BYRAM, July 6, 2025
New martial arts studio approved for Byram waterfront
JED Martial Arts gets the green light.
- JED Martial Arts LLC wins approval for a studio at 30 South Water Street.
- The site, formerly a Bank of America, sits in the Waterfront Business zone.
- Plans include reconfiguring parking to add five spaces.
- The commission waived the requirement for public pedestrian access to the water.
The Greenwich Planning & Zoning commission approved an application for JED Martial Arts LLC to operate a **martial arts studio** at 30 South Water Street in Byram.
The owners of 30 South Water Street also owns 2 south Water Street, home to George Steakhouse. July 5, 2025
Waterfront workout
The approval, granted last week, allows JED Martial Arts, the lessee, to occupy the .356-acre site on the Byram River. The property lies within the Coastal Overlay Zone and Waterfront Business (WB) Zones, near the border with Port Chester, NY.
Enrico and Nicholas DiFilippo, along with Livia Farina, own the property. They also own the adjacent property at 2 South Water Street, home to George Italian Seafood & Steakhouse. Enrico DiFilippo’s family has owned 2 South Water Street since the 1960s; Amerigo’s operated there for 30 years. The DiFilippos purchased 30 South Water Street in September 2021.
30 South Water Street. July 5, 2025
Compromise on the coast
The location was a Bank of America branch from 1967 to 2021, but has been vacant since. Greenwich’s commission often seeks water-related uses for the WB zone along the Byram River, but the martial arts studio is considered a good alternative.
The application for the martial arts studio represents a compromise. The studio, classified as “group fitness use,” is considered less non-conforming than a bank, minimizing its impact on the neighborhood.
View from the Connecticut side of Mill Street bridge of new residential development in Port Chester, NY. July 5, 2025
Parking pluses
**How will the new martial arts studio address parking concerns?** The initial proposal raised concerns about parking availability. The applicant reconfigured the parking area to create five new spaces, bringing the total to 17 parking spaces and one handicapped space. A bicycle rack will also be installed at the front.
Rear of 30 South Water Street. July 5, 2025
Waterfront access waived
Discussions were held about creating space along the sea wall to potentially connect to a future walkway along the Byram River. However, attorney Chip Haslun, representing the applicant, stated that the property ownership would not change, and interior alterations would be minimal.
The commission approved the application without requiring a pedestrian access way to the water.
Rear of 30 South Water Street. July 5, 2025
Facade facelift
The applicant plans to remove the building’s awning and improve landscaping in the parking lot. The existing drive-thru window will be replaced with a new window. A refuse bin will be stored inside the building and placed outside on collection days.
The existing flagpole and free-standing sign will remain. Commissioner Nick Macri suggested the applicant develop a detailed signage plan and seek approval from the Architectural Review Committee (ARC).
30 South Water Street. July 5, 2025
The awning at the former Bank of America building will be removed. The applicant will obtain ARC approval if the awnings are replaced
Studio schedule
The approved hours of operation and class schedule include at least a half-hour break between classes.
- Monday to Friday: 7:00 a.m. to 8:45 p.m.
- Saturday: 10:00 a.m. to 2:15 p.m.
- Sunday: 1:30 p.m. to 2:15 p.m.
Class schedule (Adult classes are 45 minutes; children’s classes are 30 minutes)
a. Monday to Friday:
- 7:00 a.m. – 7:45 a.m.
- 12:00 p.m. – 12:45 p.m.
- 3:15 p.m. – 3:45 p.m.
- 4:15 p.m. – 5:00 p.m.
- 5:30 p.m. – 6:15 p.m.
- 6:45 p.m. – 7:30 p.m.
- 8:00 p.m. – 8:45 p.m.
b. Saturday:
- 10:00 a.m. – 10:30 a.m.
- 11:00 a.m. – 11:45 a.m.
- 12:15 p.m. – 1:00 p.m.
- 1:30 p.m. – 2:15 p.m.
c. Sunday: 1:30 p.m. – 2:15 a.m.
30 South Water Street. July 5, 2025
WB zone woes
In 2022, the owner of the 30 South Water Street property proposed rezoning both 2 and 30 South Water Street from WB to LBR-2, citing difficulties in finding tenants. The pre-application was ultimately not pursued.
The WB zone has faced challenges in attracting water-based businesses due to FEMA flood zone restrictions. A 2021 proposal for a self-storage facility at 84 South Water Street was criticized for lacking water access. A 2023 residential development proposal at the former Hasco factory also met resistance.
