2019.03.08 F.P. Clark Memo
To: Robert I. Goodman, Chairman, and the
Planning Board of the Village of Rye Brook
Date: March 8, 2019
Subject: 259 North Ridge Street – Subdivision, Zoning Petition
and Map Amendment, and Revised Site Plan Application
As requested, we reviewed additional and revised information submitted in support
of a three-lot subdivision, and a site plan and petition to re-zone Lot 1 of the
subdivision into the FAH District, submitted by Lazz Development (Louis Larizza),
contract vendee, on behalf of the property owner, Daniel Greto. The revised
development plan for Lot 1 reduces the number of housing units to four AFFH units
divided into two, two-family homes. The subdivision remains unchanged, and, in
addition to Lot 1, still includes two lots (Lot 2 and Lot 3) each with one single-family
market-rate home. The property is situated at the intersection of West Ridge Drive
and North Ridge Street within the R-15 District and the North Ridge Street Scenic
Road Overlay District, Section 135.35, Block 1, Lot 11 on the Town of Rye Tax
Assessor’s Map.
Property Description
The 3.96-acre (172,620 square-foot) property is partially developed with a one-story
single-family home, driveway and curb cut, and a terrace at the back of the home in
the rear yard. Behind the home, the lot slopes down very steeply to the northeast
from the elevation of North Ridge Street to approximately the elevation of the rear
yards of homes along Eagles Bluff and Rock Ridge Drive. The site drains to wetlands
located in the woodlands below the existing home and from there into a pipe within a
drainage easement across one of the properties on Eagles Bluff. Outside the
landscaped area around the existing home, the lot is naturally wooded, with
watercourses and wetlands mostly located in areas of lower elevations.
Project Description
The Applicant’s revised proposal is for a three-lot subdivision to create two, single-
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family building lots (Lot 2 and Lot 3) that would remain in the R-15 District, and a third building lot
(Lot 1), which would be re-zoned into the Fair and Affordable (FAH) District for development of two
sets of two, semi-attached homes (a total of four AFFH units). Each of the two buildings would have
a curb cut, a two-car garage and surface parking for three additional cars. The application also
includes a zoning petition for Lot 1, a request for a Zoning Map amendment, and a revised site plan
application for Lot 1. The revised Lot 1 site plan requires approval of wetlands and steep slopes
permits by the Planning Board.
The original application was referred by the Board of Trustees to the Planning Board for a report and
recommendation in September, 2015 and the Planning Board submitted a report and
recommendation to the Trustees in September, 2016. In addition, the original application was
referred to Westchester County Planning Board, which provided comments to the Village on October
31, 2016. The application under review in 2016 was re-referred to the Planning Board on November
8, 2018 for a new report and recommendation regarding the new revisions.
Review
We reviewed the additionally revised application, the zoning petition and map amendment, the
preliminary subdivision plat, revised site plans, new correspondence, and supporting materials
submitted by the Applicant that include the following items:
1. Full Environmental Assessment Form dated revised 2/18/2019 and EAF Mapper Summary
Report dated 12/11/2018
2. Short Environmental Assessment Form dated April 11, 2018
3. Application for Subdivision of Land, not dated or signed
4. Petition to the Board of Trustees to Re-Zone New Lot 1 into the FAH District from Pawling
Holdings, LLC, prepared by Clark Neuringer, R.A., Mamaroneck, N.Y., dated May 15, 2015
5. Application for Site Plan Approval for Lot 1
6. Site Plan Submittal Review Checklist for Lot 1
7. Two Exterior Building Permit Applications for Lot 1
8. Two Applications for Site Plan Approval for Lots 2 and Lot 3
9. Two Site Plan Submittal Review Checklists for Lots 2 and 3
10. Two Exterior Building Permit Applications for Lots 2 and 3
11. Letter to Ralph Mastromonaco, P.E., P.C., Verifying the April 2015 Wetland Delineation,
from Tim Miller Associates, Inc., Cold Spring, N.Y., dated January 15, 2019
12. Wetland Delineation and Functional Assessment prepared by Tim Miller Associates, Inc.,
Cold Spring, N.Y., dated October 26, 2015
13. Storm Water Report, prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated December 12, 2018
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14. Storm Water Report, prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated April 12, 2018
15. Report Memorandum to loulazz@apl.com Regarding the Estimated Public School Children
Generated by the Three Lot Development, prepared by RH Consulting, White Plains, N.Y.,
dated January 7, 2019
16. Report Memorandum regarding the proposed energy use of the AFFH residences on Lot 1
17. Traffic Generation Worksheets, prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-
on-Hudson, N.Y., no date
18. Tree Inventory and Mapping for Entire Property prepared by Paul D. Muscariello, Certified
Arborist, dated February 2, 2016
19. Tree Inventory and Removal Plan for Lot 1, prepared by Anthony Zaino, RLA, Westchester
County Planning Department, dated 8/9/18
20. “Scope: Construction Management Impacts and Logistics Plan,” prepared by Ralph G.
Mastromonaco, P.E., P.C., Croton-on-Hudson, N.Y., dated February 28, 2019
21. Chart showing Construction Tasks and a Construction Schedule dated 12/1/18
22. Letter to the Planning Board from Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated March 1, 2019
23. Letter to the Planning Board from Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated February 13, 2019
24. Letter to the Planning Board from Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated January 8, 2019
25. Letter to the Planning Board from Ralph G. Mastromonaco, P.E., P.C., Croton-on-Hudson,
N.Y., dated December 11, 2018
26. Revised Zoning Analysis Memorandum to the Rye Brook Board of Trustees from Michael J.
Izzo, Building and Fire Inspector, dated October 19, 2018
27. Response Letter to Dolph Rotfeld, P.E. from Ralph G. Mastromonaco, P.E., P.C., Croton-
on-Hudson, N.Y., dated December 12, 2018
28. Response Letter to the Rye Brook Building and Fire Inspector from Ralph G. Mastromonaco,
P.E., P.C., Croton-on-Hudson, N.Y., dated October 29, 2018
29. Stopping Sight Distance Study prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-on-
Hudson, N.Y., dated February 19, 2019
30. Stopping Sight Distance Study prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-on-
Hudson, N.Y., dated December 13, 2018
31. Memorandum to the Rye Brook Planning Board from Dolph Rotfeld Engineering, P.C. dated
February 13, 2019
32. Memorandum to the Village Administrator from Dolph Rotfeld Engineering, P.C., Elmsford,
N.Y. dated February 8, 2019
33. “Topographical Survey of Property,” prepared by Link Land Surveyors, P.C., Mahopac,
N.Y., dated January 15, 2016
34. “Preliminary Subdivision Plat,” prepared by Ralph G. Mastromonaco, P.E., P.C., Croton-on-
Hudson, N.Y., dated April 10, 2018
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35. Tree Preservation Plan (Lot 1), prepared by Anthony Zaino, RLA, Westchester County
Planning Department, dated January 29, 2019
36. Planting Plan (Lot 1), prepared by Anthony Zaino, RLA, Westchester County Planning
Department, dated April 8, 2018, revised 12/13/18
37. Engineer’s Plans (Revised Site Plans for Lots 1, 2 and 3), prepared by Ralph G.
Mastromonaco, P.E., P.C., Croton-on-Hudson, N.Y.:
Sheet Number Sheet Title Dated
0 of 5 Cover Sheet and Drawing Schedule 8/27/18 rev. 2/28/19
1 of 5 Site Plan, Grading/Layout 4/10/18 rev. 2/28/19
2 of 5 Utility Plan 4/10/18 rev. 2/18/19
3 of 5 Erosion Control Plan 4/10/18 rev. 2/28/19
4 of 5 Sight Distance Study 4/10/18 rev. 2/28/19
5 of 5 Details/Notes 2/21/18 rev. 1/25/19
38. Two Sets of Builder’s Plans (Lot 1 Building 1A and Building 1B), Lazz
Development/Pawling Holdings, Port Chester, N.Y.:
Sheet Number Sheet Title Dated
1 Elevations 4/27/18
2 Elevation Calculations, Fire Ladder
Diagrams, and Site Section 1/23/18
3 Foundation Plan 4/27/18
4 First Floor Plans 4/27/18
5 Second Floor Plans 4/27/18
Please note that our review is limited to planning, zoning and environmental issues. We have the
following comments regarding the applications:
1. SEQRA Review. Environmental review pursuant to SEQRA is required for the revised Lot 1
site plan as part of the combined action of the subdivision and map amendment to re-zone
proposed Lot 1 into the FAH District and the Lot 1 site plan. All the information and analyses
provided for the original subdivision and site plan should be updated for the revised
application and site plan.
2. Alteration of Land and Topography. The revised site plan for Lot 1 would be located on the
steep slopes, and will be required to comply with the Village Code regulations regarding steep
slopes for approval of a Steep Slopes Work Permit. We continue to recommend that the design
of the revised site plan for Lot 1 should ensure that the plan causes the least disturbance
practicable to regulated slopes and the vegetation on these slopes, the creation of the least
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amount of new steep slopes, and limited utilization of tall or long retaining walls and/or multiple
terraced retaining walls.
3. Wetlands and Wetland Buffers. The FEAF provided calculation of the area of disturbance
within the buffer, which would be 0.12 acre. Therefore, the application will require approval of a
Wetlands Permit.
4. Revised Site Plan. The Applicant should provide more visual information simulating views
of the new buildings in context, the regraded rear yards, new parking areas and retaining
walls as seen from residential lots and the roadway on North Ridge Street, and from down-
slope of the site on Eagle’s Bluff.
5. Soils. A statement in the letter to the Planning Board dated January 8, 2019 from Mr.
Mastromonaco, indicated, if necessary, chipping would be the method used to remove rock
from the site during construction. The proposed construction management plan should
include discussion regarding the potential impacts of rock removal and the mitigation
measures for impacts related to noise, air quality and vibration, and compliance with the Rye
Brook Village Code and best management practices regarding chipping or other types of rock
removal.
6. Transportation, Site Access Considerations. Site Access Considerations – Stopping Sight
Distance (SSD) – In a memorandum prepared by this office and dated December 6, 2018, it
was recommended that the applicant provide the Stopping Sight Distance (SSD) for the
southerly driveway to the alignment of North Ridge Street and the limitation in providing the
Intersection Sight Distance (ISD).
In the most recent submission from the applicant dated February 28, 2019 and attached to a
memorandum prepared by the applicant’s consultant, dated February 28, 2019, the Sight
Distance Study Plan is based on ISD, which is not measured in the same fashion as the SSD.
It was previously noted, based on input from the Westchester County Department of Public
Works, for the posted speed limit of 30 miles per hour the required SSD is 305 feet.
The Applicant shows the available ISD to the south as 300 feet; however, it is based on the
ISD methodology. Therefore, the applicant must provide the SSD following the criteria set
forth and summarized in our previous memorandum, which specifically indicates that the
approaching vehicle must see an object in the road in front of the proposed driveway and in
the travel lane on North Ridge Road traveling northbound at a height of 2.0 feet above the
pavement. The line of sight measured from the approaching vehicle from the south traveling
northbound on North Ridge Street is measured at 3.5 feet. This is not shown on the most
recent plan submitted by the applicant. Further, the SSD must be measured in the travel
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lane on the approach, similar to the format indicated for the northerly-proposed driveway on
the subject property.
The Applicant should remove the maximum sight distance, which equals 405 feet from the
plan that traverses adjacent property, which is part of the subject property. However, it also
traverses private property immediately south of the subject property, which is not part of this
application.
Construction Activity – The Applicant indicates that the construction of the residential units
will be modular units and sections of the building will be delivered on large trucks. However,
in the response to the construction traffic routing, as outlined in the applicant’s February 28,
2018 memorandum, discussion is limited to the duration of time to assemble the units
delivered to the site.
The description provided by the Applicant does not include any discussion about the
construction of the foundation, site work, construction of driveways, and other related work
on the subject property prior to, during, and after the delivery of the building units. Therefore,
the statement that the delivery of the units will be of approximately one-week duration is not
complete and does not describe the entire process. Therefore, the applicant should provide
additional information on site work, including installation of utilities, grading, internal retaining
walls, if any, foundations and other site work to complete the project for the two buildings.
As part of this information, the applicant should indicate the number of construction workers
estimated and the duration of each phase of the construction of the buildings.
7. Land Use and Zoning. The potential for visual impacts to neighbors surrounding the site and
the North Ridge Street scenic road should be analyzed and provided for review.
8. Construction. The applicant provided a “Construction Management Impacts and Logistics
Plan” dated February 28, 2019. The draft CML plan does not address the construction of
foundations for the modular units or provide information, impacts and proposed mitigation
related to importation and placement of fill. Other inadequately covered items in the draft
CML include, vibration related to mechanical compaction of fill placed behind retaining walls,
and air quality impacts from fugitive dust caused by removal of vegetation, disturbance of
soils, excavation, and grading. MAG should explain how impacts, such as increased traffic,
increased demand for parking, construction traffic routing,
Michael A. Galante
Managing Principal
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Marilyn Timpone-Mohamed, RLA, AICP
Senior Associate/Planning/Environment
Cc: Mayor Paul S. Rosenberg and the Village Board of Trustees
Christopher Bradbury, Village Administrator
Michal Nowak, Village Engineer/Superintendent of Public Works
Jennifer L. Gray, Esq., Village Attorney
Ralph G. Mastromonaco, P.E., for the applicant
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