item no. 2
TRANSCRIPT
(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
23 MEADOW ROADRIVERSIDE, CT 06878
PARCEL ID: 05-2864/SADAM & HOLLEN S HELLMAN
27 MEADOW ROADRIVERSIDE, CT 06878
PARCEL ID: 05-1122/SERIC GRAHAM
26 MEADOW ROADRIVERSIDE, CT 06878
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
845.255.0114AllenRossArchitecture.com
185
MCI
PROJECT NO.
RIVERSIDE, CONNECTICUT
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"
02.17.2021 PZBA VARIANCE
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
845.255.0114AllenRossArchitecture.com
185
MCI
PROJECT NO.
RIVERSIDE, CONNECTICUT
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
02.17.2021 PZBA VARIANCE
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
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
845.255.0114AllenRossArchitecture.com
185
MCI
PROJECT NO.
RIVERSIDE, CONNECTICUT
24 MEADOW ROAD
GARAGE
02.17.2021 PZBA VARIANCE