Planning Board
Village of Tarrytown
Regular Meeting
February 27, 2012; 7:00 p.m.
PRESENT: Chairwoman Friedlander; Members Tedesco, Aukland, Raiselis, Birgy; Village Administrator Blau; Village Attorney Shumejda; Village Engineer McGarvey; Secretary Bellantoni
APPROVAL OF THE MINTUES – January 23, 2012
Mr. Tedesco moved, seconded by Ms. Raiselis, all in favor, with one abstention, that the minutes of January 23, 2012 be approved as submitted. Motion carried.
CONTINUATION OF A PUBLIC HEARING - HOLY SPIRIT ASSOCIATION - UNIFICATION FOR WORLD CHRISTIANITY - JARDIM ESTATES EAST - BROWNING LANE
Adjourned at the applicant's request.
CONTINUATION OF A PUBLIC HEARING - HONDA - 480 SOUTH BROADWAY
Adjourned at the applicant's request.
NEW PUBLIC HEARING - THE CASTLE ON HUDSON - 400 BENEDICT AVENUE
Adjourned at the applicant’s request.
CONTINUATION OF PUBLIC HEARING – GREYSTONE ON HUDSON - 612 SOUTH BROADWAY
Chairman Friedlander introduced Fran McLaughlin, Chairwoman of the Town of Greenburgh Planning Board. Ms. McLaughlin was invited to sit with the Board because this is a joint project with the Village of Tarrytown and the Town of Greenburgh.
Chairman Friedlander introduced Melissa Kaplan-Macey of BFJ Planning Consultants, our SEQR consultants. Ms. Kaplan-Macey explained that her purpose is to provide a professional review of the Draft Environmental Impact Statement for completeness and to see that it complies with SEQR for public review. She stated she provided a memo dated February 13, 2012 explaining what was still needed and met with the Planning Board at their February 16, 2012 staff meeting. Ms. Kaplan-Macey stated that the applicant made all the required changes and addressed all of the completeness issues; and felt that the Planning Board could accept it as complete and set a date for a Public Hearing. She said the Notice of Completion could be sent to the Environmental Notice Bulletin and copies of the DEIS could now be sent to all interested and
involved agencies and copies should be made available for public review in Village Hall and the Library.
Mr. Tedesco moved that the DEIS be accepted as complete and ready for public review. For this review, two copies of the DEIS are to be provided at the Tarrytown Library, the Greenburgh Library, and at Village Hall. The DEIS is also to be posted on the Village website.
Mr. Tedesco moved that the Board sets a Public Hearing on the DEIS at its March meeting.
Seconded by Mr. Aukland; all in favor. Motion carried.
TOLL BROTHERS - WILSON PARK DRIVE - AMENDMENT TO APPROVAL OF TEMPORARY PARKING AREA
Chris Badger from Toll Brothers explained that he was here tonight to formalize the decision that was reached between he and the Board at the February 16, 2012 staff meeting regarding the temporary parking lot.
Mr. Tedesco moved that the Board amend Toll brothers previously approved site plan for temporary parking on Parcel C, which was designated as Option 2, dated January 12, 2012. This approval is to be amended as follows:
- The condition requiring six parking spaces to be provided with the potential of six other spaces to be added in the future will be changed to read as follows:
Eight parking spaces will be provided. These spaces would be gravel and delineated by railroad ties.
- The condition requiring the provision of an escrow account is to be deleted.
- Approval condition #8 is amended to read as follows:
"The approved temporary use of the parking spaces is not to exceed one year from the date of approval, unless an extension is granted by the Planning Board at the end of the one year period."
Chairman Friedlander asked if there were any questions or comments.
Mr. Birgy asked Mr. McGarvey if the drainage issues with the parking lot have been worked out to his satisfaction. Mr. McGarvey said yes.
Motion seconded by Mr. Aukland; all in favor. Motion carried.
Mr. Blau stated to Mr. Badger that the Village has asked for the CAD files several times and have not received them yet. Mr. Badger said he would work with Mr. McGarvey or Mr. Pennella of the Engineering/Building Department as to what version they need and get it to them.
Mr. Birgy asked where we stand with the plans for the soccer field. Mr. Badger said last week they awarded the project to Divirkan and Bartolucci, to do the analysis on how the field will perform to today's standards and to make recommendations on how to improve the performance of the field. They are expecting to have that analysis within four weeks.
Mr. Blau said that Divirkan and Bartolucci was the firm they expected to use, but they would not have to find another firm to review the plans.
NEW PUBLIC HEARING – EF INTERNATIONAL - 100 MARYMOUNT AVENUE
The certified mailing receipts were submitted and the sign was posted
The Chairman read the following Notice of Public Hearing:
“PLEASE TAKE NOTICE that the Planning Board of the Village of Tarrytown will hold a public hearing on Monday, February 27, 2012 at 7:00 p.m. at the Municipal Building, One Depot Plaza, Tarrytown, New York, to hear and consider an application by:
EF International
100 Marymount Avenue
Tarrytown, NY 10591
To consider a site plan application to convert the existing library into a dormitory for approximately 225 additional students on property located at 100 Marymount Avenue in the Village of Tarrytown, New York.
The property is shown on the Tax Maps of the Village of Tarrytown as Sheet 12, Lot P73, 75, 77, 79, 83 & 86 and is located in an R-20 Zone.
Documents are available for inspection in the Planning and Zoning Office. All interested parties are invited to attend and be heard. Access to the meeting room is available to the elderly and the handicapped. Signing is available for the hearing-impaired; request must be made to the Village Clerk at least one week in advance of the meeting.
By Order of the Planning Board
Dale Bellantoni
Secretary”
John Kirkpatrick, attorney for the applicant, introduced himself and explained that the proposal is for the further use of an existing use. He introduced Michael Molinelli, architect for the project and Diana Garcia, Facilities Manager for the school. Mr. Kirkpatrick further explained that the library, although it adds to the atmosphere of the campus, it is not one of the most used buildings on the campus. With an increase in students, they have a need for additional dormitory space, which the library can provide. They will also be making improvements to the campus for the circulation of the student and for their crossing Marymount Avenue.
Mr. Molinelli explained the project. He said they would like to convert the library, a 50,000 s.f. building, into dormitories for 225 students. As a conversion, it would meet today's code and comply with the building code in full. The building will look the same but the glass will be changed out to upgrade it for energy standards. They will also be insulating the building.
The library is part of the dorm area on the north side of the campus. Recently they got approval for the esplanade, an outdoor landscape project, and modifications to a sidewalk which was originally to stop between Rita Hall, Butler Hall, and Marion Hall but now they would like to extend it to the library. Students walking down to the Village or to the railroad station cross Marymount Avenue. They modified the original single crosswalk plan by straightening it out, and they are proposing to add another sidewalk on the east side of Marymount Avenue with another crosswalk at the intersection. The new sidewalk will meet the new Village sidewalk and take the students safely down to Village. This plan was submitted to Dan Pennella of the Building Department and they will submit plans if it is approved.
Regarding parking, Mr. Molinelli said they currently have about 294 parking spaces with about 130 being used daily. The students do not have cars; therefore an increase in students, will not increase the number of cars. The increase in students will increase the number of staff, which will mean 20 additional parking spaces being used. This will bring the daily use of parking spaces to about 150.
Mr. Birgy asked if the students are allowed to have cars. Ms. Garcia said they are all international students and they do not come with cars, but some rent them on the weekends, which does not affect the parking because the teachers' cars are not on campus on the weekends.
Michael Molinelli said there are 94 classrooms which are very large college classrooms. EF has an average of 17 students to each class; with the increase of students, they still have more than enough classrooms.
Mr. Molinelli said when they presented their plan to the neighbors their only complain was about the taxis that line up on Marymount Avenue. It is a Village street where parking is permitted. They asked if the Village could ban parking on that street. Mr. Blau said the Village will consider the possibility of no parking on Marymount Avenue, but won't that make more taxis on the campus. Mr. Molinelli said they can stage enough taxis on the campus for the students' use.
Mr. Blau said that by adding an additional 225 students to the campus you may be creating problems for the Village when they come back from New York City. They are loud; throw garbage along Neperan Road and onto the property of residents along Neperan Road, as well as trampling bushes, flowers and shrubs on residents' property. EF has said once they go off campus, it is not an EF issue; yes it is.
Mr. Kirkpatrick said they must address these issues immediately but those issues are with the college students not the high school students. The 225 new students will be high school students. He said the high school students have stricter rules and hours then college students.
Brian Mahoney, Headmaster of EF Academy said the rules and regulations are more strict than other schools. It is mandatory that they check in by 10:30 weekday and Sunday nights and 11:30 Friday and Saturday nights. They are here to get good grades and learn. Part of their diploma requirements is to adhere to 420 CAS (Community Action Service) hours.
Ms. Raiselis asked if the new students will be in grades 9-12. Mr. Mahoney said yes and that population has grown greatly, but they have very few second and third changes. If they are not a proper fit for the school, they are asked to leave. He said EF has always cooperated with the police and it isn't always EF students.
Mr. Molinelli said in the past the EF students have been blamed for things and have later found out that it was not EF students. Their security staff is working with the police on this current incident, but the past has shown that it is not always EF students.
Mr. Blau said we have not had an issue with EF ignoring our concerns.
Mr. Tedesco said we are very sensitive to the issues of the neighbors on Neperan Road. EF will be coming before this Board often and we will be looking for a resolution of this problem.
Mr. Birgy asked if they looked into the lighting situation; is there enough lighting at the crosswalks? Mr. Molinelli said yes with regard to crossing there is enough lighting, they both will be placed under street lights. Mr. Molinelli said there is sufficient lighting on the campus, which has been increased since Fordham was there.
Ms. Raiselis asked if the students will actually use the crosswalks; and if it turns out that they are still crossing in the middle of the road, you will have to come back.
Mr. McGarvey asked if there is a sprinkler system in the Library now. Mr. Molinelli said no, bit it will be sprinkled.
Mr. McGarvey asked if there is enough room for the Fire Department vehicles to access. Mr. Molinelli pointed out where there are two lanes and said that they routinely ask the Fire Department for their input. Dan Pennella asked that a fire lane be added to the plans, which they will do.
Mr. McGarvey asked if EF International has a Master Plan, a 5 - 10 year plan for the school. Mr. Molinelli said their focus has been to utilize in-house space. They are working in increments.
Mr. McGarvey said they are increasing the student population by 12%.
Mr. Kirkpatrick said the agreement in the original approval is not to exceed the capacity of students that Marymount had.
Chairman Friedlander asked if they have a plan for the interior; Mr. Molinelli said yes they do.
Mr. McGarvey asked if they were going to address the Irving Avenue issues in the back of the campus. Mr. Molinelli said they have a proposal to repair the fencing along Neperan Road. Once they get approval for the last project, they will move on to other projects.
Ms. Garcia asked what the issues were. Mr. McGarvey said piping, runoff, and it's a mess. Mr. Molinelli said this is not related to the issue at hand. Mr. McGarvey said it's a Planning Board issues and you are here for what you want and for what we want. We are talking about the whole site and off side issues as well.
Chairman Friedlander asked Mr. Molinelli why he is so reluctant to deal with the Irving Avenue issues; the campus touches on Irving. He asked the status of the tennis courts and the support wall around the tennis courts.
Ms. Garcia said the tennis court have been repaved and are being used.
Mr. Birgy stated that they would like to take a look at the big picture; when you do one thing it affects something else.
Mr. Kirkpatrick said we will be happy to address the issues on Irving Avenue and any other issues you may have, just let us know what they are.
Ms. Raiselis stated that the board would like them to be a little more proactive; provide a priority list.
Mr. Kirkpatrick said they would appreciate any/all suggestions the Board has and they will take a look at them. When they meet with the neighborhood committee, they will ask them for their suggestions. They will also take a look at the campus and make their own list.
Mr. Birgy asked them to submit a list of their plans.
Chairman Friedlander asked how they are going to house the 225 students.
Mr. Molinelli said the building has 6 levels, with the main entrance on the 3rd level. On the 4th and 5th floors they will subdivide the space into triple rooms. The building will be completely gutted and brought up to code with a completely new sprinkler system, completely new HVAC system and fire alarm system. There are two levels below the main entry level; one full level where they can get more bedrooms and the area with no windows will be a lounge. The level below will only have bedrooms on half of the floor because the other half is the top half of a tiered classroom. Half of the ground level has a tiered classroom which they are going to restore and use.
Chairman Friedlander asked the size of the rooms. Mr. Molinelli said the average room is a triple and it is 221 s.f., which exceeds the code which is 175 s.f. There are approximately 19 rooms per floor above ground with a few quads and RA rooms.
Mr. Blau asked if they have a design for traffic calming for crossing Marymount Avenue.
Mr. Molinelli said he discussed a bump out with Dan Pennella, but he is not in favor of a bump out.
Mr. Blau would like to share the plan with Police Chief and get his suggestion because we don't like concrete crosswalks in the middle of the street.
Mr. Molinelli said it needs refinements and would like to work them out.
Mr. Aukland suggested that they ask the Chief if there are any dark spots.
Mr. Blau said we did not have any issue when Marymount was there. Mr. Molinelli said the Marymount students had cars.
Mr. Tedesco said it would be good to come to the worksession next month and it would be good to get together with Mr. McGarvey before the worksession regarding Irving Avenue.
Mr. Kirkpatrick asked if they could move forward with the Library.
Chairman Friedlander opened the hearing to public comments.
Stephen Dyott 111 Neperan Road, said that two Sundays ago six of their bushes were ripped up and thrown into the street and into the neighbor's yard. This is in addition to the daily garbage that is thrown into their yard. He is not in favor of approving the Library until the neighbors' issues have been addressed. He was not aware of a neighborhood committee. He reported the incident to the police.
David Davenport, 149 Neperan Road, said that 10 of his plants were pulled up out of the ground and others stomped on. Every day there is all kinds of trash thrown on his property. He felt the EF administration should make the students more aware of how to behave in our country. The students walk up Neperan Road at all hours of the night/early weekend mornings drunk and making all kinds of noise. He was not aware of a neighborhood committee. He reported the incident to the police.
Edward Levin, 121 Neperan Road, said he was not aware of a neighborhood committee. The school may be able to handle the capacity of students but the neighborhood cannot. They see trash in all categories every day on their property. Kids are going to cross the street wherever they want and they are rude, walking three abreast and not letting people pass. He suggested a shuttle service which would help the noise and trash issues. He also suggested that EF employees collect the trash on Neperan Road, basically cleaning up after the kids. He suggested they put a sidewalk on the other side of the road.
Mr. Blau explained that the original approval mandated the shuttle and the committee was created by the Board of Trustees with residents who abut the campus.
Ben Sands, 131 Neperan Road, added that they were here before EF and he loves having the students but there are problems that need to be addressed. He feels the real source of the litter is the 7/11 because most of the trash comes from there. He said that the issues should be addressed at orientation. He felt that safety should be included in their talk with the students because they often walk two and three abreast on the road, which is very dangerous. Mr. Sands spoke about a YouTube video which was posted showing EF students jumping on their trampoline, playing and walking on their property and porch saying how funny it was because the owners were sleeping.
Dana Sand, 131 Neperan Road, spoke about the video and asked that it be removed for safety reasons. She said she called the school and ask that this be done but it is still showing on YouTube.
Chairman Friedlander asked who she spoke with at EF. Ms. Garcia said they have no control of YouTube.
Mr. Mahoney apologized for the treatment by the students and said he would work diligently with the neighbors and the Village to stop this behavior. He also said he would work with the IT Department tomorrow to get the video taken down. He said he would speak with the students several times a year about how to behave.
Mr. Tedesco, who was very upset with what is going on, suggested to the Board that the Village Administrator and the Village Committee, with the addition of the Neperan Road neighbors, needs to receive a specific detailed plan approved by the Committee, dealing with the issues that were discussed tonight. And to put some urgency on this and make it specific, Mr. Tedesco also suggested to the Board that when the Board is notified that the plan has been approved, then the Board will entertain an approval for the proposed action. The Board agreed. Chairman Friedlander asked that they come to the next staff meeting to discuss their plan to remedy these issues.
ADJOURNMENT
Mr. Aukland moved, seconded by Mr. Tedesco, and unanimously carried, that the meeting be adjourned – 8:35 p.m.
Dale Bellantoni
Secretary
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