New listing off Cognewaugh

16 Horseshoe Road, $3.150 million. I personally would find it tiresome to wend my way along Cognewaugh every day. Still, I’ve had clients over the years who found it perfectly acceptable, and obviously, so have hundreds of others. So —

This looks like an exceptionally well-done renovation of a 1967 house and its [rice, these days, doesn’t strike me as excessive. What bothers me, and it’s the fault of our stupid FAR regulations, is that it has no garage, only a carport. A 1.4-acre lot in the R-2 zone yields a maximum square footage allowance of 5,488.56, and that’s about what’s been built here. But what possible harm would it do to the nation's general welfare if that carport's walls were enclosed? This same size lot in the R-1 zone would support a building 150% larger — 8,233 sq. ft. If, in their wisdom, our P&Z has decided that 8,233 sq. ft, is an appropriate size house for a 1.4-acre lot in a neighborhood of one-acre yards, why is it inappropriate here?

On the plus side, the thieves who swarm into Greenwich like wasps to a dead fish are unlikely to brave the bends of Cognewaugh, so far from a convenient highway exit, so your bicycles and your Tesla should be safe in this otherwise open-invitation carport.