Redevelopment Proposed to Replace Fire Damaged Mixed Use Building in 4th Ward

A new pre-application has been submitted to Greenwich Planning & Zoning to redevelop 21 Northfields Street in the Fourth Ward Historic District.

The property is .33 acres and the structure, which has about 10,000 sq ft of FAR, dates to 1905.

The property sold from 21 Northfield Street LLC to 21 North LLC on Nov 10, 2025 for $2,500,000.

It is currently approved for mixed-use with both commercial space on the ground floor and five residential units upstairs, but suffered fire damage in Jan 2025.

The applicant seeks to replace the existing building with two buildings: a three-family house and a two-family house for a total of five units totaling 3,300 sq ft.

The non-conforming number of residential units (five) in the R6 zone which limits the number of units to two would be preserved under the proposal.

Exceptions to local zoning include developments proposed under state affordable housing laws and in instances when the owner obtains a Historic Overlay to protect a home in perpetuity in exchange for a bonus such as an accessory dwelling unit. This was done a few years ago at a property a few doors down at 11 Division Street. In Jan 2021, the P&Z commission approved the construction of a second house on the property, in exchange for deed restricting the historic structure (built around 1885) in perpetuity.

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The 21 Northfield Street application says redevelopment would decrease several non-conformities, including improving setbacks including front yard, side yard, green area, floor area, and parking. The non-conforming commercial use would be eliminated.

In addition, the property’s existing driveway does not conform to the Town’s engineering standards.

According to the application narrative, “The condition of the existing building coupled with the fire damage has made its restoration unfeasible.”

Fourth Ward 

A 1999 historic survey of the Fourth Ward by Nils Kerschus, Historic Preservation Research Consultant, includes 21 Northfield Street in the Historic District.

In 1999, Mr. Kerschus wrote, “Northfield Street extends northerly from William Street to Division Street and then continues diagonally to the right for most of its length. The first building on its west side is the First Baptist Church, composed of a simple front-gabled core crowned with a small pyramidal cupola at the facade and similar although much smaller finials rising from either end of the front gable.”

“The principal, diagonal section of the street is lined primarily with houses built between 1900 and 1920, many of them double houses, some showing elongated facades with full-front porches.”

The application narrative said it is anticipated that the new development will comply with all yard setbacks except the front yard, which will be improved over existing conditions.

The proposed floor area and green area will remain non-conforming, but they will not be exceeded and may be slightly improved.

The application says that in addition to removal of the non-conforming commercial use on the property, the geometry of the driveway will be improved and the parking deficiency will be essentially eliminated.

A pre-application review has been requested, but is not yet on a P&Z agenda.