FAR Follies
Ding, Dong the Witch is . . . Dying
So here’s what’s happening with the town’s enforcement of floor area ratios: if, having researched your property’s history, you discover that it was once part of an approved subdivision (and who, besides the original Siwanoy Indians, doesn’t live on land that’s been subdivided?) you can climb the stairs from the land records vault to the Planning and Zoning office and ask to see the relevant zoning regulations in effect for the year of that subdivision; 1955, say. Then you file for permission to build anything you want that complies with those ancient regulations—P&Z will not try to impose its FAR limits on your plans. According to our P&Z, however, not all land in town is so blessed, and so they are attempting to enforce a patchwork quilt of FAR coverage; some houses yes, some houses no. This not only makes no sense it is, in my top-of-the-head, former land use lawyer opinion, illegal. As a taxpayer and someone who truly loves his town I hate to suggest adding to the financial burdens of my fellow residents but if I were a homeowner who wished to add on to his house and were stopped by the P&Z’s FAR limits, I’d sue. I think I’d win, too.
Milbank Doings
Now that (some) of the fuss over disappearing old houses has subsided, readers might want to check out the two new townhouses being constructed by Pacific Development Corp at 212 Milbank; they’re really quite nice. Built of brick, with slate roofs and top quality windows, each will be a two bedroom home with big kitchens, living rooms and a lower (that’s basement, to you) level with another fireplace. Each unit has a brick patio, an outdoor fireplace and a fountain-no household is complete without a fountain. As I’ve noted before, there is a trend afoot for a return to downtown, and this new construction reflects it. I like old homes probably more than most people, but rejuvenation of neighborhoods is a nice thing, too. These good looking townhouses are part of that process.
Ah Ha!
As predicted here, Wilson Alling’s $4.1 million listing at 24 Frost Road has gone to contract. That doesn’t mean that I’m particularly clever, but it says volumes about smart pricing. Owners of similarly priced, but unsold homes might want to wonder if just possibly ….
Old Greenwich Landmark
Bobby Hopkins has a new listing at 401 Sound Beach Avenue and it’s a real beauty. Wide planked floors, gracious rooms, three stories. The house was built in 1864 and was last renovated (with a Youngstown model kitchen, for people with very long memories) in the 1950’s. So there’s work to be done here, but careful updating will produce a great, great home. Its price of $2,695,000 reflects, as is proper, the existence of an approved building lot in the rear but anyone who carves up this 1/2 acre parcel should be seized by the largest members of the Historical Society and dragged by his heels through Old Greenwich. In my opinion.
Go Ahead, Spend a Little
I get to see a lot of new homes in this business and many of them seem to have been put up by builders who buy stock plans from the shelf. This may be a false economy, as the results are rarely as pleasing as those created by a thoughtful architect and, usually, the house lingers on the market far longer than one of better design. For instance, my brother Gideon’s clients just signed contracts for Shelly Treeter’s listing at Old Round Hill Lane, somewhere in the mid sixes (that’s millions, for us po’folk). The house was designed by Alex Kaali-Nagy and is a marvel: 10,800 square feet, yet so well proportioned that every room seems just right, neither too big nor too small. Many homes this size have master bedrooms the size of airplane hangars which is great for private jet enthusiasts but not particularly cozy for people who want to stay in bed on a cold winter’s morning. I can’t say with precision what extra value Mr. Kaali-Nagy’s careful work brought to the house, but it’s there.
Gone to Contract, Every One
Recent activity includes 77 Mallard Drive , $879 (last asking price); 18 Miltiades, $1.135; Karin Albrecht’s listing at 48 Lockwood Ave, a beautifully converted carriage house, $1.950; and 543 North Street (Sally Maloney), $3,650,000. So how’s the market? Those of us who’ve had a recent sale or two think it’s fine. Others are more discouraged but, as always, houses will sell, at the right price.
So here’s what’s happening with the town’s enforcement of floor area ratios: if, having researched your property’s history, you discover that it was once part of an approved subdivision (and who, besides the original Siwanoy Indians, doesn’t live on land that’s been subdivided?) you can climb the stairs from the land records vault to the Planning and Zoning office and ask to see the relevant zoning regulations in effect for the year of that subdivision; 1955, say. Then you file for permission to build anything you want that complies with those ancient regulations—P&Z will not try to impose its FAR limits on your plans. According to our P&Z, however, not all land in town is so blessed, and so they are attempting to enforce a patchwork quilt of FAR coverage; some houses yes, some houses no. This not only makes no sense it is, in my top-of-the-head, former land use lawyer opinion, illegal. As a taxpayer and someone who truly loves his town I hate to suggest adding to the financial burdens of my fellow residents but if I were a homeowner who wished to add on to his house and were stopped by the P&Z’s FAR limits, I’d sue. I think I’d win, too.
Milbank Doings
Now that (some) of the fuss over disappearing old houses has subsided, readers might want to check out the two new townhouses being constructed by Pacific Development Corp at 212 Milbank; they’re really quite nice. Built of brick, with slate roofs and top quality windows, each will be a two bedroom home with big kitchens, living rooms and a lower (that’s basement, to you) level with another fireplace. Each unit has a brick patio, an outdoor fireplace and a fountain-no household is complete without a fountain. As I’ve noted before, there is a trend afoot for a return to downtown, and this new construction reflects it. I like old homes probably more than most people, but rejuvenation of neighborhoods is a nice thing, too. These good looking townhouses are part of that process.
Ah Ha!
As predicted here, Wilson Alling’s $4.1 million listing at 24 Frost Road has gone to contract. That doesn’t mean that I’m particularly clever, but it says volumes about smart pricing. Owners of similarly priced, but unsold homes might want to wonder if just possibly ….
Old Greenwich Landmark
Bobby Hopkins has a new listing at 401 Sound Beach Avenue and it’s a real beauty. Wide planked floors, gracious rooms, three stories. The house was built in 1864 and was last renovated (with a Youngstown model kitchen, for people with very long memories) in the 1950’s. So there’s work to be done here, but careful updating will produce a great, great home. Its price of $2,695,000 reflects, as is proper, the existence of an approved building lot in the rear but anyone who carves up this 1/2 acre parcel should be seized by the largest members of the Historical Society and dragged by his heels through Old Greenwich. In my opinion.
Go Ahead, Spend a Little
I get to see a lot of new homes in this business and many of them seem to have been put up by builders who buy stock plans from the shelf. This may be a false economy, as the results are rarely as pleasing as those created by a thoughtful architect and, usually, the house lingers on the market far longer than one of better design. For instance, my brother Gideon’s clients just signed contracts for Shelly Treeter’s listing at Old Round Hill Lane, somewhere in the mid sixes (that’s millions, for us po’folk). The house was designed by Alex Kaali-Nagy and is a marvel: 10,800 square feet, yet so well proportioned that every room seems just right, neither too big nor too small. Many homes this size have master bedrooms the size of airplane hangars which is great for private jet enthusiasts but not particularly cozy for people who want to stay in bed on a cold winter’s morning. I can’t say with precision what extra value Mr. Kaali-Nagy’s careful work brought to the house, but it’s there.
Gone to Contract, Every One
Recent activity includes 77 Mallard Drive , $879 (last asking price); 18 Miltiades, $1.135; Karin Albrecht’s listing at 48 Lockwood Ave, a beautifully converted carriage house, $1.950; and 543 North Street (Sally Maloney), $3,650,000. So how’s the market? Those of us who’ve had a recent sale or two think it’s fine. Others are more discouraged but, as always, houses will sell, at the right price.
posted by Chris Fountain at 9:04 AM
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