VILLAGE OF BRIARCLIFF MANOR, NEW YORK
PLANNING BOARD MEETING MINUTES
Tuesday, May 08, 2007
FINAL
A regular meeting of the Planning Board of the Village of Briarcliff Manor, 1111 Pleasantville Road, Briarcliff Manor, New York 10510, was held in the Village Hall on Tuesday, May 08, 2007 at 8:00pm.
Members Present: Andrew Tung, Chairman
Bill Gorlin, Member
Jay Teitelbaum, Member
Also Present: Sarah Yackel, Planning Consultant
Daniel Pozin, Village Attorney
Ingrid Richards, Assistant Village Manager
Ed Nolan, Alternate Member
Absent: Shelley Lotter, Member
Jay Neveloff, Member
David Turiano, Building Inspector/Village Engineer
Call to Order: Chairman Tung called the meeting to order at 8:00pm.
PB-18-2006- SPRINT SPECTRUM, AMEND SPECIAL USE PERMIT REVIEW AND RECOMMENDATION- The Board of Trustees directed said application to the Planning Board for a review and recommendation to amend a special use permit. Property located at the corner of Scarborough Road and Albany Post Road.
Member Teitelbaum noted that he no longer works for the law firm which represents the applicant and no longer has a conflict which precludes his participation in the matter.
Mr. Doug Warden, Synder and Synder, representative for the applicant stated that his client is looking to place three additional antennas on the Scarborough Presbyterian Church site, essential identical to the three voice service antennas that obtained prior approval. The three being currently proposed are for data transmission.
Sarah Yackel, Planning Consultant, reviewed the planning memo for the Planning Board. She recommended that the Planning Board put a notation in the recommendation stating that the applicant shall verify with the Village Engineer/ Building Inspector that the proposed antennae are painted/camouflaged to match the exterior of the church steeple, as represented in the plan, prior to the antennae installation.
On a motion by Member Teitelbaum and a second by Member Gorlin, the Planning Board issued a positive recommendation regarding the special use permit to the Board of Trustees.
After noting that the site plan consideration of this application had not changed since, its original approval a motion by Member Gorlin and a second by Alternate Member Nolan, the Planning Board waived site plan review.
PB-05-2006- PUBLIC HEARING (CONTINUATION)- OLD SLEEPY HOLLOW ESTATES, LLC-SUBDIVISION AND WETLAND APPROVAL:
The applicant was given the option to proceed with the hearing with a three member board or to continue the hearing to the June meeting. The applicant elected to proceed with the understanding that the presentations may need to be repeated in June.
The Planning Board held a public hearing on an application to subdivide 5 acres into three (3) residential building lots in an R-40 zone. Each lot is proposed to be serviced by public sewer and water and individual driveways. The property is located at 61 Old Sleepy Hollow Road.
On a motion by Member Gorlin and a second by Member Teitelbaum, the Planning Board re-opened the Public Hearing.
Ingrid M. Richards, Assistant Village Manager, noted that the Local Law amending the sewer law will be scheduled for public hearing May 17, 2007 and it is anticipated that a public hearing will be held on June 7, 2007. The Board of Trustees is considering an amendment providing that a property owner will be mandated to hook up to a sewer if one is available when their septic system becomes non functioning by 50%.
Ms. Richards also reported that according to the Village Engineer, the preliminary plan for the Catskill Full Water Supply indicates that a water main is not proposed along Old Sleepy Hollow Road.
Ms. Richards also reported that the Village’s policy is to remove all dead or otherwise hazardous trees within the Village Right of Way. The Village has removed several trees from Old Sleepy Hollow Road which have been on a list for removal for approximately 2-3 years.
Ms. Linda Whitehead, attorney for the applicant, introduced Mr. Scott Hanson and Jesse Nowacki from Water Resources, located in Sussex County, New Jersey to discuss the E-One system.
Mr. Jesse Nowacki, representative from Water Resources, noted for the public that the Town of Harrison, City of Rye, Town of Cortlandt and the Village of Croton-on-Hudson all have E-One systems. Many of the municipalities service their own systems.
Member Gorlin asked about the potential effects if the sewer line is being underutilized.
Mr. Nowacki noted that the pumps are specifically designed so that there is always adequate flow to keep the pipes adequately scoured, even if a house is vacant for a period of time or there are only a small number of homes. In summary, there should not be an issue due to underutilization.
Member Gorlin also asked about the effect of a power outage.
Mr. Norwacki noted that at the end of the second day of an outage, odor from the pumps may be an issue. Mr. Norwacki also noted that the average duration of a power outage is two hours. He also noted that the average homeowner uses approximately 250 gallons of water per day. The average cost of a Sinplex pump is $3300 and the Duplex pump is $7700.
There was a general discussion about the operation and makeup of the system.
The public session of the hearing was opened.
Mr. Bosak, 15 Old Sleepy Hollow Road, noted to the representatives of the E-one system that in one instance he has been without electricity for approximately 7 days. He also told them that Briarcliff Congregational Church had a sewer back up and it took Village personnel approximately 2 hours to start the clean up.
Ms. Lois Lober, 55 Old Sleepy Hollow Road, also noted that she had seven days without electricity. She wanted to know if there is a way to make sure that the proposed owners of Lot 1 will not cut down the trees which would impact negatively on her greenhouse. She presented the Board with pictures to illustrate how wet the proposed subdivision property was the day after the Nor’easter, April 16, 2007.
Mr. James Lober, 55 Old Sleepy Hollow Road, noted that the driveway has been placed over an existing wetland. It was noted to Mr. Lober that the proposed driveway is 3 ½ feet above the current grade, and there will be a culvert under the driveway with a 12 inch pipe which will be maintained by the property owners.
Ms. Margo Berger, 2 Elizabeth Court, asked what is the Village’s financial obligation once the sanitary sewer has been installed.
Mr. Hanson noted that most communities have a vacuum truck that is required to maintain the pipe, so the cost to the Village could be quite minimal.
Member Gorlin asked about root infiltration. It was noted that the medium and high density polyethylene pipe is malleable, thus it is very unlikely for obstruction to occur in the pipe.
Ms. Karen Stern, 48 Old Sleepy Hollow Road, wanted to know which government entity has the authority to make representatives hook up to the sewer. She also asked if the residents who will be affected by the sewer can be indemnified.
Ms. Margo Lacey, 581 Sleepy Hollow Road, read a letter into to the record requesting that the Open Space and Land Use Committee consider approaching the applicant to donate a portion of the property for conservation purposes.
Mr. Wallace Forbes asked why the applicant has decided to install a sewer system.
Ms. Linda Whitehead, Attorney for the applicant, stated that the original septic proposal had a negative impact on the site. The sewer was proposed as it is ecologically safer and would allow for more useable land on the lot.
The public hearing was continued until the June regular meeting of the Planning Board.
PB-02-2007- JP MORGAN CHASE & CO -SIGN PERMIT APPROVAL: The Planning Board reviewed an application for a sign permit. Property located at 1100 Pleasantville Road.
Mr. Richard Heikeiman, representing Chase, asked the Board to approve two (2) 2’ X 2’ signs on the front façade of the building on either side of the window.
He also asked that the Board approve changing the accessible parking sign from a wood- carved sign to a standard ADA sign and the directional sign to a wall mounted sign on the side of the building.
On a motion made by Member Gorlin and a second by Member Teitelbaum, the sign was approved.
PB-06-2007- VALUE DRUGS-SIGN PERMIT APPROVAL: The Planning Board reviewed an application for a sign permit. Property located at 89 North State Road.
Mr. Steve Chester, Signs Ink., presented the sign on behalf of the applicant. He noted that the background color, carmine red, will be used for the Value Drugs sign. Carmine red was used for Mrs. Green’s and One, Two Dinner. He noted that the sign will be externally lit.
The Board asked that the scalloped edge of the Value Drug Sign mirror the same dimensions as the Mrs. Greens’ sign.
On a motion made by Member Teitelbaum and a second by Member Nolan, the sign was approved.
PB-07-2007- G.I.S. ICE CREAM-SIGN PERMIT APPROVAL: The Planning Board reviewed an application for a sign permit. Property located at 76 North State Road.
Mr. Lung Chen presented his sign for the G.I.S store located on 78 North State Road he noted that the sign will be harmonious with the existing signs in the shopping area. The Board asked that a color swatch be presented to the Building Inspector for approval.
Mr. Chen stated that he would comply with that request.
On a motion made by Member Gorlin and a second by Member Teitelbaum, the sign was approved.
ZBA CASES: The Planning Board had no comments on the cases listed below.
V-7-2007 - Kirsch 124 Elm Road
V-8-2007 - Aframian, Itzhac & Kelly 120 Dalmeny Road
On a motion by Member Teitelbaum and a second by Member Gorlin, the meeting was adjourned at 10:35 PM.
Respectfully submitted,
Ingrid M. Richards
Assistant Village Manager
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