Greenwich’s Planning & Zoning commission on Tuesday voted unanimously to approve the adaptive reuse of a historic house at 5 Brookridge Drive that has made headlines over the years.
In fact, the project was five years in the making.
The existing 125-year old house has 5 bedrooms and a carriage house, and is set on 1.74 acres.
The applicant was 515 E Putnam LLC, registered to Chris Franco, who has completed numerous local historic preservation projects and has an expert preservation team in place, including architect Krist Dodaro.
Technically there were two separate applications – one for a zoning map amendment to rezone from R20 to the R20-HO (historic overlay), and, second, for a site plan/special permit for the restoration and adaptive re-use of the house and to construct an addition for a total of six two-bedroom units, 12 indoor and four outdoor parking spaces.
The proposal had been referred to the Historic District Commission, who submitted a letter indicating their support for the HO.
Rendering of Brookridge Crossing, courtesy of Chris Franco
Rendering of Brookridge Crossing, courtesy of Chris Franco
There were just two outstanding P&Z issues on Tuesday night.
The first was the fate of a street tree owned by the town on Brookridge Drive next to the driveway that the tree warden would like protected.
Second was a question about the original exterior facade material and whether it should remain stucco (similar to the neighboring structures) or shingle siding as proposed. Without the approved historic overlay, there are no protections to prevent the house being demolished.
Back in 2019, 5 Brookridge was one of several historic properties along Putnam Ave included in Mr. Franco’s then proposal for Milbrook Crossing. That proposal was for 22 units on 6-1/2 acres.
The project was denied by the town’s Wetlands agency because the properties closer to Hillside Rd because of flooding concerns, but 5 Brookridge does not have wetlands issues.
In 2022, contract purchaser for 5 Brookridge, Joe Pecora, proposed to demolish the historic house to construct a 5-story 86-unit residential development submitted under the state’s affordable housing statute, 8-30g.
In November 2021, before his pre-application was reviewed by the commission, Mr. Pecora clear cut the trees on the property. Neighbors were outraged by the clear cutting and objected strongly to Pecora’s proposal.
Ultimately, the contract purchase was not completed and Pecora’s application was withdrawn in June of 2022.
Rendering of Brookridge Crossing, courtesy of Chris Franco
The project that was approved on Tuesday night was submitted under Greenwich’s Historic Overlay Zoning regulations, and was not required to include below market rate units.
Historic Overlay is a tool used by P&Z to encourage retention of notable structures by providing economic incentives by easing of zoning restrictions in return for permanent deed restrictions. Incentives include increased density, building size and expanded use.
The commission left it to the tree warden and the fire department to work with the applicant to preserve the street tree.
The commission said they would like curb cuts on Putnam Ave to be minimized and that they would prefer the main access to be via Brookridge Drive, with the Putnam Ave access for emergency vehicles only.
The P&Z commission found the application was consistent with the 2019 POCD guiding principal 2, “to develop housing opportunities for the future.”
They said preservation of home’s historic facade was consistent with the POCD objective 1.4 “to preserve historic sites, buildings and resources.”
The approval notes the main structure and carriage house will retain their Tudor elements including the half timber gables and trim detail.
The approval came with one modification: that instead of wood shingles the facade material for the main structure and carriage house be stucco.
The commission noted that the house was likely built by Frederick G.C. Smith, the same architect responsible for 505 East Putnam Ave, which also has a stucco facade. (Smith also designed the Armory on Mason Street.)
The commission referred to 505 as a “sister house.”
5 Brookridge photographed in 2020 Photo: Leslie Yager
There was some concern about whether the cost of a stucco facade was prohibitive.
Mr. Franco offered to retain stucco for the main house and its port cochere and garage addition, as well as the carriage house. The barn facade will be stone and vertical board.
The vote to approve the HO, site plan and special permit was unanimous 5-0, with Arn Welles, Margarita Alban, Anne Noel Jones, Mary Jenkins and Peter Lowe seated for the vote.
“We’re very excited as we’ve been at this for five years and we think this will be a gorgeous property that will enhance our town,” Mr. Franco in an email after the vote on Tuesday night.
See also:
5 Brookridge Neighbor Claims Deed Restriction Limits Development to a Single Family House August, 2023
New Proposal for 5 Brookridge Would Restore and Preserve Historic House, Create 6 Condos June 19, 2023
Owners of 5 Brookridge Initiate Lawsuit after Neighbors Seek to Rezone it from R-20 to RA-1 Sept 13, 2023
P&Z Watch: Contract for the Purchase of 5 Brookridge is Off June 21, 2022
86-Unit, Five Story Affordable Housing Development Proposed for 5 Brookridge, at Corner of East December 1, 2021