VILLAGE OF
HASTINGS-ON-HUDSON
BOARD OF
TRUSTEES
Protest
Petitions for Route 9A Property Withdrawn
Purdue Pharma L.P. and Millsaw Realty L.P.
have unconditionally withdrawn their protest petitions filed in October and
November, 2004 in opposition to the proposed rezoning of a 7.45 acre parcel of
land located on Route 9A, Hastings-on-Hudson. The applicant for the project is
Saw Mill Lofts, LLC (formerly Ginsburg Development, LLC).
Mayor Wm. Lee Kinnally, Jr. announced the
withdrawal at the Hastings Board of Trustees meeting on Sept. 27, 2005. The
Board directed the Village Clerk to file the local law establishing the new
zoning, Mixed Use Planned Development District (MUPDD), with the Secretary of
State.
The Board had voted on the local law on
Oct. 5, 2004 with a vote of 3-2. Because the protest petitions required a
supermajority vote of 4-1, the law was considered not passed and was not filed
at that time.
For Further Information:
Susan Maggiotto
Deputy Village Manager/Village
Clerk
(914) 478-3400 ext. 611
LOCAL LAW NO. 7 OF 2004
AMENDING THE ZONING LAW TO CREATE A NEW ZONING
DISTRICT, THE MIXED-USE PLANNED DEVELOPMENT DISTRICT (MUPDD), AND TO REZONE A
7.45 ACRE PROPERTY LOCATED ON SAW MILL RIVER ROAD FROM LIMITED INDUSTRY (LI) TO
MUPDD
BE IT ENACTED by the Board of Trustees of
the Village of Hastings-on-Hudson as follows:
Section 1. The Local Zoning and Planning
Law of the Village of Hastings-on-Hudson, New York is hereby amended by adding a
new section, § 295-72.3, which establishes the zoning regulations for the new
Mixed-Use Planned Development District (MUPDD), as
attached.
Section 2. Section 295-5, Definitions, of
the Local Zoning and Planning Law of the Village of Hastings-on-Hudson, New York
is hereby amended by adding the definitions of the terms "senior assisted-living
housing," "senior enriched/independent living housing," "senior housing,"
"mixed-use residential buildings," and "maximum development coverage," as
defined in the attached regulations.
Section 3. Section 295-6, Enumeration of
Districts, of the Local Zoning and Planning Law of the Village of
Hastings-on-Hudson, New York is hereby amended by adding the following to the
enumeration of districts, after Multifamily Residence/Commercial
(MR-C):
Mixed-Use Planned Development District
MUPPD
Section 4. The Zoning Map of the Village of
Hastings-on-Hudson is hereby amended to rezone the 7.45 acre property on the
west side of Saw Mill River Road designated on the Tax Map as Section 11, Sheet
22, Parcels P4 and P4A from Limited Industry (LI) to Mixed-Use Planned
Development District (MUPDD).
Section 5. This local law shall take effect
immediately.
§ 295-72.3. Mixed-Use Planned
Development District (MUPDD)
A. Purpose and intent.
The purpose and intent of the Mixed-Use Planned Development District (MUPDD) is
to create planning and zoning flexibility in order to achieve environmentally
sensitive, economically beneficial, and socially desirable development that is
more creative in its mixture of compatible land use and design than is possible
under more rigid, conventional zoning regulations. This type of zoning is also
designed to minimize traffic impacts on adjacent and neighboring streets,
protect the Hastings-on-Hudson central business district, protect the character
of neighboring properties, respect culturally and environmentally significant
resources, and provide access to village and county
trailways.
B. Principal uses. The
following uses are permitted principal uses in a MUPDD
District:
(1)
Dwellings for three or more families, including senior enriched/ independent
living housing and senior assisted living housing, provided
that:
(a) The maximum number of dwelling units per acre shall be 6 and the
maximum number of bedrooms per acre shall be 12.
The maximum number of dwelling units and bedrooms per acre may be
increased by not more than 33-1/3% beyond the basic permitted density if the
applicant agrees to dedicate to the Village, or an entity designated by the
Board of Trustees, land for open space or recreation purposes, and if the Board
of Trustees determines that such dedication of land is of sufficient size and
suitability to permit the increased density, which determination shall lie
within the absolute discretion of the Board of Trustees.
Any
such land dedicated in exchange for increased density shall not be included in
lot area for purposes of calculating maximum building coverage and maximum
development coverage under paragraph E of this Section, nor shall it reduce the
applicant's open space requirement under the following
paragraph.
(b) For each dwelling unit, there shall be provided suitably improved and
usable recreation area and open space in the following
amounts:
[1] One hundred square feet for each studio (efficiency) dwelling unit;
and
[2] Two hundred square feet for each
bedroom.
(2) Attached single-family
townhouses, provided that:
(a)
The maximum number of townhouses per acre shall be 6 and the maximum number of
bedrooms per acre shall be 12.
The
maximum number of dwelling units and bedrooms per acre may be increased by not
more than 33-1/3% beyond the basic permitted density if the applicant agrees to
dedicate to the Village, or an entity designated by the Board of Trustees, land
for open space or recreation purposes, and if the Board of Trustees determines
that such dedication of land is of sufficient size and suitability to permit the
increased density, which determination shall lie within the absolute discretion
of the Board of Trustees.
Any such land dedicated in exchange for increased density shall not be
included in lot area for purposes of calculating maximum building coverage and
maximum development coverage under paragraph E of this Section, nor shall it
reduce the applicant's open space requirement under the following
paragraph.
(b)
For each townhouse, there shall be provided at least 100 square feet of suitably
improved and usable recreation area and open space for each
bedroom.
(3) Municipal parks,
municipal playgrounds, and municipal conservation areas, including customary
refreshment and service buildings.
(4) Business and professional
offices, excluding medical or dental offices.
(5) Mixed-use residential
buildings, provided that:
(a) The maximum number of dwelling units per acre shall be 6 and the
maximum number of bedrooms per acre shall be 12.
The maximum number of dwelling units and
bedrooms per acre may be increased by not more than 33-1/3% beyond the basic
permitted density if the applicant agrees to dedicate to the Village, or an
entity designated by the Board of Trustees, land for open space or recreation
purposes, and if the Board of Trustees determines that such dedication of land
is of sufficient size and suitability to permit the increased density, which
determination shall lie within the absolute discretion of the Board of Trustees.
Any such land dedicated in exchange for increased density shall not be
included in lot area for purposes of calculating maximum building coverage and
maximum development coverage under paragraph E of this Section, nor shall it
reduce the applicant's open space requirement under the following
paragraph.
(b)
For each dwelling unit, there shall be provided suitably improved and usable
recreation area and open space in the following
amounts:
[1] One hundred square feet for each studio (efficiency) dwelling unit;
and
[2] Two hundred square feet for each
bedroom.
(c) The portion of the building used for residential purposes shall have
an entrance that does not require access through the portion of the building
used for nonresidential purposes, other than by means of a common
lobby.
(d) Only the following nonresidential uses are permitted in a mixed-use
building:
[1] Artist studios, not to exceed 1,500 square feet.
[2] Stores and shops, not to exceed 1,500 square feet of gross floor
area, for the retail sale of antiques, books, art, gifts, or similar specialty
items.
[3]
A store or shop, not to exceed 1,500 square feet of gross floor area, for the
retail sale of food, sundries, perishables, and other convenience goods. Not
more than one such store or shop shall be permitted per 7-acre
site.
[4] Business and professional offices, excluding medical or dental
offices.
(6) Health or athletic
clubs.
C. Principal uses requiring a special
permit. The following uses are permitted principal uses in a MUPDD District but
require a special use permit issued pursuant to Article X of this
chapter:
(1) Research, design, and
development laboratories, provided that:
(a)
All research and related activities shall be carried on within fully enclosed
buildings.
(b)
None of the following shall be permitted:
[1] Chemical plants.
[2] Motor-testing laboratories.
[3] The keeping and use of large animals, but nothing herein shall
prohibit the keeping and use of small animals that are commonly used in
scientific laboratories incidental to the experimentation, development, and
research conducted in the laboratories, provided that such animals be kept only
in the interior of any building or structure located on the property of the
laboratories, and further provided that no animals shall be kept that will
create any noise or cause offenses, annoyances, or disturbance to any of the
surrounding properties and to their owners, occupants, and
users.
[4] Facilities engaged in research in the field of
explosives.
(c)
There shall be no display or sale of goods at
retail.
(d)
There shall be no manufacturing or fabrication, except that a small number of
pilot or experimental models, which require the supervision of the technical
staff of such laboratory for their productions, may be produced on the premises.
(e)
No offensive noises, gases, fumes, odors, vibrations or radio, electric or
electronic emanations, or other objectionable influences or hazards shall
emanate from such use, and no waste products shall be discharged therefrom of a
character to create a nuisance.
(f)
No radioactive materials shall be kept or used on the
premises.
(2) Public utility substations, public
utility transmission and distribution lines, public utility water towers and
railroads and public utility rights-of-way and structures necessary to provide
service within the village, but not personal wireless service facilities, except
as permitted by § 295-85 of this chapter, provided that:
(a)
Any lot on which a public utility substation or water tower is located shall
have an area of at least 7,500 square feet and a frontage of at least 75 feet.
The station or tower shall be set back at least 35 feet from the front property
line and 50 feet from all other property lines and shall be enclosed by
protective fencing and a gate, which shall be closed and locked except when
necessary to obtain access thereto;
(b)
Any such facilities shall be so designed, enclosed, painted, or colored and
screened with evergreens that they will be harmonious with the neighborhood in
which they are located. All such property shall be suitably landscaped and
maintained in reasonable conformity with the standards of property maintenance
of the neighborhood in which it is located;
(c)
All new or additional power transmission or distribution lines shall be placed
underground, wherever possible; and
(d)
All such facilities shall comply with the requirements set forth in § 295-95 of
this chapter.
D. Accessory uses.
(1) Residential uses. The
following accessory uses are permitted in a MUPDD District in conjunction with a
principal residential use that is permitted in a MUPDD
District.
(a)
The office or studio of an architect, artist, dentist, engineer, lawyer,
musician, teacher, physician, or similar profession, but not including
veterinarians, provided that:
[1] The office or studio is incidental to the residential use of the
dwelling unit and is carried on by a resident therein with not more than one
nonresident assistant, including partners, associates, and part-time and
full-time employees;
[2] The office or studio shall not occupy more than 30% of the floor area
of the dwelling unit;
[3] The office or studio shall not create a nuisance to any surrounding
residents;
[4] There shall be no outside storage and no display, advertising, or
other visible evidence of the use outside the dwelling unit in which it is
located, except for a single identification nameplate not exceeding one square
foot in area; and
[5] The parking area shall be subject to site plan review to determine
that it is of adequate size for the particular use, suitably screened with
evergreen planting, walls, or fences, or combinations thereof, and with entrance
and exit drives designed in a safe and adequate
manner.
(b)
Customary home occupations, as defined in § 295-5 of this chapter, provided
that:
[1] The occupation is incidental to the residential use of the premises
and is carried on in the dwelling unit by a resident therein with no more than
one nonresident assistant, working at the same time, including partners,
associates, and part-time and full-time employees;
[2] Only customary household tools, appliances, and equipment are
used;
[3] The occupation does not occupy more than 30% of the floor area of the
dwelling unit;
[4] The occupation does not create a nuisance to any surrounding
residents;
[5] The use does not create waste disposal requirements significantly in
excess of those normally produced in a residential district unless a suitable
method for the disposal of such wastes is provided, as determined by the
approving authority;
[6] There shall be no outside storage and no display, advertising, or
other visible evidence of the use outside the dwelling unit in which it is
located, except for a single identification nameplate not exceeding one square
foot in area;
[7] All products sold in the dwelling unit shall be made in the dwelling
unit, except for the sale of items that are incidental to the provision of a
permitted service;
[8] There shall be no mechanical or structural fabrication, assembly, or
processing of any products or items, except that which is incidental to the
permitted accessory use;
[9] The parking area shall be subject to site plan review to determine
that it is of adequate size for the particular use, suitably screened with
evergreen planting, walls, or fences, or combinations thereof, and with entrance
and exit drives designed in a safe and adequate
manner;
[10] No more than one commercial vehicle, which vehicle shall be less
than three-fourths ton in design capacity, shall be used in connection with such
a permitted accessory use. Such vehicle shall be housed in an enclosed garage
when not in actual use; and
[11] Where the proposed use involves structural alterations or additions
requiring a building permit, the use shall be permitted only if the dwelling
unit in which it is to be located is deemed by the Building Inspector to be
adaptable to the proposed use from the point of view of public health and safety
and the other requirements of this chapter.
(c) A
garden house, toolhouse, playhouse, greenhouse, or similar occupancy use
customarily incident to the permitted principal use of the premises and not
operated for profit.
(d)
Accessory recreational facilities, including swimming pools, customarily
incidental to multifamily dwellings, provided that such facilities are limited
to the use of the residents of the premises and their accompanying, nonpaying
guests and are not operated for profit.
(e)
Off-street parking facilities serving the permitted principal and accessory uses
in the lot and conforming with this chapter.
(f)
Signs, but only as permitted by the Board of Trustees in the Concept Plan
Approval, and provided they comply with § 295-50 of this
chapter.
(2) Nonresidential uses. The
following uses are permitted accessory uses in a MUPDD District but only in
conjunction with a principal nonresidential use that is permitted in a MUPDD
District:
(a)
Accessory buildings and uses customarily incident to the permitted principal
uses.
(b)
Parking and loading facilities, provided that no loading shall take place nearer
than 100 feet to a residence district or a residential use or between the hours
of 7:00 p.m. and 8:00 a.m.
(c)
Signs, but only as permitted by the Board of Trustees in the Concept Plan
Approval, and provided they comply with § 295-50 of this
chapter.
E. Development regulations. Each site in
the MUPDD District shall be subject to the following development
regulations:
(1) Minimum site size: 7
acres.
(2) Maximum building
coverage: 30% of lot area.
(3) Maximum development
coverage: 60% of lot area.
(4) Site perimeter
setbacks
(a)
Minimum site perimeter setback:
[1] Front: 35 feet.
[2] Side: 50 feet.
[3] Rear: 50 feet.
[4] From designated trailway or other significant environmental feature:
50 feet
(b)
Except for driveways and walkways providing access to a structure or parking on
the site, no portion of the area within a site perimeter setback may be paved.
Areas within a site perimeter setback are to be landscaped and kept as open
space.
(c)
No motor vehicle, trailer, recreational vehicle, snowmobile, mobile home, boat,
or permanent or temporary structure shall be placed in any area within a site
perimeter setback.
(5) Maximum height: three
stories or 40 feet, whichever is less.
F. General MUPDD application review
process. Application for approval of any use within the MUPDD zoning district
shall follow a two-phase review process:
(1) Application for approval
of a MUPDD Concept Plan by the Village Board of Trustees;
and
(2) Application for
subdivision approval, if necessary, and site plan approval by the Planning
Board, subject to the requirements of the approved MUPDD Concept
Plan.
G. Specific MUPDD application review
process.
(1) The Concept Plan
submission shall be made to the Building Inspector and shall include 15 copies
of the following information, in form and detail sufficient to enable the
reviewers to understand the general nature and scope of the applicant's
proposal:
(a) A
location map of the site in relation to the surrounding area showing all roads
and key development features, including significant neighboring land uses and
zoning district boundaries.
(b) A
current topographic map of the property indicating the general nature and
location of any wetlands, hydrogeologic zone boundaries, special groundwater
protection areas, special wildlife habitat areas, and any other significant
environmental features.
(c) A
conceptual sketch plan map indicating the approximate quantity, nature, and
location of proposed land uses; the proposed open space system and its
relationship to neighboring open spaces; the proposed principal means of access
to the site and major elements of the site circulation system; the proposed
provision for parking; the existing and proposed availability of mass
transportation services; water supply and wastewater disposal facilities; and,
to the extent known, the height, bulk, location, and general design of buildings
and other structures, interior lot lines, if any, and the general floor plans
for each building.
(d) A
written statement describing the general reasons why the applicant believes that
approval of its application would further the legislative purpose and intent of
the MUPDD zoning, and any other pertinent supporting rationale or
documentation.
(e) A
quantitative analysis for the entire site (including subtotals for each school
district) that indicates preserved land areas, the floor space of the various
types of proposed commercial and other non-residential uses, the proposed number
of residential dwelling units by size and type, and the area, percentages of the
site, and floor area ratios proposed for each type of land
use.
(f)
Proposals for the construction, operation, and maintenance of all planned
utility systems, roadway improvements, sidewalks, trails, and other
infrastructure.
(g)
Proposals for the ownership, use, and maintenance of all preserved open
spaces.
(h) A
description of any proposed covenants and restrictions intended to be offered by
the applicant.
(i) A
list of all governmental approvals, permits, and licenses required for each
phase of development.
(j)
Proof of title and an affidavit as to ownership and/or control of all involved
properties. The MUPDD site may be owned by one or more persons, partnerships,
limited partnerships, trusts, or corporations, but must be presented as a single
property at the time of the application to the Village Board. Such multiple
owner applications shall be jointly filed and consented to by all owners and, if
approved, shall be binding on all of them and all future owners. Legal
agreements, in recordable form and in substance satisfactory to the Village
Attorney, shall be provided to assure this.
(k)
Demonstration by the applicant that potential traffic generation shall be within
the reasonable capacity of the existing or planned road(s) or street(s)
providing access and that traffic circulation, exit and entrance drives are laid
out to minimize traffic hazards and nuisances.
(l)
The names and addresses of the owners of properties in a radius of 500 feet from
each property line of the site.
(m)
Projected schedule for development.
(2) Review by Board of
Trustees
(a)
Upon receipt of a complete application as determined by the Building Inspector
for Concept Plan Approval, the Building Inspector shall distribute the
application to the Board of Trustees. The Board of Trustees shall conduct a
preliminary review of the Concept Plan to determine whether a public hearing
shall be scheduled on the application. If it so determines, the Board of
Trustees shall refer the Concept Plan to the Planning Board and schedule a
public hearing with the same notice as required by this chapter for a zoning
variance.
(b)
Before the close of the public hearing on the Concept Plan, the Planning Board
shall file with the Board of Trustees an advisory report on the Concept Plan. In
recommending the adoption or rejection of the Concept Plan, the Planning Board
shall state the reasons for its recommendations. The failure of the Planning
Board to file an advisory report as required by this section shall not affect
the power of the Board of Trustees to act on the proposed Concept
Plan.
(c)
The Board of Trustees, without limiting its legislative discretion, shall
consider at least the following matters in determining the suitability of the
proposed MUPDD Concept Plan:
[1] The extent to which the application implements the legislative
purposes and intent, as set forth in this section.
[2] The proposed mix of land uses and their planned design and
arrangement on the site, including compatibility with site conditions, and with
neighboring streets and land uses.
[3] The potential impact of the proposed development upon the area in
which it is located, and upon the Village and surrounding
areas.
[4] The adequacy of the phasing plan to ensure that the uses in each
phase will be self-sufficient if future phases should be delayed or
abandoned.
(3) Action by Board of
Trustees
(a)
The Board of Trustees shall approve, conditionally approve, or disapprove the
proposed MUPDD Concept Plan. Approval or conditional approval shall not be
deemed to create vested rights or to waive any right of the Village to a
subsequent detailed review of any aspect of the proposed development or of any
specific subdivision or site plan as required pursuant to this article,
including environmental review pursuant to the New York State Environmental
Quality Review Act (SEQRA).
(b)
Conditions of approval may include, without
limitation:
[1] Required modifications of any aspect of the proposed MUPDD Plan,
including partial approval of all or any portion of the Concept
Plan.
[2] Restrictions on the quantity, type, and location of each permitted
land use;
[3] Creation or modification of access roadways and/or overpasses,
including access to any designated trailway;
[4] Requirements related to the construction, ownership, operation, and
maintenance responsibility for both on-site and off-site infrastructure
improvements;
[5] Provisions assuring the permanent ownership, preservation, and
maintenance responsibility for required open spaces and for buildings or sites
of significant historical and/or archaeological value;
[6] The dedication of open or recreational
space;
[7] The establishment of standards, including design, performance, and/or
bulk standards, as determined appropriate by the Village Board, to govern the
future approval of detailed subdivisions and/or site plans for individual
sections of the proposed development by the Planning
Board;
[8] Requirements related to the phasing, timing, and/or sequencing of the
proposed development and related improvements; and
[9] Any other items relating to the health, safety, and general welfare
of the public.
(c)
Any proposed amendment to the approved MUPDD Concept Plan may be made by the
Board of Trustees and only after a public hearing with the same notice as
required for the initial MUPDD application.
(d)
Approval or conditional approval of the MUPDD Concept Plan shall expire in three
years or as set forth in the Board of Trustees' approval, unless the required
development progress has been made or such time limit has been extended by the
Board of Trustees.
(4) Subdivision/site plan
application to Planning Board.
(a)
The approval or conditional approval of a MUPDD Concept Plan application by the
Board of Trustees shall authorize the applicant to proceed with the detailed
design and planning of individual sections of the planned development and to
submit applications to the Planning Board for subdivision and/or site plan
approval, as appropriate, and in accordance with the procedures and requirements
for such applications as set forth in this chapter. All such applications must
conform with the requirements of the approved MUPDD Concept Plan, and any
findings and conditions issued in connection therewith by the Board of Trustees.
Subdivision and/or site plan approval, as appropriate, shall be required prior
to the issuance of any permit for building, demolition, land clearance, land
use, or land development within a MUPDD or any section
thereof.
(b)
Although the procedural requirements for subdivision and site plan review shall
be the same as those applicable to other subdivision and site plan applications
in the Village, in reviewing subdivision and site plan applications within a
MUPDD, the Planning Board shall also consider the
following:
[1] The conformity of the application to the approvals, agreements, and
conditions imposed by the Board of Trustees.
[2] Any section or sections for which the Planning Board shall grant
approval or conditional approval, shall be determined to be capable of being
self-supporting, sustainable, and environmentally sound, in the event that the
applicant does not proceed with other sections.
[3] The dedication of land for permanent preservation and the
construction of on-site and/or off-site infrastructure improvements shall be
accomplished in conformance with the approved phasing plan and shall be
installed so as to properly serve the proposed site development. In order to
make such determination, the Planning Board may require the preparation and
submission of such additional detailed plans and/or studies with respect to
water supply, sewerage service, stormwater drainage, road improvements, and
other utilities and services, as the Planning Board may find necessary to allow
it to determine their adequacy not only to serve the individual section(s)
proposed but also to be properly related to utilities and services which, in the
future, will serve the MUPDD as a whole.
[4] The conformity and progress of development in preceding sections of
the MUPDD in relation to all applicable timing and sequencing requirements and
conditions.