By Anne White
The Greenwich Planning and Zoning Commission held two key meetings over the past week, reviewing a series of development proposals, zoning amendments, and a proposal to convert a vacant bank building into a Jiu Jitsu studio.
At the March 11 meeting, the Commission evaluated applications for residential conversions, commercial redevelopments, and waterfront modifications, while the March 17 planning session focused on proposed zoning amendments that could impact future development throughout town.
Development Proposals: Housing Conversions, Waterfront Redevelopment, and Pickleball Courts
One of the most substantial applications involved Sabine Doverton LLC, which sought to build a residence, carriage house, and multiple accessory structures on a 20.54-acre estate at 45 Doverton Lane. The Commission opted to continue the discussion, delaying a final decision pending further review.
Another proposal from 530 Old Post Rd. Partners LLC aimed to convert an office building into a 10-unit residential complex, including one affordable unit, in the GBO zone. The application remains in pre-application review, meaning no binding action has been taken.
Meanwhile, the Riverside Yacht Club presented a plan to repurpose a portion of its parking lot for two pickleball courts. The Commission raised concerns about parking congestion and how the courts might impact access to the waterfront, prompting additional deliberation.
One of the more debated proposals came from J ED Martial Arts, LLC, which seeks to convert the long-vacant Bank of America building at 30 South Water Street into a Jiu Jitsu training facility.
Jiu Jitsu Studio Proposal Sparks Debate Over Parking and Zoning Compliance
The Jiu Jitsu proposal generated significant discussion, largely over parking constraints and whether the new use would be less nonconforming than the former bank.
Attorney Chip Haslun, representing the applicant, argued that while the proposed fitness center would require 16 parking spaces, it would still be less under-parked than the bank, which had a 10-space deficit under previous zoning rules. The site currently has 12 spaces plus one handicap space, leaving the new business four spaces short of its requirement.
To address this shortfall, Haslun suggested a shared parking agreement with the adjacent George Italian Seafood & Steakhouse, which is owned by the same property owner. Commissioner Nicholas Macri supported exploring this option, particularly to determine whether restaurant peak hours and Jiu Jitsu class times could be coordinated to avoid overlap.
During public comment, Byram Neighborhood Association treasurer Al Shehadi voiced strong community support for repurposing the vacant building.
“The likelihood that another bank branch is going to open in this location is somewhere between zero and none,” Shehadi said. “To keep this as a bank use is going to pretty much condemn it.”
He added that requiring strictly waterfront-related businesses in the area was impractical without largescale redevelopment, given the location’s layout and zoning constraints.
Commission Chair Margarita Alban agreed, citing other marinas that had struggled to survive on maritime-related businesses alone.
However, before proceeding, the Commission requested that the business owners submit data on parking demand from their existing Jiu Jitsu location in New Rochelle, New York. Alban noted that real-world data on peak parking hours, congestion levels, and scheduling efficiency could provide insight into whether the South Water Street location would be viable under existing conditions.
“It doesn’t have to be super precise,” Alban said, “but take a look at when you’re seeing peak parking demand. Sometimes, after classes, people hang out a little bit, and if you gap classes differently, your parking opens back up.”
The Commission will revisit the proposal after reviewing the parking analysis and potential shared-parking agreement.
Zoning Amendments: Affordable Housing, Environmental Protections, and Historic Preservation
The March 17 planning session shifted focus from development applications to broad regulatory changes that could reshape Greenwich zoning policies. The Commission reviewed several key amendments, including:
Affordable Housing in Business Zones: Proposed changes to Section 6-1 10 aim to clarify regulations on residential units within commercial districts, balancing housing expansion with zoning restrictions.
Riparian Corridor Protection District: A new section would restrict development near water bodies to prevent erosion and protect local ecosystems.
Energy Efficiency Standards: Updates to Section 6-14(c)(22) would require site plan applications to include energy efficiency narratives, aligning new developments with sustainability initiatives.
Historic Overlay Zone (HO) Modifications: Amendments to Section 6-109 seek to strengthen oversight of historic buildings, ensuring greater compliance with preservation requirements.
Nursing Home Conversions: Modifications to Sections 6-5(a), 6-13, and 6-93 would clarify zoning for the conversion of nursing homes under Connecticut General Statutes Section 8-2r.
Future Deliberations and Pending Decisions
Several high-profile applications remain under review, including the mixed-use redevelopment of 240 Greenwich Avenue and Berkley Insurance Company’s plan to demolish multiple structures for a new office complex. The Jiu Jitsu studio proposal is expected to return for further review, with the Commission evaluating parking feasibility, shared-parking agreements, and peak-hour analysis before making a decision.
