A new pre-application has landed at Greenwich Planning & Zoning proposing a novel idea to work toward the town’s goal of adding below market-rate housing.
In this case the applicant, Greenwich Park, LLC, which is registered to John Fareri, seeks to repurpose building 8 of the Greenwich Office Park – at 18 Valley Drive – for residential use.
The idea is to create 34 dwelling units located on three floors above the existing parking garage.
The total number of proposed bedrooms is 104.
The project would involve renovation, alteration and additions to the existing building.
Greenwich Office Park is an office building campus with multiple buildings, various driveways, parking lots and parking garages located between West Putnam Avenue, Weaver Street and Valley Drive. The Property is in the GBO commercial zone.
Today 18 Valley Drive features building 8, (next to building 6, which is home to ONS) plus a 3-bedroom single family dwelling that is accessed via 51 Weaver Street.
Building 8 contains two stories of office space above two levels of garage parking.
Building 8: There is a basement parking garage level, a grade level parking garage which is the first story of the building, and two floors of office space constituting the Building’s second and third stories. Aug 4, 2024 Photo: Leslie Yager
The Property has a total of 172 parking spaces, most of which are located in the Building’s two garage levels.
According to the pre-application, the building, constructed in 1978, has been vacant for approximately three years and in need of substantial renovation.
A letter from attorney John Tesei for the applicant said they intend to submit the project under Section 6-110 of the Greenwich Building Zone Regulations.
Unlike 8-30g, which is a state of Connecticut affordable housing statute, Section 6-110 is part of Greenwich’s Building Zone Regulations.
It is intended to offer incentivizes to developers to include moderate income, also known as “workforce” housing, in their projects.
But another ask is even more interesting.
Tesei’s letter said that because the Property doesn’t have sufficient land to support the proposed Floor Area, they propose a lot line revision with the 51 Weaver Street property, which is owned by its affiliate, New Greenwich Office Park, LLC.
And an even bigger ask:
The applicant wants a modification of Section 6-110 to provide for a “payment in lieu” of incorporating any below market rate units.
The proposed modification reads in part, “If the Commission grants such request, the applicant may convert the Below Market Rate Units in the development to unrestricted market rate units. Payments in lieu of the construction of Below Market Rate Units shall be made to Greenwich Communities…”
The pre-application letter says the P&Z commission has the authority to approve the payment in lieu, and authorize the applicant to make payments to the town’s housing authority, “Greenwich Communities,” to be used for constructing, rehabilitating or repairing housing affordable to persons and families of low and moderate income elsewhere in Greenwich.
“We believe and our client believes that this payment in lieu provision will induce developers to more readily utilize Section 6-110 instead of Section 8-30g of the State Statutes, provide for meaningful and immediate contributions to Greenwich Communities enabling it to accelerate its mission of providing as many below market rate units as it possibly can and as soon as it can at appropriate locations throughout Greenwich to meet the documented growing needs of the Greenwich community.” – John Tesei on behalf of applicant, Greenwich Park, LLC
Mixed use development at 100 East Putnam Ave in Cos Cob includes some workforce housing units as well as commercial space. Photo: Leslie Yager July 24, 2024
What is section 6-110?
Section 6-110 is intended to incentivize housing for town employees, including police officers, firefighters and teachers, as well as teachers and employees of non-profits who do not typically qualify for 8-30g because they earn too much.
Several years ago, the P&Z commission placed a moratorium on the regulation after commission members were disappointed in the size and bulk of 6-110 developments including one at 62 Mason Street, across from Greenwich Scouting headquarters.
The 6-110 regulation has since been revised and the moratorium on 6-110 is over.
Nevertheless, townspeople are grumbling over the size and bulk of a new development approved under 6-110 that is nearing completion in Cos Cob next to CVS.
The building will contain 22 dwelling units, of which 5 will be designated for moderate income tenants. It was formerly home to a Friendly’s restaurant and more recently to M&T Bank.
This development includes an element of commercial space and “Pause Studio” would like to rent space there.
Payment in Lieu?
A proposed development of hundreds of residential units at 1 American Lane in back country also features a payment in lieu as part of the language of the BEX zone. However, in that case the proposed payment would go to the Affordable Housing Trust Fund, not to Greenwich Communities.
The American Lane property must be accessed via North Castle in New York. It is arguably not ideal for below market rate housing as its access to amenities and public transportation is not convenient.
Fareri Associates are developing 581 (once a night club and restaurant) and 585 West Putnam Ave (the former CT Institute of Art and the office building next door. 581 West Putnam Ave sat atop a significant rock outcropping. Photo: Leslie Yager
Another project associated with John Fareri is under way at 581 West Putnam Ave, adjacent to Greenwich Office Park. It will have a four-story residential building with 44-units across from the Citarella. Photo: Leslie Yager
The Greenwich Office Park Building 8 pre-application has yet to be scheduled for a P&Z agenda, though there is a packed agenda for the P&Z meeting on Tuesday, August 6, 2024.
The agenda includes several significant applications, including the classroom addition at Old Greenwich School, the 8-30g on Mason Street at the former Honda dealership, a proposed new Hamill Rink north of the existing rink, a re-zone of property at 21 Glenville Street from residential to business that would enable the supermarket to add yet more parking in anticipation of DeCicco’s market.