historic and cultural significance. The historic areas impact me and my family ancestry and it applies to the heritage of Byram and the character of the neighborhood,” she said.
Attorney for the applicant Chip Haslun clarified at the meeting that access to the historic cemetery would not be impacted and does not directly abut the property in question at 29 Byram Shore Road.
Chair Margarita Alban said the motion should include a requirement that everything deed restricted and protected is not impacted by the application
Mr. Haslun said nothing changes in the deeds or protections with this application.
“We can note that as a finding in our decision as we go forward,” Alban offered.
Haslun suggested the whereas clause read: “The applicant represents that approval of this project will not change any rights of access currently existing with regards to the cemetery.”
The conditions of approval incorporated comments from Connecticut DEEP: “It is recommended that the applicant consider a design that moves the pool from the VE Zone to avoid removing soil and placing impervious structures within the zone. The applicant should be aware that if the pool and patio remain in the VE zone, they must be structurally disconnected from the residence. If the residence is structurally connected to the features that extend into the VE zone, the entire residence will be required to comply with FEMA standards for that zone, which would include further elevating the residence and additional structural considerations.”
The motion included the wording: “If the pool and patio remain in the VE zone, they must be structurally disconnected from the residence, as connection would require the entire structure to comply with FEMA standards for that zone.”
The application was approved unanimously 5-0 with Alban, Macri, Jenkins, Wells and Lowe voting.
