By Michael LaGamma
At the June 10th meeting of the Retired Men’s Association, introduced by Peter Berg, Margarita Alban stood before a room of residents who follow the fluctuating values of local real estate with the intensity of a high-stakes poker game. As the long-serving chair of the Greenwich Planning and Zoning Commission, Alban has spent two decades navigating the delicate balance between preserving the New England character of this affluent coastal enclave and answering the growing demands from the state capitol for more affordable housing. During this presentation, she spoke of the town’s latest challenge: a sweeping new state law designed to force Connecticut’s hand on residential growth.
The legislation, known as the Housing Growth Act, or Public Act 25-1, arrived after a summer of legislative drama. Alban recounted how Governor Ned Lamont initially vetoed the bill, echoing the protests of smaller towns that viewed it as an “urban model” illsuited for rural and suburban landscapes. The sticking points were practical but profound: the law initially prohibited towns from requiring parking for new developments and allowed commercial centers to be converted into residential units through a “summary review” process that bypassed public hearings.
Alban, who joked about her penchant for complaining about Hartford, expressed frustration over a lack of transparency during the bill’s revision. She described the finalized 107-page document as a response to a perceived “NIMBY”—Not In My Backyard—sentiment across the state, which legislators blamed for Connecticut’s stagnant housing supply. Under the new rules, Greenwich must now accommodate conversions of up to nine apartments with minimal oversight, and its ability to mandate parking is strictly capped unless it creates specific “traffic parking zones.”
Even with these mandates, Alban maintained that Greenwich remains a “smart, educated” partner in progress rather than a purely resistant force. She pointed to the town’s history of innovation, noting it was among the first to establish a housing authority and has permitted accessory dwelling units (ADUs) for forty years. “Southwestern Connecticut is the source of some envy,” she remarked, acknowledging the stark dichotomy between the wealth of Fairfield County and the economic struggles of post-industrial cities like Hartford and Bridgeport.
The pressure to build affordable housing is not merely ideological. Alban noted that roughly 35,000 workers commute into Greenwich every day, swelling the population by 50 percent and choking arteries like Interstate 95 and the Merritt Parkway. She argued for “middle housing” to accommodate teachers and first responders who earn respectable salaries but are priced out of the local market. To ensure safety amidst this density, she works closely with Chief James Heavey of the Greenwich Police Department to assess how reduced parking might impact emergency vehicle access.
The latter portion of the discussion turned toward the daunting “housing growth targets” assigned by the state. Alban revealed that the planning region encompassing Greenwich may be required to add 40,000 units by 2029. While neighbors like Stamford and Norwalk are already dense, Greenwich faces these numbers with “trepidation,” especially as the state has yet to define what land it considers “developable.”
The tension in the room spiked when local State Representatives Steve Meskers, Hector Arzeno (both RMA members) and Tina Courpas joined the conversation. Meskers described the political climate in the General Assembly as a “divide… less ideological than socioeconomic,” where the “carrots” of state funding are increasingly tied to a town’s willingness to accept density. Courpas, who represents the western part of town, warned of even more aggressive bills in the wings, including a proposal that briefly threatened to mandate 5,000-square-foot maximum lot sizes, which would effectively dismantle the four-acre zoning of the Greenwich backcountry.
Despite the legislative “sticks,” the talk concluded with a focus on local agency. Arzeno detailed his efforts to secure financing from the Connecticut Housing Finance Authority (CHFA) for the Vinci project at McKinney Terrace, a critical step in the town’s plan to eventually redevelop Quarry Knoll. That project alone could add 250 units, moving the “Greenwich needle” toward the state’s 10 percent affordable housing target (which could rise to as much as 20% under the new law).
As the meeting wrapped up, Alban reflected on the town’s Plan of Conservation and Development, a “mammoth exercise” to define what residents treasure, from the cherry trees in bloom to the historic village character. While the state’s new mandates seek to transform the landscape, Alban and her colleagues seem determined to ensure that any new density respects the “human proportion” of the town they call home.
Margarita Alban has been a dedicated volunteer in the Greenwich community for over 30 years, using the skills she developed in her distinguished career at ExxonMobil, where she held senior management roles both in the U.S. and internationally. She is best known in Greenwich for her leadership on the Planning and Zoning Commission (P&Z), which she joined in 2006 and has led since 2018. The Commission consists of five commissioners, a staff who implement Commission policy, and at least three unique commissions (Architectural Review Committee, Historic District Commission, and P&Z Board of Appeals). Under her leadership, P&Z has offered Zoom access for anyone who wishes to attend its meetings.
Alban earned a B.A. in Psychology from William Smith College, and a Master’s in Management from Simmons College. She also holds an Advanced Professional Certificate in Accounting from the NYU Stern School of Business. In 2025 the League of Women Voters honored her with its Community Impact Award.
The talk can be viewed by going to the RMA website at https://greenwichrma.org, clicking on “Speakers,” then “Past Speakers,” and then “RMA Vimeo Library.”
The Next Speaker
The RMA’s next presentation, “Forging the Triple Crown: The Early History of Horse Racing’s Signature Series, 1918-1948,” by Michael F. Batcheller is scheduled for 11 AM on Wednesday, June 24, 2026. RMA presentations are held at Christ Church Greenwich, Parish Hall, 254 E. Putnam Avenue, Greenwich, CT 06830.
Horse racing’s Triple Crown, much like the World Series, Indianapolis 500, and the Super Bowl, stands as one of the pinnacle achievements of American sports. In this presentation Michael Batcheller will trace The Triple Crown between 1918 and 1948, highlighting some of the outstanding thoroughbreds of that era leading up to the present day state of Triple Crown racing. The interwound narratives of human contributions and equine accomplishments between 1918 and 1948 illuminate the remarkable evolution of horse racing.
Michael F. Batcheller is an American author best known for his historical study Forging the Triple Crown: The Early History of Horse Racing’s Signature Series, 1918-1948, published in July 2025 by McFarland & Co. The book examines how the Kentucky Derby, Preakness Stakes, and Belmont Stakes evolved from three independent races into one of America’s most revered sporting achievements, highlighting the horses, owners, journalists, and cultural forces that shaped the Triple Crown’s early identity.
Before turning to authorship, Batcheller spent approximately forty years in public education as a teacher and administrator. His career included service as a Peace Corps volunteer in Tunisia and later work with the Greenwich Public Schools in Connecticut. He resides in Greenwich.
To stream the presentation by Michael Batcheller at 11 AM on Wednesday, June 24, click on https://bit.ly/30IBj21. This presentation will also be available on local public access TV channels, Verizon FIOS channel 24 and Optimum channel 79.
Note: The views expressed in these presentations are those of the speakers. They are not intended to represent the views of the RMA or its members.
RMA speaker presentations are presented as a community service at no cost to in-person or Zoom attendees, regardless of gender. Any member of the public who would like to receive a weekly email announcement of future speakers should send a request to members@greenwichrma.org. The RMA urges all eligible individuals to consider becoming a member of our great organization, and thereby enjoy all the available fellowship, volunteer, and community service opportunities which the RMA offers to its members. For further information, go to https://greenwichrma.org/, or contact info@greenwichrma.org.
