Planning Board
Village of Tarrytown
Regular Meeting
January 24, 2011 7 p.m.
PRESENT: Chairman Friedlander; Members Aukland, Birgy, Raiselis, Tedesco; Counsel
Shumejda; Engineer/Building Inspector McGarvey; Secretary D’Eufemia
APPROVAL OF MINUTES
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the minutes of December 16, 2010, be approved as submitted
CONTINUATION OF PUBLIC HEARING – HOLY SPIRIT ASSOCIATION FOR THE UNIFICATION OF WORLD CHRISTIANITY (HSA-UWC) – SUBDIVISION – BROWNING LANE
Chairman Friedlander stated this application is being adjourned. No one appeared to address the Board on this matter. The Board unanimously agreed to continue the hearing at their February meeting.
CONTINUATION OF PUBLIC HEARING – JARDIM ESTATES EAST (EMERALD WOODS) – EMERALD WOODS AND GRACEMERE – SITE PLAN AMENDMENT
No information has been submitted by the applicant. The Board unanimously agreed to continue the hearing at their February meeting.
CONTINUATION OF PUBLIC HEARING – EF SCHOOL/FORDHAM UNIVERSITY – 100 MARYMOUNT AVENUE – LOT LINE ADJUSTMENT
Mr. Tedesco reported receipt of the following letter dated December 16, 2010, from Kristen Kelley Wilson, attorney for Fordham:
“Re: Fordham University/EF Schools – Withdrawal of Amended Subdivision Application
In August 2010, Fordham University (“Fordham”) submitted the above-referenced subdivision application before the Tarrytown Planning Board (the “August Submission”). Prior to the August Submission, Fordham submitted an application depicting a six lot subdivision that was approved on November 23, 2009, by the Planning Board (the “Approved Plan”). At this time, Fordham would like to withdraw the August Submission and will take the necessary steps to file the Approved Plan.”
CONTINUATION OF PUBLIC HEARING – METROPCS NEW YORK, LLC – CELLULAR ANTENNAS AT 300 SOUTH BROADWAY
Chairman Friedlander reported that the applicant requested an adjournment to the Board’s February meeting. No one appeared to address the Board on this matter. The Board unanimously agreed to continue the hearing at their February meeting.
PRELIMINARY PRESENTATION – HUZINEC – 12 PINTAIL ROAD
Mr. Michael Stein of Hudson Engineering stated they are proposing the construction of a new single family house at 12 Pintail Road. It is a 17,000 sq. ft. lot in the R-10 zoning district. This is the last undeveloped lot on the lake. The house is within the 100 ft. setback but outside the 100 ft. wetland buffer from the lake as are all of the existing houses.
Mr. Chuck Pateman stated he is assisting the Huzinecs with this application for a wetlands watercourse permit, site plan approval, and a waiver from the steep slopes regulations in the code. He noted they have submitted a significant amount of information to the Board. In addition the Board had requested they supply a computer simulated view of the proposed house and he submitted this to Board members. He noted areas of steep slopes, some of which are created by rock outcropping. In the proposed plan they would be filling and providing a driveway grade of 8% which is acceptable under Village code. What they have done is to balance the steep slopes disturbance with mitigation measures to protect Woodland Lake. They have proposed constructing a wall to the rear and providing two rain gardens and filling the
property in order to reduce the grade where there are steep slopes to the rear in order to lower the velocity of water entering the lake. This will mitigate siltation and erosion running to the lake. The water will also be captured by the rain gardens. They have shown a design for a 100 year storm although the code only requires a 25 year storm. They have also provided a great deal of documentation as to why they should be granted a waiver from the steep slopes. They submitted profiles of the as-of-right house vs. the proposed dwelling. Mr. Pateman noted with the as-of-right house there would be a significant amount of site disturbance which is not necessary with the proposed dwelling. Their professional engineer believes the proposed plan is the appropriate plan, and he suggested the Village Engineer review the two plans and advise the Board whether he feels the proposed plan is the appropriate plan. Mr. Pateman stated this lot is
part of a subdivision approved by the Tarrytown Planning Board in 1948 and the property owners have paid taxes as a building lot over those years. It is the only remaining building lot surrounding Woodland Lake. More than 80% of this subdivision has been built out.
Mr. Aukland stated the Board had also requested a streetscape which would show the positioning of the proposed dwelling with the neighboring dwellings. Mr. Pateman stated he thought the Board was looking for the computer simulation but they could provide the streetscape within a week.
Mr. Aukland stated the Board had also asked for more than a footprint of the as-of-right house. The footprint plan does not show all the land. “It may well be that what you are requesting is the better plan, but right now we don’t have all the information.”
Mr. Pateman stated he had requested a site visit which he felt would help everyone understand the site better. Chairman Friedlander agreed that when all the information has been received a site visit should be scheduled.
Mr. Birgy raised questions about the size of the two houses under discussion and whether there would actually be more disturbance with the proposed house. Mr. Patman stated the house proposed is a bi-level house so they would not have to excavate as deep. A two-story house with a smaller footprint would have more excavation. He stated he would provide the Board more information on this.
Mr. Stein noted with the as-of-right house there would also be a significant number of large trees that would have to be removed.
Mr. Pateman stated they would submit in narrative form responses to all questions raised tonight. He noted one of the concerns of the Board was that this would be precedent setting in regard to steep slopes; however, many Court of Appeals cases have said for something to be precedent setting it must be a similarly situated property and that would not be the case here. There is not another property balancing wetlands disturbance, aesthetics and steep slopes disturbance.
Mr. Tedesco stated the Board should be provided the number and size of any trees that would have to be removed and information about saving trees.
Mr. Pateman noted the Huzinecs are long-standing members of the community and are anxious to sell this lot because they are relocating; however, without these approvals they cannot sell the lot.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board declares its intent to the Lead Agency on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets as escrow account of $2,500 on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets a public hearing on this application for the February 28, 2011, meeting.
PRELIMINARY PRESENTATION – JCC-ON-THE-HUDSON – 371 SOUTH BROADWAY
*Chairman Friedlander recused himself on this application. Mr. Tedesco chaired this portion of the meeting.
Mr. Frank Hassad, Executive Director of the JCC, stated their existing facility has become inadequate and in 2009 they were able to acquire the former General Motors
training center at 425 South Broadway which is contiguous to their property. They plan to create a 6.5 acre campus providing services such as day care, senior adult services, special needs programs.
Mr. Peter Gisolfi, architect, stated they have been working on this project for about a year. He showed the Board an aerial view of existing conditions, a series of photographs around the existing General Motors training building, the existing site plan used by JCC, and the area in which they plan to expand.
Mr. Gisolfi stated the proposed project will demolish a portion of the General Motors building and there will be some new construction. They will be reducing the existing three curb cuts to two. The northerly curb cut will be one way in and the southerly curb cut will be one way out and the center curb cut will be eliminated. This will be a campus arrangement with a walkway between the two buildings. There will be a playground and 165 parking spaces with a green space in the southwest corner of the property. The existing auditorium in the General Motors building will be kept as an auditorium, and there will be offices. The new construction is for a gym, locker rooms and two swimming pools. The intention is to create a cluster of buildings around a common green space. They may be
requesting a tennis bubble.
Mr. Tedesco questioned the height of the gym building. Mr. Gisolfi stated it is 34 ft. with a shed roof.
Mr. McGarvey questioned the maximum impervious surface allowed for this property. Mr. Gisolfi stated they would provide that calculation. Mr. Tedesco stated the Board is very concerned about drainage in this area. They would be looking for the applicant to have new parking, walkways, patio areas done with permeable materials. Mr. Gisolfi stated they will have detention under the property and are also showing new plantings in the parking lots and the water would be designed to run into the planting beds.
Ms. Raiselis stated what worries her the most is the traffic. There should be a traffic study provided. Mr. Tedesco agreed stating that study needs to consider the types of uses and the numbers of people involved in those uses and the times of day the uses occur. The looped roadway system should also be reviewed by the traffic consultant. There should also be a detailed storm water drainage plan. Trees to be removed along with the nature, size and location should be provided. There should be a response to Mr. Yarabek’s February 10, 2010, memo on landscaping. A streetscape line drawing should be submitted. There should be a plan prepared showing the parking that exists and what is proposed as well as what is required. Impervious surface calculations should be provided. Any
agreement between the JCC and DoubleTree in regard to parking should be submitted.
Mr. Tedesco questioned whether any of the uses proposed would be open to the public. Mr. Hassad stated the JCC is non sectarian and open to the entire community. Mr. Tedesco stated that should be made known at the public hearing.
Mr. Aukland questioned whether they would be renting space for events. Mr. Hassad stated there might be some but they don’t believe it would be significant. Currently members will have birthday parties or something along that line.
Mr. Aukland questioned whether the JCC and DoubleTree are discussing shared parking. Mr. Hassad stated they have had discussions since their high usage times are not the same as the JCCs.
Mr. Birgy questioned how they will be addressing energy conservation. Mr. Gisolfi stated they have designed the shed roofs so they are sloping to the south and taking in north light. They have also had success in Tarrytown with geothermal heating and cooling systems. They are looking into a tilting concrete wall system. The building will be well insulated. Their budget is based on more conventional heating and cooling systems but they have aspiration of doing something better. Mr. Birgy noted there is a lot of glass. Mr. Gisolfi stated the double glazing meets the energy standards but they will also look into triple glazing. They have hired Meridian Energy as a consultant in regard to the glass for the various exposures. Mr. Gisolfi stated they will also be looking into grant
possibilities to assist in this regard.
Mr. Gisolfi stated they will be doing native plantings and the water from the roof will be harvested to use for irrigation or they will use plantings that do not require irrigation.
Mr. Aukland questioned whether they have projections for electricity costs per square foot. Mr. Gisolfi stated that has not yet been done. Mr. Hassad stated they are working on five-year projections. This is a community campaign and much of the funding is coming from donors.
Mr. Birgy stated he felt the building would lend itself to passive solar heating. “If you can do things without high upfront costs which would give savings every year, we would love to see those kind of things.” Mr. Gisolfi stated they are advocates of that approach; however, a lot of grant money that used to be available is no longer available.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board declares its intent to the Lead Agency on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets as escrow account of $2,500 on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets a public hearing on this application for the February 28, 2011, meeting.
PRELIMINARY PRESENTATION – GEJ TARRYTOWN, LLC – 100 - 120 WHITE PLAINS ROAD - SUBDIVISION
Mr. John Hughes, attorney for the applicant, stated the property at 100 White Plains Road is the older property and 120 White Plains Road is the Christiania property. The proposal is to create two lots out of one. One lot will have the older house with 1.2 acres and the second lot with the Christiania building will have 7.8 acres. Mr. Hughes submitted photographs of both buildings.
Mr. Hughes stated his client is Dennis Noskin, a local architect, who wants to move his practice to this property. He noted he has submitted the variances that will be required since this is an Office Building District. In addition to variances for front setback, side setback, minimum lot size, and frontage, there may also be a variance required for coverage. They are preparing that calculation.
Mr. Hughes stated there will be no change with what is occurring at these properties. These are both office buildings – one is a more corporate structure and the other is an older building. That is why the owner of the older property wants to separate himself from the smaller building. The older building was built in 1868 while the Christiania building was built in the 1980s. The smaller building has had a number of tenants but it doesn’t fit the plans of the larger corporate owner, but it does fit Mr. Noskin’s plans.
Chairman Friedlander stated Mr. Hughes should submit a photograph of the office building at 94 White Plains Road which is next door to 100 Plains Road to show the historic character of these two adjacent properties.
Mr. Birgy questioned whether Mr. Noskin would consider putting something in the deed that this building had to be preserved and could not be torn down at a later date. Mr. Hughes stated he would discuss it with him and see what it entails.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board declares its intent to the Lead Agency on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets as escrow account of $2,500 on this application.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets a public hearing on this application for the February 28, 2011, meeting.
PRELIMINARY PRESENTATION – VILLAGE OF BRIARCLIFF MANOR – SITE PLAN AMENDMENT FOR PUMP STATION AT TARRYTOWN LAKES
Mr. Philip Zegarelli, Village Manager for Briarcliff Manor, stated in his letter of January 7, 2011, to the Chairman and Members of the Planning Board the Village of Briarcliff Manor outlined a series of situations regarding the approved planting plan for the pump station. The rehabilitation of the Rosecliff water tank has been completed. The transmission line is completed. The third phase which is the pump station is more problematic because of the discovery of rock outcropping which has delayed the completion of the pump station. They have requested the Department of Health move that finalization date to June 20, 2011. They found with the removal of ash and other items, the ability to plant the original planting regime is impossible. He noted he submitted pictures with his letter. They are
proposing meadow-like plantings be done.
Mr. Sid Burke of RGR Landscape stated this is a south facing slope approximately 18,000 sq. ft. The slope is a 3 to 1 slope. They are proposing it be planted as a meadow which would be seeding and planting plugs which would be 3 ft. on center and seeding throughout the site. The meadow would filter runoff and absorb runoff. It would still serve a lot of the function as the woodland. The seed will provide the most and fastest cover.
Ms. Raiselis asked if the plugs would have a variety. Mr. Burke stated it will look as a mix of grasses. They are for steep slopes in the northeast.
Chairman Friedlander questioned whether it would be similar to what exists at the waterfront. Mr. Burke stated some would be the same but many at the waterfront are for salt environments.
Mr. Burke submitted a list of the proposed seed mixes, perennials and grasses.
Mr. Zegarelli stated they will be bringing in a lot of soil so you won’t see the rock outcrop.
It was noted the area where this meadow is proposed is between the back of the pump station and Tarrytown’s Shaft 10.
Chairman Friedlander questioned the timeframe for this planting. Mr. Burke stated the ideal time would be this Spring – mid April so it would germinate in early May. If the seed doesn’t establish, you can over-seed and the plugs would be guaranteed.
The Board questioned who will do the maintenance in the first two years. Mr. Dave Toriano, Briarcliff’s Engineer, stated the contractor has one-year maintenance and the Village of Briarcliff would then take over.
Mr. Toriano noted there are time constraints on this work and Mr. McGarvey could administratively approve this amendment. Chairman Friedlander stated the Board is aware this matter needs to be expedited which is why they placed it on tonight’s agenda so they could set it for public hearing and approval in February. Mr. Zegarelli stated he had no problem with having the public hearing next month.
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that the Board sets a public hearing on this amendment for the February 28, 2011, meeting.
ADJOURNMENT
Mr. Tedesco moved, seconded by Mr. Aukland, and unanimously carried, that meeting be adjourned – 8:45 p.m.
Kathleen D’Eufemia
Secretary
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