By Thane Grauel
WESTPORT — A plan to build a small house on an undeveloped Riverside Avenue lot has been withdrawn from the Planning and Zoning Commission.
Updated plans are expected.
The application to build a structure with a 542-square-foot footprint at No. 79 Riverside was submitted in November by architect Lucien Vita. He is seeking to build a multilevel house on the .09-acre sliver of land along the Saugatuck River.
Because of its proximity to the waterway, it needs Coastal Area Management site plan approval.
The property was made a building lot in 1922, 15 years before the town adopted subdivision regulations. It abuts Eloise A. Ray Park, across from the bottom of Lincoln Street.
Vita noted in his original application that the structure was designed within zoning regulations rather than in a way that would require variances.
There have been a number of critical comments submitted to the commission about the application, largely rallied by Representative Town Meeting member Louis Mall, District 2, who lives a block and half up the hill from the park.
They urge the commission to deny the application and mention a variety of reasons that don’t appear within the purview of the P&Z in this case — bald eagles perching in an oak on the property, the need to preserve open space (the lot is privately owned), and “encroachment” on a town park.
So, why was the application withdrawn?
“Concerns were raised by the Connecticut DEEP [Department of Energy and Environmental Protection] regarding the retaining walls in the rear yard that may serve as flood and erosion control structures not consistent with the Coastal Management Act,” P&Z Department Planner Amanda Trianovich said Tuesday.
Vita wrote to Trianovich on Feb. 9 saying he’d be adjusting the plans.
“Concerning the proposed wall, structural solutions to flood and erosion problems are allowed by CCMA [Connecticut Coastal Area Management Act] policies only in very limited circumstances to protect residential structures existing before January 1, 1995,” environmental analyst Jason Hale of DEEP’s Land and Water Resources Division wrote to the Planning and Zoning Department in January.
“Accordingly, no shoreline flood and erosion control structures such as seawalls can be allowed to protect new residential development from future flooding or erosion problems at the subject site,” Hale wrote.
“Therefore, the Commission needs to determine if the proposed walls will have the purpose or effect of controlling flooding or erosion from tidal, coastal, or navigable waters and therefore meet the definition of a shoreline flood and erosion control structure contained in Section 22a-109(c) of the CCMA. The applicant should also demonstrate to the Commission’s satisfaction that there are no feasible, less environmentally damaging alternatives to a wall such as the creation of a vegetated slope or the use of living shoreline techniques.”
The house plan has approvals from the Flood and Erosion Control Board and the Conservation Commission.
Vita could not be reached for comment Tuesday.
Thane Grauel grew up in Westport and has been a journalist in Fairfield County and beyond for 36 years. Reach him at editor@westportjournal.com. Learn more about us here.
This development project has two left feet. And everyone knows it. In theory, it’s not too late for the Town of Westport to at least attempt to aquire the parcel As it abuts an existing public park, it easily fits within our aquisision guidelines.
79 and 125 Riverside Avenue
While Lucien Vita has temporarily withdrawn his application for 79 Riverside Avenue, he now has set his sights just a little further down the road at 125 Riverside. Many of the same issues apply – flooding, erosion, tree removal, landfill, retaining walls, and destruction of wildlife habitat on the Saugatuck River.
Westport Journal did NOT report on Text Amendment #841 that has been put forth by Vita’s Attorney Eric Bernheim, last Monday, February 12 , 2024. He “hopes” to save one the most historic homes in Westport, built in 1756, (before the US became a country,) IF he is allowed to build another house alongside on the same property. Once again, the lot is too small to do all the things he wants to do, so he needs a text amendment to make it work.
The attorney stated there were no eagles’ nests in the trees. I have never claimed there were nests. Eagles and ospreys perch in the oak trees on the Saugatuck as they fish. I have seen them. They are magnificent. We must protect them from selfish developers.
I spoke to Lucien Vita about 79 Riverside. I told him he could be a hero or a villain. Protect the River or destroy it with development. He would get to choose.
His answer is 125 Riverside. So once again, I am fighting to save the Saugatuck from Lucien Vita Design that needs to build retaining walls, cut down trees, and destroy habitat. Generations to come won’t know what they missed to see an eagle fly in Westport.
If you want to voice your opinion on 79 and 125 Riverside, write to: pandz@westportct.gov and express your views.
Louis M. Mall
RTM D2
The Westport Journal was in fact the first to report on this proposed text amendment. https://westportjournal.com/government/riverside-lot-unused-for-a-century-might-soon-sprout-house/
Your comment on that story asserting it was done for an advertiser was not true. The architect is not, and has never been, an advertiser.
I looked at 125 riverside ave a few years ago. I asked Duke Saltus to come with me because he is so knowledgeable about stunning old historic homes.
We were both blown away.
It’s a beautiful and stunning example of 1700 era home.
The lath of the very high ceiling attic is out of this world.
Had it been in my price range I’d have restored it without a doubt.
It is stunning.
That site floods big time.
Anything going in the only even remotely viable spot is mid site towards the retaining wall on riverside.
But it would be non conforming in every way and would need to be up on stilts.
It would have to be monstrously tall.
When I looked at it asking price was 2.3 million.. it wasn’t officially on the market.
I hope that nobody will knock down that beauty.
I do not know if houses like that can be moved intact, and not suffer severe damage, but it would make a beautiful small Westport museum. The details in it were mind blowing.
I have come to realize it is essential to maintain a sense of humor if one intends to follow the real estate development activities within this community.
Am I the only one who sees the ironic folly of the pushback by the RTM member on the construction of a single family residence with a 575 SF footprint, when the entire RTM body, except for Sal, along with the Democratically controlled P&Z, approved the incredibly controversial Hamlet Project, just a little over a year ago?
Are we to forget the P&Z, with the overwhelming support of the RTM, increased the bulk massing in Saugatuck by 800% when they approved a text amendment that increased the FAR from 0.25 to 2.0, paving the way for (6) potential 75’ high towers planned in the tiny hamlet of Saugatuck? And this single family residence has captured ire of a few?
As I mentioned above, one must maintain a sense of humor…..
~ Joseph Vallone, A.I.A.