16 prospect drive plpz 202000325 prepared by: bianca dygert

16 Prospect Drive PLPZ 202000325

Prepared by: Bianca Dygert Updated April 9, 2021

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EXISTING PROPOSED PERMITTED/REQUIRED

GROSS FLOOR AREA: 2,283 SF** Not provided 1,800 SF FLOOR AREA RATIO: 0.45 Not provided 0.36

NO. OF STORIES: 2 No Change 2 ½ HEIGHT: Nor provided No Change 35’

LOT COVERAGE: 2,724 SF No Change 2,500 SF GREEN AREA: 45.5% No Change 50%

SETBACKS Front:

Side: Rear:

7.97’

11.74’/Not provided Not provided

No Change No Change No Change

25’*

5’/sum of 15’* 25’*

PARKING:

Not provided Total: 5 (applicant indicated)

Garage:2 Outdoor:2.6

Total: 5 spaces *The lot size is legally nonconforming, therefore Sec. 6-9 **Floor area information taken from the field card UPDATE: This application was left open at the 12/16/20 meeting. The Commission requested detailed floor plans and architectural plans as well as an updated survey to show the parking spaces. The applicant submitted updated floor plans of the existing dwelling, but not of the proposed renovation. The updated survey shows parking spaces with space 5 blocking all other spaces. The applicant noted that they may propose to remove the curb in the front yard to expand the driveway and turn the parking space to allow enough clearance for other cars. The existing green area is nonconforming and does not meet the minimum 50% required for the R-7 zone. Expanding the driveway would further exceed the lot coverage and decrease the green area. Note: Staff does not have time to fully review the additional materials prior to the posting of this staff report. APPLICATION SUMARY: The applicant is requesting Final Site Plan approval to renovate the basement to provide a family room and storage to provide additional space to Unit 1 per Sections 6-5, 6-9, 6-13, 6-14, 6-15, 6-97, 6-155, 6-185, and 6-205 of the Town of Greenwich Building Zone Regulations on a 5,000 SF property located at 16 Prospect Drive in the R-7 zone.

Final Site Plan

PLPZ 2020 00325

Catherine (Cassie) Palmer

To increase the area dedicated to the first floor unit within the existing dwelling by finishing the

basement of the two-family dwelling

LOCATION: 16 Prospect Drive TAX ID: 07-1387/S

ZONE: R-7 (7,500 SF lot min) PARCEL SIZE: 5,000 SF

UTILITIES: Sewer, Public Water



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ISSUES/RECOMMENDATIONS:

1. ZEO – Issued comments dated 12-9-20 indicating the applicant should note the number of garage/parking spaces. The applicant submitted the revised survey late on 4/8/21. The materials were routed to ZEO for review on 4/9/21, but staff does not have time to review prior to the meeting.

2. The survey submitted on 4/8/21 shows 5 parking spaces proposed, but the last spot appears to block the others. The applicant has indicated the possibility of expanding the driveway by removing the curb and turning the parking space, but this presents the issue of decreasing the green area on the property, where existing green area does not meet the minimum 50% and is nonconforming. Original issues/recommendations follow:

3. The applicant has received two stop work orders for work on the basement. The permit history from the Building Department notes that no work is allowed in the basement until approval from Zoning is obtained. The applicant currently has permits to work on the first and second floors, but not the basement.

4. IWWA – A green sheet was issued indicating there is no need for an IWWA permit. 5. Sewer – issued comments dated 12/8/20 indicating no comments to be addressed during the

P&Z phase, but Sewer comments should be addressed prior to Sewer and Building permit phase. 6. Parking– As per Sec. 6-155 of the BZR, the required parking for 1-2 bedroom units is 1 garage

space and 1 outdoor space. The required parking for 3+ bedroom unit is 1 garage space and 1.6 outdoor spaces. The total required parking for the property would be 4.6 or 5 spaces. Where a combination of garaged and outdoor spaces is required, the Commission may authorize a different mix of indoor and outdoor parking. Tandem parking spaces may be permitted for spaces that serve each individual unit of a two-family dwelling.

7. The applicant is adding the equivalent to one bedroom (for parking calculation) in the basement, increasing the total bedrooms for Unit 1 from one to two bedrooms. This does not appear to increase the parking demand since the requirement for 1 and 2 bedroom units are the same (2 spaces).

8. The applicant has indicated that two garage spaces would be provided, but the garage appears to only have enough space for one car.

9. The applicant has indicated there would be an additional 5 outdoor spaces, but they are not clearly shown on the survey. The Commission should determine whether these spaces should be dimensioned on the survey. The Commission should also determine if the parking spaces should be painted or marked on the property.

10. The applicant should address how many garage spaces and outdoor spaces are proposed. The minimum dimensions of a non-transient parking space would be 8 ½' x 18’ per Sec. 6-185 of the BZR.

11. FAR – The applicant has not provided existing and proposed finished floor area calculations. Staff calculated the FAR of 0.45 with the finished floor area of 2,283 SF from the field card. This does not appear to include the 900 SF basement area. Per the ZEO, the proposal would not add to the FAR.



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12. The proposal includes a 150 SF storage area, a 137.5 SF play room, full bathroom and a 40 SF utility room in the basement. The existing basement appears to be all utility with a half bathroom.

13. The lot appears to be legally non-conforming with respect to lot size, front yard setback, greenspace and FAR. The lot is 5,000 SF where 7,500 SF is the minimum lot size in the R-7 zone. Sec. 6-9 would apply, which states “...Buildings on such a lot in a residence zone may be so designed and erected as to conform to the provisions of this Article as to required yards for the zone immediately below the zone in which such lot is situated as listed in Sections 6-2 and 6-3.” The property would appear to be legally nonconforming with respect to front yard setback even for the R-6 zone with a front yard setback of 7.97 feet.

14. The property is a two-family dwelling in an R-7 zone. It appears to be a legally non-conforming use for the R-7 zone.

15. Several letters of opposition have been submitted from the public. Concerns regarding zoning include parking on the street, expansion of floor area to an existing non-conforming property and work being done on the basement without permits.

16. The Commission should determine whether the proposed renovations would expand an existing non-conforming FAR.

DEPARTMENT COMMENTS: Zoning Enforcement – Dated 12/9/20 – See Attached Sewer – Dated 12/8/20 – See Attached Original Staff Report Follows: APPLICATION DETAILS: Proposal: The applicant is proposing to renovate and finish the basement to include a family room, storage, utility room and convert a half bath to a full bath. The addition of this family room would be the equivalent of adding one bedroom for parking demand calculations. Unit 1 has one existing bedroom and would be adding the equivalent of one bedroom (family room). This does not appear to impact the parking demand since the requirements for 1 and 2 bedroom units are the same. Unit 2 does not appear to be adding any bedrooms and would not impact parking. The applicant is proposing the following interior renovations:

1st Floor 1. Addition of full bathroom. 2. Update kitchen with new countertops, backsplash, appliances, ceiling lighting 3. New hardwood floors 4. Remove 3 cast iron radiators and replace with baseboard heaters 5. New HVAC venting as needed.

2nd Floor 6. Update existing full bathroom with new vanity, shower stall, toilet tile floor, ceiling lighting/fan. 7. Renovate kitchen with new countertops, backsplash, appliances, ceiling lighting 8. New hardwood floors



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9. Renovate master bathroom with new vanity, bathtub, tile floor, ceiling lighting 10. Remove 1 cast iron radiator in kitchen and replace with baseboard heater. 11. Replace kitchen window with new larger and more energy efficient 3 part bay window. 12. New full bathroom between 2 existing bedrooms (Jack and Jill bathroom). 13. New HVAC unit (air conditioner) in Attic and venting where needed.

Basement 14. Reduce overall entire floor of basement down 10” to meet current floor to ceiling building

code. Install new concrete floor and finish floor on top of concrete floor. 15. Upgrade staircase 16. Install new entry door to backyard. 17. Sheetrock all walls and ceiling to create finished playroom/family room in main front section of

basement. Install door. Include ceiling lights, electrical outlets and switches. 18. Remove boiler and 2 hot water heaters (currently located in middle of basement) and replace

with new higher efficiency Navien boiler and 2 new Navien hot water heaters to back right section of basement. Install new A/C unit for basement and 1st Floor. Sheetrock and enclose this area as a new Utility Room. Install new door. Ceiling lighting, outlets/switches.

19. Upgrade/renovate existing half bathroom to full bath. New vanity, toilet, shower stall. Install grinder/ejection pump for toilet as needed. Ceiling lighting, outlets/switches.

20. Sheetrock walls and ceiling to create Storage Room in back left side of basement next to Utility Room. Install door. Ceiling light, outlets/switches.

21. Relocate washer/dryer and laundry area. The applicant has obtained permits for the first and second floors, but permit history notes that no work shall be done on the basement until Planning and Zoning approval. Existing Conditions: The subject parcel includes a two-family dwelling with attached garage, paved driveway and a shed at the rear of the property. The parcel is currently a legally nonconforming lot with respect to lot size, front yard setback, use, FAR and green area. The parcel is a 5,000 SF lot in a residential neighborhood. Zoning: The property is located in the R-7 zone, where the minimum lot size requirement is 7,500 SF. The existing lot is legally nonconforming with respect to lot size, front yard setback, use, green area and FAR. Parking: As per Sec. 6-155 of the BZR: 6-155 REQUIRED PARKING FACILITIES FOR TWO AND MULTI-FAMILY DWELLINGS (6/11/86; 9/28/2010) 1. Dwelling or group of dwellings to accommodate two or more families (9/28/2010).

(a) Dwelling with one or two bedrooms*: one garage space for each dwelling and one outdoor space for each dwelling. (b) Dwelling with three or more bedrooms*: one garage space for each dwelling and 1.6 outdoor spaces for each dwelling.



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(c) Studio apartments*: one garage space for each dwelling and 0.6 outdoor spaces for each dwelling. (d) Tandem parking spaces may be permitted for spaces that serve each individual unit of a two-family dwelling. (6/1/2017) (e) Driveways serving two-family dwellings may be designed for vehicles to back out onto a Town of Greenwich-designated local collector roadway. Driveways designated for vehicles to back out onto all other roadways shall require a Special Permit from the Planning and Zoning Commission, subject to the provisions of Sec. 6-98(a)(4). (6/1/2017) * A den, study, loft or similar room shall be considered a bedroom for the purpose of determining the number of required parking spaces. * Where a combination of garaged and outdoor spaces is required, the Commission may authorize a different mix of indoor and outdoor parking.

Unit Existing Bedrooms Proposed Bedrooms Parking required 1 (Basement and First Floor)

1 2 (1 bedroom and family/play room)

1 Garage, 1 Outdoor

2 (Second floor) 4 (3 Bedrooms and den)

4 (3 Bedrooms and den) 1 Garage, 1.6 Outdoor

Total parking required: 2 Garage, 2.6 Outdoor (4.6 or 5)

The total required parking for the two-family dwelling would be 4.6 or 5 spaces (2 garage and 2.6 outdoor). The addition of one bedroom to Unit 1 does not appear to increase the parking demand for the property since the parking requirement is the same for 1 or 2 bedroom units. The applicant has indicated that two garage spaces would be provided, but the garage appears to only be large enough to fit one car. The applicant has indicated there would be an additional 5 outdoor spaces, but they are not clearly shown on the survey. The applicant should address how many garage spaces and outdoor spaces are proposed. The minimum dimensions of a parking space would be 8 ½' x 18’ per Sec. 6-185 of the BZR. APPLICABLE ZONING REGULATIONS: §6-5. Definitions §6-9. Zoning Regulations Affect All Structures and Uses §6-13. Site Plan approval required. §6-14. Site Plan procedure §6-15. Site Plan Standards. §6-97. R-7 Zone §6-155. Parking and Garages for two-family and multi-family dwellings. §6-185. Site Plan Dimensions for Parking §6-205. Schedule of required open spaces, limiting height and bulk of buildings.

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Dygert, Bianca

From: Cate Palmer <[email protected]>Sent: Thursday, April 8, 2021 7:09 PMTo: Dygert, BiancaSubject: 16 Prospect Drive Updated Drawings that Paperwork...Attachments: 16 Prospect - existing plans.pdf; 2021-02-24 Site Plan 16 Prospect Drive2.pdf

[EXTERNAL]

HI Bianca, Here are the updated drawings from S. E. Minor and I"m here to get the rest of everything to you as well....getting presentation ready... Thank you Cassie Palmer 917 439 1219 Hi Cassie - Attached are the drawings of your existing interior and the survey with the parking locations. On the survey you can see where we indicated the curb could be moved; we will rotate the car so that more space is created for the other vehicles to exit. And we will plan to not affect the sidewalk if possible. You will need to tell us what you propose to change on the interior. We can prepare a second sheet that shows the proposed. Best, Pete -- Peter Weiland President S. E. Minor & Co. 33 West Elm Street Greenwich, CT 06830 (203) 869-0136 --

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CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.

FIRST FLOOR PLANSCALE: 1/4 IN. = 1 FT.

S.E. MINOR & CO., INC.ESTABLISHED 1887

Engineering Land SurveyingEnvironmental Scientists

33 West Elm StreetGreenwich, Connecticut 06830

203-869-0136www.seminor.com

33 West Elm StreetS.E. Minor & Co., Inc. Engineers & Land Surveyors

Greenwich, Conn. 06830 (203) 869-0136 date &COMPAREDFILE No.

CATHERINE PALMER16 PROSPECT DRIVE

EXISTING PLANS

GREENWICH, CONN.

FOR

BASEMENT PLANSCALE: 1/4 IN. = 1 FT.

SECOND FLOOR PLANSCALE: 1/4 IN. = 1 FT.

THIRD FLOOR PLANSCALE: 1/4 IN. = 1 FT.

Town of Greenwich

Dept. of Public Works

Sewer Division

Interoffice Correspondence Date: December 8, 2020 To: Katie Deluca, Director, Planning & Zoning From: Richard C. Feminella, Wastewater Division Manager Copy: Chris Mandras, Maintenance Manager - Sewer Division Al Romano, Environmental Asset Engineer – Sewer Division Re: PLPZ202000325: 16 Prospect Drive, Catherine (Cassie) Palmer We have prepared the following comments and questions regarding the proposed application. Project Summary:

• Finish basement in two-family residence in order to create an additional bedroom. Change in parking demand.

Sewer Division Comments: Comments to be addressed during P&Z phase:

• None. Comments to be addressed during Sewer and Building Permit phase:

• The owner/applicant will be required to obtain all necessary Sewer Permits. Please coordinate directly with the Sewer Division.

• The applicant/owner will be required to obtain a Sewer CCTV Inspection Permit and have their sanitary sewer lateral CCTV inspected with our Environmental Asset Engineer present. Any televising of the sanitary sewer lateral(s) that serve the existing dwelling must be performed in the presence of the Environmental Asset Engineer. Please coordinate with Sewer Division – Environmental Asset Engineer (203) 622-0963 extension 5. Make a DVD of this inspection. Submit a copy of the DVD to the Wastewater Division Manager. Failure to have the Sewer Division Environmental Asset Engineer present during the TVing will result in the Sewer Division not accepting the DVD. Note: VHS format is not accepted. Only DVDs are accepted. Make a copy of the DVD for your records. The Town will not return DVDs. The Town cannot make copies of DVDs. The DVD should be submitted along with a site plan that identifies each investigation run on the DVD.

• If there are any defects identified during the CCTV inspection of the sewer lateral, the CCTV Inspection Permit will be required to be converted to a Sewer Repair Permit and the necessary work completed to the Sewer Division’s requirements, inspected by the Sewer Division, etc.

• Please have the applicant/owner confirm if the two family residence is “side by side” or “up and down” so that we can confirm that their sewer lateral meets Town standards.

• Please note, sanitary sewers are designed for first floor elevations. Therefore, any plumbing fixtures in lower levels (basements) could be subject to sanitary sewer backups/overflows. The property owner is strongly recommended to consider and review this and plan accordingly to protect themselves in those situations. The Town is not

16 Prospect Drive Page 2

responsible for damages as a result of these connections/installations. Please consider this and revise accordingly.

• Please note, in accordance with Town regulations and standard practice, all clear water sources cannot discharge to sanitary sewer. This includes air conditioning and high efficiency heating system condensate lines. Please confirm that the new development will not discharge any clear water sources to sanitary sewer.

Please NOTE: These comments are intended for P&Z review only. These comments do not take the place of Sewer Permit(s). Any Sewer Permit Applications receive thorough reviews and may result in additional comments/requirements at that time. In addition, please be reminded that in order to receive Building Permits, the applicant must have secured all other necessary permits, including, but not limited to, Sewer Permits PRIOR to obtaining their Building Permits. Also, please note, the applicant should NOT submit for Sewer Permits until the project has received approval from P&Z.

M:\dpw\Swr\planning and zoning\2020 Reviews\prospect dr 16 palmer Dec 20.doc

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Dygert, Bianca

From: Mary Jenkins <[email protected]>Sent: Friday, November 6, 2020 10:08 PMTo: Mangs, PeterCc: JOHN REPIK; Janerepik; DeLuca, Katie; LaRow, PatrickSubject: Re: 16 Prospect Drive

Follow Up Flag: Follow upFlag Status: Flagged

[EXTERNAL]

Good evening, everyone. Although I have not had a chance to review these materials in any detail, I did note that the Survey of Property submitted appears to characterize this property as R-6, with a GreenSpace requirement of 35%. As you are aware, this is a non-conforming two-family house in an R-7 area, where the GreenSpace requirement is 50%. Have a good weekend. Mary On Fri, Nov 6, 2020 at 3:43 PM Mangs, Peter <[email protected]> wrote: Good Afternoon John, Thank you for your comments. I will make sure the Commission members receive them. Peter Mangs Applications Coordinator Town of Greenwich Land Use - Planning & Zoning 101 Field Point Road Greenwich, CT 06830-6463 Ph. (203) 622-7894 Office Fax. (203) 622-3795 [email protected] www.greenwichct.gov -----Original Message----- From: JOHN REPIK [mailto:[email protected]] Sent: Friday, November 06, 2020 3:41 PM To: Mangs, Peter <[email protected]>; Mary Jenkins <[email protected]>; Janerepik <[email protected]> Subject: 16 Prospect Drive [EXTERNAL]

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Please be advised that 16 Prospect Drive does not have a two car garage allowing her one less proposed parking space for this property. I can’t believe that this board would even entertain this application if it allowed even one more square foot of living space in a house that already has exceeded the allowed FAR! This is a small property 50 by 100 and the proposed additions would be a great detriment to our neighborhood. Please do the right thing and reject her application. Respectfully submitted, John Repik 18 Prospect Drive. Sent from my iPad CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.


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Dygert, Bianca

From: Mary Jenkins <[email protected]>Sent: Saturday, November 7, 2020 9:28 AMTo: JOHN REPIKCc: Mangs, Peter; DeLuca, Katie; JanerepikSubject: Re: 16 Prospect Drive


[EXTERNAL]

It should also be pointed out that the changes in the basement are described as "renovations" but the basement area was excavated and three dumpsters of materials were removed without a town permit of any kind, and a Stop Order eventually was issued. The attempt to make an increased FAR look like a renovation of previously available space is yet another example of intentionally misleading descriptions of the misuse of the property. The FAR for the lot is 1,803 square feet and the tax assessor's records BEFORE the basement excavation listed more than 2, 200 square feet of interior space. Mary On Sat, Nov 7, 2020 at 7:37 AM JOHN REPIK <[email protected]> wrote: Regarding the proposed parking again. There is room for one car in the one car garage. A car could park alongside the garage between the garage and fence. Maybe three cars could park in the driveway. However all cars would be blocked by the last one in. Point #2 The owner has already put up walls to partition off part of the first floor apartment to make a second bedroom. She has 5 bedrooms right now. No permit was posted. Point #3 There still is a person living in the garage full time with no heat, water, or bathroom. That cancels the garage parking space. All these conditions will have any future tenants parking on prospect drive for their convenience. John Repik 18 Prospect Drive. Sent from my iPad


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Dygert, Bianca

From: Mary Jenkins <[email protected]>Sent: Wednesday, November 18, 2020 6:27 PMTo: Mangs, PeterCc: JOHN REPIK; Peter Trefny; [email protected]; Leah Schmiedel; Jim Schmiedel; Wynn

McDanielSubject: Fwd: Attachments to issues memo, 16 Prospect DriveAttachments: Prospect Drive - clear parking.jpeg; Prospect Drive - June 2, 2020 402 pm.jpeg;

Prospect Drive - June 2, 2020 4.03 pm.jpeg; Prospect Drive - June 10,2020 11.38 am.jpeg


[EXTERNAL]

Hello, Peter. Since so much of Ms. Palmer's Application relates to parking, I am taking the liberty of forwarding to you photographs from June that I had previously circulated to most of the people on this distribution list. Prospect Drive is a narrow dead end street. When there are multiple cars parked in the street, there are always the questions of: blocked access to other driveways; availability of parking for family members and guests of other property owners (see my reference to defensive parking in the forwarded memo); access by emergency vehicles and utility vehicles including heating oil deliveries; and prompt removal of all parked vehicles for snow and leaf removal. The subject property is quiet at the moment, possibly related to whatever had CNG and town officials visiting last week, but I wanted you to see in actuality what six or seven cars from a single property looks like on a small street like ours. If you have any difficulty opening the attachments, please let me know and I will send them directly. Thank you for your patience with me and attention to this matter, Peter. Mary Jenkins ---------- Forwarded message --------- From: Mary Jenkins <[email protected]> Date: Wed, Jun 17, 2020 at 11:37 AM Subject: Re: Attachments to issues memo, 16 Prospect Drive To: Fred Camillo <[email protected]>, DeLuca, Katie <[email protected]>, Wynn McDaniel <[email protected]>, Leah Schmiedel <[email protected]>, Branyan, Ben <[email protected]>, Alban, Margarita <[email protected]>, Formica, Stephen <[email protected]>, Vallerie, John <[email protected]>

And dated parking photos. In the June 2d photo there are eight cars on the street: five of them are related to 16 Prospect Drive plus one in the driveway. The other three cars belong, one each, to three other properties. This is "defensive parking"" we used to park routinely in our driveways but we now park our own vehicles on the street to prevent unknown cars from taking up space, often not being moved for several days.

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Dygert, Bianca

From: JOHN REPIK <[email protected]>Sent: Friday, November 6, 2020 3:41 PMTo: Mangs, Peter; Mary Jenkins; JanerepikSubject: 16 Prospect Drive

[EXTERNAL] Please be advised that 16 Prospect Drive does not have a two car garage allowing her one less proposed parking space for this property. I can’t believe that this board would even entertain this application if it allowed even one more square foot of living space in a house that already has exceeded the allowed FAR! This is a small property 50 by 100 and the proposed additions would be a great detriment to our neighborhood. Please do the right thing and reject her application. Respectfully submitted, John Repik 18 Prospect Drive. Sent from my iPad CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.

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Dygert, Bianca

From: JOHN REPIK <[email protected]>Sent: Saturday, November 7, 2020 7:37 AMTo: Mangs, Peter; DeLuca, KatieCc: Mary Jenkins; JanerepikSubject: 16 Prospect Drive


[EXTERNAL] Regarding the proposed parking again. There is room for one car in the one car garage. A car could park alongside the garage between the garage and fence. Maybe three cars could park in the driveway. However all cars would be blocked by the last one in. Point #2 The owner has already put up walls to partition off part of the first floor apartment to make a second bedroom. She has 5 bedrooms right now. No permit was posted. Point #3 There still is a person living in the garage full time with no heat, water, or bathroom. That cancels the garage parking space. All these conditions will have any future tenants parking on prospect drive for their convenience. John Repik 18 Prospect Drive. Sent from my iPad CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.

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Dygert, Bianca

From: JOHN REPIK <[email protected]>Sent: Saturday, December 5, 2020 10:41 AMTo: Mangs, PeterSubject: Human waste in the garage at 16 Prospect drive, owned by Catherine Palmer


[EXTERNAL] Peter Workers at 16 prospect drive, owned by Catherine Palmer again, found human waste inside her garage. She still has a person living there with no bathroom or running water. She has basically turned this into a flop house and wants to make the house bigger? Please pass this on the the planning and zoning commission. We are seriously thinking about moving. Thank you John Repik 18 Prospect Drive Sent from my iPad CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.

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Dygert, Bianca

From: JOHN REPIK <[email protected]>Sent: Tuesday, December 8, 2020 11:17 AMTo: Mangs, Peter; DeLuca, KatieSubject: Illegal third electric meter panel.

[EXTERNAL] Catherine Palmer of 16 Prospect Drive has installed a new electrical service to the house which includes a third meter panel in an R7 zone. Obviously she plans on making it a 3 family house illegally. John and Jane Repik 18 Prospect Drive. 203‐869‐4651 Sent from my iPad CAUTION: This email originated from outside the Town email system. Do not click links or open attachments unless you have verified the sender and know the content is safe.

Permit History for 20-545012/7/2020

Town of Greenwich

DPW-Division of Buildings

Status/DOC Type Class Use Owner/Address Tax No./Site Address

Zoning: 16 Prospect Dr

Active BUI ANA RES2 07-1387/SPALMER CATHERINE

16 Prospect Dr

Greenwich, CT 06830 Greenwich, CT 06830

Residential

Zone

Flood Zone

Zone 3

Nature Work:

NO WORK IN BASEMENT ALLOWED UNTIL APPROVAL FROM ZONING IS OBTAINED

Directions to Site:

Comments:B ,P ,E ,Zoning ,State ed fee pd $16.64 receipt 20-0712

Project: 20-54502015 IRC. First flr: Bath addition, remodel kitchen. Second flr: relocate bath, addition of bath, remodel

kitchen,. New HVAC, finish attic,. State ed fee pd $16.64

AMEND/REVISE Renovate basement, excavate existing floor to establish proper ceiling height, half bath to

full bath.

PLUMB: basement: 1: wc, bsn., shower, launtb., clthswshr.; 1st fl.: 1: wc, bsn., launtb.; 2nd fl.: 1: wc, bsn.,

shower; 3rd flr.: 1: wc, bsn., shower; 2 Navien 240: 1: heat hot water, 1 hot water.

ELEC: 400 amp. serv. (CRS: 3498707) o.h.; 2 apt. meters, apt 1: 1 mtr.; apt. 2: 1 meter, house: 1 meter; total:

3 meters

CO Issued

Completed

Expires

Issued

Received

Appl #

Basement Area

Other Area

Garage Area

Living Area

Sprinkled Area

Height

Units

Structures

Stories

Construction

Air Cond Area

Part Finish Bsmt

Unfinish Bsmt

Attached Garage

Square Feet

Area/Floor

Smoke Detectors

Reg Parking

Hcp Parking

Elevators

Standpipes

Fire Alarms

Average

Former Use

Residential Use?

Condition

Valuation

20-5450

5/1/20

5/1/20

12/1/26

1

1

1

0

0.00

5B 0

0.00

$64,000

Yes

0

0

0

0

0

0

0

0

0

0

0

0

0

0

DataCustom Info:

IRCUse Group No.

Unit Quantities:

Last PaymentPaid Adjustment Due Fees:

Building Fees $832.00 $832.00 5/1/2020

Contractors: Lic #/SSN/FEIContractor Type/Certification

Primary owner``

, Phone:

SecondaryTravisano Mark

234 Washington Ave

203550PLU

P1

West Haven, CT 06516 Phone: (203) 996-7287

SecondaryDimitrov Kostadin

47 East Street

192791ELE

E1

Annandale, CT 08801 Phone: (908) 713-9055

Result DescriptionType DescriptionResultTypeDate InspectorInspections:

William Marr Permit Placed on Hold Status Zoning Approval Revoked6/22/20

HLD ZAR

\\gthapp1\apps\Cornerstone2K\Greenwich Live.mdbPage 1Diversified Software Systems, Inc.


Town of Greenwich


Emai from ZEO Bill, Ken and John, Steve was out at the site and one of the tenants let him in and the

work being done is a bit confusing if you look at the plans and read the permit

descriptions.

There area few issues with this one among them is that there is someone living in the

garage and that the description of work we signed off on the sign-off sheet does not match

the description on the building permit and I don't think that we ever saw the amendment.

I think it would be best to revoke zoning approval until we get a better understating of

what's actually being done.

William Marr Consult Email received9/17/20

CON EMR

From ZEO John, I need you to place a stop work on 16 prospect dr ASAP. She has not filed the

proper permits with zoning enforcement for the basement and continues to keep working

after I told owner not to continue working. Please let me know when placed . thank you

Best Regards,

Stephen Formica

Zoning Inspector

Town of Greenwich

Planning & Zoning

William Marr Post Stop Work Order Zoning Approval Revoked9/18/20

SWO ZAR

Posted by JJ

William Marr Lift Stop Work Order Zoning Approval Reinstated10/15/20

SWL ZRE

upper floors only Bill , Planning & Zoning and Zoning Enforcement are ok lifting the stop work order.

Only for the work filed for the original permit. Bath and kitchen remodel on existing

floors. NO work is to continue in basement until Planning & Zoning approval . Let me

know when to notify the owner. Thank you

Best Regards,

Stephen Formica

Zoning Inspector

William Marr Consult Consult10/15/20

CON 510

NO BSMT WORK NO WORK IN BASEMENT ALLOWED UNTIL APPROVAL FROM ZONING IS

OBTAINED

Frank Santanna Investigate Consult11/9/20

800 510

Call from concerned neighbor about gas boiler pipes are dangerously installed through

basement window. Verified pipes are extremely dangerous. CO hazard. Called phone

numbers for owner, no answer. Teneant refuse entry. Call ed Gas company to cut gas.

Tenant initially refused entry but eventually let Gas company inside. Gas company locked

meter off.

Frank Santanna Gas Pipe Test Not Approved11/20/20

375 650

Water heaters fresh air and condensate not piped, need gas test , flex gas connectors ,relief

valve discharge pipe downtown 8 “ above floor

Mark Stahl Rough Plumbing Not Approved11/24/20

320 650

NEED TO MOVE STACK FROM BELOW WINDOW

Mark Stahl Gas Pipe Test Approved11/24/20

375 900

Frank Santanna Check to Fire Equipment Not Approved11/25/20

441 650

gas pipe to small for navien water heaters and other applications in house, only 3/4" pipe

at gas meter



Town of Greenwich


Frank Santanna Check to Fire Equipment Approved12/2/20

441 900

corrections made, gas pipe size increased. navien water heaters ok

StatusAppl # UseTypePermit # ClassRelated Permits:

ANA20-5450 BUI RES220-5450 Active

E20-5450e ELE RES220-5450e Active

P20-5450p PLU RES220-5450p Active


P & Z Site Plan Review

Narrative Description of Proposed Project

16 Prospect Drive, Greenwich, CT 06830 #07-1387

Summary

The main reason for our proposed project was to increase the family/living room area for our first floor unit by finishing the walk out basement of this 2 family home so that the owner, Catherine (Cassie) Palmer and her two high school sons could reside in the first floor unit (which is currently very small in square footage, 800 square feet, and includes only 1 bedroom, kitchen, small den and 1 small bathroom. The proposal for the basement would be to reduce the floor to be compliant with building code of floor to ceiling height, install a new concrete and finish floor, move the current utilities from the center of the basement to a proper corner utility room and upgrade both the boiler and hot water heaters with new energy efficient boiler/hot water heaters. Our plan is to sheet rock the walls and ceiling properly to create a proper family room and storage room, upgrade the current half bath to a full bath and move the current washer and dryer to a new location. The main reason for the P & Z Site Plan Review is to assess that here is adequate parking at 16 Prospect Drive after the basement family room is finished (which is equivalent to adding 1 bedroom). There is currently 4 bedrooms at 16 Prospect Drive and after the basement refinishing there will be equivalent to 5 bedrooms. There is an existing 2 car garage, 2 additional parking spaces on the side of the garage and 3 parking spaces on the existing large driveway for a total of 7 parking spaces.

According to Section 6-155 of Division 15 of the Town of Greenwich Building Code, required parking for a 2 or multi family dwelling is: 1 – 2 Bedroom Unit (16 Prospect Drive has an existing 1 bedroom smaller unit which will become 2 bedrooms once the basement is finished): Building Code Requires: 1 garage parking spot (existing at 16 Prospect’s 2 car garage) and 1 outdoor parking spot (existing at 16 Prospect’s 2 car additional driveway on side of the garage 3 Bedroom Unit (16 Prospect Drive has an existing 3 bedroom larger unit): Building code requires: 1 garage parking spot (existing at 16 Prospect’s 2 car garage) and 1.6 outdoor parking spots (existing at 16 Prospect’s 3 to 4 car oversized driveway Therefore, there is sufficient existing parking spaces at 16 Prospect Drive to accommodate the increase in bedrooms from 4 to 5 after the basement refinishing since there are 2 garage spots and 5 additional parking spots currently existing between the driveway on the side of the garage and the larger driveway in front of the house. Since most of the home has not been updated since the 1950s, we are also planning to update the master bath and the second full bath on the second floor. We also are planning to add one addition bath between 2 bedrooms on the second floor and a new full bath on the first floor. We are also planning to update both the first and second floor kitchens with new countertops/back splashes/appliances/lighting and flooring, and add a larger bay window in the second floor kitchen for additional natural light. We are also planning to replace the cast iron heaters on the first and second floor with baseboard heaters and install A/C in the home. Below is the detail by location of our proposed plans.

1st Floor

1. Addition of full bathroom. 2. Update kitchen with new countertops, backsplash, appliances, ceiling lighting 3. New hardwood floors 4. Remove 3 cast iron radiators and replace with baseboard heaters 5. New HVAC venting as needed.

2nd Floor

1. Update existing full bathroom with new vanity, shower stall, toilet tile floor, ceiling lighting/fan.

2. Renovate kitchen with new countertops, backsplash, appliances, ceiling lighting 3. New hardwood floors 4. Renovate master bathroom with new vanity, bathtub, tile floor, ceiling lighting 5. Remove 1 cast iron radiator in kitchen and replace with baseboard heater. 6. Replace kitchen window with new larger and more energy efficient 3 part bay window. 7. New full bathroom between 2 existing bedrooms (Jack and Jill bathroom). 8. New HVAC unit (air conditioner) in Attic and venting where needed.

Basement

1. Reduce overall entire floor of basement down 10” to meet current floor to ceiling building code. Install new concrete floor and finish floor on top of concrete floor.

2. Upgrade staircase 3. Install new entry door to backyard. 4. Sheetrock all walls and ceiling to create finished playroom/family room in main front

section of basement. Install door. Include ceiling lights, electrical outlets and switches. 5. Remove boiler and 2 hot water heaters (currently located in middle of basement) and

replace with new higher efficiency Navien boiler and 2 new Navien hot water heaters to back right section of basement. Install new A/C unit for basement and 1st Floor. Sheetrock and enclose this area as a new Utility Room. Install new door. Ceiling lighting, outlets/switches.

6. Upgrade/renovate existing half bathroom to full bath. New vanity, toilet, shower stall. Install grinder/ejection pump for toilet as needed. Ceiling lighting, outlets/switches.

7. Sheetrock walls and ceiling to create Storage Room in back left side of basement next to Utility Room. Install door. Ceiling light, outlets/switches.

8. Relocate washer/dryer and laundry area.

07-1818/SREPIK JOHN J JR & JANE EW/S18 PROSPECT DRIVEGREENWICH, CT 06830

07-1182/SRIESS NICOLE FARERI12 ROCKVIEW DRIVEGREENWICH, CT 06830

07-1274/SMORRIS GLENN & DAWN W/S15 PROSPECT DRIVEGREENWICH, CT 06830

07-2266/SGLENN STREET LLC240 GREENWICH AVEGREENWICH, CT 06830

07-1387/SPALMER CATHERINE16 PROSPECT DRIVEGREENWICH, CT 06830

07-1305/SFU TONY & LI HELEN W/S17 PROSPECT DRIVEGREENWICH, CT 06830

07-1144/SSCHMIEDEL JAMES R & LEAHQ W/S2 FARLEY STREETGREENWICH, CT 06830

07-3005/SLEAO CRISTIANO &FERNANDA W/S115 LAKE AVENUEGREENWICH, CT 06830

1:3601"=30'

This map was produced from the Town ofGreenwich GIS. The Town expressly disclaimsany liability that may result from the use of thismap. Basemap: 4/2/08. Parcels: 10/1/12.Copyright 2005 Town of Greenwich

9/22/2020 9:20:01 AM

1:3601"=30'

This map was produced from the Town ofGreenwich GIS. The Town expressly disclaimsany liability that may result from the use of thismap. Basemap: 4/2/08. Parcels: 10/1/12.Copyright 2005 Town of Greenwich

9/22/2020 9:24:03 AM

16 prospect drive plpz 202000325 prepared by: bianca dygert

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