item no. 2

jcouture

Typewritten Text

ITEM NO. 2

(2) APPEAL No. PLZE2021009A – MCINTYRE

The proposed garage would be located as close as 5.73 feet to the rear lot line whereas 25 feet are required.

Permission was denied and the applicant is seeking a variance of rear yard setback as provided by

sections 6-203 and 6-205(a).

GILBRIDE, TUSA, LAST & SPELLANE LLCATTORNEYS AT LAW

31 BROOKSIDE DRIVEGREENWICH, CONNECTICUT 06830

PHONE (203) 622-9360FACSIMILE (203)622-9392WWW.GTLSLAW.COM

1

February 19, 2021

Planning and Zoning Board of AppealsTown of Greenwich101 Field Point RoadGreenwich, Connecticut 06830

Re: Appeal for variance concerning property located at 24Meadow Road, Old Greenwich, Connecticut

Dear Members of the Board:

I represent Ryan and Elizabeth McIntyre, owners of property located at 24 MeadowRoad, Old Greenwich (the "Property"), for which the subject appeal is being filed. The Property isan undersized lot, having about 8,800 square feet of land area in the R-12 zone. There is anexisting house centrally located on the lot and an existing garage.

The garage is old and in need of replacement. The existing garage is 4.78 feet from therear property line. Due to a small addition to the rear of the house made many years ago, theexisting garage is no longer considered as being "behind" the house sufficient to take advantageof the reduced yard requirements for accessory structures when located behind the mainbuilding. It is therefore legally non-conforming as to its rear yard setbacks.

My clients would like to remove the old garage and replace it with a new one in the samelocation with the same footprint. While I believe that current law allows the garage to bereplaced in the same location as existing, the new garage will be slightly higher than the existinggarage such that a small portion of the new garage that is taller than the existing garage will belocated in the required rear yard. However, the garage's location and footprint will remain thesame as the old garage.

Hardship here is created by the fact that the lot is undersized for the zone, having lessthan 75% of the required lot area. The pre-existing location of the house and existing garage alsocontribute to hardship in this instance. Also, without the small addition to the rear of the house,no variance would be necessary.

2

There will be no adverse impacts to neighboring properties resulting from replacement ofthe old garage with a new one in the same location. There has been a garage in this location formany years. Given the layout of the lot the location of the garage is the most practical. Thegarage will be taller than existing, but is still only 21 feet 4 inches in height. It remains clearly inscale and subordinate to the house.

In support of this variance request we submit the following:

1. Narrative;2. Application form;3. Owner authorization;4. Affidavit of Notice;5. Certified mailing receipt;6. Field card;7. GIS maps;8. Zoning location survey;9. Garage plans; and10. Application fee.

Should you have any questions or require further information, please do not hesitate tocontact me. Thank you.

Very truly yours,

/S/

Christopher D. Bristol, Esq.

Enclosures

EXHIBIT A

ABUTTING OWNERSOF PROPERTY LOCATED AT

24 MEADOW ROADRIVERSIDE, CONNECTICUT

PARCEL ID: 05-1332/SJOSEPH JAMES GAULT & COURTNEY BLAIR

20 MEADOW ROADRIVERSIDE, CT 06878

PARCEL ID: 05-2165/STHOMAS A HABER


PARCEL ID: 05-2864/SADAM & HOLLEN S HELLMAN


PARCEL ID: 05-1122/SERIC GRAHAM


PARCEL ID: 05-1935/SDEMMERLE PETER K REVOCABLE TRUST

7 HIDDEN BROOK ROADRIVERSIDE, CT 06878

PARCEL ID: 05-1855/SGARY F TRAYNOR

7 FIELD ROADRIVERSIDE, CT 06878

GILBRIDE, TUSA, LAST & SPELLANE LLCATTORNEYS AT LAW

31 BROOKSIDE DRIVEGREENWICH, CONNECTICUT 06830

PHONE (203) 622-9360FACSIMILE(203)622-9392WWW.GTLSLAW.COM

EXHIBIT B

February 20, 2021

To Whom It May Concern:

Notice is hereby given that Ryan and Elizabeth McIntyre, owners of property known as 24Meadow Road, Riverside, Connecticut, have submitted an application to the Greenwich Planningand Zoning Board of Appeals for a rear yard variance to permit the construction of a new garagein substantially the same location as the existing garage.

As an adjoining property owner, you are entitled to this notice. You may appear at thePublic Hearing of this appeal or send a representative. You may also write to the Planning andZoning Board of Appeals to express your position on this matter under review if you so choose.The date of the hearing has not yet been determined. Prior to the hearing a legal notice will bepublished twice in the Greenwich Time newspaper to announce the date and time of thehearing. The appeal and accompanying documents are on file at Greenwich Town Hall. You mayreview these public records at Town Hall, if you wish.

Sincerely,

Christopher D. Bristol, Esq.Gilbride, Tusa, Last & Spellane LLC31 Brookside DriveGreenwich, Connecticut 06830Tel: (203) 622-9360

For information contact:

Planning and Zoning Board of AppealsTown of GreenwichTown Hall, 101 Field Point RoadGreenwich, Connecticut 06830Tel. (203) 622-7753

1"=30'

This map was produced from the Town of Greenwich Geographic Information System. The Town expressly disclaims any liability that may result from the use of this map. Aerial: 4/2016. Topo: 4/2016 Property Data: 10/1/19.

2/19/2021 2:05:31 PM

Scale is approximateScale:

Map Printed Date: Copyright © 2000 by the Town of Greenwich.2/19/2021 2:05:31

1"=30'

This map was produced from the Town of Greenwich Geographic Information System. The Town expressly disclaims any liability that may result from the use of this map. Aerial: 4/2016. Topo: 4/2016 Property Data: 10/1/19.

2/19/2021 2:06:21 PM

Scale is approximateScale:

Map Printed Date: Copyright © 2000 by the Town of Greenwich.2/19/2021 2:06:21

GREENWICH, CT

NEW PALTZ, NY

203.832.3534

845.255.0114AllenRossArchitecture.com

185

MCI

PROJECT NO.

RIVERSIDE, CONNECTICUT

24 MEADOW ROAD

GARAGE

FOUNDATION, FIRST

FLOOR, SECOND FLOOR,

& ROOF PLANS

A-100

1

FOUNDATION PLAN

2

GROUND FLOOR PLAN

3

STORAGE LOFT PLAN

SCALE: 1/4" = 1'-0"

OPEN TO BELOW

16'-0" FINISH OPNG.

16'-2"

WINCH - LOCATED UNIT ON TOP OF BEAM

1

A-300

101D

GARAGE

101

STORAGE LOFT

201

101C

201A

201H

101A

101B

4

ROOF PLAN

SCALE: 1/4" = 1'-0"

SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"

3

A-200

1

A-200

4

A-200

2

A-200

21'-0"

20'-7

1

4

"

7'-4"

5

1

2

"2

1

2

"5

1

2

" 2

1

2

"

5

1

2

"2

1

2

"5

1

2

"2

1

2

"

6'-10"

6'-10"

201B201C

201D

201G201F201E

PITCH 1/8"/1'-0" TO DRAIN TO

DOOR - PROVIDE 1/8"/1'-0"

WASH AT SIDES OF DOOR TO

DIRECT WATER TO DOOR

OPENING

SPLIT SYSTEM COMPONENT ON

CONCRETE PAD

20'-8

3

4

"

21'-1

3

4

"

4'-0

5

8

"6'-6

1

4

"4'-0

5

8

"6'-6

1

4

"

10'-4

3

8

" 10'-4

3

8

"

C

L DOOR

C

L

WIN

DO

W

C

L

WIN

DO

W

C

L

DO

OR

CUPOLA W/ METAL ROOF

ASPHALT SHINGLES - MATCH COLOR AND MODEL AT RESIDENCE

BROWN 1/2 ROUND ALUMINUM GUTTER W/ 3" DIA. ROUND

DOWNSPOUTS, TYP.

3'-4

3

4

"

3'-4

3

4

"

FOOTING SHOWN DASHED

5 1/2" STEM WALL ABOVE

REIN. 8" THICK CMU. FOUND. WALL

4000# REINFORCED CONC. SLAB

6:12

6:12

6:12

6:126:12

6:12

101B 101A

02.17.2021 PZBA VARIANCE

SPLIT SYSTEM COMPONENT ON PAD

GREENWICH, CT

NEW PALTZ, NY

203.832.3534


185

MCI

PROJECT NO.


24 MEADOW ROAD

GARAGE

ELEVATIONS

A-200

4

NORTH ELEVATION

SCALE: 3/8" = 1'-0"

1

EAST ELEVATION

SCALE: 3/8" = 1'-0"

3

WEST ELEVATION

SCALE: 3/8" = 1'-0"

2

SOUTH ELEVATION

SCALE: 3/8" = 1'-0"


EL: 101'-0"

T.O. CONC. AT DOOR

EL: 121'-4"

T.O. FINISH ROOF

24'-11"

T.O. CUPOLA

EL: 100'-0"

GRADE PLANE

ASPHALT ROOF SHINGLES - MATCH HOUSE SHINGLES

5" DIA HALF ROUND GUTTER W/ 3" DIA. SMOOTH

DOWNSPOUTS

WOOD SHUTTER W/ BLACK S.S. HARDWARE

PTD. WD. 'CARRIAGE' STYLE OVERHEAD GARAGE DOOR

TRANSOM WINDOW

PTD. SHINGLE SIDING - MATCH HOUSE SHINGLES

PTD. TRIM - MATCH HOUSE COLOR

GREENWICH, CT

NEW PALTZ, NY

203.832.3534


185

MCI

PROJECT NO.


24 MEADOW ROAD

GARAGE

SECTIONS

A-300

1

EAST-WEST SECTION LOOKING SOUTH

SCALE: 1/2" = 1'-0"

3

SECTION AT WEST WALL

SCALE: 1-1/2" = 1'-0"

MODIFIED BITUTHENE BARRIER TO EXTEND OVER SHEATHING 3'

HORIZONTALLY FROM INTERIOR SIDE OF WALL

WATER BARRIER MEMBRANE,TYP.

ASPHALT ROOF SHINGLES

5/8" EXP. 1 PLYWOOD SHEATHING

2 X 10 FRAMING @ 24" O.C.

ALUMINUM FLASHING, TYP.

5" DIA. HALF ROUND GUTTER

6

12

ANDERSON 400 SERIES

A281 AWNING WINDOW

HEAVY SUBSILL

3/8" ANCHOR BOLT

2 X 6 P.T. SILL PLATE

3/4" BORAL OR AZEK TRIM BOARD

4" THK. REINFORCED CONC. SLAB

VAPOR BARRIER & INSULATION

3/4" ADVANTECH SUBFLOOR

1/2" EXP. 1 PLYWOOD SHEATHING

2 X 6 FRAMING @16" O.C.

RIM JOIST

5/8" GWB

REINFORCED CONC. FTG.

8" THK. REINFORCED CMU

FOUNDATION WALL

1'-4"

8"

4"

COMPACTED GRAVEL UNDER SLAB

RAFTER TIE W/ BLOCKING

2

SECTION AT GARAGE DOOR

SCALE: 1-1/2" = 1'-0"

6

12

1" THK. DOOR CASING

COPPER FLASHING, TYP.

RUBBER THERMAL BARRIER

ATTACHED TO DOOR

METAL GARAGE DOOR TRACK

GARAGE DOOR ROLLERS

GARAGE DOOR

ASPHALT DRIVE TO LAP

HAUNCHED CONC. SLAB. PITCH

AWAY FROM GARAGE 3/8" OVER

1'-0"

SUSPENDED C CHANNEL

CUSTOM GARAGE TRANSOM

WINDOW

(3) 1-3/4" X 18" LVLS


2

A-300

3

A-300

FLUSH BOARD AT FRIEZE BAND

SHINGLE SIDING

WEATHER RESISTANT BARRIER

EL: 101'-0"

T.O. CONC. AT DOOR

EL: 121'-4"

T.O. FINISH ROOF

24'-11"

T.O. CUPOLA

EL: 100'-0"

GRADE PLANE

EL: 110'-10"

T.O. FIN. FLOOR AT STORAGE LOFT

6'-11" FLR

. TO

C

EIL.

6

12

6

12

COVER SHEET

GENERAL NOTES

T-001

24 MEADOW ROAD

GARAGE

PROJECT DIRECTORY

RYAN AND ELIZABETH McINTYRE

24 MEADOW ROAD,

RIVERSIDE, CT 06878

OWNER:

ALLEN ROSS ARCHITECTURE, LLC

153 MAIN STREET

NEW PALTZ, NY 12561

845.255.0114

2 GREENWICH OFFICE PARK

SUITE 300

GREENWICH, CT 06831

[email protected]

ARCHITECT:

GENERAL:

T-001 COVER SHEET & GENERAL NOTES

SITE SURVEY

ARCHITECTURAL:

A-100 FLOOR PLANS

A-200 ELEVATIONS

A-300 SECTIONS

DRAWING LISTNOTES

1. SCOPE OF WORK: CONSTRUCTION OF NEW GARAGE AT 24 MEADOW ROAD, RIVERSIDE, CT.

IT IS THE INTENT THAT THE WORK INCLUDED SHALL COVER THE MANUFACTURE,

FABRICATION, DELIVERY, INSTALLATION AND/OR ERECTION, WITH ALL INCIDENTALS

THERETO; AS SHOWN ON THE DOCUMENTS, AS SPECIFIED HEREIN, AND AS REQUIRED BY

JOB CONDITIONS.

GENERAL NOTES:

NOTES

1. CONTRACTOR SHALL PERFORM ALL OPERATIONS OF DEMOLITION AND REMOVAL

INDICATED ON THE DRAWINGS AND AS MAY BE REQUIRED BY THE WORK. ALL WORK

SHALL BE DONE CAREFULLY AND NEATLY, IN A SYSTEMATIC MANNER.

2. NO STRUCTURAL ELEMENTS SHALL BE REMOVED UNTIL PORTIONS AFFECTED ARE

ADEQUATELY SUPPORTED BY EITHER TEMPORARY SHORING OR NEW STRUCTURAL

ELEMENTS AS REQUIRED TO PROTECT THE STABILITY AND INTEGRITY OF THE SITE AND

WORK. THE DESIGN OF THE TEMPORARY SHORING IS THE RESPONSIBILITY OF THE

CONTRACTOR.

3. ALL ADJOINING PROPERTY AFFECTED BY ANY OPERATIONS OF DEMOLITION SHALL BE

PROTECTED PER THE REQUIREMENTS OF THE LOCAL AUTHORITIES.

4. THE CONTRACTOR SHALL PROVIDE, ERECT, AND MAINTAIN ALL TEMPORARY BARRIER AND

GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL

REGULATING AUTHORITIES.

5. THE CONTRACTOR SHALL FILE ALL NECESSARY CERTIFICATES OF INSURANCE, OBTAIN ALL

REQUIRED PERMITS, AND PAY ALL FEES, AND PROVIDE ANY AND ALL BONDS REQUIRED BY

THE STATE OF NEW YORK, COUNTY OF ROCKLAND, AND TOWN OF ORANGETOWN IN

ORDER TO DO THE WORK HEREIN DESCRIBED.

DEMOLITION NOTES:

GREENWICH, CT

NEW PALTZ, NY

203.832.3534


185

MCI

PROJECT NO.


24 MEADOW ROAD

GARAGE


item no. 2

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