At the last Greenwich Planning & Zoning commission meeting Vale Blossom LLC based in Dallas, Texas, presented a first look at a four-story apartment building with 9 units built at 49 Brookside Drive, which has been an overflow parking lot for Acme (previously A&P). According to the pre-application narrative, the lease between the owners of the Acme property and the owner of 49 Brookside Drive expired last year.
The property is .6003 acres.
The proposal is submitted under the town’s 6-110 regulation for workforce housing. One of the nine residential units would be rented as an AHU, which is short for Affordable Housing Unit, and would be rented at below market rate.
Historic stone wall along Brookside Drive where applicant is proposing a residential development under the town’s 6-110 regulation. April 27, 2026 Photo: Leslie Yager
Historic stone wall along Brookside Drive where applicant is proposing a residential development under the town’s 6-110 regulation. April 27, 2026 Photo: Leslie Yager
Historic stone wall along Brookside Drive where applicant is proposing a residential development under the town’s 6-110 regulation. April 27, 2026 Photo: Leslie Yager
One of the incentives of the town’s 6-110 reg for workforce housing gives 5 ft of extra height for a building with 10 or fewer units. For 11+ units, the incentive is 7-1/2 ft of height.
Maximum for building with 10 or less units can be .75 FAR. It can can go to .9 FAR for 11+ units.
Deed restriction for an AHU is consistent with State statute at 40 years.
For a MID (Moderate-Income Dwelling) Units the time requirement is perpetuity.
Applications submitted under the 6-110 regulation have been few over the years. One that was approved and is completed is on the site of the former Friendly’s Restaurant at 100 East Putnam Ave in Cos Cob.
And yet, developers say the town does not offer enough incentive under 6-110.
Architect for the applicant Rudy Ridberg said there are two curb cuts because one is a one-way entrance so that when a person arrives they look at the building.
“Yes, we can make it a two way, but then you have to turn around and go back out. This works better for trucks to come in – Fed Ex, parcel deliveries and deliveries,” he said. “We think it functions better on a sight basis, and drop off, that’s where our handicapped space is, at the front of the building, you come in and then you exit out the side.”
Dennis Yeskey said he was surprised that only one unit would be below market.
“It’s a 6-110 that complies with the regulations,” P&Z Chair Margarita Alban said.
Quoting the regulation she said, “When you have 10 or fewer units, you provide one must be below market rate, that is at AHU, and for that you get .75 FAR and 45 foot maximum height and four stories.”
“I still think, they get an extra story. And for that we get one unit?” Yeskey said. “I’m not sure that is a wonderful deal for the town.”
The commission balked at the exterior “cage” stairwells and asked that they be eliminated.
“Do the safety protocols permit you to screen these fire escapes? We’ve talked about festooning plant materials,” commissioner Peter Lowe asked.
Architect, Mr. Ridberg said he had confirmed with the town and the state of Connecticut that egress stairs on the outside of a building are legal.
“We’ve seen it before in many other cities,” he said. “We could screen it as long as we meet the definition of egress and safety.”
“It would be a stair with a cage around it?” commissioner Nick Macri asked.
“Yes, essentially,” Ridberg said.
Macri asked Mr. Ridberg to do a thorough code research to make sure the caged stairwells don’t have to be fully enclosed or sprinkled.
“I think this type of open stairway might make a lot of people uncomfortable,” Macri said. “It’s indicative of an old iron fire escape.”
“Bingo, if I was in this building paying full market, I would be really uncomfortable with these staircases,” Alban said.
As for the driveways, “It sounds like a beautiful idea – lovely elegant entrance to the building. You’re taking down a whole lot of trees,” Alban said, adding she was uncomfortable with the number of curb cuts.
Ridberg said there will be rooftop amenities and while at least two exits from the roof are required, three are offered.
Mechanical units on the roof would be hidden, and likely skylights would be brought into the two penthouse units.
Mr. Macri asked if the curb cuts in the stone wall could be minimized to one. He said the stone wall and vegetation contribute to the established streetscape.
“Keeping that stone wall would be a plus,” Macri said.
Alban asked if the driveways would result in removal of street trees.
Ridberg said the applicant would add street trees.
“It looks like it’s been there with Byram black granite for 100 years,” Ridberg said of the stone wall.
He added that more greenery could be added in time for the next meeting.
Ms Alban summarized the key issues to be addressed.
“We are not happy with the two curb cuts. Can you do something that has less impervious and less curb cuts?” she asked.
As for the stone wall, she said, “It looks like it’s partially a retaining wall. It looks pretty. We’d like to see you save it, and yet you’re putting two curb cuts into it, which means you’re giving it a lot of discontinuity.”
Ridberg said the applicant’s team had taken great consideration with the driveways and grade change.
“We’ve cut through the wall. I agree it’s a nice wall. We’ve made it gently sloping to get down to the existing grade where the northwest corner is,” Ridberg said.
