Pecora Proposes “Pemberwick Hills,” 10-Unit Rental Development Submitted under 8-30g

A pre-application has been submitted to Greenwich P&Z for a 10-unit residential development, “Pemberwick Hills,” at 237 Pemberwick Road, where today there is a three bedroom, one bath single-family house built in 1879 on .37 Acres.

The property is in the R-7 zone (Single Family Residence 7,500 square feet).

House proposed to be demolished at 237 Pemberwick Road in Greenwich to make way for proposed 10-Unit development.

The proposal is for a 10-unit residential community development with three 2-1/2 story buildings.

Two buildings would have 4 one-bedroom apartments. One building would have 2 one-bedroom apartments.

The property is on a steep hill, between Benders Drive and Concord Street.

In fact, according to the tax card, the property benefits from a discount on taxes, -10% because it is designated with Influence Factor Q, which is the code for topography. (Click here for details on Influence Factors).

The applicant is 237 Pemberwick LLC , Joe Pecora, manager.

The property owner is indicated to be Patrick R. Gil Executor estate of Raymond Davis.

According to Zillow, there is a sale pending for $695,000.

The application narrative says there would be 15 parking spaces on site, including one handicapped spot.

The units would be rentals, but the narrative says the applicant reserves rights to convert them to a “for sale” community.

An on-site driveway would be accessed by Pemberwick Road. The community’s internal driveway and on-site parking would be private.

The narrative says the traffic associated with the proposed residential community would not adversely impact the level of service at nearby intersections or the operation conditions of adjacent roadways.

The property is served by public sewer and water.

Front elevation of proposed building, angled.

Stormwater Management

The application says, “The stormwater management system has HAS NOT YET BEEN designed to address stormwater quality and quantity. The residential community’s stormwater runoff will be collected and treated prior to discharge. In addition, peak flow rates and water quality volume will be addressed through retention and detention measures whereby the system will comply with best management practices and not result in an adverse impact to a substantial public interest.”

8-30g Connecticut’s Affordable Housing Statute

Two of the 10 apartments would be rented to for 80% of Area Median Income. The deed restrictions would last 40 years.

It would be considered “assisted housing” under Connecticut’s 8-30g statute, which requires all towns and cities to have at least 10% of their housing stock deemed affordable according to a formula the state provides.

Greenwich’s affordable housing supply is short of the 10%  threshold at which the town is exempt from 8-30g that allows developers to skirt local zoning.

Per the narrative, Greenwich has approximately 25,631 dwellings, and only about 1,388 dwellings (5.42%) are governmentally-assisted or deed-restricted housing as shown on the 2021 Affordable Housing Appeals List maintained by the Dept of Housing.

In the proposed development, two “housing opportunity” units would have rents where families pay 30% or less of their income, where such income is less than or equal to 80% of the area median income, as defined by the state formula under Section 8-30g.

These rental prices target families with incomes comparable to many of the Town and public school employees.

The applicant has been working with the town’s Affordable Housing Trust Fund. A letter from its chair Bob Barolak states that in August the Trust approved a $50,000 loan to the 237 Pemberwick LLC.

Street view looking south from 237 Pemberwick Road.