Fairfield Zoning Board approves seven variances, including ADU conversion and FEMA‑compliant rebuild

The Fairfield Zoning Board of Appeals on Feb. 5 approved seven variance applications after public comment and deliberation, including a two‑story addition request, multiple sideline setback waivers and one as‑built lot‑coverage correction.

The board heard detailed presentations from applicants and architects, discussed zoning hardships tied to undersized or irregular (“pie‑shaped”) lots, and weighed safety and neighborhood impacts such as parking during construction and FEMA flood‑plain compliance.

At the outset the board approved its minutes from Jan. 8, 2025, and the chair reviewed the public hearing rules, noting the meeting was being recorded “as required by state law.” Applicants were reminded that, if a waiver is granted, a $70 recording fee must be paid to the Town of Fairfield zoning office.

One contested application was 160 Harbor Road, where architect Linda Bachelder said the proposal would add a 10‑foot side addition and a 20‑foot rear addition to an existing barn to create an accessory dwelling unit (ADU). Bachelder told the board the barn sits inside the existing setback and that converting it to an ADU triggers the higher 15‑foot setback for living space. Neighbor Bonnie Page, who identified herself as both a nearby resident and design builder, said she did not receive some notices, praised the design but objected to being characterized as a “developer,” and raised concerns about construction parking. Page said, “But putting me as a villain is not,” while also saying she supports the project so long as parking is managed during construction. The applicant apologized and said they would keep as many trucks on site as possible.

Board members debated whether the application reflected a preexisting nonconformity or a self‑created hardship because the change of use (to an ADU) alters setback requirements. Ultimately the board approved the variance 4–1; one member objected to granting relief driven by a change of use.

Another significant item was 450 Riverside Drive, where the Graysons sought permission to remove an existing dwelling and build an elevated, FEMA‑compliant single‑family home. Architect Jennifer Tierney said the lot is heavily affected by Fairfield’s coastal jurisdiction line, which reduces the buildable area and drives the project’s FAR (floor‑area ratio). Tierney noted the proposal removes an existing detached garage that sits below the coastal line and lifts the primary structure out of the flood elevation. Some members called the proposed house large for the lot, but the board discussed that nearby homes and recent lifts of similar scale informed the decision. The board approved the variances after discussion.

Other applications approved included:
- 740 South Pine Creek Road (sideline setback relief for an attached garage; applicants cited angled footprint and neighbor support). Approved.
- 31 Cambridge Street (revised design reducing FAR; applicant stressed pie‑shaped undersized lot and neighborhood support). Approved.
- 383 South Benson Road (replace shed/garage and minor lot coverage increase; owner cited long residence and nonconforming lot). Approved.
- 360 South Benson Road (as‑built lot‑coverage finalization from 21.7% to 22.1%). Approved.
- 741 Old Stratfield Road (raise second floor to provide standard ceiling heights on a narrow lot). Approved.

Votes at a glance
- 160 Harbor Road (ADU, setback waiver): Approved, vote 4–1 (opposed: Joe). — Board noted preexisting encroachment and debated change of use.
- 740 South Pine Creek Road (attached garage/setback): Approved, unanimous among voting members.
- 31 Cambridge Street (additions, setbacks, increased lot coverage to 27.9%): Approved, unanimous among voting members.
- 383 South Benson Road (remove shed, build new garage; lot coverage to 24.8%): Approved.
- 360 South Benson Road (as‑built coverage corrected to 22.1%): Approved.
- 741 Old Stratfield Road (second‑floor/height relief): Approved.
- 450 Riverside Drive (remove and rebuild FEMA‑compliant elevated dwelling; FAR ask noted): Approved.

What happens next
- Applicants who received waivers must follow any recording and filing requirements described by the town clerk/zoning office (applicants were told to bring the $70 recording check to the zoning office the Wednesday after the meeting).
- Several projects still require or have pending reviews by other authorities: the 160 Harbor Road proposal must complete Historic District Commission review; 450 Riverside has a pending CAM/coastal application.

Why it matters
- The board repeatedly noted that lot shape, coastal jurisdiction limits and existing nonconforming conditions drive many requests in Fairfield’s older neighborhoods. Several applications highlighted tension between allowing property‑owners to adapt homes for modern living (ADUs, home offices, FEMA compliance) and the board’s role in policing setbacks, scale and neighborhood character.

Representative quotes
- Architect Linda Bachelder on the ADU proposal: “That’s our goal here” (describing loft usability and modest additions to adapt the existing barn).
- Neighbor Bonnie Page on notification and tone: “But putting me as a villain is not.”
- On coastal/coastal‑jurisdiction constraints: Jennifer Tierney said the proposal “moves the structure inboard” and removes a flood‑prone detached garage, improving lot safety in storms.

The board closed the public hearing and met in executive session to deliberate; all seven applications on the general docket were granted. The meeting adjourned with no additional business.