Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Accessory Dwelling Unit topic
No spam. Unsubscribe anytime.
Commission approves detached ADU/pool-house replacement at 1757 Ponis Ridge after debate over size and historic claims
Summary
The commission granted a special permit Dec. 17 to replace a deteriorating barn at 1757 Ponis Ridge with a reconstructed detached accessory dwelling/pool house larger than the previous barn; neighbors raised preservation and drainage concerns, and the applicant said research found no independent evidence the barn was a historic recording studio.
The New Canaan Planning & Zoning Commission voted Dec. 17 to approve a special-permit application to replace an existing antique barn at 1757 Ponis Ridge with a reconstructed detached accessory dwelling unit (ADU) and pool-house. The proposal increases building footprint beyond the previous structure and requires special-permit review for an accessory structure in the front yard, an ADU, and building coverage exceeding 1,000 square feet.
Applicant representatives described the existing barn as structurally unsound and proposed rebuilding a structure that would maintain the same height and be rotated slightly to sit further into the property. An engineering consultant told the commission the septic plan, drainage strategy, and wetlands reviews had been approved by the relevant town agencies.
A neighbor-submitted email suggested the barn was the first recording studio in Connecticut and asked that the structure be preserved. The applicant and staff reported they were unable to verify that claim: staff said tax-assessor records list the accessory structure as built in 1961 and the New Canaan Preservation Society had no immediate records confirming the recording-studio claim.
Public attendees asked about stormwater and flooding; a neighbor, Matt Huffner, said the area floods in heavy storms and asked whether the proposed drainage measures would prevent additional runoff to downstream yards. The applicant said the project includes a stormwater design with underground galleries and that the town engineer reviewed the plan under updated drainage policy; the applicant and the commission said engineering work was intended to handle the added impermeable area and, in practice, should improve current conditions.
After deliberation, a motion to approve the special permit passed on a roll-call vote. Commissioners noted special-permit criteria require findings that the proposed use will not adversely impact neighboring properties and said the project’s screening, setback compliance and professional reviews supported approval.
Next steps: applicant to pursue building permits and implement approved drainage and screening plans; neighbors retain recourse if post-construction impacts exceed preexisting runoff conditions.
