Loading...
HomeMy WebLinkAbout2012-02-09 - Planning Board Meeting Minutes Approved:August 9,2012 VILLAGE OF RYE BROOK PLANNING BOARD REGULAR MEETING VILLAGE HALL, 938 KING STREET Thursday February 9, 2012 - 8:00 p.m. ROLL CALL MINUTES 1. Review of the October 13, 2011 minutes AFFORDABLE HOUSING 2. Review of a Site Plan Application by Lou Larizza for Fair and Affordable Housing for the parcel located at 525 Ellendale Avenue, Rye Brook, NY, Parcel ID 141.27-1- 49 PUBLIC HEARING 3. Review of a Site Plan Application by Jeanne Colangelo for a second story addition to a single-family structure within the Scenic Road Overlay District for the property located at 143 North Ridge Street, Rye Brook, NY,Parcel ID 135.51-1-81 • Considering a Resolution CONTINUED BUSINESS 4. Review of a Site Plan Application by Joe Lentini on behalf of Win Ridge Realty (Rye Ridge Plaza) for parking lot improvements, a customer kiosk and a fenced in trash receptacle enclosure at the property located at 1-34 and 100-150 South Ridge Street, Rye Brook, NY, Parcel 1D 141.27.4-1 and 141.27.-1-6 • Considering a Report and Recommendation NEW BUSINESS ACTION ON NON-AGENDA MATTERS Subject to consent of Planning Board Members present at the meeting. PRESENT BOARD Mr. Dominick Accurso, Jr. Mr. Robert Goodman 1OF12 Mr. John Grzan Mr. Bill Laufer Mrs. Amy Schoen Chairman Gary Zuckerman EXCUSED Mr. Dan Tartaglia STAFF Mrs. Jennifer Gray, Village Counsel Mrs. Marilyn Timpone-Mohamed, Village Planning Consultant Mr. Mike Nowak, Jr., Acting Village Engineer Chairman Zuckerman opened the meeting by asking everyone to join him in the Pledge of Allegiance. He then introduced the Board members and the Village Staff to the audience and explained the rules of procedure for the meeting. Additionally, Chairman Zuckerman made note for the public that the complete set of the Planning Board Rules of Procedure can be found on the Village web site and that the Planning Board meetings can be viewed on streaming video. MINUTES 1. Review of the October 13, 2011 minutes On a motion made by Mrs. Schoen and seconded by Mr. Goodman, the minutes were approved by unanimous voice vote. AFFORDABLE HOUSING 2. Review of a Site Plan Application by Lou Larizza for Fair and Affordable Housing for the parcel located at 525 Ellendale Avenue Rye Brook, NY, Parcel ID 141.27-1- 49 Chairman Zuckerman explained that there had been a series of memos between Mrs. Timpone-Mohamed and Mr. Neuringer and the latest reply from Mr. Neuringer was received today. While the Board is grateful for his prompt response there are still outstanding issues. The Board is aware that at some future point in time, the applicant will be making an application for a zoning change under the new Fair and Affordable Housing FAH District regulations, which will require a pre-submittal conference and a referral from the Board of Trustees. Chairman Zuckerman stated his belief that the Planning Board was unable to have a meaningful discussion at this point in time since the members of the Planning Board did not have a chance to review and compare the information regarding requested variances. The best procedure would be that the matter is adjourned to a date when it will be heard again after the submission of the Petition to be included in the FAH District. After the pre-submission conference, the matter would be placed back on the agenda at the appropriate time. 2 OF 12 Chairman Zuckerman believes that Mrs. Gray had previously submitted a memorandum to Mr. Neuringer that contained a copy of the new Fair and Affordable Housing legislation as well as an instruction sheet for submitting the petition that is required pursuant to the law. Mr. Accurso asked if there were any stone walls along Ellendale Avenue that would serve as a precedent for the stone wall being proposed by the applicant, who submitted photographs of an existing wall representative of the proposed wall for the Board to review. Mr. Neuringer responded that there are fences but no stone walls. A similar stone wall to that which is being proposed can be viewed at the affordable housing units that were built on Cottage Street in Port Chester. Adjourned PUBLIC HEARING 3. Review of a Site Plan Application by Jeanne Colangelo for a second story addition to a single-family structure within the Scenic Road Overlay District for the property located at 143 North Ridge Street, Rye Brook, NY,Parcel ID 135.51-1-81 • Considering a Resolution On a motion made by Mrs. Schoen and seconded by Mr. Laufer, Mr. Nowak called the roll and the Public Hearing was opened: MR. ACCURSO YES MR. GOODMAN YES MR. GRZAN YES MR. LAUFER YES MRS. SCHOEN YES MR. TARTAGLIA ABSENT CHAIRMAN ZUCKERMAN YES Chairman Zuckerman explained that the application proposes to increase the floor area of the home by more than 50% and the property also lies in the North Ridge Street Scenic Road Overlay District. Since the meeting when the Public Hearing was scheduled, plans have been revised and the Building Inspector has advised that a variance is no longer required. Mr. Peter Klein, Architect for the Applicant addressed the Board and stated that comments from the last meeting and Mrs. Mohamed's memo have been addressed and that he is looking to move ahead with the project. Mrs. Mohamed responded that FPCA received a letter from the Applicant's Arborist explaining that the homeowner wants to save the tree that is in proximity to the construction. The Arborist was of the opinion that he could adequately prune the tree to save it and still allow construction of the second story addition. 3OF12 Mr. Nowak reported that the project does not require storm water management. It is his recommendation to allow waivers for the requested items in the Site Plan Check List because the project is limited and will not disturb grade. He is in agreement with the Arborist in regard to saving the tree, There were no comments from the public. Mrs. Schoen asked about traffic to and from the construction site. Mr. Klein responded that the plan shows the construction management plan and he believes that there would be no adverse impacts from construction traffic, since the project is limited to a small addition, and there is adequate on-site storage areas for materials and for parking as well. Mr. Accurso asked about the zoning calculations, the errors brought up at the last meeting, and that the continued inaccuracy of the zoning table. A brief discussion relative to same ended with a request from the Board to Mr. Nowak to follow-up after the meeting to verify that the corrections to the zoning table are made. On a motion made by Mrs. Schoen and seconded by Mr. Laufer, Mr. Nowak called the roll, and the Public Hearing was closed: MR. ACCURSO YES MR. GOODMAN YES MR. GRZAN YES MR. LAUFER YES MRS. SCHOEN YES MR. TARTAGLIA ABSENT CHAIRMAN ZUCKERMAN YES Mrs. Jennifer Gray, Village Counsel, read the resolution: February 9, 2012 APPROVED 6-0 RESOLUTION APPROVING A SITE PLAN TO CONSTRUCT A SECOND STORY ADDITION TO A SINGLE-FAMILY DWELLING AT 143 NORTH RIDGE STREET VILLAGE OF RYE BROOK PLANNING BOARD WHEREAS, Jeanne Colangelo, property owner, has made an application to the Village of Rye Brook for approval of a site plan to construct a second story addition to an existing home located at 143 North Ridge Street in the R-10 zoning district and the North Ridge Street Scenic Roads Overlay District (SROD), Section 135.51, Block 1, Lot 81 on the Town of Rye Tax Assessor's Map; and 4 OF 12 WHEREAS, the Planning Board reviewed the following plans and application materials: 1. Revised Exterior Building Application 2. Revised Site Plan Application and Checklist 3. Short Environmental Assessment Form 4. Survey, prepared by Aristotle Bournazos, P.C., New Rochelle, N.Y., dated October 22, 2011 5. Letter to the Building Department, no date, from Peter Klein Associates, Inc, Rye Brook, N.Y. 6. Architect's Plans, prepared by Peter Klein, Associates, Inc., Rye Brook,N.Y.: Sheet Number Sheet Title Dated No number Site Plan No date A-1 Plot Plan 6/21/11 rev. 1/21/12 A-2 First and Second Floor Plans 6/21/11 rev. 1/21/12 A-3 Elevations 6/24/11 rev. 1/21/12 A-4 Basement Floor Plan 6/21/11 rev. 1/21/12 WHEREAS, on January 12, 2012 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 SEQRA; and WHEREAS, the Applicant requests a waiver of certain documents listed on the Site Plan Review Check List as those required for submittal related to Scenic Road Overlay District buffers and vegetative cover; and WHEREAS, the Village Planning Consultant, Village staff and the Planning Board reviewed the information and submitted comments regarding the application, potential impacts to the Scenic Road Overlay District, and the requested waiver; and WHEREAS, on January 12, 2012 the Planning Board referred the application to the Zoning Board of Appeals for consideration of a gross floor area variance; and WHEREAS, the Applicant subsequently made modifications to the site plan to reduce the proposed gross floor area thereby eliminating the need to seek a variance from the Zoning Board of Appeals; and WHEREAS, the Planning Board is familiar with the site and all aspects of the project; and WHEREAS, on February 9, 2012, 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 February 9, 2012. 5 OF 12 NOW, THEREFORE, BE IT RESOLVED, that after reviewing the recommendation of the Village Engineer/Superintendent of Public Works, the Village of Rye Brook Planning Board hereby grants the Applicant's request for a waiver from submittal of the required documents on the Site Plan Review Check List related to the Scenic Roads Overlay District buffers and the preparation of a Construction Management Plan; and BE IT FURTHER RESOLVED, that the Village of Rye Brook Planning Board determines that the new addition will not adversely affect the visual resources of the North Ridge Street Scenic Road Overlay District and hereby approves the site plan referenced herein to construct a second story addition to the existing home located at 143 North Ridge Street subject to the condition that the Zoning Table on the Site Plan be amended to reflect the correct zoning calculations as determined by the Building Inspector. 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. On a motion made by Mrs. Schoen and seconded by Mr. Laufer Mr. Nowak called the roll, and the resolution was approved: MR. ACCURSO YES MR. GOODMAN YES MR. GRZAN YES MR. LAUFER YES MRS. SCHOEN YES MR. TARTAGLIA ABSENT CHAIRMAN ZUCKERMAN YES CONTINUED BUSINESS 4. Review of a Site Plan Application by Joe Lentini on behalf of Win Ridge Realty (Rye Ridge Plaza) for parking lot improvements, a customer kiosk and a fenced in trash receptacle enclosure for the property located at 1-34 and 100-150 South Ridge Street, Rye Brook, NY, Parcel 1D 141.27.4-1 and 141.27.-1-6 • Considering a Report and Recommendation Chairman Zuckerman stated that the application is a referral from the Board of Trustees for a Report and recommendation. There are several proposed amendments to the plan, which include a new trash receptacle enclosure, the addition of ADA parking spaces, pedestrian walkways and stairs in the parking lot, and a community bulletin board kiosk. 6 OF 12 Joe Lentini added that the only other change is that the property identification sign on Ridge Street will no longer be relocated but will remain within the island at its original and existing location. Chairman Zuckerman asked about the requested parking study. Jim Ryan of John Meyer Consulting stated that the study includes an occupancy analysis. The study indicates there are a total of 209 spaces available during high demand periods and projects a surplus of 52 spaces during peak periods, with the loss of 6 spaces. Chairman Zuckerman wanted to discuss 3 issues: first, the pedestrian walkway between the buildings where the Applicant is proposing asphalt pavement. The Board prefers to have the Applicant install a pavement type similar to the existing pedestrian walkways in the parking lots for aesthetic and safety purposes. Secondly, the relocation and addition of more ADA parking spaces; the Board is in agreement with the proposal and applauds the shopping center owner for improving the availability of ADA spaces. Lastly, the trash receptacle enclosure, which was discussed the last time the Applicant was before the Board on a previous application. The new location with additional screening follows the recommendations of the Board at that time. Chairman Zuckerman asked the Applicant about odors in the summer from the trash containers. Mr. Lentini responded that the trash is emptied every other day and deodorizers can be used if it becomes necessary. Mrs. Schoen voiced similar concerns and stated that there is no way to prevent odors on extremely hot and humid days. She asked about washing out the dumpster. Mr. Lentini responded that there will be a water source at the dumpster for washing down the dumpster, and the area around it will be monitored. The owner does not want customers of the shopping center to smell trash as they are walking in the parking lot. Mrs. Timpone-Mohamed asked Mr. Ryan about the setback of the trash receptacle enclosure from Bowman Avenue. Mr. Ryan responded that the setback from Bowman Avenue for their preferred location complies with the requirements of the SROD, and the enclosure would be placed on existing paving. Mrs. Timpone-Mohamed asked about the view of the enclosure from Bowman Avenue and whether it is possible to plant a new tree in that area for additional screening. 7 OF 12 Mr. Lentini responded that the dumpster will be fenced and, therefore, will be obstructed from view. Mr. Ryan asked if the Planning Board would give a recommendation to the Rye Brook Zoning Board of Appeals. Chairman Zuckerman explained that the Board is not allowed to make recommendations to the Zoning Board of Appeals (ZBA); however, the ZBA is free to read our recommendations to the Board of Trustees. Mrs. Jennifer Gray summarized the Report and Recommendation: PLANNING BOARD OF THE VILLAGE OF RYE BROOK REPORT AND RECOMMENDATIONS TO THE VILLAGE OF RYE BROOK BOARD OF TRUSTEES ON THE PROPOSED SITE PLAN AMENDMENT APPLICATION FOR RYE RIDGE SHOPPING CENTER I. Project Overview On December 13, 2011, the Village of Rye Brook Board of Trustees ("BOT") referred a proposed site plan amendment to the Village of Rye Brook Planning Board ("Planning Board") for submission of a Report and Recommendation. The application was made by Peter Stahl on behalf of property owner Win Ridge Realty, LLC for approval of an amended site plan for the Rye Ridge Shopping Center located at 100-150 South Ridge Street, 1-34 Rye Ridge Plaza, and 158-204 South Ridge Street, at the intersection of South Ridge Street and Bowman Avenue, designated as Parcel ID 141.27- 1-1 and 141.27-1-6 on the Town of Rye Tax Map and located in the C1-P Zoning District. The application proposes: (a) modifications to the parking lot to create a walkway between the buildings located at 1 Rye Ridge and 10 Rye Ridge to improve pedestrian circulation and safety; (b) installation of a new trash receptacle enclosure along South Ridge Street; (c) installation of a kiosk/community bulletin board for announcing community events and events within the Shopping Center; (d) additional directional signs within the parking lot; and (e) relocation of existing ADA parking spaces and possible installation of two (2) additional ADA parking spaces, which will in turn eliminate several non-ADA parking spaces. Subject to confirmation from the Building Inspector following his zoning analysis, if all proposed ADA parking spaces are approved the total number of parking spaces in the Shopping Center could be reduced below the existing 704 parking spaces. The Project is currently before the BOT pursuant to Section 209-1(B)(8) of the Village Code which requires site plan approval for an amendment of a previously approved site plan on a non-residential property. The primary concerns related to this 8 OF 12 Project are parking availability, pedestrian safety and the location and visibility of a garbage enclosure within the Bowman Avenue Scenic Roads Overlay District. II. Planning Board Discussion The Planning Board reviewed this application at its January 12, 2012 and February 9, 2012 meetings. F.P. Clark Associates, the Village's Planner provided a Planning Memorandum to the Planning Board dated January 9, 2012, based on a review of the application and information provided by the Applicant. A. F.P. Clark made the following planning comments in its January 9, 2012 Memorandum: Zoning. The property is located in the Bowman Avenue Scenic Roads Overlay District, which requires a 112.5-foot front-yard setback along Bowman Avenue for all structures. The site plan does not show the setback dimension from Bowman Avenue for either of the potential trash container enclosure locations. In order for the Building Inspector to provide a zoning analysis the site plan should be revised to show the setback dimensions for both potential trash container enclosures, and if necessary the locations adjusted to be complaint with Section 250- 7.F(6)(b). In addition, the zoning table submitted as a separate document should be added to the site plan. It appears from the zoning table that the revisions proposed would reduce the total number of parking spaces from 704 spaces to 699 spaces, or 698 spaces, if the Trustees approve one additional handicapped-access space in the South Ridge Street parking area. Parking. According to the zoning table, the site modifications proposed would reduce the total number of parking spaces in the shopping center from the current number of 704 spaces to 699 spaces, or 698 spaces, if the Trustees approve one additional handicapped-access space in the South Ridge Street parking area. The Applicant should demonstrate that reducing the number of parking spaces to the worst-case scenario of 698 spaces would not reduce the available spaces at the center to below the current parking demand. Site Plan. The Applicant proposes to install a trash container pad and enclosure adjacent to Ridge Street at the 9 OF 12 intersection with Bowman Avenue in two existing parking spaces. Currently the dumpsters that service the shopping center are located in back of the retail building located perpendicular to South Ridge Street. The new trash container location in the South Ridge Street parking area would be installed in addition to the existing location. Two potential locations are shown on the site plan for consideration. Both are located to the south of the pedestrian stairway connecting the parking area to Ridge Street against the slope down from the street. As the container would be located in the front yard on both streets and in the Bowman Avenue SROD, the Applicant should analyze the visibility of the enclosure from both streets. The proposed site plan also includes installation of a new pedestrian walkway in the west parking area that includes stairways to traverse grade changes. We recommend that the design and materials of the new walkway should match the existing walkway in the same parking area. The Planning Board discussed that although the proposed relocation of ADA parking spaces will result in better and more convenient locations than currently exist at the site, such relocation and the possible installation of two (2) additional ADA parking spaces in the upper eastern lot will reduce the number of overall parking spaces provided. The Planning Board discussed that an updated Parking Utilization Study should be submitted to confirm the proposed number of overall parking spaces meets the current demand of the Shopping Center. The Applicant submitted a letter to the Planning Board dated February 8, 2012, revised February 9, 2012, which stated that as of its March 8, 2011 Parking Utilization Study a minimum of 52 surplus spaces were projected to be available. The Applicant's consultant opined that the loss of six (6) parking spaces would not have a significant impact on the parking operations at the Shopping Center. The Applicant's preferred location of the new trash enclosure is acceptable because it is not completely visible from South Ridge Street due to the existing topography; however, there are concerns that it may be visible from Bowman Avenue and that additional landscape screening may be necessary along Bowman Avenue to limit visibility of the enclosure from the scenic road. Also, the proposed solid enclosure is preferred over a chain link fence enclosure. Lastly, the Planning Board discussed odor control mechanisms for the trash enclosure and encouraged the Applicant to properly manage this issue. The Planning Board also discussed the fact that the proposed walkway will not alter traffic flow and will eliminate the need for pedestrians to use the vehicular travel ways to navigate the parking lot from one building to another on foot or by vehicle. It provides a safer mode of travel for shoppers visiting multiple stores or offices within the Shopping Center. The Planning Board suggested the Applicant consider an alternative 10 OF 12 paving material for the new walkways that is similar to the paving already installed in the north parking area, instead of painted striping as proposed; however, the Applicant stated they have tried concrete in other locations and found it to be high-maintenance and high- cost. III. Planning Board Recommendations The Planning Board recommends the Board of Trustees approve the amended site plan (with the Applicant's preferred location of the trash enclosure) provided the Applicant sufficiently addresses the concerns set forth above. In particular, the Planning Board recommends that (1) the Applicant should analyze the visibility of the trash enclosure from Ridge Street and Bowman Avenue to determine whether additional landscape screening is necessary along Bowman Avenue to limit visibility of the enclosure from the scenic road; and (2) for aesthetic and traffic calming purposes, we recommend the Applicant provide an alternative paving material for the new walkways that is similar to the paving already installed in the north parking area, instead of painted striping as proposed. The Planning Board also recommends the Board of Trustees refer the application to the Zoning Board of Appeals for a determination on any necessary variances as determined by the Building Inspector. The Planning Board also recommends the Board of Trustees include in its referral resolution the following planning considerations related to any variance that may be required related to the trash enclosure and the SROD requirements: Visibility of the trash enclosure from the Bowman Avenue scenic road should be reviewed and additional, appropriate landscaping may be necessary along Bowman Avenue as screening. IV. Conclusion In conclusion, the Planning Board recommends the BOT grant the site plan modification provided the Applicant satisfactorily addresses the recommendations set forth in this report. Dated: Rye Brook,New York February 9, 2012 On a motion made by Mrs. Schoen and seconded by Mr. Goodman Mr. Nowak called the roll, and the resolution accepting the Report and Recommendation was approved: MR. ACCURSO YES MR. GOODMAN YES MR. GRZAN YES MR. LAUFER YES MRS. SCHOEN YES 11 OF 12 MR. TARTAGLIA ABSENT CHAIRMAN ZUCKERMAN YES Mrs. Jennifer Gray read the Resolution referring the Report and Recommendation to the Board of Trustees: February 9, 2012 APPROVED 6-0 RESOLUTION AUTHORIZING SUBMISSION OF REPORT AND RECOMMENDATIONS TO THE BOARD OF TRUSTEES ON THE PROPOSED SITE PLAN AMENDMENT FOR RYE RIDGE SHOPPING CENTER BE IT RESOLVED, that the Planning Board of the Village of Rye Brook adopts the attached Report and Recommendation to the Village of Rye Brook Board of Trustees on the proposed site plan amendment for Rye Ridge Shopping Center and requests the Secretary to the Planning Board forward a copy of the Report to the Board of Trustees and the Village Administrator. On a motion made by Mr. Grzan and seconded by Mrs. Schoen, Mr. Nowak called the roll, and the resolution was approved: MR. ACCURSO YES MR. GOODMAN YES MR. GRZAN YES MR. LAUFER YES MRS. SCHOEN YES MR. TARTAGLIA ABSENT CHAIRMAN ZUCKERMAN YES On a motion made by Mrs. Schoen and seconded by Mr. Grzan, the meeting was adjourned at 8:58 PM by unanimous voice vote. 12 OF 12