HomeMy WebLinkAbout2015-11-12 - Planning Board Meeting Documents V
FREDERICK P. CLARK ASSOCIATES, INC.
PLANNING,TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
RYE, NEW YORK FAIRFIELD,CONNECTICUT
DAVID H.STOLMAN MEMORANDUM
AICP,PP
PRESIDENT
MIEC CHAEL A.TIVE GALANTE To: Gary Zuckerman, Chairman, and the
VICE PRESIDENT Planning Board of the Village of Rye Brook
35o THEO.FREMDAVE.
RYE, NEW YORK 10580 Date: November 5, 2015
914 967-6540
FAX: 914 967-6615
CONNECTICUT Subject: Reckson Executive Park, Phase 3 —
203 255-3100 Sun Homes Application for PUD Site Plan Approval
HUDSON VALLEY
845 297-6o56
LONG ISLAND As requested, we reviewed an application for approval of a PUD Site plan
5i6 364-4544 submitted by Buckingham Partners and Sun Homes on behalf of Reckson
www.fpclark.com Operating Partnership LP, property owner, to construct 110 attached and
email@fpclark.com detached single-family homes that include 10 AFFH units, a community
building and swimming pool for the use of development residents, parking,
roadways and other related infrastructure within the newly approved PUD
District on the Phase 3 lot of the Reckson Executive Park according to the
approved PUD Concept Plan on property known as 1100 International
Drive, Section 129.25, Block 1, Lot 1 on the Town of Rye Tax Map.
Property Description
The 31.5-acre Phase 3 property, located at 1100 King Street in the Reckson
Executive Park, is within the PUD Zoning District and the Z-1 Instrument
Approach Zone of Westchester County Airport. The Phase 3 building lot is
located west of the current terminus of International Drive and extends
generally west to the Blind Brook. The western property line of the subject
lot follows the course of the Blind Brook for the most part; however, a 0.5-
acre portion of the lot is within the Town/Village of Harrison. It is partially
developed with storm water management and water quality facilities that
are under construction and were originally designed for an office building
that was never built. Generally, the rest of the Phase 3 lot is naturally
vegetated. The Phase 3 lot has an existing, approved PUD Concept Plan.
The Phase 1 and Phase 2 lots are developed with office buildings, parking
areas and the access road known as International Drive that runs through
the office park. International Drive currently extends west from King Street
into the office park and terminates two thirds of the way across the Phase 1
FREDERICK P. CLARK ASSOCIATES, INC.
PLANNING, TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
RYE, NEW YORK FAIRFIELD,CONNECTICUT
lot. The current wetlands permit, granted for the office building that was never built was
extended in December, 2010 by the Board of Trustees and is valid until December 14,
2015.
Project Description
The Applicant proposes a site plan to construct 100 market-rate, attached and detached,
single-family homes and 10 attached, single-family, affordable homes that would qualify
under the Rye Brook FAH regulations as AFFH homes, a community building, a
swimming pool, and associated roads, parking areas, and other infrastructure on the
Reckson Phase 3 lot. Construction on Lot 3 would require extension of the western end
of International Drive the rest of the way through the Reckson Phase 1 and Phase 2 lots
to provide access to the PUD development. Construction will also include new streets
within the development, an updated stormwater management plan, site grading and
removal of existing vegetation, extension of utilities, street lighting, driveways,
pedestrian walkways, parking areas for visitors, landscape plantings, and signage.
The proposed PUD Site Plan was referred to the Planning Board by the Board of Trustees
on October 2, 2015 for a report and recommendations.
Review
We reviewed applications, an EAF, other documents and plans submitted by the
Applicant that include the following items:
1. Full Environmental Assessment Form Part 1 and EAF Mapper Summary
2. Application for Site Plan Approval
3. Letter to the Mayor and Board of Trustees prepared by Cuddy and
Feder, LLP, White Plains, N.Y. dated September 17, 2015
4. PUD Site Plan Project Description and Rendered Illustrative Home
Plans and Elevations prepared by Divney, Tung, Schwalbe , LLP, White
Plains, N.Y., no date
5. Stormwater Management Report prepared by Divney, Tung, Schwalbe ,
LLP, White Plains, N.Y., dated September 2015
6. Willingness to Serve Letter from United Water New York, dated
October 9, 2015
7. Memorandum to the Village Engineer and the Planning Board prepared
by Dolph Rotfeld Engineering ,P.C., Tarrytown, N.Y. dated November
3, 2015
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FREDERICK P. CLARK ASSOCIATES, INC.
PLANNING, TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
RYE, NEW YORK FAIRFIELD,CONNECTICUT
8. Land Title Survey prepared by Joseph R. Link, Land Surveyor,
Mahopac, N.Y. dated March 23, 2002, updated January 26, 2015
9. Engineer's Plans, prepared by Divney, Tung, Schwalbe, LLP, White
Plains, N.Y.:
Sheet Number Sheet Title Date
No Sheet Number Application for Site Development Plan 09/17/2015
SP-1.0 Overall Site Plan 09/17/2015
SP-1.1 Site Layout Plan 09/17/2015
SP-2.0 Grading and Drainage Plan 09/17/2015
SP-3.0 Site Utility Plan — Overall 09/17/2015
SP-4.0 Landscape Plan — Overall 09/17/2015
SP-4.1 Landscape Plan —
Typical Unit/Clubhouse 09/17/2015
SP-5.0 Erosion and Sediment Control Plan 09/17/2015
SP-5.1 Erosion and Sediment Control Details 09/17/2015
SP-6.0 Site Sections 09/17/2015
SP-6.1 Road Profiles 09/17/2015
SP-7.1 Site Details 09/17/2015
SP-7.2 Site Details 09/17/2015
SP-7.3 Site Details 09/17/2015
L-02 Planting, Lighting and
Wetland Mitigation Plan 05/27/2007
Please note that our review is limited to planning, zoning and environmental issues.
Comments
We have the following comments regarding the site plan application:
1. Zoning. The Applicant requests a waiver of the 9,000 square-foot maximum gross
floor area per acre regulation in Section 250-7 E, the PUD regulations, to allow
approximately 3,169 square feet of additional floor area per acre.
2. PUD Site Plan. The development would be located within the Westchester
County Airport 60 Ldn Noise Contour Critical Environmental Area, which will
require noise mitigation measures to be built into the residential units. The
Applicant should provide information regarding the noise mitigation measures
proposed.
3
FREDERICK P. CLARK ASSOCIATES, INC.
PLANNING, TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
RYE, NEW YORK FAIRFIELD,CONNECTICUT
The overall site plan submitted indicates that the extension of International Drive
through the Reckson Phase 1 and Phase 2 lots would include one traffic lane in
each direction. However, the approved site plans for the Phase 1 and 2 lots
indicate a road that has two travel lanes in each direction. Therefore, the site plan
submitted for the subject application will require amendments to the Phase 1 and
Phase 2 site plans to build the road extension shown on the proposed site plan.
The site plan indicates a proposed walking trail on the Phase 3 lot that appears to
be an extension of a trail that was built on the Phase 1 and Phase 2 lots. However,
the trail on the Phase 1 and 2 lots was removed some time ago. We recommend
eliminating the proposed trail from the Phase 3 site plan.
3. Lighting Plan. A photometric analysis of the exterior site lighting plan should be
provided for review along with the fixtures selected and the fixture specifications.
All lighting should be shielded to eliminate lateral glare and sky lighting.
4. Wildlife. The EAF indicts that an endangered or threatened species was found in
the vicinity of the site. The Applicant should provide additional information
regarding the species and the potential for the species to be on the subject site.
5. Construction Phasing Plan. Aphasing plan for the 4 to 5 year construction period
indicated in the EAF should be provided for review.
6. Wetlands. The EAF states that the site plan submitted includes completion of the
stormwater detention basins and the water quality basins that were approved for
office development. However, the current wetlands permit will expire in
December. The Applicant should request an extension of the current wetland
permit to complete the work. If the plans for the existing basins are to be
modified or updated to become part of the new stormwater management plan, the
new work within the existing wetland basins or the wetland buffers of the Blind
Brook would require compliance with the Village Code regulations regarding
wetlands and approval of a new wetland permit.
7. Grading Plan. The creation of new steep slopes on the site should be minimized
by utilization of retaining walls where appropriate. Natural vegetation should be
preserved on the site to the greatest extent possible. The disturbance and creation
of new steep slopes on the property will require compliance with the Village
Code regulations regarding steep slopes, and the approval of a Steep Slopes Work
Permit.
4
FREDERICK P. CLARK ASSOCIATES, INC.
PLANNING, TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
RYE, NEW YORK FAIRFIELD,CONNECTICUT
8. Landscape Plan and Basin Wetland Plant List. The Detention Basin/Water
Quality/ Wetland Plant List on Sheet L-02 includes two invasive plant species
that should be removed from the plan: Iris pseudoacorus and Caltha palustris.
There is an additional invasive plant species on Sheet SP-4.0: Euonymus alatus,
which also should be removed from the plant list.
9. Visual Impacts. The removal of existing vegetation, grading of the lot and
construction of the new homes may create visual impacts to views of the property
from the surrounding residential neighborhoods of Bellefair and Doral Green. Every
effort should be made to protect and preserve existing vegetation on the site and
provide screen plantings where necessary.
10.Guidelines for future renovations, home expansions or additions. The
Applicant should provide an analysis of the ability of the site to accept future
changes and expansions of the affordable and market-rate homes, based on the
capacity of the stormwater management facilities. Draft guidelines for inevitable
future modifications to the homes and the grounds surrounding the homes, such
as decks, patios, enlarged driveways, etc., should be provided.
When the requested clarifications, additional information, and revisions are submitted, we
will continue our review of the application. We look forward to discussion with the
Planning Board regarding the application.
Marilyn Timpone Mohamed, ASLA, AICP
Senior Associate/Planning/Environment
cc: Honorable Mayor and the Village Board of Trustees
Christopher Bradbury, Village Administrator
Michal Nowak, Superintendent of Public Works/Village Engineer
Jennifer Gray, Esq., Village Attorney
William S. Null, Esq., for the Applicant
Gerhard M. Schwalbe, P.E. for the Applicant
J.-IDOCS215001Rye Brook1538.662.Sutr Homes.Reckson Phase 3 Aniendments.PB Intro memo.mtm.docx
5
REDERICK P. CLARK ASSOCIATES, INC.
LANNING,TRANSPORTATION, ENVIRONMENT AND DEVELOPMENT
YE, NEW YORK FAIRFIELD,CONNECTICUT
6
Dolph Rotield Engineering, P.C.
CONSULTANTS & DESIGNERS
200 White Plains Road, Tarrytown, NY 10591 • (914) 631-8600
M E M O
TO: MICHAL NOWAK, Village Engineer
GARY ZUCKERMAN, Chairman, Planning Board
FROM: DOLPH ROTFELD, P.E., BCEE
SUBJECT: Sun Homes
Reckson Executive Park
Village of Rye Brook
DATE: November 3, 2015
As per your request, we have reviewed the following submission materials with
regard to the Sun Homes, Reckson Executive Park Site Plan proposal:
• Plan entitled "Sun Homes, Reckson Executive Park, Rye Brook, NY"
prepared by Divney-Tung-Schwalbe dated 9/17/15;
• Report entitled "Stormwater Management Report" prepared by Divney-
Tung-Schwalbe dated September 2015;
The following are our preliminary comments:
Stormwater:
1 . A separate Stormwater Pollution Prevention Plan (SWPPP) must be
prepared in conformance with NYSDEC General Permit GP-0-15-002;
including complete stormwater calculations, soils maps, more detailed
curve number maps/calculations, time of concentration
details/calculations, more detailed watershed maps (w/ grading), etc.
for review.
2. Runoff calculations must utilize the newly adopted "Extreme
Precipitation" rainfall depths compiled by Northeast Regional Climate
Center (NRCC) and Natural Resources Conservation Service (NRCS).
3. Complete Runoff Reduction Volume (RRv) calculations must be
included. Proposal provides for 70% reduction, however higher
reduction values may be acheivable, this should be considered and
investigated.
Dolph Rot#eld Engineering, P.C.
Mr. Michal Nowak / Mr. Gary Zuckerman
Page 2— November 3, 2015
4. The time of concentration calculation sheet in the report does not seem
to agree with the time of concentration mapping; much more detail is
required for review.
5. Pipe sizing calculations must be included in the report.
6. The report seems to indicate an outlet control structure for basin "C",
however this could not be located on the plan as well as the overflow
weir.
7. No calculations seem to be provided for sizing the proposed
bioretention basins or vegetated swales.
8. The location of the vegetated swales and porous pavements proposed
must be better indicated on the plans.
9. Drainage piping profiles are required.
10. All pipe discharges , headwalls or end sections should be provided
with stone outfalls.
11 . The permeable paver details indicate an underdrain, how will RRv be
achieved if runoff is piped and not exfiltrated?
12. When submitted the SWPPP should have provisions for a yearly
maintenance report to be submitted to the Village.
13. The ponds and all stormwater management practices should be
provided with an access road for maintenance.
Water:
1 . Water main profiles are required, indicate size and pipe materials.
2. Placement of fire hydrants must be reviewed by the fire chief.
3. Fire flow testing should be provided and a report regarding the
potential impacts to the water system and any necessary
improvements off-site to provide the needed capacity.
4. The water main will require Westchester County Department of Health
approval as a public main. Easements will be required unless the
roads are to be dedicated to the Village.
Sewer:
1 . Sewer main profiles are required.
2. The sewer mains will require Westchester County Department of
Health approval as public mains. Easements will be required unless
the roads are to be dedicated to the Village.
Dolph Rot#eld Engineering, P.C.
Mr. Michal Nowak / Mr. Gary Zuckerman
Page 3— November 3, 2015
Sediment & Erosion Control:
1 . The extent of the disturbance are must be defined; the project should
not distrub more than 5 acres at one time.
2. Haybales are not an accepted best management practice (BMP) per
the NYSDEC.
3. The plan must locate the proposed BMP's such as temporary swales,
erosion blankets, earth dikes, etc.
4. Design volumes must be provided for the temporary sediment basins.
5. A construction sequencing plan must be provided.
6. Cut and fill calculations must be provided.
Site Details:
1 . Typical road cross sections must be provided.
2. The permeable pavement details do not specify a "permeable paver".
3. The plan does not indicate where the "vehicular" pavers are to be used
(which is different than the permeable paver design).
4. In general the plans are not coordinated with the detail sheets and do
not indicate the location of the items shown such as , underdrains,
stone swales, cobblestone or granite curbs, aluminum edge,
decomposed granite walks ( mulch walking trail shown on plan), grass
swales, etc.
5. Specific details must be provided for the bioretention ponds and outlet
control structures; indicate pond elevations at various storm events.
6. A DOT permit will be required for any work proposed within the ROW
at King Street such as secondary emergency access.
We will be happy to continue our review once additional information is provided.
DR
C: G. Schwalbe
November 12, 2015
RESOLUTION
CONSIDERATION OF APPLICATION FOR APPROVAL OF
AN AMENDED SITE PLAN AND WETLANDS PERMIT
FOR PROPERTY LOCATED AT 1186 KING STREET
VILLAGE OF RYE BROOK PLANNING BOARD
WHEREAS, Cerebral Palsy of Westchester, property owner submitted an
application for approval of amendments to the approved site plan to install a permanent
standby backup generator, an underground fuel tank, concrete walkways, and a fence at the
facility located at 1186 King Street, identified as Section 124.48, Block 1, Lot 3 on the Town
of Rye Tax Map, and located with the OB-3 Zoning District, Z-3 Airport Overlay District,
60Ldn Airport Noise Contour CEA, and the King Street Scenic Road Overlay District
(SROD); and
WHEREAS, the Planning Board reviewed the following plans and application
materials:
1. Application for Site Plan Approval
2. Site Plan Submittal Review Checklist
3. Short Environmental Assessment Form (Short EAF) and EAF Mapper Summary Sheet
4. Application to Install a Permanent Standby Backup Generator
5. Letter to the Planning Board dated September 23, 2015 from Nathaniel J. Holt, P.E.,
Pawling, N.Y.
6. Letter to the Planning Board dated August 20, 2015 from Nathaniel J. Holt, P.E., Pawling,
N.Y.
7. Survey of Property dated "Revised June 17, 2015" prepared by Thomas C. Merritts Land
Surveyors, P.C.,Pleasantville, N.Y.
S. Engineer's Plans,prepared by Nathaniel J. Holt, P.E., Pawling, N.Y.:
Sheet Number Sheet Title Dated
1 of 1 Site Plan A)vendlvent
Ernergencg, Generator 7/1/15 rev. 9/23/15; and
WHEREAS, on October 8, 2015 the Planning Board of the Village of Rye Brook,
pursuant to the State Environmental Quality Review Act (SEQRA), determined the
proposed action to be a Type II Action requiring no additional review under SEQR�; and
1 3 1 317415 5 5 71 5v1 111911-5
WHEREAS, the Village Planning Consultant, Village staff and the Planning Board
reviewed the information and submitted comments regarding the application; and
WHEREAS, on November 12, 2015, the Planning Board opened a public hearing
on the subject application, at which time all persons interested were given an opportunity to
speak on behalf of or in opposition to said application, and the Planning Board closed the
public hearing on November 12, 2015; and
WHEREAS, the Planning Board has considered the standards for a Permit to
Perform Regulated Activities in a Wetland set forth at Village Code 5245-8.A; and
WHEREAS, the Planning Board is familiar with the site and all aspects of the
project.
NOW, THEREFORE, BE IT RESOLVED, that upon recommendation of the
Village of Rye Brook Superintendent of Public Works/Village Engineer, the Village of Rye
Brook Planning Board hereby approves the waiver requested by the application for the
submission of a current topographic survey, except that the applicant shall show and has
shown on the survey the Westchester County Department of Planning's GIS topographic
information in the area of the proposed work.
BE IT FURTHER RESOLVED, that the Village of Rye Brook Planning Board
hereby grants the requested Steep Slopes Work Permit and Permit to Perform Regulated
Activities in a Wetland to install a permanent standby backup generator in the wetland buffer
area at 1186 King Street, upon the following conditions:
1. The Wetland Permit shall be valid for a period of one year from the date of this
resolution, however, an extension of an original permit may be granted upon written
request to the Planning Board by the original permit holder or his/her legal agent at
least 90 days prior to the expiration date of the original permit.
2. Work conducted under a permit shall be open to inspection at any time, including
weekends and holidays, by the approval authority, the Advisory Council on
Environmental Conservation, the Village Engineer or their designated
representatives.
3. The Wetland Permit shall be void and of no effect after one year from the date of
this resolution (or after an extension granted pursuant to Paragraph 1 herein), unless
the work for which the permit was issued has been actually commenced and not been
abandoned during that period. In such cases, the applicant may reapply for a wetlands
permit from the approval authority in accordance with the provisions of this chapter.
If the work for which the permit was issued has commenced within one year from
the date of issuance of the permit, such permit may be renewed by the approval
authority in accordance with the renewal provisions set forth at 5 245-5(B)(7) of the
Village Code.
1 3 1 317415 5 5 71 5v1 1119115
4. The permit holder shall provide written notification to the Village Engineer of the
date on which the regulated activity is to begin at least five business days in advance
of such date.
5. The approval authority's permit shall be prominently displayed at the project site
during the undertaking of any of the activities authorized by the permit.
6. The boundaries of the regulated activity and all wetlands and watercourses shall be
stated and appropriately marked in the field so as to make the boundaries visible.
7. The permit, including all conditions, shall be binding on all successors and assignees
of the permit holder.
BE IT FURTHER RESOLVED, that the Village of Rye Brook Planning Board
hereby grants the site plan referenced herein to install a permanent standby backup
generator, an underground fuel tank, concrete walkways, and a fence at the facility located at
1186 King Street, upon the following conditions:
1. Prior to the issuance of a Building Permit, the Applicant shall revise the Site Plan to
indicate whether the two walkways located north of the area where the generator is
proposed, are existing or proposed.
2. Prior to the issuance of a Building Permit, the Applicant shall revise the Site Plan to
include landscape screening in the location of the proposed six-foot stockade fence
enclosure surrounding the generator, to the satisfaction of the Village Planning
Consultant.
3. Prior to the issuance of a Building Permit, the Applicant shall confirm whether the
tank shown on the 2011/2013 Approved Site Plan has been removed and provide the
appropriate documentation regarding the tank closure to the satisfaction of the
Village of Rye Brook Building Department. If the tank has not been removed, the
Applicant shall decommission and/or remove the tank, test the tank for possible
failure, and perform soil testing as appropriate to detect the presence of any
hazardous materials which, if found, shall be removed or mitigated before the new
tank for the new generator is installed.
BE IT FURTHER RESOLVED, that no permits shall be issued until the
Applicant has paid to the Village all applicable fees and professional review fees incurred in
connection with review of this Application.
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