At a recent Greenwich P&Z meeting the commission denied an application from Taco Project Greenwich LLC at 91 Railroad Avenue.
The applicant sought modify the town’s building line map in the town’s building zone regs to include five parcels on the northern side of Railroad Ave: 99, 95, 91, 87-89, and 85 Railroad Avenue.
If approved the buildings would all become like the rest of Greenwich Avenue and have no parking requirements.
The new tenant, Taco Project, wanted to convert the use of the ground floor from retail to restaurant.
The applicant had emphasized that they anticipated business to rely significantly foot traffic given the train station is directly across the street.
Restaurants have a higher parking requirement than retail. The Cigar Store, a retail use, operated at 91 Railroad Ave has closed.
One parking space is required for every 3 seats in a restaurant, and one for every two seats at a bar (if there is one), plus parking for staff.
Adjacent restaurants including Thai Basil, Plaza Restaurant and the former MacDuff’s (more recently Ollie’s 99) were all exempted by the Town from parking requirements about 50 years ago.
Attorney Tom Heagney for the applicant said properties on Lewis Street, East Elm, West Elm, Bruce Park Ave and West Putnam Ave were all considered integral to Greenwich Avenue, and Railroad Ave should be treated the same way.
“They are more part of Greenwich Ave than they are of the side streets,” Heagney said, noting that one goal of the POCD was to maintain economic vitality in the area.
He said the location on Railroad Ave would provide “connectivity” between Greenwich Ave and the train station, Bruce Museum and harbor area.
At the Oct 28 meeting, P&Z chair Margarita Alban said she had read a parking study of Greenwich Avenue done by Tighe & Bond in 2022.
“It says overall parking utilization was found to be at capacity or over-capacity directly along Greenwich Ave and on some of the adjacent off-street areas at peak times,” Alban said. “While this can generally occur regardless of the time of year, this was further affected by the addition of outdoor dining parking during warmer months, and may increase over time with further growth and development.”
She said she had spoken to the previous director of parking services, Deputy Chief Kraig Gray, who described Greenwich Avenue parking as “over-capacity” at times, meaning spaces were all full and vehicles were parking illegally.
“Of greater concern to me is if we granted the change of the building lines now, without a real zoning justification other than it helps business thrive – because we’re hearing the opposite with our parking situation – that the next thing we know someone is going to come in for all the other side streets…and ask us to lift the parking requirements.”
Now empty store front of Te-Amo Cigars at 91 Railroad Ave, across from the Greenwich Train Station. Sept 22, 2025 Photo: Leslie Yager
Alban noted according to the study, there is a time on a Saturday where Greenwich Ave parking was at 102%.
“You say, how can that happen? People gave up looking and parked illegally. We were fully parked out. That was 2022 and I would tell you that the Avenue has gotten busier since then,” Alban said.
“Relaxing parking requirements at all jeopardizes the vitality right now of downtown, which we managed to nurse through Covid and are enormously glad we are as vibrant as we are. I feel it’s just a miracle we did so well during Covid.”
Alban said she had ‘grave concerns’ about the consequences of approving the application.
She suggested the applicant return to P&Z, potentially with a different special permit application to accommodate just the building at 91 Railroad Ave.
“The parking situation is beyond tight on Greenwich Avenue,” commission member Dennis Yeskey said.
Ms Alban said Mr. Heagney might return and argue that 91 Railroad Avenue was “commuter based” and might not need parking for the specific property rather than the entire zone.
“We’d happily entertain a creative zoning idea that doesn’t take us down the slippery slope,” she said, noting again that application before the commission was for all four properties.
“If we were planning on building a parking garage, I’d be pretty relaxed about it,” Alban said.
The application was closed at 6:41pm.
Decision:
Around midnight the commission voted to deny the application (Jones, Alban, Macri, Yeskey and Welles).
The commission also voted unanimously on an amended motion with several whereas clauses, again denying the application.
“Whereas cited the Tighe & Bond 2022 parking study for downtown Greenwich concluded that overall parking utilization in 2022 was at or over capacity directly along Greenwich Avenue and on some adjacent off streets areas at peak times.”
“And while this can generally occur regardless of the time of year, this was further affected by the addition of outdoor dining during warm weather months and may increase over time with further growth and development.”
“Whereas the commission notes that the shortage of parking supply during peak times poses a challenge to businesses and to the vitality of the downtown commercial center generally.”
“Whereas the commission finds the applicant has not provided sufficient rationale consistent with the comprehensive plan for the town for the proposed building line change to these site.”
“The applicant has also not established how in the future this change would not be requested for other sites adjacent to Greenwich Avenue.”
The Taco Project at 1111 High Ridge Road in Stamford is in High Ridge Center in Stamford, CT. Photo: Leslie Yager
See also:
P&Z Fears Ramifications from Eliminating Parking Requirement for Taco Restaurant with Liquor Permit
Oct 3, 2025
Restaurant Might Replace Railroad Ave Cigar Store; Applicant Seeks Amendment to Rear Building Lines
Sept 23, 2025