[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6065822,"mediaKeyId","3195066-72f4efec20225ff77922431e61b7cc22","parentId",3195066,"title","Neighbors ask for drainage detail as applicant proposes replacement house and indoor sports court at 91 Cherry Valley Road","audioSeconds",499,"startMs",5248000,"endMs",5747000,"viewUrl","/Search/View?dp=1&key=3195066-72f4efec20225ff77922431e61b7cc22&start=5248&end=5747","thumbnailUrl","https://assets.pipeline.soar.com/3195066-72f4efec20225ff77922431e61b7cc22/thumbnail_5248000.jpg","articleUrl","/articles/6065822/Connecticut/Neighbors-ask-for-drainage-detail-as-applicant-proposes-replacement-house-and-indoor-sports-court-at-91-Cherry-Valley-Road","mediaUrl","https://secure.pipeline.soar.com/6065822-8832d9419aa7e24b8f6b6ec2db0264ea/orig.mp4?Expires=1770457084&Signature=UkVnj3rQCy9XbB~TnF6Am-435oAAyIj6b8XdJ4JbthepPkDl2SbqkOEG0DZwHJYp-eQ80zW947Trf3EExuqk7ZzCE5qyehIXJDeTTcPwsjZjNLtAg9WRQb5mlxCrT9TiCn90FES-KVdIpUzEhlKnlKbcO4JAbKz4cXg2Zw5-ZpGtIjVkDmDcsytuHXKlaoIE17sh0SSPf0TBXLxaPxByl3t2W2CovSbKduYyEtuYtl6P3XsqWlIIr3iOtGacKK-WUVWrZkyJJhjqoV7oJ2MyRVY~NxxKrJzp7SWckg5BKL7X1dYyDEBZux8qwYvscoseUniCG3vtJgdoOd-bCym3yg__&Key-Pair-Id=KUT5TJCACFTXG","author","Town Council of Greenwich, CT","date","2025-03-29T00:00:00Z","article","The Planning & Zoning Commission reviewed a pre‑application concept on March 25 for a replacement single‑family house at 91 Cherry Valley Road that includes an indoor sports court exceeding 1,200 square feet. An abutting property owner raised concerns about stormwater and erosion given the site’s steep grades and proximity to an existing brook that can flood along Highland Farm Road.

Why it matters: the property’s topography channels runoff toward a brook and adjacent parcels; neighbors asked the commission and applicant to show how the proposed development will treat and contain stormwater to avoid worsening existing flooding downstream.

Applicant representative Mister Brower described the proposal as a rebuild on the existing house footprint and said the driveway and curb cut would remain in their current locations. He presented a draft site development plan showing new catch basins and an infiltration system intended to collect roof and surface runoff and to discharge at a controlled location; Brower said the proposed work is outside the 100‑foot wetland upland review area and that Inland Wetlands staff had indicated no permit is required for the current scope.

An abutter, Deja Hickox, asked whether the lot will require blasting, how the runoff will be managed and whether the proposed drainage will increase flows into the brook that floods near Highland Farm Road. Mister Brower replied the design will include a drainage plan complying with the town drainage manual, that the project is not expected to require blasting and that the full drainage calculations and detail will be included with the formal application so DPW engineering can review.

What’s next: the applicant will file a formal application with completed drainage calculations and a stormwater plan for DPW review; the commission and DPW will evaluate compliance with the town drainage manual and any potential impacts to downstream neighbors before scheduling final action.","mediaType","Video","parentTitle","Greenwich Planning & Zoning Commission, March 25, 2025","oneSentenceSummary","A pre‑application for a new single‑family residence with an indoor sports court on a 4‑acre lot at 91 Cherry Valley Road prompted questions from an abutter about stormwater runoff and whether proposed drainage will increase flooding onto neighboring properties; applicant reported a drainage plan will be submitted with the formal application.","taxTitle","Town of Greenwich, Fairfield, Connecticut","taxId",80074,"location","Connecticut","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6065827,"Greenwich Country Club presents clubhouse addition; commission asks for parking and event circulation plan",528,4455000,4983000,"/Search/View?dp=1&key=3195066-72f4efec20225ff77922431e61b7cc22&start=4455&end=4983","https://assets.pipeline.soar.com/3195066-72f4efec20225ff77922431e61b7cc22/thumbnail_4455000.jpg","/articles/6065827/Connecticut/Greenwich-Country-Club-presents-clubhouse-addition-commission-asks-for-parking-and-event-circulation-plan","https://secure.pipeline.soar.com/6065827-4e81f109de07d141fdd0bd4875abd03a/orig.mp4?Expires=1770457084&Signature=mCXBi-4nkB7WBEHlEYyuNMApSk0CztQT2TlxjC7GqBWg~2f-VyWLeNK9KWCsEfm8ByuX99IY7ad8GsZiKCP0g6R78AG7D7FBTR3RmAft6kgubQ-qc-y5~U9qpZmVhj60f1qNV4U4dSfMLhFnYgbeimIAvh8Xel~SD65bHv6PIq5aN0-N-05GaSSmilG2HUsILAn0MdWH-F5kHGtQX-Vy9d1PvlYRzayyLCyo3~dft2FUk9JFa-4d9gSeuggceWw4~nf7zXdGvs8vlzxhkIqBJGCk3Eu9C~ozz2hJBeBvO1KCSUwkluFb5c2dHL~gS5QnKE0bz1WDAqepOftc7miTfQ__&Key-Pair-Id=KUT5TJCACFTXG","Representatives for Greenwich Country Club presented a pre‑application concept on March 25 for modest additions to the main clubhouse at 19 Dublin Road, and the Planning & Zoning Commission requested more detail on parking, valet operations and how large events would use overflow lots.

Why it matters: the club campus is an active recreational and event site; commissioners said even modest increases in banquet or event space require a clear plan for where attendees will park and how they will be routed to the clubhouse to avoid site circulation issues.

Architect Nick Hupy (presenting) described the design intent: modest exterior changes to reinforce the porch and a small second‑floor staff break room, a larger kitchen (from roughly 275 square feet to about 1,300 square feet) and a reconfiguration that moves a ground‑floor family grill into a new, slightly larger footprint. Hupy said the membership is not expanding and the club anticipates maintaining valet operations for events.

Commission members asked the applicant to document how on‑site valet and overflow parking work for banquet events, and to show pedestrian and vehicular circulation from rear parking fields to the clubhouse. The commission also suggested the applicant confirm whether the club’s existing valet program will need to expand and to provide diagrams or narrative on shuttle/wayfinding plans for overflow fields.

Town staff advised that applicants for a special permit or site plan modification should consult DPW, health and ARC early in the formal submission process; commissioners encouraged early ARC review because the club’s proposed changes are visible from the driveway corridor but likely not a major architectural departure from the current building.

What’s next: the club was advised to undertake a parking/valet circulation analysis and to consult with staff about the appropriate sequence for ARC review and departmental sign‑offs before bringing a formal special permit application.","At a pre‑application review commissioners asked Greenwich Country Club to show how proposed clubhouse additions would affect on‑site parking and valet operations for events and to confirm how overflow parking would be accessed and managed.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6065832,"Commission approves Greenwich Country Club padel courts with landscape, lighting and noise conditions",2711,3750000,6461000,"/Search/View?dp=1&key=3195066-72f4efec20225ff77922431e61b7cc22&start=3750&end=6461","https://assets.pipeline.soar.com/3195066-72f4efec20225ff77922431e61b7cc22/thumbnail_3750000.jpg","/articles/6065832/Connecticut/Commission-approves-Greenwich-Country-Club-padel-courts-with-landscape-lighting-and-noise-conditions","https://secure.pipeline.soar.com/6065832-ea8ec3653554cef95fc9e7601cbe3681/orig.mp4?Expires=1770457084&Signature=W7NcPaGzEkKBXESk5Y9eGGv0IueMEvp0IGgvIdsegXoNo-5elvIC8l8t1OIrj-AcElWfL0g6cFC2bcT5T4WTKTYOt5iQg~y-4MPD3dCjlLwduF69Tw60aAkSHNeYzsapUnvix4w1OQEMJv2uukVNO2nE3vHpDJMxmSujXhcwwpLDn-VinRdQneQA6yI4Qqeju0YzmaHmuCYalA~c1Lo4jZrxqHXhyMb-w74640A-TOVPqaNrBsCMw2RnjHxUdUHz4tCWgfeBVWwXC4d6RWduX2aaQ1-8dLtA-lx6XAn29OIWzudjx3i2GIGb9blO7JpFFIbwLihgYuOsCLuVfy5lug__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Greenwich Planning & Zoning Commission unanimously approved a final site plan and special permit on March 25 to construct two padel courts at Greenwich Country Club, 19 Dublin Road, contingent on additional landscape screening, lighting compliance and adherence to an IWWA permit.

Why it matters: the padel courts are sited near existing courts and club facilities; neighbors and staff reviewers sought assurance that noise, lighting and tree protection measures would limit impacts on adjacent properties.

Bruce Cohen, attorney for Greenwich Country Club, presented revised landscape plans that respond to the Architectural Review Committee’s requests by adding arborvitae screening along the main driveway and modifying plantings near the court enclosure. Cohen said an arborist will be retained during construction to protect large trees; staff noted a 32‑inch oak previously identified on the site is now measured at 26 inches and requires careful protection measures.

Commission members asked about noise. Cohen said the applicant submitted a phonometric study and that measured levels at the closest property line were below the town standards. The commission’s motion references recorded test results and the town noise ordinance limits (55 dBA daytime, 45 dBA nighttime); staff noted the applicant’s photometric lighting plan complies with the zoning regulations.

The Inland Wetlands and Watercourses Agency had issued permit 2025‑0110 for related work; DPW engineering reviewed and approved the drainage summary subject to standard conditions. The commission’s approval includes the ARC condition that a final landscape plan be signed off by staff (Bianca/ARC) and requires the lighting timer to extinguish lights at 10:00 p.m.

A formal motion to approve the final site plan and special permit passed 5–0; commissioners voting aye were Mary Jenkins, Mister Yeske, Anne Noel Jones, Mister Wells and Alban.

What’s next: the applicant must comply with all IWWA permit conditions, implement the approved landscape/tree‑protection measures and submit final landscape/lighting sign‑offs as requested by staff before permits are issued.","Planning & Zoning voted 5–0 to approve a final site plan and special permit for two new padel courts at Greenwich Country Club, subject to ARC landscaping, night‑time lighting cut‑off at 10 p.m., and compliance with an IWWA permit and town noise rules.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6065837,"Commission finds INCT lot line revision not a subdivision; consolidation approved",709,3040000,3749000,"/Search/View?dp=1&key=3195066-72f4efec20225ff77922431e61b7cc22&start=3040&end=3749","https://assets.pipeline.soar.com/3195066-72f4efec20225ff77922431e61b7cc22/thumbnail_3040000.jpg","/articles/6065837/Connecticut/Commission-finds-INCT-lot-line-revision-not-a-subdivision-consolidation-approved","https://secure.pipeline.soar.com/6065837-1bd3b36acb55fdadaf4b696b67e7867c/orig.mp4?Expires=1770457084&Signature=J6CzvIOExvVRUI5j1yuIdKgjlitUEfKpqF4ZNX1XrRziZcYrVqzX4AKuTTXcYM-ldF4AmsUzZ9w4L3LGijdq6FdPH-v-XuFdxmxcVDpcEtzoDRENr1p1K6J1c1ThBXWBLmyOyEdCne2-Yz9jjEHagxvy9yqibRpUa26FSVOTWGBrE~uXdl5qCahloKKOuo--dUfLkzhDasRPKkhRA2dO6fpOdycz0Hxmauy~OUgWD4cUb687jyIKitAdTpo1vG58oLCJny59pgRFbe~bhET2lXIgHsJ~K~syMH9FCVKTnQPaks-1rwDy3BRE0VHh8Ia~7M6ZHXRTmzi6CKZ8ZCMWfg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission on March 25 concluded review and approved a determination that proposed lot line revisions and consolidation by INCT LLC affecting the Rockfields Lane subdivision and 1 Indian Spring Road do not constitute a subdivision requiring subdivision approval.

Why it matters: the change consolidates previously approved subdivision parcels and modifies lot lines without proposing new construction; the commission found the change preserves the subdivision’s open space and does not alter previously approved conditions.

Bruce Cohen, attorney for INCT LLC, reviewed the history of the parcels and said the application brings together an 11‑acre family house parcel with adjacent lots (Lots 8 and 9) to create a consolidated lot of 22.1426 acres. Cohen said the application does not include any site plan changes or new construction; an earlier request to move an ice skating rink had been dropped.

Town staff affirmed there are no present site changes and that conservation and DPW engineering had no objections; the sewer benefit/maintenance status drew some staff discussion because deeds and the subdivision approval referenced sewer fees and showed the property in the sewer benefit area, but the commission accepted that sewer department staff would pursue any outstanding records requests outside the P&Z determination.

The commission’s formal motion found the lot line revision and consolidation did not qualify as a subdivision or resubdivision under town rules and voted 5–0 to approve that determination. Commissioners voting in favor were Mister Yeske, Mary Jenkins, Anne Noel Jones, Mister Wells and Alban.

What’s next: the record shows the applicant must still comply with any deed or sewer documentation as identified by the town’s sewer office when development or utilities work occurs, but no additional subdivision review or open‑space reallocation was required for the consolidation as presented.

Votes at a glance: the commission’s motion that the proposal is neither a subdivision nor a resubdivision passed 5–0.","The Planning & Zoning Commission determined a proposed lot line revision and consolidation by INCT LLC will not trigger subdivision review and closed the application after staff and departments raised no outstanding objections.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6065842,"Commission presses Primrose team for detailed drop‑off, parking and sewer analyses for Oldtrack child care plan",2817,202000,3019000,"/Search/View?dp=1&key=3195066-72f4efec20225ff77922431e61b7cc22&start=202&end=3019","https://assets.pipeline.soar.com/3195066-72f4efec20225ff77922431e61b7cc22/thumbnail_202000.jpg","/articles/6065842/Connecticut/Commission-presses-Primrose-team-for-detailed-dropoff-parking-and-sewer-analyses-for-Oldtrack-child-care-plan","https://secure.pipeline.soar.com/6065842-e5977117279ac5de7c5b4147b5a01b02/orig.mp4?Expires=1770457084&Signature=d9MwJyrZQdPG080grZXMCKVD~UI0tjSyytvExRNlur4uU7tkoA56JjKLsH1mIPDCZuXpAkDgvG56~UbKd9P1NYbrbB-bUCiymothscNFM6GZUe2RAzEQT3aYnrOefovca97xdgiA0tn1YKI9s-5e4mBrXHTQWeALYaZsubAaeHL~irkUV3r4qIdPO8ZOornHb7G-gi3d8ijnVgDrn~HLcHxq7eXL1evLj-n8s5mPsseMhtiHtzolZGhloGnm4~m~Bjbx2BEam~8OmVgdbFcnU~xuFSFhKJ4Ll4xg-~2v1C8xzFvSwG9MuzZHUG73NlSVdC0JhL~zH9EXhBHRClS9Dg__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Greenwich Planning and Zoning Commission on March 25 continued public hearing discussion of an application from Oldtrack Properties LLC to convert the former Connecticut Natural Gas (CNG) building at 16 Oldtrack Road into a Primrose private early education and care school, citing outstanding questions on parking, drop‑off queuing, traffic impacts and sewer flow analysis.

Commissioners said the submission lacked an operational diagram showing the school’s designated parking and managed drop‑off flow. “My concern would be queuing,” Commission Member Mary Jenkins said, pressing the applicant to show where waiting cars would stack and how that would interact with the existing Equinox and mixed‑use parking on the site.

Why it matters: the proposal would put a child care use with a state licensing cap and intensive daily arrival/departure patterns into a site shared with other high‑demand uses, and commissioners want concrete data and plans that show the school will operate safely without pushing traffic or parking onto Oldtrack Road.

John Tessie, attorney for the applicant, said the Primrose tenant will use parking at the rear of the building and that a portion of the former CNG lot will be reserved for school use. Tessie identified an area containing 48 spaces behind the building when first describing the allocation, then later said the active parking set aside for Primrose was 29 spaces after accounting for the play area and site changes. Tessie added the applicant will map and mark the spaces in a revised plan to show the eight spaces set aside for drop‑off and the remaining staff parking.

Matt Taylor, senior development project manager for Primrose, said the operation’s pickup and drop‑off is distributed across a broader morning and evening window than a typical public school. “Our pickup and drop off spans over about a 3‑hour period in the morning from about 6:30 a.m. to about 9:30 a.m., and in the afternoon from about 3:30 p.m. to about 6:30 p.m.,” Taylor said. He told commissioners Primrose uses time‑and‑motion data from its network of schools to estimate turnover and said the company can supply examples and distribution statistics for comparable locations.

Commissioners also pressed for clarity on enrollment and head counts. Taylor said the design and licensing layout sets the school’s maximum student occupancy at 144 children and that many Primrose centers operate below full capacity. The commission asked the applicant to state clearly whether the 144 figure is a licensing cap, a typical daily head count, or a peak occupancy number; staff and commissioners said the application package should state the final enrollment cap and how that number maps to parking demand.

Sewer and utilities were another area of debate. Commissioners read from the town review memo noting the sewer division asked for proposed wastewater flow data during the P&Z review phase; Tessie and staff traded comments about prior memos from the town’s reviewer, and the commission directed the applicant to provide the sewer flow analysis requested in the staff memo so the sewer division can evaluate potential impacts.

Other outstanding items the commission asked the applicant to supply when it returns: a numbered plan showing exactly which parking spaces will be dedicated to Primrose on weekdays, an operational diagram for vehicle circulation at drop‑off and pickup, a parking demand study that accounts for Equinox and other shared uses (including peak hours), traffic warrant analyses or responses to DPW/BETA traffic comments and a clear statement of ADA/handicap parking allocation.

Commissioners emphasized safety concerns for pedestrians and pick‑up routes and asked for documentation showing how staff and family arrivals will be distributed to avoid queuing on Oldtrack Road. Tessie and Primrose representatives agreed to provide the requested diagrams and supporting data; the commission continued the application to a later meeting.

The public hearing drew no speakers from the public on this item during the March 25 session.

What’s next: the applicant will return to the commission with a revised submission that includes a detailed parking map, an operational drop‑off/queue diagram, traffic responses to DPW/BETA comments, the sewer flow analysis requested by the sewer division and supporting data on arrival distribution from comparable Primrose centers.","The Town of Greenwich Planning & Zoning Commission continued review of an application to convert the former Connecticut Natural Gas building at 16 Oldtrack Road into a Primrose private early education and care school, asking the applicant for detailed queuing, parking allocation, traffic and sewer flow documentation before returning.","actionData","errors"]

Article not found

Neighbors ask for drainage detail as applicant proposes replacement house and indoor sports court at 91 Cherry Valley Road

Greenwich Country Club presents clubhouse addition; commission asks for parking and event circulation plan

Commission approves Greenwich Country Club padel courts with landscape, lighting and noise conditions

Commission finds INCT lot line revision not a subdivision; consolidation approved

Commission presses Primrose team for detailed drop‑off, parking and sewer analyses for Oldtrack child care plan