HomeMy WebLinkAboutVolume 3900 King Street Redevelopment
preliminary Final Environmental Impact Statement (pFEIS)
DEIS Acceptance Date: September 12, 2018
DEIS Public Hearings: October 22, 2018
November 8, 2018
December 11, 2018
January 8, 2019
DEIS Comments
Accepted Through: January 23, 2019
pFEIS Submission: May 14, 2019
Lead Agency:
Village of Rye Brook Board of Trustees
Applicant/Petitioner:
900 King Street Owner, LLC
Prepared by:
AKRF, Inc.
Electronic files of pFEIS documents can be downloaded from: http://bit.ly/900KingpFEIS
Volume 3 - Public Comments on the DEIS
(Electronic Format Only)
List of Correspondence Received
900 King Street DEIS
-1-
Edmond Mignogna: E-Mail, 9/26/2018 (Mignogna 001).
Louise Carravone: E-Mail, 10/4/2018 (Carravone
002).
Bill Straubinger: E-Mail, 10/18/2018 (Straubinger
003).
Mitchell Levy; Chair, Architectural Review Board, Village of Rye Brook: E-Mail, 10/22/2018 (Levy
004).
Peter Maniscalco: E-Mail, 10/19/2018 (Maniscalco 005).
Wei Zhao: E-Mail, 10/22/2018 (Zhao 006).
Leslie Snyder, Esq.: Letter, 10/22/2018 (Snyder 007).
Shukti Ghosh: E-Mail, 10/23/2018 (Ghosh 008).
Prisha Parvani: E-Mail, 10/23/2018 (Parvani 009).
Jon Mandell: E-Mail, 10/24/2018 (Mandell 010).
Anthony Oliveri, P.E.; Consulting Engineer, Village of Rye Brook: Letter, 11/2/2018 (Oliveri 011).
FP Clark Associates; Consulting Planning & Traffic
Consultant, Village of Rye Brook: Letter, 11/2/2018 (FP Clark 012).
Michael Musso; Special Engineering Consultant,
Village of Rye Brook: Letter, 11/2/2018 (Musso
013).
Polly Stella-Turner: E-Mail, 11/5/2018 (Stella-Turner
014).
Michelle Maniscalco: E-Mail, 11/7/2018 (Maniscalco 015).
Jonathan Samuels: E-Mail, 11/7/2018 (Samuels 016).
Christopher Bradbury; Village Adminnistrator, Village of Rye Brook: Letter, 11/7/2018 (Bradbury 017).
Village Planning Board; Planning Board, Village of Rye Brook: Letter, 11/13/2018 (Planning Board 018).
Village of Port Chester; Board of Trustees, Village of Port Chester: Letter, 10/15/2018 (Port Chester 019).
Michael Galante; Consulting Planning & Traffic Consultant, Village of Rye Brook: Letter, 12/3/2018 (Galante 020).
Hon. Paul Rosenberg; Mayor, Village of Rye Brook: Public Hearing, 10/22/2018 (Rosenberg 021).
Leslie Snyder, Esq.: Public Hearing, 10/22/2018
(Snyder 022).
Jon Fox: Public Hearing, 10/22/2018 (Fox 023).
Toby Marrow: Public Hearing, 10/22/2018 (Marrow
024).
Fred Chakar: Public Hearing, 10/22/2018 (Chakar 025).
Larui Zimmerman: Public Hearing, 10/22/2018 (Zimmerman 026).
Marty Fiedler: Public Hearing, 10/22/2018 (Fiedler
027).
Shari Zarkower: Public Hearing, 10/22/2018 (Zarkower 028).
Sherry Levine: Public Hearing, 10/22/2018 (Levine 029).
Rod Neumann: Public Hearing, 10/22/2018 (Neumann
030).
Ron Greenbaum: Public Hearing, 10/22/2018
(Greenbaum 031).
Jacqui Orris: Public Hearing, 10/22/2018 (Orris 032).
An Joy: Public Hearing, 10/22/2018 (Joy 033).
Dan Barnett: Public Hearing, 10/22/2018 (Barnett
034).
Manny Boccini: Public Hearing, 10/22/2018 (Boccini
035).
Marcia Tazbin: Public Hearing, 10/22/2018 (Tazbin 036).
List of Correspondence Received
900 King Street DEIS
-2-
Norma Drummond; Commissioner, Westchester County Planning Board: Letter, 11/13/2018 (Drummond 037).
Leslie Snyder, Esq.:Letter, 12/11/2018 (Snyder 038).
Bernard Adler, P.E.; President, Adler Consulting:
Letter, 12/6/2018 (Adler 039).
Rosemary Schlank: Letter, 11/11/2018 (Schlank 040).
Rosemary Schlank: Letter, 10/8/2018 (Schlank 041).
Jonathan Ross, Ed.D; Superintendent of Schools, Blind Brook-Rye Union Free School District: Letter, 12/14/2018 (Ross 042).
Marilyn Timpone-Mohamed, ASLA, AICP; Planning Consultant, Village of Rye Brook: Public Hearing, 11/8/2018 (Timpone-Mohamed 043).
Michael Galante; Traffic Consultant, Village of Rye Brook: Public Hearing, 11/8/2018 (Galante 044).
Leslie Snyder, Esq.: Public Hearing, 11/8/2018
(Snyder 045).
Lauri Zimmerman: Public Hearing, 11/8/2018 (Zimmerman 046).
Dan Barnett: Public Hearing, 11/8/2018 (Barnett 047).
Sherry Levine: Public Hearing, 11/8/2018 (Levine 048).
Joan Feinstein: Public Hearing, 11/8/2018 (Feinstein 049).
Joan Gorek: Public Hearing, 11/8/2018 (Gorek 050).
Hon. David Heiser; Trustee, Village of Port Chester: Public Hearing, 11/8/2018 (Heiser 051).
Debbie Saboia: Public Hearing (12/11/2018), 12/11/2018 (Saboia 052).
Leslie Snyder, Esq.: Public Hearing (12/11/2018),
12/11/2018 (Snyder 053).
Sherry Zarkower: Public Hearing (12/11/2018), 12/11/2018 (Zarkower 054).
Maggie Levy: Public Hearing (12/11/2018), 12/11/2018 (Levy 055).
Anne Darelius, PE; Permit Engineer, NYSDOT: Letter, 1/4/2019 (Darelius 056).
Michael Galante; Traffic Consultant, Village of Rye
Brook: Letter, 1/4/2019 (Galante 057).
Michael Galante; Traffic Consultant, Village of Rye Brook: Letter, 1/4/2019 (Galante 058).
Michelle Maniscalco: E-Mail, 1/6/2019 (Maniscalco
059).
Rosemary Schlank: Letter, 1/6/2019 (Schlank 060).
Leslie Snyder, Esq.: Letter, 1/8/2019 (Snyder 061).
Hon. Jason Klein; Trustee, Village of Rye Brook: Letter, 1/8/2019 (Klein 062).
Hon. Paul Rosenberg; Mayor, Village of Rye Brook: Letter, 1/8/2019 (Rosenberg 063).
Hon. Paul Rosenberg; Mayor, Village of Rye Brook:
Public Hearing, 1/8/2019 (Rosenberg 064).
Hon. David Heiser; Trustee, Village of Rye Brook: Public Hearing, 1/8/2019 (Heiser 065).
Michael Barnett: Public Hearing, 10/22/2018 (Barnett 066).
Maggie Levy: E-Mail, 1/23/2019 (Levy 067).
Rosemary Schlank: Letter, 1/23/2019 (Schlank 068).
Jordan Fry, Esq.: Public Hearing, 1/8/2019 (Fry 069).
Hon. Jason Klein; Trustee, Village of Rye Brook: Public Hearing, 1/8/2019 (Klein 070).
Macia Tazbin: Public Hearing, 1/8/2019 (Tazbin 071).
Joshua Levy: Public Hearing, 1/8/2019 (Levy 072).
Polly Stella-Turner: Public Hearing, 1/8/2019 (Stella-Turner 073).
Dan Barnett: Public Hearing, 1/8/2019 (Barnett 074).
Eva Gudaski: Public Hearing, 1/8/2019 (Gudaski 075).
81
81
(Comment #82 was consolidated into comment #81. Comment #82 therefore no longer exists)
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Maniscalco 76
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572
STATE OF NEW YORK
WESTCHESTER COUNTY VILLAGE OF RYE BROOK
--------------------------------------------x
BOARD OF TRUSTEES MEETING
CONTINUED PUBLIC HEARING
RE: DRAFT ENVIRONMENTAL IMPACT STATEMENT
900 KING STREET DEVELOPMENT
--------------------------------------------x
938 King Street
Rye Brook, NY
January 9, 2019
7:36 p.m.
C O N T I N U E D
P U B L I C H E A R I N G
PATCHEN STENO SERVICES LLC
Eunice Patchen
72 Centre Avenue
New Rochelle, New York 10801
(914) 684-0201
reporters@patchensteno.com
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A P P E A R A N C E S:
PAUL S. ROSENBERG Mayor
CHRISTOPHER BRADBURY Village Administrator
DAVID HEISER Trustee
JASON KLEIN Trustee
ABSENT:
JEFFREY REDNICK Deputy Mayor
SUSAN EPSTEIN Trustee
ALSO PRESENT:
VENEZIANO & ASSOCIATES
Attorneys for Applicant
84 Park Drive
Armonk, New York
BY: MARK MILLER, ESQ.
AKRF
Applicant's Planing and Engineer Consultants
34 S. Broadway, Suite 401
White Plains, NY 10601
BY: PETER FEROE, AICP
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146900 King Street - Public Hearing
MAYOR ROSENBERG: First item on our
agenda is a continued public hearing on the
Draft Environmental Statements, submitted by
Rye King Associates, LLC for property at 900
King Street. So, we are going to continue
the public hearing this evening and I know
Ms. Snyder is not able to be with us this
evening, baring -- I am assuming you are
from her office, okay. Baring any new
revelations that come to this Board this
evening, I think it is the intention of this
Board that we are going to close the public
hearing this evening, and this is just a
public hearing on the SEQRA on the
environmental process, it is not the site
plan.
What that will allow us to do is that
it will allow the applicant to then go back
and look at every single comment that's been
made, not only by the Board members, but by
the public. People who have written
comments, people who have come to the
podium, every single comment, and they will
have to address the comments. Am I correct
Marilyn, it's okay?
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147900 King Street - Public Hearing
MS. TIPONE-MOHAMED: Yes.
MAYOR ROSENBERG: I think there was a
sign-up sheet for people who wanted to
speak, but before we get to that I wanted to
read a statement regarding this project
because even though I think that I have been
clear and I have allowed other Board members
to speak as well and speak their own
thoughts, I wanted to make sure that number
one, that was on the record, and number two,
that the applicant is crystal clear in terms
of where this Board stands, and
unfortunately we are down two trustees this
evening, but what I am about to say I think
I speak for the entire -- for most of, if
not the entire Board and I will let the
others two Board members to speak for
themselves.
Tonight we are holding a continued
public hearing on the Draft Environmental
Impact Statement and petition for amendments
to the zoning code pertaining to a planned
unit developments in connection with the
applicant's proposal to develop senior
living facilities for persons age 62 and
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064 - Rosenberg
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148900 King Street - Public Hearing
over at 900 King Street.
Public hearing was open on October
22, 2018 and continued to the Board meetings
held on November 8, 2018, December 11, 2018
and tonight, January 8, 2019.
During that period we have received a
number of written comments and comments made
during our Board meetings by member of the
public. The village staff and professional
consultants have likewise submitted comment
memos to the Board. Over the past week
we've also received additional comment from
the New York State Department of
Transportation and the Village's Traffic
Engineer concerning the scope of the traffic
studies that must be performed by the
applicant.
The Board itself has also provided
the applicant with verbal comments during
these meetings including the building is too
big, too bulky, and the age of the residents
must be limited to 62 and over. The
applicant has responded to the Board's
concern about the age restriction and
modified the project from a 55 plus to a 62
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149900 King Street - Public Hearing
plus age prestriction.
We expect the applicant to respond to
remaining substantive comments in the Final
Environmental Impact Statement.
We cannot be more clear to the
applicant that the approval of this project
in its present form is highly unlikely. The
scale and massing of the proposed building
needs to be further reduced in what is
presented in the FEIS. This may mean
proposing variations on the alternatives
that have already been presented in the
DEIS. I would encourage the applicant's
consultant to coordinate with the village's
consultants regarding these alternatives
before finalizing the FEIS for submission,
and I can't stress that enough.
The applicant should really really
speak with our consultants and the village
staff before dropping the FEIS in our lap,
because -- let's just leave it at that. The
applicant also needs to spent significant
attention to the comments raised by the
public, the Blind Brook Union Free School
District, and others regarding the
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150900 King Street - Public Hearing
construction impacts, noise, traffic and
otherwise, and propose mitigation measures
to help in lessen those -- these impacts to
our residents.
The additional traffic studies called
by -- called for by the New York State
Department of Transportation and the
village's traffic consultants, must be
performed by the applicant in responses to
all substantive comments submitted to --
during the public hearing, must be responded
to by the applicant when he drafts the FEIS.
It is my understanding that rather to
respond -- that rather than respond to these
comments piece meal as they come in, the
applicant will respond to all comments,
including revisions to its plans in the
FEIS. This process cannot get meaningfully
under way until the public hearing and
written comment period is closed, and that
is what I talked about at the top of this
meeting.
Baring any new remarkable substantive
information being revealed tonight, it is my
intention to call for a motion to close the
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151900 King Street - Public Hearing
public hearing tonight and leave the written
comment period open for a period of 15 days.
This would mean that after tonight you still
would have the opportunity to submit written
comments to our village administrator, Chris
Bradbury, by hand delivery, mail, or e-mail
until January 23, 2019.
In total this will have provided the
public with approximately 3 months to
comment on the DEIS, which I believe is
reasonable. At this point I'd like to ask
each of the trustees to provide their views,
opinion and comments on the plans and
information that have been presented to this
date by the applicant.
MR. HEISER: If you don't mind, I'd
like to defer my comments until the public
has had a chance to speak.
MAYOR ROSENBERG: Okay.
MR. KLEIN: I may do the same.
MAYOR ROSENBERG: Okay. So, then
what I'm gonna do then is, Alex, if you can
give me the sign-in sheet, see if anybody
has signed up. Mr. Fry, I am assuming that
was you.
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152900 King Street - Public Hearing
MR. FRY: Good evening, Honorable
Mayor and members of the Board, my name is
Jordan Fry, I'm a partner with the law firm
of Snyder and Snyder, 94 White Plains Road
in Tarrytown, I'm filling in tonight on
behalf of Leslie Snyder. We represent the
Arbors Homeowners Association. Rather than
a long drawn out statement, pretty much what
you summed up in your presentation Mr. Mayor
is how we feel, that the project needs to be
scaled down and in addition the traffic
really needs to be looked at, in addition to
all the other comments that we have had.
Ms. Snyder did submit an additional
letter this afternoon and we supplemented
the Adler report --
MAYOR ROSENBERG: I haven't seeing it
yet.
MR. FRY: Okay. I have hard copies.
MR. BRADBURY: You can distribute,
they are not in our website, so for the
public --
MR. FRY: Sure.
MR. BRADBURY: -- so, if nobody had a
chance to look at it, so maybe you can
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069 - Fry
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153900 King Street - Public Hearing
summarize it.
MR. FRY: Sure. The basic summary of
the letter is that there is a chart attached
to the letter which essentially brakes down
the areas of traffic impact and the ratings
that are going to be I guess, created to be
even worse that the current conditions. So,
there is a comparison of the existing
traffic conditions to what would be proposed
and it highlights many of the intersections
that would have an F rating and also
highlights the amount of time that vehicles
would have to wait at the intersections
showing that in certain instances there
could be a wait time of between 3 and 6
minutes.
So, it is kind of a break down of the
Adler report, and it condenses the prior
conclusions. So, I ask that the Board take
a look at that.
MAYOR ROSENBERG: We will look at it,
it is just, if it came in late this
afternoon it is tough in the afternoon of a
Board meeting.
MR. FRY: Understood. I just wanted
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154900 King Street - Public Hearing
to state it for the record. We appreciate
the additional 15 days to also as well as
review anything that may come up by written
comment and also published on the website.
We requested 30, but I am just putting it
out there, my understanding is that you gave
the 15.
MAYOR ROSENBERG: It's been open for
quite sometime and the sooner we have the
applicant starting to work on the FEIS and
addressing these comments, I mean, that's
where really the meat of everything is gonna
come in. So, I think that it's been enough
time.
MR. FRY: Understood. The only other
request that I would make is that as changes
to the plans are being made, if perhaps the
public would have the opportunity to also
comment on any updates really in connection
with the FEIS, because off course any
changes that are made by the applicant, the
public would like to review and have the
opportunity to comment on it as well.
MAYOR ROSENBERG: That is a little
bit more difficult given the sense that once
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556
155900 King Street - Public Hearing
the FEIS is published, then obviously the
public will have the opportunity to comment
on the FEI -- well, what's the process
Marilyn, once the FEIS is published,
obviously it's a public document.
MS. TIPONE-MOHAMED: The FEIS when it
is published it is a public document that
belongs the this Board, it's your document,
it's your conclusion to the DEIS. So that
document will be published on your website,
it will been sent to all of the involved --
MAYOR ROSENBERG: Interested --
MS. TIPONE-MOHAMED: -- and
interested agencies for them to review, you
would -- and they make comments on it at
that point. After that you will of course
then create a finding statement based on
what you have reviewed in terms of your
feelings -- not feelings, but the
conclusions based on the information in the
DEIS and the responses in the FEIS.
MAYOR ROSENBERG: But does the SEQRA
process allow or mandate a public hearing
just like we've had the last several months?
MS. TIPONE-MOHAMED: No, not for the
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156900 King Street - Public Hearing
FEIS, but you can have a public hearing if
you choose to.
MAYOR ROSENBERG: Okay, but I think
that what you were really asking for is
public input prior to the FEIS being made
available to the public.
MS. TIPONE-MOHAMED: Well, I would
ask either for some sort of collaboration,
specially with respect to the Arbors, and
I'd offer that the applicant feel free to
reach out to us. But at minimum at least
the public have the opportunity to review
and comment on the FEIS, is the main goal.
MAYOR ROSENBERG: But they will
absolutely have the opportunity to review
it, whether or not we'll still have public
hearings on the FEIS we'll have to see.
But, we'll -- I guess it all depends on what
comes in on the FEIS.
MR. FRY: Okay. Understood.
Alright, thank you for your time.
MAYOR ROSENBERG: Well, we try to be
as open as possible. Thank you very much.
Is there in anybody else from the public who
wishes to speak on the DEIS at this public
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Mr. Fry
157900 King Street - Public Hearing
hearing this evening. Yes.
MR. MILLER: Good evening Mayor
Rosenberg and members of the Board of
Trustees, Mark Miller from the firm of
Veneziano and Associates, representing the
applicant. First of all, I'd like to thank
you Mayor for your comments, we take them to
heart. With respect to responding to all of
the comments that have been received. This
morning I received a 50-page summary, from
our planer of all the comments that we will
work with your staff to make sure that we
are addressing all of those comments.
MAYOR ROSENBERG: So, it is 50 pages
of comments, those aren't even responses.
MR. MILLER: No, that's just a
summary of the comments, that has nothing to
do with the responses.
MAYOR ROSENBERG: There is a lot of
comments.
MR. MILLER: There are.
MAYOR ROSENBERG: Yeah.
MR. MILLER: And just from a
procedural standpoint, the hearing that
has -- several hearings have been conducted
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158900 King Street - Public Hearing
that were on the -- been on the DEIS and
also on proposed zoning and the concept
plan. Typically and I assume this is what
will happen tonight, is you will close the
hearing on the DEIS so that we can get to
work on the FEIS and adjourn without date
the hearings on the zoning and the concept
plan. Typically those are again re-noticed
as we get closer to the end in case there
are any changes required in the proposed
zoning or in the concept plan.
MAYOR ROSENBERG: I would think so.
Chris is that --
MR. BRADBURY: Tonight you will be
looking at -- if you are going to close the
hearings, you are gong to be closing on what
the hearing is set forth. There is only one
hearing that's scheduled, so you would close
the hearings on this, so then to
re-establish another hearing you will have
to re-notice.
MR. MILLER: We would have to do that
anyway if you adjourn it without a date. I
just --
MAYOR ROSENBERG: And we'll adjourn
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159900 King Street - Public Hearing
it without a date. Just so the public is
aware I mean, it can take months and months
for this to come back to us, depending on
how long it takes the applicant to address
all of the specific comments. If they got
50 pages of comments, that is a lot of
homework for them to do.
MR. MILLER: Okay. And to again, to
the extent that there are changes in the
concept plan and/or the zoning we'll
reschedule a hearing.
MR. BEANE: You have to -- as you
said it. One way or another we have to, but
the right way is to close. The right way it
to close one hearing and then --
MR. MILLER: We re-open it.
MR. BEANE: Re-open it or notice.
MR. MILLER: Okay. Not a problem.
Thank you.
MR. HEISER: I have one question for
and you might not have be the right person
for me to ask, but. I need to have button
down once and for all, are there going to be
elevators in the townhouses?
MR. MILLER: You are right, I am not
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Hesier-065
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160900 King Street - Public Hearing
the right person to ask.
MR. HEISER: Lawyers tend not to be
right when it comes to facts, but --
MR. KLEIN: He is a lawyer.
MR. FEROE: And the planer is no
better. I don't know if they put the
elevator in, I know they designed a space
for it, I don't if they are constructing it
as part of it, but I will ask and find out.
MAYOR ROSENBERG: So, here is the
question --
MR. FEROE: Because then it would be
silly in a 62 year old community not to have
it.
MAYOR ROSENBERG: Exactly, because
you've got a 60 -- conceptually you've got a
62 and over community with two-story
townhouses, it just doesn't make sense.
MR. FEROE: No, they -- at the very
least there is a space for it. Whether they
are putting it in I will ask them and find
out and get back to you.
MR. HEISER: And the reason I ask as
somebody who is 70 years old, so therefore I
am illegible to move into your complex, I
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Mr. Heiser
Mr. Heiser
161900 King Street - Public Hearing
live in a split level, why would I have to
go from a split level to a two floor
townhouse if there is not an elevator? If I
were going to move, I would want either a
rach or a building with an elevator,
otherwise it make no sense. And since these
are rentals, the first renter is not gonna
agree to say, oh, yes, I'll foot the bill
for an all elevator and all future renters
will enjoy it.
MR. FEROE: You are right, actually
it would be on the owner --
MR. HEISER: Exactly.
MR. FEROE: -- to take care of that.
MR. HEISER: So, it seems to me that
you're gonna have to make a decision from
the beginning, either yes or no and if you
are gonna get people my age or if you have
any hope of getting people my age to move
into a townhouse it has to be sort of easier
to get around than it is in a split level.
MAYOR ROSENBERG: The other comment
that I would make is that I spoke with -- I
am sorry.
MR. HEISER: No, no, no, that's okay.
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162900 King Street - Public Hearing
MAYOR ROSENBERG: I had a meeting
last week with members of the Arbors
Homeowners Association and Ms. Snyder. I
think that the Arbors, if I were to
paraphrase is incredibly concerned about to
townhouses, specifically that the townhouses
interfere with what would be a very nice
buffer between the assisted living facility
and the border of the Arbors property.
That's really a very very big concern
of theirs, and I would really really
encourage you guys to sit down with
Ms. Snyder and discuss that with her and the
representatives from the Arbors. We had a
very constructive meeting, I shared that
concern as well, because I think that we do
want to create the greatest -- a buffer to
the greatest extent possible.
And remember, we are not trying to --
it is not the goal of this village Board to
maximize every cent worth of the property,
if you read between the lines there.
MR. FEROE: Even the planer got that.
MAYOR ROSENBERG: Okay.
MR. MILLER: Thank you.
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163900 King Street - Public Hearing
MAYOR ROSENBERG: Okay. Jason, do
you want to make a comment? I'm sorry
David, go ahead.
MR. HEISER: I just want to continue
speaking a little bit about the townhouses.
In addition to the elevator issue formity,
my concern if I were a resident of the
Arbors where there are townhouses, is you
now are going to have an influx of
townhouses which might affect the value of
the existing townhouses in the Arbors, and
if the townhouses are not going to be
incredibly user friendly, I just don't see
any purpose to the townhouses, and so I
would ask you to rethink whether you even
need them.
I also echo what the Mayor has said
previously, which is I think there is a
massing issue and there is a density issue.
I think the buildings are too big and I
think you are talking about too many people.
I'm concerned about the traffic, I
think that I am just not satisfied with any
of the traffic studies and since I have no
expertise in the area, I am not gonna
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164900 King Street - Public Hearing
pretend to substitute my judgment for those
of traffic experts, but as a resident of Rye
Brook and since I am retired I do
occasionally venture onto King Street and I
see the traffic at certain times during the
day, and I am thinking, yeah, I really want
to see another couple of dozen or couple
hundred cars on this street.
I am concerned about the adequacy of
protection for the school when you are doing
the construction. Many people have voiced
concern, I would echo that concern. You are
gonna have a lot of noise, a lot of dust and
I am not worry about blasting or anything
like because having grown up in New York
City, the building next to me could be
blasting and I wouldn't even know, it
wouldn't even wake me up. But I am
concerned about the dust, the noise, about
how to control who is going in, who is going
out.
A lot of it -- I guess what I would
ask the applicant to do is put yourselves in
the minds of the Arbors resident, and what
would you be concerned about, and think it
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165900 King Street - Public Hearing
through. How would you feel about the plan?
Would you be happy about it? If you would
be, what about it is attractive to an Arbor
resident?
What about it should be attractive to
the village? And you could've also think
about what should -- what would make Arbor
residents concerned about what you are doing
and seen if there are ways to ameliorate
those concerns, so that it is not met with
bitterness and rancor, but rather embraced.
That's all I have to say tonight.
MAYOR ROSENBERG: Jason.
MR. KLEIN: I am going to apologize
because I think I am going to add two pages
to that 50-page comment section, but a lot
of it -- a lot of my comments, some of them
have been brought up in the past, so I am
not going to touch on all of them, I'll try
and just hit a few.
But, I guess I -- I would reiterate
also what Trustee Heiser and Mayor Rosenberg
have said, and I will address that a little
bit. But regarding chapter 8, you know, I
think one person had brought up during the
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166900 King Street - Public Hearing
course of the public hearings about the
ballon tests and that those weren't done, I
certainly would like to see those
potentially, including pictures from the
second floor windows of Arbors residents, I
think that was figures 8-20, and 8-21, in
the -- in volume 2, have trees added by
computer graphics, I personally feel those
should be removed.
Regarding the traffic study, one
thing that I was a little bit confused by
it, it is unclear to me whether or not staff
trips are incorporated in the numbers, you
know, I guess I just don't know. There is a
table -- table 2-4, in section 242, shows
it's expect -- expected staffing levels,
however appendix F doesn't seem -- to me it
seemed to be based more on occupancy than
the staff as well, and I also think that is
something that could be brought up in 12-6
in the mitigating measures, to include
proposed staff schedules that mitigate
traffic.
I'm not going to touch on the DOT, I
think we've hit that. A lot of my comments
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167900 King Street - Public Hearing
are also based on the construction, 16-22,
blasting is not expected but it doesn't -- I
don't know whether rock chipping or power
driving is expected, it doesn't list
anything about that. And if it is expected,
at what stages and how long, that would be
useful.
16-23 states that materials
processing will not be done on site, yet
figure 16-1 includes a crusher as part of
the included equipment in phases one and
two, so I think that just you know, needs to
be clarified whether or not that will be
done.
And I think -- you know I think
really to me, the two main issues of this
are the proximity to the school and again
the size and the bulking. With the school
163-44, it is just distances, but you know,
it is from the -- the distance to the high
school is from the townhouses, I am
wondering also the distance to the Aisle --
and Isle where really a lot of that ground
moving work will take place and it is to me,
I mean one of biggest noise problems to this
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168900 King Street - Public Hearing
is really that you know, you are talking
about what is really listed in the DEIS as
significant noise increases to the high
school for a 21 month period. So we are
talking almost two years, and I wonder
whether there are further ways to mitigate
that noise.
And then with the alternatives just
going back to a lot of what Mayor Rosenberg
and Trustee Heiser were talking about. I
really felt like 1765, in the alternative
section, was really where that reduction of
bulk and density could have been shown, and
I don't think what we are shown really spoke
to the merits of that.
And I think that really, I would
agree with what has been said, that in the
FEIS I really would like to see that
reduction in size, and density and I said
these will be submitted via e-mail tomorrow.
MAYOR ROSENBERG: One more question
that I might have for you guys, and it is
not necessarily something that you would be
able to answer today. The question is, why
for 62 and older, why a three-bedroom units?
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169900 King Street - Public Hearing
Those are large units, I would think for 62
and older, three bedrooms is very very
large, but I mean just something that I
would ask that maybe you address. Okay.
Any other comments or questions from
members from the public? Okay. Yes, ma'am,
if you come up to the podium and state your
name and address.
MS. TAZBIN: Okay. Hi, I noticed
that --
MAYOR ROSENBERG: If you would just
state your name and address.
MS. TAZBIN: Marcia Tazbin, Arbors,
159 Brush Hollow Crescent.
MAYOR ROSENBERG: Thank you, thank
you very much.
MS. TAZBIN: Okay. I noticed that in
the previous meeting you showed parking lot
-- parking, 300 spots and I wasn't -- I
didn't really understand that, you are
living in the Arbors and it's one car per
unit. We struggle with that everyday and
now you are going to have three bedrooms and
one car. I agree with the previous
statement that 62 and older, three bedrooms
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170900 King Street - Public Hearing
seems a little bit much, a little bit large
and only one parking spot.
I had another question about the --
you are saying that there be no drilling and
no loud noises, how is the building going to
coming down?
MAYOR ROSENBERG: I am not saying
that.
MS. TAZBIN: Okay. I thought --
MAYOR ROSENBERG: I think that the
applicant will have to address how
the building -- the exiting building is
gonna come down.
MS. TAZBIN: Right.
MAYOR ROSENBERG: I don't know
anything about construction, so I wouldn't
want to speculate on that.
MS. TAZBIN: I want to know what will
happen if they found asbestos, because the
building has been around for a while and
there might be asbestos in the building.
MAYOR ROSENBERG: I'll -- I will take
a very quick shot at answering that. I
mean, I know that there are building that
are demolished all the time that have
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171900 King Street - Public Hearing
asbestos and there are very very safe
asbestos abatement programs that take place
during the demolition, and I am assuming
that's what you would've said.
MR. KLEIN: And I think it is listed
in the DEIS.
MAYOR ROSENBERG: Okay, it is listed
on the DEIS.
MS. TAZBIN: Okay. I have a question
about Con Edison. Do they honestly feel
that they would support a couple hundred
extra units if they can't even support what
they have now with all the outages that we
have? In fact, we have like this new
extremely ugly green boxes, which I don't
think -- I don't have one in front of my
house, I am not sure that it has made much
of a difference, but I am just concerned
that we have a lot of outages and how could
they possibly support it.
MAYOR ROSENBERG: Marilyn -- I can't
answer that again, but Marilyn, have -- does
Con-Edison issue like a can't serve notice
like the water company does, or how does
that work.
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172900 King Street - Public Hearing
MS. TIPONE-MOHAMED: Well, that would
be a technical thing, I -- there is no
reason why the applicant can't be required
to have Con-Ed provide them with a document
that -- written document that says that they
have sufficient capability or that they need
to improve things or you know, whatever the
issue is. Anything that they provide would
have been reviewed by our technical people,
HDR.
MAYOR ROSENBERG: Oh, okay.
MR. HEISER: Would that be the Con-Ed
Suez Water providing documentation about the
water.
MAYOR ROSENBERG: Yes.
MS. TIPONE-MOHAMED: Right.
MAYOR ROSENBERG: So, we would ask
then that you work with the utility on a can
serve notice or whatever technical
specification is.
MS. TAZBIN: And one last question
since we are right in the building here.
The police and fire department, they are
wonderful, but do they feel with the current
staffing that they could support.
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173900 King Street - Public Hearing
MAYOR ROSENBERG: So, that is a
section in the DEIS as well and that's
something that --
MS. TAZBIN: What's a DEIS, excuse
me.
MAYOR ROSENBERG: That's okay. The
Draft Environmental Impact Statement,
because it lists all the factors that could
be impacted by this project, and that is --
the emergency services is definitely a
factor that would -- need to be addressed by
the applicant because you would have more
calls obviously to any new facility that is
built than the existent facility, which is
unoccupied.
MR. BRADBURY: And the building staff
has provided comments regarding police, fire
and EMS which is another issue. So, we've
asked questions, additional questions, the
applicant has provided some information,
we've provided some additional questions and
that's part of what has to be answered in
the FEIS.
MS. TAZBIN: Right.
MR. BRADBURY: The Final En --
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174900 King Street - Public Hearing
MS. TAZBIN: I have been to a couple
of meetings but I haven't noticed any
changes that have been made based on
comments, have they been?
MAYOR ROSENBERG: No. So -- well
actually, I take that back. The applicant
changed its stance that this was gonna be a
55 and above to a 62 and above at the
request of the village Board. What's gonna
happen now is we will close the public
hearing, they will now have to go back and
all of the comments that have been brought
up just as yours tonight, will have to be
addressed in writing in the Final
Environmental Impact Statement.
So, however long that takes them, the
applicant mentioned that there are 50 pages
of comments alone summarized, so there is a
lot of work ahead of them, they will have to
now address every single one of these
comments.
MS. TAZBIN: Because I know early on
I had some comments, written comments.
MAYOR ROSENBERG: So, if you've
submitted written comments, then number one,
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175900 King Street - Public Hearing
they're on our website, and number two, the
applicant will have to address them.
MS. TAZBIN: And I know it has been
addressed at other meetings that just the
egress and the -- getting out of the area
and getting back in and the impact on the
Arbors, the road? I just want to make sure
that is safe too.
MAYOR ROSENBERG: Agreed, we are with
you a hundred percent on that.
MS. TAZBIN: Okay, it will be
interesting to see whether they reduce the
number of units that they --
MAYOR ROSENBERG: Well, that's why I
stated you know so strongly that it would be
in the applicant's best interest to that --
that their consultants work or at least
consult with the village's consultants prior
to them coming back with the FEIS, because
our consultants pretty much know what we are
looking for and I've stated it very clearly
tonight in my statements, the other Board
members have stated it. So, I think that
prior to dropping the formal documents on
our lap it would be in the their best
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176900 King Street - Public Hearing
interest to have a staff level meeting which
I think it's the best idea.
MS. TAZBIN: Okay. And I have one
last comment. What about affordable housing
units? I know there a lot of units going up
like this around the county and I've heard
that other units have affordable housing
units. Would this have any?
MAYOR ROSENBERG: The village has a
very robust affordable housing code. But
Chris, I don't -- or actually Marilyn --
MR. BRADBURY: This has it a piece i
that as well.
MS. TIPONE-MOHAMED: The applicant is
providing a certain number, 19, am I
correct.
MR. BRADBURY: Yes.
MS. TIPONE-MOHAMED: Yes, 19
affordable units.
MAYOR ROSENBERG: 19 affordable units
will be are part of this project.
MS. TIPONE-MOHAMED: Right.
MS. TAZBIN: Okay. Well, I look
forward to seeing the next draft.
MAYOR ROSENBERG: Thank you. And I
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177900 King Street - Public Hearing
would also state for the public, I know I
mentioned it at the very top of my
statement. As we are down two trustees this
evening, I did have the opportunity to speak
with Trustee Rednick and Trustee Epstein,
they very very much in lacks with the
comments from the rest of the board. Any
other questions or comments? Yes.
MR. LEVY: Hi my name is Joshua Levy,
I live at 1 -- in the Arbors, 173 Ivy Hill
Lane. I just one thing I want to Board to
know is that every morning from about --
from any time between 7 and 7:30 there are
numerous kids like me who have to walk to
school through the gates around either
Harkness Park or use the two gates near the
school, but all those entrances go right
near the 900 King Street lot so I just --
and then after school also we're walking
back between the peak hours of 2:45 to 3:30.
There is numerous kids who are
walking home and friends who accompany them
walking home who might have to deal with
noise, and I just want the Board to know
that there are a lot of kids and it is not
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178900 King Street - Public Hearing
just a few.
MAYOR ROSENBERG: Thank you Mr. Levy,
those are great comments and the applicant
will absolutely address that.
MR. LEVY: I just wanted to make sure
this was noted. I observed over the past
couple of months that more than just
squirrels but there are also deer and
Canadian geese actually rest and actually I
believe breed, I have baby deer every spring
born on the grass at 900 King Street and I
just would, if possible, just how that will
affect their life.
MAYOR ROSENBERG: Again, we will note
your comments and we will address them -- or
the applicant will address them in the
impact statement.
MR. LEVY: Thank you.
MAYOR ROSENBERG: Thank you very much
for coming and making your comments. Yes,
ma'am.
MS. STELLA-TURNER: Good evening, my
name Polly Stella-Turner, and I live at 197
Ivy Hill Crescent in the Arbors in Rye
Brook, and I would be remiss if above and
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179900 King Street - Public Hearing
beyond everything that has been said and
what has not been said, so I don't want to
be redundant. I'd like to share that I'm a
single mom, I moved my child to the Arbors
which is what I would afford in Rye Brook, a
beautiful community, and I brought him here
for the school system.
And not withstanding so much content
that has been said, I would be remiss if I
didn't say when I hear numbers, I believe
you said sir, 21 months of building is what
we are putting at the back door of an
educational school system which is bar none,
and many of us who have moved our families
and children here to be able to benefit from
that.
Now, I didn't group up in New York
city and I find noise very distracting and
in this day in age our kids are already
contending with you know, peer pressures,
social media and this and that and the other
thing. I have a lot of concern for all of
the reasons I brought my family and my child
here, for the educational system and how
that is going to be impacted for the next
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180900 King Street - Public Hearing
two years.
So, I humbly ask the Board to keep in
mind that above and beyond everything that
has been said these are our children and
this is their future.
MAYOR ROSENBERG: Understood.
MS. STELLA-TURNER: Thank you.
MAYOR ROSENBERG: Thank you for your
comments. Yes.
MR. BARNETT: Sorry for my tardiness
to getting here, I was putting my kids to
sleep. I'm Dan Barnett, I live at
4 Bayberry Close in Rye Brook New York.
I was reading through all the
comments that were submitted in the website,
and the one that I read this afternoon that
struck me was the school district, Jonathan
Ross(ph) had sent you, and it jumped into my
head when I was listening to the previous
comments, that he made a big deal something
that I had brought up previously about the
noise and there was impact, their sports,
the 80 decibel level during construction.
He essentially asked for no
construction until 3:45 p.m., and the
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181900 King Street - Public Hearing
Arbors, you know, while we agree, the school
has to you know, have protections. We also
live right there as well.
MAYOR ROSENBERG: Understood -- and I
think --
MR. BARNETT: We're not very far, you
know --
MAYOR ROSENBERG: It is very
difficult to say that you can't have
construction until 3:45, I think that that
would be arbitrary and capricious. If I
wanted to be a lawyer I would use that
phrase.
MR. BARNETT: Right, but I think the
complexity of the situation with you know,
it is a planned unit development that was
planned a long time ago, and some things do
change, but anything that is built there is
going to be difficult, but certainly
maximizing the space which was what was
proposed and you guys were not -- don't seem
to be in favor of -- the smaller it is the
less -- and the farther away it is from the
boundaries, the less it will impact both of
us.
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182900 King Street - Public Hearing
And so, they all go hand-in-hand in
terms of traffic, in terms of noise, because
there are a lot of interest not just in
close proximity, but to the rest of the
village and the smaller it is it solves most
of the issues. So, keeping that in mind as
we go on, for the applicant keeping that in
mind is I think the most important.
MAYOR ROSENBERG: Thank you
Mr. Barnett. Any other questions or
comments from the public this evening?
Okay. I will take a motion and a second to
close the public hearing.
MR. HEISER: So moved.
MR. KLEIN: Seconded.
MAYOR ROSENBERG: And I'm going to
set the written comments -- we will have one
more comment and then we're gonna close the
public hearing and then we are going to set
the written comment period for 15 days.
MR. BRADBURY: Calendar days.
MAYOR ROSENBERG: 15 calendar days,
yes.
MS. GUDASKI: My name is Eva
Gudaski(ph), I am at 98 Ivy Hill Crescent.
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183900 King Street - Public Hearing
I don't have any question because I attended
all the meeting and was a lot of question
and a lot of answer. I just want to say
that I feel sorry for myself and sorry for
people in my age close to retirement, or
retired. They thought that they have a
house, they build a house, they have some
saving, they can sale one day and go to go
assisted living or whatever, but the value
of the house is going to go down very
drastically.
You can't start it all over New York
State and other -- and other places. So,
the value is going to go down so we kind of
you know, bad luck, you know, I guess.
MAYOR ROSENBERG: I really couldn't
speak on what is going to happen if anything
to the value of the homes. These -- it is
not necessarily an apples to apples
comparison, although it could affect the
value of the homes because these are
rentals, versus the Arbors are not rentals
and maybe --
MS. GUDASKI: And the townhouse is
going to be rentals too, yeah.
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184900 King Street - Public Hearing
MAYOR ROSENBERG: Yes.
MS. GUDASKI: So, if they are rentals
they always, you know, affect the value of
the houses, they seem to decrease the value
of the houses. So this what is going to us.
That's just my remarks, thank you.
MAYOR ROSENBERG: Thank you.
MR. BRADBURY: I just want to make it
really clear that 15 calendar days brings it
to January 23, 2019.
MAYOR ROSENBERG: So, I am going to
take a motion and a second to close the
public hearing and set the public comment
for 15 calendar days, for written comments.
MR. HEISER: I move again.
MR. KLEIN: I second it.
THE CLERK: Trustee Heiser.
MR. HEISER: Yes.
THE CLERK: Trustee Klein.
MR. KLEIN: Yes.
THE CLERK: Mayor Rosenberg.
MAYOR ROSENBERG: Yes. Okay, thank
you very much.
(Time noted 8:16 p.m.)
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570
185900 King Street - Public Hearing
C E R T I F I C A T I O N
I, Eunice Patchen, Certified Court Reporter,
before whom this proceeding was taken, do hereby state
on the Record:
This to be a true and accurate transcript of
the aforesaid proceeding and that due to the
interaction in the spontaneous discourse of the
proceedings, dashes (--) have been used to indicate
pauses, changes in thought, and/or talkovers; that
same is the proper method for a Court Reporter's
transcription of proceedings, and that the dashes (--)
do not indicate that words or phrases have been left
out of this transcript;
That any words and/or names which could not
be verified through reference material have been
denoted with the parenthetical "(ph)."
_________________________
Eunice Patchen
Dated: January 22, 2019
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--------------------------------------------x [2] 1/2
1/8
0
0201 [1] 1/24
1
10601 [1] 145/23
10801 [1] 1/24
11 [1] 148/4
12-6 [1] 166/20
15 [7] 151/2 154/2 154/7 182/20 182/22
184/9 184/14
159 [1] 169/14
16-1 [1] 167/10
16-22 [1] 167/1
16-23 [1] 167/8
163-44 [1] 167/19
173 [1] 177/10
1765 [1] 168/11
19 [3] 176/15 176/18 176/20
197 [1] 178/23
2
2-4 [1] 166/15
20 [1] 166/6
2018 [3] 148/3 148/4 148/4
2019 [5] 1/9 148/5 151/7 184/10 185/22
21 [3] 166/6 168/4 179/11
22 [3] 148/3 167/1 185/22
23 [3] 151/7 167/8 184/10
242 [1] 166/15
2:45 [1] 177/20
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30 [1] 154/5
300 [1] 169/19
34 [1] 145/22
3:30 [1] 177/20
3:45 [1] 181/10
3:45 p.m [1] 180/25
4
401 [1] 145/22
44 [1] 167/19
5
50 [3] 157/14 159/6 174/17
50-page [2] 157/10 165/16
55 [2] 148/25 174/8
6
60 [1] 160/16
62 [9] 147/25 148/22 148/25 160/13
160/17 168/25 169/1 169/25 174/8
684-0201 [1] 1/24
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70 [1] 160/24
72 [1] 1/23
7:30 [1] 177/13
7:36 [1] 1/10
8
8-20 [1] 166/6
8-21 [1] 166/6
80 [1] 180/23
84 [1] 145/16
8:16 p.m [1] 184/24
9
900 [5] 1/6 146/4 148/1 177/18 178/11
914 [1] 1/24
938 [1] 1/8
94 [1] 152/4
98 [1] 182/25
A
abatement [1] 171/2
able [3] 146/7 168/24 179/15
about [29]
above [4] 174/8 174/8 178/25 180/3
ABSENT [1] 145/9
absolutely [2] 156/15 178/4
accompany [1] 177/22
accurate [1] 185/6
actually [5] 161/11 174/6 176/11 178/9
178/9
add [1] 165/15
added [1] 166/7
addition [3] 152/11 152/12 163/6
additional [6] 148/12 150/5 152/14 154/2
173/19 173/21
address [12] 146/24 159/4 165/23 169/4
169/8 169/12 170/11 174/20 175/2 178/4
178/15 178/16
addressed [3] 173/11 174/14 175/4
addressing [2] 154/11 157/13
adequacy [1] 164/9
adjourn [3] 158/6 158/23 158/25
Adler [2] 152/16 153/18
administrator [2] 145/5 151/5
affect [4] 163/10 178/13 183/20 184/3
afford [1] 179/5
affordable [5] 176/4 176/7 176/10 176/19
176/20
aforesaid [1] 185/7
after [3] 151/3 155/16 177/19
afternoon [4] 152/15 153/23 153/23
180/16
again [6] 158/8 159/8 167/17 171/22
178/14 184/15
again re-noticed [1] 158/8
age [8] 147/25 148/21 148/24 149/1
161/18 161/19 179/19 183/5
agencies [1] 155/14
agenda [1] 146/2
ago [1] 181/17
agree [4] 161/8 168/17 169/24 181/1
Agreed [1] 175/9
ahead [2] 163/3 174/19
AICP [1] 145/24
Aisle [1] 167/22
AKRF [1] 145/20
Alex [1] 151/22
all [25]
allow [3] 146/17 146/18 155/23
allowed [1] 147/7
almost [1] 168/5
alone [1] 174/18
already [2] 149/12 179/19
Alright [1] 156/21
also [19] 145/13 148/12 148/18 149/22
153/11 154/2 154/4 154/18 158/2 163/17
165/6 165/22 166/19 167/1 167/22 177/1
177/19 178/8 181/2
alternative [1] 168/11
alternatives [3] 149/11 149/15 168/8
although [1] 183/20
always [1] 184/3
am [27]
am-pm [1] 1/10
ameliorate [1] 165/9
amendments [1] 147/21
amount [1] 153/12
and/or [3] 159/10 185/10 185/15
another [5] 158/20 159/13 164/7 170/3
173/18
answer [3] 168/24 171/22 183/3
answered [1] 173/22
answering [1] 170/23
any [17] 146/9 150/23 154/19 154/20
158/10 161/19 163/14 163/23 169/5
173/13 174/2 176/8 177/7 177/13 182/10
183/1 185/15
anybody [2] 151/23 156/24
anything [7] 154/3 164/14 167/5 170/16
172/8 181/18 183/17
anyway [1] 158/23
apologize [1] 165/14
appendix [1] 166/17
apples [2] 183/19 183/19
applicant [31]
applicant's [4] 145/21 147/24 149/13
175/16
appreciate [1] 154/1
approval [1] 149/6
approximately [1] 151/9
arbitrary [1] 181/11
Arbor [2] 165/3 165/7
Arbors [18] 152/7 156/9 162/2 162/4 162/9
162/14 163/8 163/11 164/24 166/5 169/13
169/21 175/7 177/10 178/24 179/4 181/1
183/22
are [67]
area [2] 163/25 175/5
areas [1] 153/5
aren't [1] 157/15
Armonk [1] 145/17
around [4] 161/21 170/20 176/6 177/15
as [23]
asbestos [4] 170/19 170/21 171/1 171/2
ask [13] 151/11 153/19 156/8 159/22
160/1 160/9 160/21 160/23 163/15 164/23
169/4 172/17 180/2
asked [2] 173/19 180/24
asking [1] 156/4
assisted [2] 162/8 183/9
ASSOCIATES [3] 145/14 146/4 157/5
Association [2] 152/7 162/3
assume [1] 158/3
assuming [3] 146/8 151/24 171/3
attached [1] 153/3
attended [1] 183/1
attention [1] 149/23
Attorneys [1] 145/15
attractive [2] 165/3 165/5
available [1] 156/6
Avenue [1] 1/23
aware [1] 159/2
away [1] 181/23
B
baby [1] 178/10
back [10] 146/18 159/3 160/22 168/9
174/6 174/11 175/6 175/19 177/20 179/12
bad [1] 183/15
ballon [1] 166/2
bar [1] 179/13
baring [3] 146/8 146/9 150/23
Barnett [2] 180/12 182/10
based [5] 155/17 155/20 166/18 167/1
174/3
basic [1] 153/2
Bayberry [1] 180/13
be [65]
beautiful [1] 179/6
because [16] 147/6 149/21 154/20 160/12
900 King Street 01-9-19 186
B
because... [12] 160/15 162/16 164/15
165/15 170/19 173/8 173/12 174/22
175/19 182/2 183/1 183/21
bedroom [1] 168/25
bedrooms [3] 169/2 169/23 169/25
been [27]
before [4] 147/4 149/16 149/20 185/4
beginning [1] 161/17
behalf [1] 152/6
being [3] 150/24 154/17 156/5
believe [3] 151/10 178/10 179/10
belongs [1] 155/8
benefit [1] 179/15
best [3] 175/16 175/25 176/2
better [1] 160/6
between [5] 153/15 162/8 162/22 177/13
177/20
beyond [2] 179/1 180/3
big [4] 148/21 162/10 163/20 180/20
biggest [1] 167/25
bill [1] 161/8
bit [6] 154/25 163/5 165/24 166/11 170/1
170/1
bitterness [1] 165/11
blasting [3] 164/14 164/17 167/2
Blind [1] 149/24
board [24]
Board's [1] 148/23
border [1] 162/9
born [1] 178/11
both [1] 181/24
boundaries [1] 181/24
boxes [1] 171/15
BRADBURY [2] 145/5 151/6
brakes [1] 153/4
break [1] 153/17
breed [1] 178/10
brings [1] 184/9
Broadway [1] 145/22
BROOK [7] 1/1 1/9 149/24 164/3 178/25
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brought [7] 165/18 165/25 166/20 174/12
179/6 179/23 180/21
Brush [1] 169/14
buffer [2] 162/8 162/17
build [1] 183/7
building [13] 148/20 149/8 161/5 164/16
170/5 170/12 170/12 170/20 170/21
170/24 172/22 173/16 179/11
buildings [1] 163/20
built [2] 173/14 181/18
bulk [1] 168/13
bulking [1] 167/18
bulky [1] 148/21
button [1] 159/22
C
calendar [4] 182/21 182/22 184/9 184/14
call [1] 150/25
called [2] 150/5 150/6
calls [1] 173/13
came [1] 153/22
can [8] 151/22 152/20 152/25 156/1 158/5
159/2 172/18 183/8
can't [7] 149/17 171/12 171/21 171/23
172/3 181/9 183/12
Canadian [1] 178/9
cannot [2] 149/5 150/18
capability [1] 172/6
capricious [1] 181/11
car [2] 169/21 169/24
care [1] 161/14
cars [1] 164/8
case [1] 158/9
cent [1] 162/21
Centre [1] 1/23
certain [3] 153/14 164/5 176/15
certainly [2] 166/3 181/19
Certified [1] 185/3
chance [2] 151/18 152/25
change [1] 181/18
changed [1] 174/7
changes [6] 154/16 154/21 158/10 159/9
174/3 185/10
chapter [1] 165/24
chart [1] 153/3
child [2] 179/4 179/23
children [2] 179/15 180/4
chipping [1] 167/3
choose [1] 156/2
Chris [3] 151/5 158/13 176/11
CHRISTOPHER [1] 145/5
city [2] 164/16 179/18
clarified [1] 167/13
clear [4] 147/7 147/11 149/5 184/9
clearly [1] 175/21
close [14] 146/12 150/25 158/4 158/15
158/18 159/14 159/15 174/10 180/13
182/4 182/13 182/18 183/5 184/12
closed [1] 150/20
closer [1] 158/9
closing [1] 158/16
code [2] 147/22 176/10
collaboration [1] 156/8
come [8] 146/10 146/22 150/15 154/3
154/13 159/3 169/7 170/13
comes [2] 156/19 160/3
coming [3] 170/6 175/19 178/20
comment [19] 146/19 146/23 148/10
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154/23 155/2 156/13 161/22 163/2 165/16
176/4 182/18 182/20 184/13
comments [47]
community [3] 160/13 160/17 179/6
company [1] 171/24
comparison [2] 153/8 183/20
complex [1] 160/25
complexity [1] 181/15
computer [1] 166/8
Con [4] 171/10 171/23 172/4 172/12
Con-Ed [2] 172/4 172/12
Con-Edison [1] 171/23
concept [4] 158/2 158/7 158/11 159/10
conceptually [1] 160/16
concern [7] 148/24 162/10 162/16 163/7
164/12 164/12 179/22
concerned [7] 162/5 163/22 164/9 164/19
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concerning [1] 148/15
concerns [1] 165/10
conclusion [1] 155/9
conclusions [2] 153/19 155/20
condenses [1] 153/18
conditions [2] 153/7 153/9
conducted [1] 157/25
confused [1] 166/11
connection [2] 147/23 154/19
constructing [1] 160/8
construction [7] 150/1 164/11 167/1
170/16 180/23 180/25 181/10
constructive [1] 162/15
consult [1] 175/18
consultant [1] 149/14
consultants [8] 145/21 148/10 149/15
149/19 150/8 175/17 175/18 175/20
contending [1] 179/20
content [1] 179/8
continue [2] 146/5 163/4
continued [4] 1/5 146/2 147/19 148/3
control [1] 164/20
coordinate [1] 149/14
copies [1] 152/19
correct [2] 146/24 176/16
could [9] 153/15 164/16 166/20 168/13
171/19 172/25 173/8 183/20 185/15
could've [1] 165/6
couldn't [1] 183/16
county [2] 1/1 176/6
couple [5] 164/7 164/7 171/11 174/1 178/7
course [3] 154/20 155/16 166/1
Court [2] 185/3 185/11
create [2] 155/17 162/17
created [1] 153/6
Crescent [3] 169/14 178/24 182/25
crusher [1] 167/10
crystal [1] 147/11
current [2] 153/7 172/24
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Dan [1] 180/12
dashes [2] 185/9 185/12
date [4] 151/15 158/6 158/23 159/1
Dated [1] 185/22
DAVID [2] 145/6 163/3
day [3] 164/6 179/19 183/8
days [7] 151/2 154/2 182/20 182/21
182/22 184/9 184/14
deal [2] 177/23 180/20
December [1] 148/4
decibel [1] 180/23
decision [1] 161/16
decrease [1] 184/4
deer [2] 178/8 178/10
defer [1] 151/17
definitely [1] 173/10
DEIS [12] 149/13 151/10 155/9 155/21
156/25 158/1 158/5 168/2 171/6 171/8
173/2 173/4
delivery [1] 151/6
demolished [1] 170/25
demolition [1] 171/3
denoted [1] 185/17
density [3] 163/19 168/13 168/19
department [3] 148/13 150/7 172/23
depending [1] 159/3
depends [1] 156/18
Deputy [1] 145/10
designed [1] 160/7
develop [1] 147/24
development [2] 1/6 181/16
developments [1] 147/23
did [2] 152/14 177/4
didn't [3] 169/20 179/10 179/17
difference [1] 171/18
difficult [3] 154/25 181/9 181/19
discourse [1] 185/8
discuss [1] 162/13
distance [2] 167/20 167/22
distances [1] 167/19
distracting [1] 179/18
distribute [1] 152/20
district [2] 149/25 180/17
do [15] 146/17 151/20 151/22 157/18
158/22 159/7 162/16 163/1 164/3 164/23
171/10 172/24 181/17 185/4 185/13
document [6] 155/5 155/7 155/8 155/10
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documentation [1] 172/13
documents [1] 175/24
does [4] 155/22 171/22 171/24 171/24
doesn't [4] 160/18 166/17 167/2 167/4
doing [2] 164/10 165/8
don't [14] 151/16 160/6 160/8 163/13
166/14 167/3 168/14 170/15 171/15
171/16 176/11 179/2 181/21 183/1
done [3] 166/2 167/9 167/14
door [1] 179/12
DOT [1] 166/24
down [11] 147/13 152/11 153/4 153/17
159/23 162/12 170/6 170/13 177/3 183/10
183/14
dozen [1] 164/7
draft [5] 1/6 146/3 147/20 173/7 176/24
drafts [1] 150/12
drastically [1] 183/11
drawn [1] 152/8
drilling [1] 170/4
Drive [1] 145/16
driving [1] 167/4
dropping [2] 149/20 175/24
due [1] 185/7
during [8] 148/6 148/8 148/19 150/11
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dust [2] 164/13 164/19
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e-mail [2] 151/6 168/20
each [1] 151/12
early [1] 174/22
easier [1] 161/20
echo [2] 163/17 164/12
Ed [2] 172/4 172/12
Edison [2] 171/10 171/23
educational [2] 179/13 179/24
egress [1] 175/5
either [4] 156/8 161/4 161/17 177/15
elevator [5] 160/7 161/3 161/5 161/9
163/6
elevators [1] 159/24
else [1] 156/24
embraced [1] 165/11
emergency [1] 173/10
EMS [1] 173/18
En [1] 173/25
encourage [2] 149/13 162/12
end [1] 158/9
Engineer [2] 145/21 148/15
enjoy [1] 161/10
enough [2] 149/17 154/13
entire [2] 147/15 147/16
entrances [1] 177/17
environmental [7] 1/6 146/3 146/15
147/20 149/4 173/7 174/15
EPSTEIN [2] 145/11 177/5
equipment [1] 167/11
ESQ [1] 145/18
essentially [2] 153/4 180/24
establish [1] 158/20
Eunice [3] 1/23 185/3 185/20
Eva [1] 182/24
even [8] 147/6 153/7 157/15 162/23
163/15 164/17 164/18 171/12
evening [11] 146/6 146/8 146/11 146/13
147/14 152/1 157/1 157/2 177/4 178/22
182/11
every [6] 146/19 146/23 162/21 174/20
177/12 178/10
everyday [1] 169/22
everything [3] 154/12 179/1 180/3
Exactly [2] 160/15 161/13
excuse [1] 173/4
existent [1] 173/14
existing [2] 153/8 163/11
exiting [1] 170/12
expect [2] 149/2 166/16
expected [4] 166/16 167/2 167/4 167/5
expertise [1] 163/25
experts [1] 164/2
extent [2] 159/9 162/18
extra [1] 171/12
extremely [1] 171/15
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facilities [1] 147/25
facility [3] 162/8 173/13 173/14
fact [1] 171/14
factor [1] 173/11
factors [1] 173/8
facts [1] 160/3
families [1] 179/14
family [1] 179/23
far [1] 181/6
farther [1] 181/23
favor [1] 181/22
feel [7] 152/10 156/10 165/1 166/8 171/10
172/24 183/4
feelings [2] 155/19 155/19
FEI [1] 155/3
FEIS [20] 149/10 149/16 149/20 150/12
150/18 154/10 154/20 155/1 155/4 155/6
155/21 156/1 156/5 156/13 156/17 156/19
158/6 168/18 173/23 175/19
felt [1] 168/11
FEROE [1] 145/24
few [2] 165/20 178/1
figure [1] 167/10
figures [1] 166/6
filling [1] 152/5
Final [3] 149/3 173/25 174/14
finalizing [1] 149/16
find [3] 160/9 160/21 179/18
finding [1] 155/17
fire [2] 172/23 173/17
firm [2] 152/3 157/4
first [3] 146/1 157/6 161/7
floor [2] 161/2 166/5
foot [1] 161/8
form [1] 149/7
formal [1] 175/24
formity [1] 163/6
forth [1] 158/17
forward [1] 176/24
found [1] 170/19
free [2] 149/24 156/10
friendly [1] 163/13
friends [1] 177/22
front [1] 171/16
Fry [2] 151/24 152/3
further [2] 149/9 168/6
future [2] 161/9 180/5
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gates [2] 177/15 177/16
gave [1] 154/6
geese [1] 178/9
get [7] 147/4 150/18 158/5 158/9 160/22
161/18 161/21
getting [4] 161/19 175/5 175/6 180/11
give [1] 151/23
given [1] 154/25
go [11] 146/18 161/2 163/3 174/11 177/17
182/1 182/7 183/8 183/8 183/10 183/14
goal [2] 156/13 162/20
going [28]
gong [1] 158/16
gonna [11] 151/22 154/12 161/7 161/16
161/18 163/25 164/13 170/13 174/7 174/9
182/18
Good [3] 152/1 157/2 178/22
got [4] 159/5 160/16 160/16 162/23
graphics [1] 166/8
grass [1] 178/11
great [1] 178/3
greatest [2] 162/17 162/18
green [1] 171/15
ground [1] 167/23
group [1] 179/17
grown [1] 164/15
Gudaski [1] 182/25
guess [6] 153/6 156/18 164/22 165/21
166/14 183/15
guys [3] 162/12 168/22 181/21
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had [11] 151/18 152/13 152/24 155/24
162/1 162/14 165/25 170/3 174/23 180/18
180/21
hand [3] 151/6 182/1 182/1
hand-in-hand [1] 182/1
happen [4] 158/4 170/19 174/10 183/17
happy [1] 165/2
hard [1] 152/19
Harkness [1] 177/16
has [22]
have [90]
haven't [2] 152/17 174/2
having [1] 164/15
HDR [1] 172/10
he [4] 150/12 160/4 180/20 180/24
head [1] 180/19
hear [1] 179/10
heard [1] 176/6
hearing [24]
hearings [6] 156/17 157/25 158/7 158/16
158/19 166/1
heart [1] 157/8
HEISER [4] 145/6 165/22 168/10 184/17
held [1] 148/4
help [1] 150/3
her [2] 146/9 162/13
here [6] 160/10 172/22 179/6 179/15
179/24 180/11
hereby [1] 185/4
Hi [2] 169/9 177/9
high [2] 167/20 168/3
highlights [2] 153/10 153/12
highly [1] 149/7
Hill [3] 177/10 178/24 182/25
him [1] 179/6
hit [2] 165/20 166/25
holding [1] 147/19
Hollow [1] 169/14
home [2] 177/22 177/23
Homeowners [2] 152/7 162/3
homes [2] 183/18 183/21
homework [1] 159/7
honestly [1] 171/10
Honorable [1] 152/1
hope [1] 161/19
hours [1] 177/20
house [4] 171/17 183/7 183/7 183/10
houses [2] 184/4 184/5
housing [3] 176/4 176/7 176/10
how [11] 152/10 159/4 164/20 165/1 167/6
900 King Street 01-9-19 188
H
how... [6] 170/5 170/11 171/19 171/24
178/12 179/24
however [2] 166/17 174/16
humbly [1] 180/2
hundred [3] 164/8 171/11 175/10
I
I'd [5] 151/11 151/16 156/10 157/6 179/3
I'll [3] 161/8 165/19 170/22
I'm [9] 151/22 152/3 152/5 163/2 163/22
166/24 179/3 180/12 182/16
I've [2] 175/21 176/6
idea [1] 176/2
illegible [1] 160/25
impact [10] 1/6 147/21 149/4 153/5 173/7
174/15 175/6 178/17 180/22 181/24
impacted [2] 173/9 179/25
impacts [2] 150/1 150/3
important [1] 182/8
improve [1] 172/7
include [1] 166/21
included [1] 167/11
includes [1] 167/10
including [3] 148/20 150/17 166/4
incorporated [1] 166/13
increases [1] 168/3
incredibly [2] 162/5 163/13
indicate [2] 185/9 185/13
influx [1] 163/9
information [4] 150/24 151/14 155/20
173/20
input [1] 156/5
instances [1] 153/14
intention [2] 146/11 150/25
interaction [1] 185/8
interest [3] 175/16 176/1 182/3
interested [2] 155/12 155/14
interesting [1] 175/12
interfere [1] 162/7
intersections [2] 153/10 153/13
involved [1] 155/11
is [122]
is I [1] 182/8
Isle [1] 167/23
issue [6] 163/6 163/19 163/19 171/23
172/8 173/18
issues [2] 167/16 182/6
it [96]
it's [9] 146/25 154/8 154/13 155/5 155/8
155/9 166/16 169/21 176/2
item [1] 146/1
its [3] 149/7 150/17 174/7
itself [1] 148/18
Ivy [3] 177/10 178/24 182/25
J
January [5] 1/9 148/5 151/7 184/10 185/22
January 23 [1] 184/10
January 8 [1] 148/5
JASON [3] 145/7 163/1 165/13
JEFFREY [1] 145/10
Jonathan [1] 180/17
Jordan [1] 152/3
Joshua [1] 177/9
judgment [1] 164/1
jumped [1] 180/18
just [37]
K
keep [1] 180/2
keeping [2] 182/6 182/7
kids [5] 177/14 177/21 177/25 179/19
180/11
kind [2] 153/17 183/14
KING [8] 1/6 1/8 146/4 146/5 148/1 164/4
177/18 178/11
KLEIN [2] 145/7 184/19
know [32]
L
lacks [1] 177/6
Lane [1] 177/11
lap [2] 149/20 175/25
large [3] 169/1 169/3 170/1
last [4] 155/24 162/2 172/21 176/4
late [1] 153/22
law [1] 152/3
lawyer [2] 160/4 181/12
Lawyers [1] 160/2
least [3] 156/11 160/20 175/17
leave [2] 149/21 151/1
left [1] 185/13
Leslie [1] 152/6
less [2] 181/23 181/24
lessen [1] 150/3
let [1] 147/16
let's [1] 149/21
letter [3] 152/15 153/3 153/4
level [5] 161/1 161/2 161/21 176/1 180/23
levels [1] 166/16
Levy [2] 177/9 178/2
life [1] 178/13
like [15] 151/11 151/17 154/22 155/24
157/6 164/15 166/3 168/11 168/18 171/14
171/23 171/24 176/6 177/14 179/3
likewise [1] 148/10
limited [1] 148/22
lines [1] 162/22
list [1] 167/4
listed [3] 168/2 171/5 171/7
listening [1] 180/19
lists [1] 173/8
little [6] 154/24 163/5 165/23 166/11
170/1 170/1
live [5] 161/1 177/10 178/23 180/12 181/3
living [4] 147/25 162/8 169/21 183/9
LLC [2] 1/22 146/4
long [5] 152/8 159/4 167/6 174/16 181/17
look [5] 146/19 152/25 153/20 153/21
176/23
looked [1] 152/12
looking [2] 158/15 175/21
lot [20] 157/19 159/6 164/13 164/13
164/22 165/16 165/17 166/25 167/23
168/9 169/18 171/19 174/19 176/5 177/18
177/25 179/22 182/3 183/2 183/3
loud [1] 170/5
luck [1] 183/15
M
ma'am [2] 169/6 178/21
made [8] 146/20 148/7 154/17 154/21
156/5 171/17 174/3 180/20
mail [3] 151/6 151/6 168/20
main [2] 156/13 167/16
make [13] 147/9 154/16 155/15 157/12
160/18 161/6 161/16 161/23 163/2 165/7
175/7 178/5 184/8
making [1] 178/20
mandate [1] 155/23
many [4] 153/10 163/21 164/11 179/14
Marcia [1] 169/13
Marilyn [5] 146/25 155/4 171/21 171/22
176/11
MARK [2] 145/18 157/4
massing [2] 149/8 163/19
material [1] 185/16
materials [1] 167/8
maximize [1] 162/21
maximizing [1] 181/20
may [3] 149/10 151/20 154/3
maybe [3] 152/25 169/4 183/23
Mayor [10] 145/4 145/10 152/2 152/9
157/2 157/7 163/17 165/22 168/9 184/21
me [12] 151/23 159/22 161/15 164/16
164/18 166/12 166/17 167/16 167/24
173/5 177/14 180/17
meal [1] 150/15
mean [7] 149/10 151/3 154/11 159/2
167/25 169/3 170/24
meaningfully [1] 150/18
measures [2] 150/2 166/21
meat [1] 154/12
media [1] 179/21
meeting [8] 1/3 150/22 153/24 162/1
162/15 169/18 176/1 183/2
meetings [5] 148/3 148/8 148/20 174/2
175/4
member [1] 148/8
members [8] 146/20 147/7 147/17 152/2
157/3 162/2 169/6 175/23
memos [1] 148/11
mentioned [2] 174/17 177/2
merits [1] 168/15
met [1] 165/10
method [1] 185/11
might [5] 159/21 163/10 168/22 170/21
177/23
MILLER [2] 145/18 157/4
mind [4] 151/16 180/3 182/6 182/8
minds [1] 164/24
minimum [1] 156/11
minutes [1] 153/16
mitigate [2] 166/22 168/6
mitigating [1] 166/21
mitigation [1] 150/2
modified [1] 148/25
mom [1] 179/4
month [1] 168/4
months [6] 151/9 155/24 159/2 159/2
178/7 179/11
more [7] 149/5 154/25 166/18 168/21
173/12 178/7 182/18
morning [2] 157/10 177/12
most [3] 147/15 182/5 182/8
motion [3] 150/25 182/12 184/12
move [4] 160/25 161/4 161/19 184/15
moved [3] 179/4 179/14 182/14
moving [1] 167/24
Mr [2] 151/24 182/10
Mr. [2] 152/9 178/2
Mr. Levy [1] 178/2
Mr. Mayor [1] 152/9
Ms [3] 146/7 162/3 162/13
Ms. [1] 152/14
Ms. Snyder [1] 152/14
much [10] 152/8 156/23 169/16 170/1
171/17 175/20 177/6 178/19 179/8 184/23
must [4] 148/16 148/22 150/8 150/11
my [25]
myself [1] 183/4
N
name [6] 152/2 169/8 169/12 177/9 178/23
182/24
names [1] 185/15
near [2] 177/16 177/18
900 King Street 01-9-19 189
N
necessarily [2] 168/23 183/19
need [4] 159/22 163/16 172/6 173/11
needs [5] 149/9 149/22 152/10 152/12
167/12
new [14] 1/1 1/24 1/24 145/17 146/9
148/13 150/6 150/23 164/15 171/14
173/13 179/17 180/13 183/12
next [3] 164/16 176/24 179/25
nice [1] 162/7
no [15] 155/25 157/16 160/5 160/19 161/6
161/17 161/25 161/25 161/25 163/24
170/4 170/5 172/2 174/5 180/24
nobody [1] 152/24
noise [10] 150/1 164/13 164/19 167/25
168/3 168/7 177/24 179/18 180/22 182/2
noises [1] 170/5
none [1] 179/13
not [41]
note [1] 178/14
noted [2] 178/6 184/24
nothing [1] 157/17
notice [4] 158/21 159/17 171/23 172/19
noticed [4] 158/8 169/9 169/17 174/2
November [1] 148/4
now [7] 163/9 169/23 171/13 174/10
174/11 174/20 179/17
number [7] 147/9 147/10 148/7 174/25
175/1 175/13 176/15
numbers [2] 166/13 179/10
numerous [2] 177/14 177/21
NY [2] 1/9 145/23
O
observed [1] 178/6
obviously [3] 155/1 155/5 173/13
occasionally [1] 164/4
occupancy [1] 166/18
October [1] 148/2
off [1] 154/20
offer [1] 156/10
office [1] 146/9
oh [2] 161/8 172/11
okay [26]
old [2] 160/13 160/24
older [3] 168/25 169/2 169/25
once [3] 154/25 155/4 159/23
one [22]
only [4] 146/20 154/15 158/17 170/2
open [6] 148/2 151/2 154/8 156/23 159/16
159/17
opinion [1] 151/13
opportunity [7] 151/4 154/18 154/23 155/2
156/12 156/15 177/4
other [13] 147/7 152/13 154/15 161/22
169/5 175/4 175/22 176/7 177/8 179/21
182/10 183/13 183/13
others [2] 147/17 149/25
otherwise [2] 150/2 161/6
our [15] 146/1 148/8 149/19 149/20 150/4
151/5 152/21 157/11 172/9 175/1 175/20
175/25 179/14 179/19 180/4
out [8] 152/8 154/6 156/11 160/9 160/22
164/21 175/5 185/14
outages [2] 171/13 171/19
over [6] 148/1 148/11 148/22 160/17
178/6 183/12
own [1] 147/8
owner [1] 161/12
P
p.m [3] 1/10 180/25 184/24
page [2] 157/10 165/16
pages [4] 157/14 159/6 165/15 174/17
paraphrase [1] 162/5
parenthetical [1] 185/17
Park [2] 145/16 177/16
parking [3] 169/18 169/19 170/2
part [4] 160/9 167/10 173/22 176/21
partner [1] 152/3
past [3] 148/11 165/18 178/6
PATCHEN [4] 1/22 1/23 185/3 185/20
patchensteno.com [1] 1/25
PAUL [1] 145/4
pauses [1] 185/10
peak [1] 177/20
peer [1] 179/20
people [9] 146/21 146/22 147/3 161/18
161/19 163/21 164/11 172/9 183/5
per [1] 169/21
percent [1] 175/10
performed [2] 148/16 150/9
perhaps [1] 154/17
period [6] 148/6 150/20 151/2 151/2 168/4
182/20
person [3] 159/21 160/1 165/25
personally [1] 166/8
persons [1] 147/25
pertaining [1] 147/22
PETER [1] 145/24
petition [1] 147/21
ph [3] 180/18 182/25 185/17
phases [1] 167/11
phrase [1] 181/13
phrases [1] 185/13
pictures [1] 166/4
piece [2] 150/15 176/12
place [2] 167/24 171/2
places [1] 183/13
Plains [2] 145/23 152/4
plan [6] 146/16 158/3 158/8 158/11
159/10 165/1
planer [3] 157/11 160/5 162/23
Planing [1] 145/21
planned [3] 147/22 181/16 181/17
plans [3] 150/17 151/13 154/17
plus [2] 148/25 149/1
pm [1] 1/10
podium [2] 146/23 169/7
point [2] 151/11 155/16
police [2] 172/23 173/17
Polly [1] 178/23
possible [3] 156/23 162/18 178/12
possibly [1] 171/20
potentially [1] 166/4
power [1] 167/3
present [2] 145/13 149/7
presentation [1] 152/9
presented [3] 149/10 149/12 151/14
pressures [1] 179/20
prestriction [1] 149/1
pretend [1] 164/1
pretty [2] 152/8 175/20
previous [3] 169/18 169/24 180/19
previously [2] 163/18 180/21
prior [4] 153/18 156/5 175/18 175/24
problem [1] 159/18
problems [1] 167/25
procedural [1] 157/24
proceeding [2] 185/4 185/7
proceedings [2] 185/9 185/12
process [4] 146/15 150/18 155/3 155/23
processing [1] 167/9
professional [1] 148/9
programs [1] 171/2
project [6] 147/5 148/25 149/6 152/10
173/9 176/21
proper [1] 185/11
property [3] 146/4 162/9 162/21
proposal [1] 147/24
propose [1] 150/2
proposed [6] 149/8 153/9 158/2 158/10
166/22 181/21
proposing [1] 149/11
protection [1] 164/10
protections [1] 181/2
provide [3] 151/12 172/4 172/8
provided [5] 148/18 151/8 173/17 173/20
173/21
providing [2] 172/13 176/15
proximity [2] 167/17 182/4
public [39]
published [5] 154/4 155/1 155/4 155/7
155/10
purpose [1] 163/14
put [2] 160/6 164/23
putting [4] 154/5 160/21 179/12 180/11
Q
question [9] 159/20 160/11 168/21 168/24
170/3 171/9 172/21 183/1 183/2
questions [6] 169/5 173/19 173/19 173/21
177/8 182/10
quick [1] 170/23
quite [1] 154/9
R
rach [1] 161/5
raised [1] 149/23
rancor [1] 165/11
rather [4] 150/13 150/14 152/7 165/11
rating [1] 153/11
ratings [1] 153/5
re [6] 1/6 158/8 158/20 158/21 159/16
159/17
re-establish [1] 158/20
re-notice [1] 158/21
re-open [2] 159/16 159/17
reach [1] 156/11
read [3] 147/5 162/22 180/16
reading [1] 180/14
really [22]
reason [2] 160/23 172/3
reasonable [1] 151/11
reasons [1] 179/23
received [4] 148/6 148/12 157/9 157/10
record [3] 147/10 154/1 185/5
REDNICK [2] 145/10 177/5
reduce [1] 175/12
reduced [1] 149/9
reduction [2] 168/12 168/19
redundant [1] 179/3
reference [1] 185/16
regarding [6] 147/5 149/15 149/25 165/24
166/10 173/17
reiterate [1] 165/21
remaining [1] 149/3
remarkable [1] 150/23
remarks [1] 184/6
remember [1] 162/19
remiss [2] 178/25 179/9
remiss if [1] 178/25
removed [1] 166/9
rentals [5] 161/7 183/22 183/22 183/25
184/2
renter [1] 161/7
renters [1] 161/9
report [2] 152/16 153/18
900 King Street 01-9-19 190
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Reporter [1] 185/3
Reporter's [1] 185/11
reporters [1] 1/25
represent [1] 152/6
representatives [1] 162/14
representing [1] 157/5
request [2] 154/16 174/9
requested [1] 154/5
required [2] 158/10 172/3
reschedule [1] 159/11
resident [4] 163/7 164/2 164/24 165/4
residents [4] 148/21 150/4 165/8 166/5
respect [2] 156/9 157/8
respond [4] 149/2 150/14 150/14 150/16
responded [2] 148/23 150/11
responding [1] 157/8
responses [4] 150/9 155/21 157/15 157/18
rest [3] 177/7 178/9 182/4
restriction [1] 148/24
rethink [1] 163/15
retired [2] 164/3 183/6
retirement [1] 183/5
revealed [1] 150/24
revelations [1] 146/10
review [5] 154/3 154/22 155/14 156/12
156/15
reviewed [2] 155/18 172/9
revisions [1] 150/17
right [15] 159/14 159/14 159/21 159/25
160/1 160/3 161/11 170/14 172/16 172/22
173/24 176/22 177/17 181/3 181/14
road [2] 152/4 175/7
robust [1] 176/10
Rochelle [1] 1/24
rock [1] 167/3
ROSENBERG [5] 145/4 157/3 165/22
168/9 184/21
Ross [1] 180/18
RYE [7] 1/1 1/9 146/4 164/2 178/24 179/5
180/13
S
safe [2] 171/1 175/8
said [11] 159/13 163/17 165/23 168/17
168/19 171/4 179/1 179/2 179/9 179/11
180/4
sale [1] 183/8
same [2] 151/20 185/11
satisfied [1] 163/23
saving [1] 183/8
say [6] 147/14 161/8 165/12 179/10 181/9
183/3
saying [2] 170/4 170/7
says [1] 172/5
scale [1] 149/8
scaled [1] 152/11
scheduled [1] 158/18
schedules [1] 166/22
school [13] 149/24 164/10 167/17 167/18
167/21 168/4 177/15 177/17 177/19 179/7
179/13 180/17 181/1
scope [1] 148/15
second [4] 166/5 182/12 184/12 184/16
Seconded [1] 182/15
section [4] 165/16 166/15 168/12 173/2
see [8] 151/23 156/17 163/13 164/5 164/7
166/3 168/18 175/12
seeing [2] 152/17 176/24
seem [3] 166/17 181/21 184/4
seemed [1] 166/18
seems [2] 161/15 170/1
seen [1] 165/9
senior [1] 147/24
sense [3] 154/25 160/18 161/6
sent [2] 155/11 180/18
SEQRA [2] 146/14 155/22
serve [2] 171/23 172/19
services [2] 1/22 173/10
set [4] 158/17 182/17 182/19 184/13
several [2] 155/24 157/25
share [1] 179/3
shared [1] 162/15
sheet [2] 147/3 151/23
shot [1] 170/23
should [4] 149/18 165/5 165/7 166/9
showed [1] 169/18
showing [1] 153/14
shown [2] 168/13 168/14
shows [1] 166/15
sign [2] 147/3 151/23
sign-in [1] 151/23
sign-up [1] 147/3
signed [1] 151/24
significant [2] 149/22 168/3
silly [1] 160/13
since [4] 161/6 163/24 164/3 172/22
single [4] 146/19 146/23 174/20 179/4
sir [1] 179/11
sit [1] 162/12
site [2] 146/15 167/9
situation [1] 181/15
size [2] 167/18 168/19
sleep [1] 180/12
smaller [2] 181/22 182/5
Snyder [7] 146/7 152/4 152/4 152/6
152/14 162/3 162/13
so [46]
social [1] 179/21
solves [1] 182/5
some [7] 156/8 165/17 173/20 173/21
174/23 181/17 183/7
somebody [1] 160/24
something [5] 166/20 168/23 169/3 173/3
180/20
sometime [1] 154/9
sooner [1] 154/9
sorry [5] 161/24 163/2 180/10 183/4 183/4
sort [2] 156/8 161/20
space [3] 160/7 160/20 181/20
speak [10] 147/4 147/8 147/8 147/15
147/17 149/19 151/18 156/25 177/4
183/17
speaking [1] 163/5
specially [1] 156/9
specific [1] 159/5
specifically [1] 162/6
specification [1] 172/20
speculate [1] 170/17
spent [1] 149/22
split [3] 161/1 161/2 161/21
spoke [2] 161/23 168/14
spontaneous [1] 185/8
sports [1] 180/22
spot [1] 170/2
spots [1] 169/19
spring [1] 178/10
squirrels [1] 178/8
staff [8] 148/9 149/20 157/12 166/12
166/19 166/22 173/16 176/1
staffing [2] 166/16 172/25
stages [1] 167/6
stance [1] 174/7
standpoint [1] 157/24
stands [1] 147/12
start [1] 183/12
starting [1] 154/10
state [9] 1/1 148/13 150/6 154/1 169/7
169/12 177/1 183/13 185/4
stated [3] 175/15 175/21 175/23
statement [11] 1/6 147/5 147/21 149/4
152/8 155/17 169/25 173/7 174/15 177/3
178/17
statements [2] 146/3 175/22
states [1] 167/8
Stella [1] 178/23
Stella-Turner [1] 178/23
STENO [1] 1/22
still [2] 151/3 156/16
story [1] 160/17
street [8] 1/6 1/8 146/5 148/1 164/4 164/8
177/18 178/11
stress [1] 149/17
strongly [1] 175/15
struck [1] 180/17
struggle [1] 169/22
studies [3] 148/16 150/5 163/24
study [1] 166/10
submission [1] 149/16
submit [2] 151/4 152/14
submitted [6] 146/3 148/10 150/10 168/20
174/25 180/15
substantive [3] 149/3 150/10 150/23
substitute [1] 164/1
Suez [1] 172/13
sufficient [1] 172/6
Suite [1] 145/22
summarize [1] 153/1
summarized [1] 174/18
summary [3] 153/2 157/10 157/17
summed [1] 152/9
supplemented [1] 152/15
support [4] 171/11 171/12 171/20 172/25
sure [7] 147/9 152/23 153/2 157/12
171/17 175/7 178/5
SUSAN [1] 145/11
system [3] 179/7 179/13 179/24
T
table [2] 166/15 166/15
take [10] 153/19 157/7 159/2 161/14
167/24 170/22 171/2 174/6 182/12 184/12
taken [1] 185/4
takes [2] 159/4 174/16
talked [1] 150/21
talking [4] 163/21 168/1 168/5 168/10
talkovers [1] 185/10
tardiness [1] 180/10
Tarrytown [1] 152/5
Tazbin [1] 169/13
technical [3] 172/2 172/9 172/19
tend [1] 160/2
terms [4] 147/11 155/18 182/2 182/2
tests [1] 166/2
than [6] 150/14 152/7 161/21 166/18
173/14 178/7
thank [17] 156/21 156/23 157/6 159/19
162/25 169/15 169/15 176/25 178/2
178/18 178/19 180/7 180/8 182/9 184/6
184/7 184/22
that [180]
that's [13] 146/19 154/11 157/16 158/18
161/25 162/10 165/12 171/4 173/2 173/6
173/22 175/14 184/6
the building [1] 170/12
their [7] 147/8 151/12 175/17 175/25
178/13 180/5 180/22
theirs [1] 162/11
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them [15] 155/14 157/7 159/7 160/21
163/16 165/17 165/19 172/4 174/16
174/19 175/2 175/19 177/22 178/15
178/16
themselves [1] 147/18
then [14] 146/18 151/21 151/22 155/1
155/17 158/19 159/15 160/12 168/8
172/18 174/25 177/19 182/18 182/19
there [37]
therefore [1] 160/24
these [11] 148/20 149/15 150/3 150/14
154/11 161/6 168/20 174/20 180/4 183/18
183/21
they [38]
they're [1] 175/1
thing [4] 166/11 172/2 177/11 179/22
things [2] 172/7 181/17
think [35]
thinking [1] 164/6
this [49]
those [12] 150/3 157/13 157/15 158/8
164/1 165/10 166/2 166/3 166/8 169/1
177/17 178/3
though [1] 147/6
thought [3] 170/9 183/6 185/10
thoughts [1] 147/9
three [4] 168/25 169/2 169/23 169/25
three-bedroom [1] 168/25
through [4] 165/1 177/15 180/14 185/16
time [8] 153/12 153/15 154/14 156/21
170/25 177/13 181/17 184/24
times [1] 164/5
to make [1] 163/2
today [1] 168/24
tomorrow [1] 168/20
tonight [11] 147/19 148/5 150/24 151/1
151/3 152/5 158/4 158/14 165/12 174/13
175/22
too [6] 148/20 148/21 163/20 163/21
175/8 183/25
top [2] 150/21 177/2
total [1] 151/8
touch [2] 165/19 166/24
tough [1] 153/23
townhouse [3] 161/3 161/20 183/24
townhouses [11] 159/24 160/18 162/6
162/6 163/5 163/8 163/10 163/11 163/12
163/14 167/21
traffic [15] 148/14 148/15 150/1 150/5
150/8 152/11 153/5 153/9 163/22 163/24
164/2 164/5 166/10 166/23 182/2
transcript [2] 185/6 185/14
transcription [1] 185/12
Transportation [2] 148/14 150/7
trees [1] 166/7
trips [1] 166/13
true [1] 185/6
Trustee [9] 145/6 145/7 145/11 165/22
168/10 177/5 177/5 184/17 184/19
trustees [5] 1/3 147/13 151/12 157/4
177/3
try [2] 156/22 165/19
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two [13] 147/10 147/13 147/17 160/17
161/2 165/15 167/12 167/16 168/5 175/1
177/3 177/16 180/1
two-story [1] 160/17
Typically [2] 158/3 158/8
U
ugly [1] 171/15
unclear [1] 166/12
under [1] 150/19
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understanding [2] 150/13 154/6
Understood [5] 153/25 154/15 156/20
180/6 181/4
unfortunately [1] 147/13
Union [1] 149/24
unit [3] 147/23 169/22 181/16
units [10] 168/25 169/1 171/12 175/13
176/5 176/5 176/7 176/8 176/19 176/20
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181/10
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164/18 165/18 165/25 166/20 169/7
174/13 176/5 179/17 180/21
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181/25 184/5
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utility [1] 172/18
V
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183/21 184/3 184/4
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vehicles [1] 153/12
VENEZIANO [2] 145/14 157/5
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162/20 165/6 174/9 176/9 182/5
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voiced [1] 164/11
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W
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170/17 170/18 175/7 177/11 177/24 179/2
183/3 184/8
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178/5 181/12
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166/11 168/12 174/7 178/6 180/11 180/14
180/17 180/19 180/22 181/16 181/20
181/20 183/2 185/4
wasn't [1] 169/19
water [3] 171/24 172/13 172/14
way [4] 150/19 159/13 159/14 159/14
ways [2] 165/9 168/6
we [49]
we'll [5] 156/16 156/17 156/18 158/25
159/10
we're [3] 177/19 181/6 182/18
we've [5] 148/12 155/24 166/25 173/18
173/21
website [5] 152/21 154/4 155/10 175/1
180/15
week [2] 148/11 162/2
well [15] 147/8 154/2 154/23 155/3 156/7
156/22 162/16 166/19 172/1 173/2 174/5
175/14 176/13 176/23 181/3
were [8] 156/4 158/1 161/4 162/4 163/7
168/10 180/15 181/21
weren't [1] 166/2
WESTCHESTER [1] 1/1
what [39]
what's [3] 155/3 173/4 174/9
whatever [3] 172/7 172/19 183/9
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179/10 180/19
where [5] 147/12 154/12 163/8 167/23
168/12
whether [8] 156/16 160/20 163/15 166/12
167/3 167/13 168/6 175/12
which [12] 151/10 153/4 163/10 163/18
171/15 173/14 173/18 176/1 179/5 179/13
181/20 185/15
while [2] 170/20 181/1
White [2] 145/23 152/4
who [12] 146/21 146/22 147/3 156/24
160/24 164/20 164/20 177/14 177/21
177/22 177/23 179/14
whom [1] 185/4
why [5] 161/1 168/24 168/25 172/3 175/14
will [43]
windows [1] 166/5
wishes [1] 156/25
without [3] 158/6 158/23 159/1
withstanding [1] 179/8
wonder [1] 168/5
wonderful [1] 172/24
wondering [1] 167/22
words [2] 185/13 185/15
work [8] 154/10 157/12 158/6 167/24
171/25 172/18 174/19 175/17
worry [1] 164/14
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worth [1] 162/21
would [55]
would've [1] 171/4
wouldn't [3] 164/17 164/18 170/16
writing [1] 174/14
written [12] 146/21 148/7 150/20 151/1
151/4 154/3 172/5 174/23 174/25 182/17
182/20 184/14
Y
yeah [3] 157/22 164/6 183/25
year [1] 160/13
years [3] 160/24 168/5 180/1
yes [16] 147/1 157/1 161/8 161/17 169/6
172/15 176/17 176/18 177/8 178/20 180/9
182/23 184/1 184/18 184/20 184/22
yet [2] 152/18 167/9
YORK [9] 1/1 1/24 145/17 148/13 150/6
164/15 179/17 180/13 183/12
you [97]
you're [1] 161/16
you've [3] 160/16 160/16 174/24
your [14] 152/9 155/8 155/9 155/10
155/18 156/21 157/7 157/12 160/25 169/7
169/12 178/15 178/20 180/8
yours [1] 174/13
yourselves [1] 164/23
Z
zoning [5] 147/22 158/2 158/7 158/11
159/10
900 King Street 01-9-19 192
Peter Feroe <pferoe@akrf.com>
Fw: 900 King Street
Alex Marshall <AFrank@ryebrook.org>Wed, Jan 23, 2019 at 12:21 PMTo: Mark Miller <mpm@venezianox.com>, Peter Feroe <pferoe@akrf.com>, Marilyn Mohamed <MTMohamed@fpclark.com>,
"MGalante@fpclark.com" <MGalante@fpclark.com>, Jennifer Gray <jgray@kblaw.com>
Good afternoon,
Please see the comments below from Maggie Levy regarding the DEIS for 900 King Street.
Sincerely,
Alex
-----Original Message----- From: Maggie Levy [mailto:maggie3369@Aol.com] Sent: Tuesday, January 22, 2019 8:25 PM To: Christopher Bradbury <CBradbury@ryebrook.org> Subject: 900 King Street
To Whom It May Concern,
I have spoken during a couple of the Village meetings regarding the proposed 900 King Street Project. We live on Ivy HillLane in the Arbors. I wanted to reiterate a number of our concerns which need to be addressed in terms of quality of lifeduring and after the proposed project is built:
1. Noise. [There will be the noise of construction vehicles coming and going as well as the noise of the construction. At one meeting, it was mentioned that residents of the Arbors may need to keep windows closed to insulate us from some of
the noise. Whether residents are working from home -as both myself and my husband do - or socializing on our patios, studying for school or sleeping, our quality of life should not be affected for 3 years of construction. Additionally, we should not be disturbed on the weekends with Sunday construction.]
2. Traffic. [Arbors residents use Arbor Drive for walking and driving. Residents use Arbor Drive for walking, for exercise, walking their dogs, and walking to school. It is our only means in and out of the Arbors. Arbor Drive is also used as party parking as well. I am concerned that the traffic created during the construction and after this project due to the density proposed will greatly impact our quality of life and safety.]
3. School. [One of the primary reasons people move to Rye Brook is the wonderful schools. Even with an age limit of 62, there will be residents with children; these days, people having school-age children at the age of 62 is not uncommon.] Besides the possible increase of student population, [the construction times will interfere with children coming and going
to school. Also, the noise created during construction, if heard in the middle school and high school, will impact students’ ability to learn.]
4. Nature. [We have seen deer and red-tail hawks inhabiting the land behind 900 King Street. We are concerned with the
habitat disturbance and loss for those and other animals. Having wildlife around us is also a part of our quality of life.]
Thank you for considering the quality of life of the residents that already live in of the Village of Rye Brook.
Maggie Levy 914-329-2688
Levy 67
532
533
535
536
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ROSEMARY A. SCHLANK
9 Bayberry Lane
Rye Brook, NY 10573
(914) 939-9273
RSchlank@ix.netcom.com
January 23, 2019
Mayor Rosenberg and Honorable Members of the Village Board of Trustees
Village of Rye Brook Offices
938 King Street
Rye Brook, NY 10573
Dear Mayor Rosenberg and Trustees,
Re: Final Comments on DEIS for Redevelopment of 900 King Street
After considering the comments made in connection with the public hearings on the
DEIS for 900 King Street, I am writing to: (1) express opposition to the construction of
any residential housing project at 900 King Street (including a scaled-down version of
the proposed senior housing project), (2) request the inclusion in the FEIS of at least
one realistic and viable “no-build” alternative, (3) request additional information to
better understand the risks of adverse financial impacts for each alternative discussed
in the FEIS, and (4) request additional information to better understand the
sustainability of each alternative discussed in the FEIS.
(1) Reasons for Opposition to Residential Usage
There are two main reasons for opposing the construction of a residential project at 900
King Street. First, it will result in adverse financial impacts for the other property
owners in the PUD, and second, it will not meet the goals of the community. The goals
will not be met because an investment in additional residential housing is not
compatible with the specific zoning resolution and site plan approval for this PUD and
there are risks that this type of investment would not be sustainable in the long term.
(a) Adverse financial impacts. In my view, the most troublesome and most difficult-
to-mitigate issues are reflected in the inconsistencies in the concept plan and
zoning petition. The Type 1 positive declaration made under SEQRA characterizes
these issues as inconsistencies with “community plans” and “community character.”
During the hearings, the issues were often described as “too much mass and
density.” These are all good terms and descriptions, and they are appropriate for a
SEQRA proceeding. But more plain-English terms are needed to tell the full story.
The harsh reality is that there are issues related to residential usage that will cause
significant adverse financial impacts for the other property owners in the PUD.
These financial impacts were not fully addressed in either the DEIS or the hearings.
068
Rosemary Schlank
900 King Street, page 2
To its credit, the applicant responded in a timely manner to issues involving the
minimum ages of residents (e.g., 55 vs. 62). But the applicant also needs to
address the financial impacts that would be caused by the inherent differences in
activities and mindsets between the individuals who would use the 900 King Street
site as office space and those who would reside there.
Individuals who would use the site as office space are generally like-minded
people who work together under common leadership in a large corporate
office building, mostly on weekdays and during business hours.
Individuals who would reside there would be a more diverse group of
individuals whose pets, family members, visitors, and leisure time/ non-work-
related activities could pose problems 24 x 7 for the adjacent townhouse
community known as the Arbors. This community is densely populated by
local standards, self-policing, and doing its best to deal with the challenges of
private roads, limited parking, minimal municipal services, and a school in
close proximity.
If a residential option is approved, the challenges for the Arbors will be more
difficult to meet in a cost effective manner because the Arbors was not designed to
be a fully-secured gated community. Significant adverse financial impacts could be
felt on property values, as well as costs of self-policing services, road maintenance,
and safety/security. These issues are discussed in more detail under section 3,
request for additional information to better understand adverse financial impacts.
(b) Incompatible and unsustainable. There are concerns that an investment in
incremental residences at 900 King Street might not meet the long-term goals of
the community for several reasons. First, it would not be a compatible investment
because it is not permitted by the PUD resolution and site plan approvals for this
specific parcel of land. Second, it would not likely be a sustainable investment
because there is evidence that the supply of senior living housing in this area may
exceed the demand.
King Street and other nearby areas in Rye Brook and bordering municipalities
already have significant senior housing capacity. To date, there has been no
known attempt to measure the extent to which the current citizens of Rye
Brook want and need additional age-restricted housing. In the absence of a
grass-roots study of this nature, there are open questions about whether a
senior housing facility will truly serve the citizens of Rye Brook well and
whether it can survive and prosper in future years.
If the issues are viewed from a longer-term and more macro-economic
perspective, it seems clear that any proposed change from office space to
residential use would raise risks of unhealthy competition and/or excess
senior housing capacity. The trends increasingly favor an alternative to senior
housing that is known as “aging in place,” as seniors are staying fit longer
and using technology to monitor the safety of elderly relatives who prefer to
538
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Rosemary Schlank
900 King Street, page 3
remain in their homes as long as possible. These issues and their impacts on
the achievement of the Rye Brook’s longer-term goals were not adequately
addressed in the DEIS or the public hearings.
Specifically, the overall longer-term goals of the community include the following:
- The Village should have a stable tax base.
- The property owners in PUDs should be treated fairly so they can protect and
preserve their property values.
- The owners of 900 King Street should have a profitable, well-respected
business as the anchor of a successful mixed-used PUD.
The issues that could interfere with the achievement of these goals relate mainly to
taxes, traffic, and socio-economic impacts. These issues are discussed in more
detail under section 4, request for additional information to better understand
sustainability of investments in various alternative uses of 900 King Street.
(2) Request for inclusion of a viable “no-build” alternative to senior housing.
One of the most confusing open issues involves the nature of the alternatives that are
included in the DEIS and that serve as a basis for comparison with the proposed
actions. Comments made by the Mayor of Rye Brook indicate the applicant’s proposal is
unlikely to be approved as submitted and more effort is needed to fine-tune the
alternatives discussed in the DEIS. Unfortunately, all but one of the alternatives
presented in the DEIS involves construction of new housing facilities, and this is not
permitted by the site-specific regulations that apply to 900 King Street.
The DEIS helps to explain the reasons for the lack of information by reference to the
changing nature of the applicant’s ownership and/or business motivation. A few
observations and suggestions may be helpful in dealing with this matter:
The applicant dismisses the permitted alternatives (i.e., the no-action
alternative) by saying, “It is the applicant’s opinion that re-use of the existing
office building is not viable. It is important to note that this alternative does not
meet the applicant’s purpose and need and it is not an alternative that the
applicant would pursue.”
Under the circumstances, it would be helpful for the applicant to get an
independent opinion from an outside realtor about how other businesses might
use the existing building.
At the time, the DEIS was submitted, the applicant did not have the zoning
resolution and site plan approval for its PUD. Now that this information is
available to the applicant, the discussion of alternatives should be updated to
take into account the provisions of those documents and to include additional
realistic and practical alternatives that will not require zoning waivers or
amendments. This will provide readers with a baseline for comparison of the
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Rosemary Schlank
900 King Street, page 4
viable alternatives that are available with and without zoning amendments. This
would be far more helpful than looking solely at the extremes of an office
building that is either nearly empty or fully occupied by personnel who commute
to work every day at rush hour, when in reality neither of those alternatives
appears to be realistic and/or viable.
While there may be other options, one suggestion would be to include an alternative
that would convert the existing office space into “flex space” (a mix of office space and
storage or warehouse space that is in high demand today). [For more information, see
Attachment 1, LoHud, “What's red-hot in Westchester real estate,” Akiko Matsuda,
Rockland/Westchester Journal News, Dec. 4, 2018). This article reports that flex space
is in high demand in Westchester County by companies that are making greater use of
e-commerce in today’s business world. ]
(3) Request for additional information to better understand the risks of
adverse financial impacts for each alternative discussed in the FEIS
The areas in which additional information is needed include the following.
(a) Adverse financial impacts on property values
Alternatives that involve changes to the zoning resolution or site plan approved by
the Town of Rye can have adverse financial impacts on property values. In
contrast, alternatives that comply with the original regulations would not likely have
the same adverse impacts because the Town of Rye had the foresight and vision to
set guidelines that limit the number of residences, that require compatible land
uses with open spaces in nearby areas, and that give the townhouse owners a voice
in future changes. The decisions that were made by the Town to protect and
preserve the Arbors property values include the following:
The zoning resolution does not permit additional residences at 900 King
Street. The Town required a mixed-use PUD with no more than 250 dwellings
on the 60-acre property, and it limited the permitted uses of the non-
residential portion of the PUD (about 40% of the site) to office and research
laboratory use.
Modifications to the PUD’s site plan require consent of Arbors property
owners. The Town Code also established a process by which any
modifications to the approved site plan for the 60-acre PUD must be signed
by all the owners of property within this PUD zone. In effect, this resolution
provides assurances to the property owners that no major changes will be
made without our consent.
The spirit of these regulations was reinforced in 1998 by a VRB resolution that
relates specifically to 900 King Street. This resolution states, “… any modifications
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Rosemary Schlank
900 King Street, page 5
should continue to be governed by the PUD regulations in effect under the Town
Code as of the date of the original Site Plan Approval, rather than the provisions
currently governing a PUD under the Rye Brook Code.”
Questions for the applicant:
1. Could the applicant get an outside opinion about whether the use of flex space
would be a viable option for 900 King Street and whether there are other viable
alternatives that would comply with the Town’s zoning resolution and approved
site plan? If so, could the applicant please include these alternatives in the FEIS?
2. For any alternative that does not comply with the original zoning resolution and
site plan and therefore requires the consent of the Arbors property owners, could
the applicant please estimate the resulting adverse financial impact on the
property values in the Arbors. Please include both short-term construction
impacts and longer-term impacts, and please indicate how the applicant plans to
proceed to negotiate a settlement or agreement with the Arbors property owners
to mitigate the adverse financial impacts on our property values.
(b) Adverse financial impacts on self-policing services
As detailed and documented in a separate letter from me dated November 11,
2018, the Town of Rye decided to require a firm commitment to the use of 900
King Street as office space as a “condition precedent” for building the 250
townhouses in the Arbors.
The builder of the Arbors section of the PUD relied on this condition precedent when
finalizing the details of items such as private roads with narrow widths, minimal
set-backs with no sidewalks along roadways, and limited availability of parking
spaces within the Arbors. All these decisions helped to determine the need for
certain self-policing services in the Arbors (meaning services that are provided by
the property owners rather than the municipality). In effect, the decisions made by
the builder in reliance on the Town’s “condition-precedent” terms resulted in the
Arbors being a self-policing community that lacks the benefit of municipal services
for many types of violations by visitors, even though these same types of violations
would be routinely handled by the police in communities without private roads.
Examples of self-policing services include the following:
Trespassing is a common area of self-policing, and incidents of trespassing
would likely increase if additional individuals start taking walks along the
Arbors roadways. They may not even realize they are trespassing (until they
are told that they are) because of the lack of sidewalks, minimal setbacks,
and use of shrubbery as privacy plantings. This can pose a significant
problem because the builder did not provide sidewalks along the narrow
roadways in the Arbors. And there is no room to build them now due to the
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Rosemary Schlank
900 King Street, page 6
minimal setback decisions. But the problem has been contained to date by
the fact that users of commercial office buildings do not typically take walks
into adjacent townhouse developments and they do not typically have visitors
who would do that. If the nature of the land usage changes, it will likely
compound the trespassing problems.
Parking violations are another common areas of self-policing in the Arbors.
The use of private roads limits the level of municipal services that can be
provided by the local police for parking tickets. If a visitor parks in an
exclusive parking spot that is granted to a property owner by deed, the police
cannot issue a parking ticket. Instead, the property owner’s only recourse is
to have the vehicle towed or to fine the owner/driver of the vehicle, if that
person can be identified. The risks of parking violations are compounded by
the limited availability of spaces for 3-car families. Since the inception of the
PUD, the 900 King Street site has had ample parking spaces, and the
owners/managers of the site have been willing to provide overflow parking
for 3-car families in the Arbors and others who require it. Continuation of this
arrangement would likely not be feasible under alternatives that would
provide additional residential housing at 900 King Street.
Pet violations are another common area of self-policing. These violations
often involve trespassing as well. Since visitors have no sidewalks to walk
along, it is more difficult to curb their dogs. Instead, the dogs may roam on
long leashes that extend onto private property. The local police won’t help
the individual property owners with complaints about trespassing or pets,
even though we each own our lots, in part because there is no way for them
to know the locations of the lot lines or to ID the violators. One careless pet
owner can cause thousands of dollars of damage and the property owner may
never be able to prove who the dog owner is, even with the benefit of
surveillance cameras, because there is no way to ID the occasional visitors
who may be just passing through while on a walk or a visit.
To provide the necessary self-policing services, the Arbors property owners must
establish and pay for our own systems of surveillance, ticketing, towing, fining,
etc., together with a system of collecting fines if the person causing the damage is
not an Arbors resident. And the damages can be significant. Imagine coming home
at 1 or 2 am after your flight was delayed and finding an unauthorized vehicle in
your parking space and no place within reasonable walking distance to park your
own car. And imagine the hardship if you need to meet with a business client at 8
or 9 am that same work day. As anyone who has been caught in this predicament
(and who needed to spend time calling a towing service and waiting for them to
arrive in the wee hours of the morning) knows first-hand, it is not inconceivable
that the damages could include the loss of a job or an important client.
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Rosemary Schlank
900 King Street, page 7
Questions for the applicant:
1. For each alternative discussed in the FEIS, please describe the potential parking
impacts. To what extent might it raise the risk that the 900 King Street site
would need to find (rather than provide) overflow parking? To what extent
would it compound the parking problems within the Arbors section of the PUD,
add to the costs of self-policing, and increase the risks of losses there?
2. The DEIS notes that a change to senior housing could result in additional tax
revenue to the Village of $281 thousand per year, and that would be sufficient
to fund any additional police personnel and associated equipment that might be
required as a result of the change. Who will compensate the Arbors property
owners for any increase in the cost of our self-policing services as a result of
changes at 900 King Street?
3. Is the applicant willing to work out an intra-PUD agreement that would cover
the need for occasional emergency availability of overflow parking and possibly
other shared services as well? Examples of other shared services include a
designated area for truck parking (i.e., one of the biggest problems in the
Arbors since big trucks do not fit into our regular visitor’s parking places) and a
shared maintenance/ dumpster facility for use by all sections of the PUD.
4. No matter what the scale, if the existing office space were to be replaced with
housing, it seems intuitive that more visitors will go for walks and make more
use of the Arbors grounds after business hours, and this in will likely result in
more trespassing and pet violations that will add to the cost of self-policing in
the Arbors, as well as the cost of damages caused by pets that are not properly
supervised. Is the applicant willing to work out an intra-PUD agreement with the
Arbors property owners regarding the adverse financial impacts caused by
incidents involving these types of actions by residents or visitors to 900 King
Street?
(c) Adverse financial impacts on road maintenance and safety/security costs
Adverse financial impacts may also be felt in the areas of road maintenance and
security. Road maintenance services are normally provided routinely by
municipalities, but certain services must be provided by the PUD’s property owners
instead because of the decision to build private roads. These services include:
Road maintenance. Examples include paving or resurfacing roads, applying
brine to roads in the winter time, plowing snow from roads, and removing of
fallen trees due to storm damage. Some of these services are limited as a
matter of practicality because the Village’s equipment does not work as
efficiently on narrow private roads.
Traffic control procedures. The police may not be permitted to issue tickets
on private roads for certain kinds of traffic or vehicular offenses (similar to
the way they cannot issue parking tickets on private roads). Due to the
(547)
(538 B)
not related to
impact of
Project-no
basis
(546)
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Rosemary Schlank
900 King Street, page 8
nature of the roadways and the use of speed bumps and center islands,
speeding has not been a serious issue on Arbors roads in the past. But this is
changing now due in part to the misguided removal of a center island from an
Arbors road. And it is not inconceivable that some changes at 900 King Street
could worsen the situation further, especially if the changes involve the
addition of residents and/or the use of taxis or other vehicles to take seniors
to and from doctor’s appointments or special outings organized by the facility
at the 900 King Street.
Safety/security costs. The proximity to the school grounds raises two
distinctly different types of problems. One concern regards the safety of the
students who are walking, jogging, or bicycling along the roads in the PUD or
taking school buses to and from the school grounds. The PUD’s roads have
no bicycle lane or pedestrian crossways and no signs to prohibit hazardous
activities such as skateboarding. To the best of my knowledge, the PUD’s
roads have never undergone a “Complete Streets” review. The other concern
regards having strict enough security to prevent mischief, vandalism, or
substance abuse by minors who use the Arbors roads and property before or
after visiting the school or attending school athletic events. Sometimes the
mischief involves activities that are specifically banned by state laws and/or
school policies. The situation improved recently when the school added a sign
along Arbor Drive that states: “You are on school property. No alcohol within
1000 feet. No drugs. No smoking with 100 feet.” But most of the property is
unsigned, and the boundaries of school property are not clearly marked.
Questions for the applicant:
1. For each alternative discussed in the FEIS, describe the potential impacts on the
costs borne by the PUD property owners for road maintenance, traffic control
procedures, and safety and security.
2. Will any alternatives include a “Complete Streets” review and consideration of
the features and best practices suggested by that program? [For additional
information, see https://www.dot.ny.gov/programs/completestreets/nysdot.]
3. For each alternative, would the applicant take responsibility for monitoring
compliance with the laws and policies that govern smoking, alcohol consumption
and substance abuse? Would all boundaries of school property be clearly
marked and appropriate signage installed?
4. Property damages and excessive dog barking have been observed in recent
months and years, reportedly in connection with alcohol consumption or
substance abuse. Unfortunately, when laws and policies establish bright-line
tests for minimal buffers, the natural reaction of some individuals is to cross
over the line by a small margin to avoid detection. The local police will not
respond to complaints from anyone other than the property owner or his or her
representative, (e.g., the office manager for the Arbors HOA if the offense takes
(538 C)
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Rosemary Schlank
900 King Street, page 9
place on the roads and other common areas because the HOA is the owner of
those areas). This is often not practical since the office manager is available
during office hours and the mischief, vandalism, and incessant dog barking
typically occur after normal office hours. Will any alternatives discussed in the
DEIS expose the PUD to an increased risk of damage due to this kind of
conduct? If so, what will be done to mitigate the adverse effects on the other
property owners in the PUD?
5. Is the applicant willing to work out an intra-PUD agreement that would cover
the costs of road maintenance, traffic control and safety and security, as well as
any related systems, processes, and controls?
(4) Request for additional information to better understand the sustainability
of each alternative discussed in the FEIS
The areas in which additional information is needed include the following.
(a) Impacts of expected approaches to taxation
A key concern about the sustainability of each alternative regards the effects on the
tax revenues received by the various municipal governments and school district, as
well as the effects on individual taxpayers, both homesteaders and non-homestead
or commercial taxpayers. The discussion in chapter 9 of the DEIS is interesting. I
can understand that a meaningful comparison of the tax effects of each alternative
is not possible since the tax effects of residential housing are subject to negotiation
and are still to be determined. But more information about comparable properties
and past experiences would be helpful.
If I understand the discussion correctly, highlights of the tax treatment for the 900
King Street site are as follows:
Any land used for residential housing would continue to be categorized as a
commercial land use, and the non-homestead tax rate would continue to
apply.
If the land is used for residential housing, the owner(s) of 900 King Street
plan to explore the use of an agreement with the Westchester County
Industrial Development Agency (IDA). Under this agreement, the owners
would be exempt from sales tax, and the property would be exempt from ad
valorem real property taxes (school taxes, county taxes, and town taxes)
during the construction period and for a period of time after that.
If an agreement is reached with the IDA, then the IDA will require the
negotiation and execution of a Payment in Lieu of Taxes (PILOT) agreement,
which will require the consent of the municipality. Approval of the agreement
would result in removal of the property from the assessment roll for the
no basis
(538 D)
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Rosemary Schlank
900 King Street, page 10
period of the IDA agreement. Conversely, if there is no agreement with IDA,
then property taxes will continue to be based on assessed values.
The discussion of the potential long- and short- term effects of the PILOT
agreement notes that non-homestead properties would experience a
temporary increase in tax rates until such time as a PILOT payment is equal
to the taxes that would be paid on 51 percent of the estimated assessed
value of the improved property site.
Questions for the applicant:
1. Does the Village of Rye Brook have sufficient authority to approve a PILOT
agreement? Or do other governments, including the Town of Rye and/or the
school district, need to approve the agreement as well?
2. How many of these PILOT agreements do the Village of Rye Brook, Town of Rye,
and Blind Brook School District have at this point in time? How many does the
applicant have on other properties?
3. How long do these PILOT agreements typically take to negotiate? Are PILOT
agreements relatively easy to negotiate? Or are they complicated enough for
municipalities the size of Rye Brook and Town of Rye to require the use of
outside help?
4. Has the applicant or anyone in the Village of Rye Brook or Town of Rye ever
done an analysis to determine if existing or past PILOT agreements have been
beneficial to the local municipalities and their taxpayers? This would likely
involve comparisons with assessed values for the duration of the agreement.
5. From the applicant’s perspective, what are the pros and cons of these kinds of
IDA/PILOT agreements?
6. How does the sales tax exemption work? Would the owners be exempt from
collecting taxes from others or from paying taxes on their own purchases? On
what types of items would the applicant collect or pay sales taxes for each
alternative, if it were not exempt? Do the Village, Town, or School District get a
share of any sales taxes? Could the applicant estimate how much the sales taxes
would be for each alternative discussed in the FEIS?
(b) Impacts on socio-economic factors
A key concern about the sustainability of each alternative regards the comparative
impacts on socio-economic factors. For example, the demand for flex space seems
insatiable, and it is likely to continue to increase in future years. In comparison, the
demand for senior housing seems to be lagging behind prior expectations, and
there is a risk that the local supply of senior housing may far exceed the demand,
especially if more dwelling units are constructed on King Street.
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(549)
Rosemary Schlank
900 King Street, page 11
Below is a tentative list of senior housing facilities already located along King Street
or in close proximity to King Street.
No.
of Sr
Liv
units
Facility
168 Existing senior housing at BelleFair. The Atria at 1200 King Street has at
least 168-independent-living residences.
180 Other existing senior housing facilities in Rye Brook
-The King Street Nursing Home, 787 King St., has 120 units.
-The Gladhaven Club, located just off King Street at 10 Bishop Drive
South, has 14 units.
-Grant Street Senior Housing has 32 affordable rental units for seniors and
510 Westchester Avenue has 14 units.
[Source; VRB 2014 Comprehensive Plan]
228 Other existing facilities on nearby King Street locations
-Greenwich Woods Health Care, 1165 King St, Greenwich, CT, 06831,
Assisted Living, Nursing Care, Alzheimer's Care, (217)
-The Greens at Greenwich, 1155 King Street, Greenwich, CT, 06831, (31).
576 Subtotal = Current capacity
385 Approved for Purchase College. Broadview, which is located on the
college campus at 735 Anderson Hill Road in Purchase, is building up to 385
senior housing units. Phase 1 is set to open in 2019. It includes 220
independent living homes.
269 Proposed 900 King Street, The owner of 900 King Street has proposed
building 269 dwelling units (or a total of 443 bedrooms), consisting of 24
townhouses, 85 assisted living, and 160 independent living residences.
Some of the AL units would be reserved for memory care.
1230 Total = Future capacity
Questions for the applicant:
1. Does the applicant believe there is sufficient demand to fill all the existing and
approved senior housing facilities in the area? Or will some be forced out of
business? What is the basis for your conclusions?
2. If a senior housing facility is approved and constructed at 900 King Street and it
subsequently goes out of business, how will this affect tax payments under the
PILOT agreement? (assuming one is negotiated and agreed-upon)
3. If a senior living unit is available for purchase, there might be an incentive for an
existing Rye Brook senior to sell his or her residential property and buy a home
in an independent living facility because he or she would not need to reapply for
a STAR exemption. But this would not apply if the senior is moving to a rental
unit. Are there any financial incentives that would encourage existing Rye Brook
residents to sell their homes and move to a senior living facility at 900 King
Street rather than one located in another municipality? Or does the applicant
(539)
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Rosemary Schlank
900 King Street, page 12
expect that the facility would be filled mostly or even entirely by individuals who
are newcomers to Rye Brook.
4. Does the applicant agree that the effect of constructing additional senior housing
in Rye Brook would be to raise the average age of a Rye Brook resident and
lower the average income of a Rye Brook resident? These statistics will be
readily available in the future, and they would likely make Rye Brook look (on
paper at least) as a less desirable place to live for millennials and recent
graduates, and this in turn will lower the level of entrepreneurial spirit and
economic growth in the area. Is there any way to mitigate this kind of adverse
impact?
(c) Studies of cumulative effects, including traffic-on nearby roads
The approved DEIS scoping outline, which is dated January 2018, required
consideration of certain planned or potential projects when addressing the
cumulative impacts for certain environmental impact categories. The list of planned
or potential development projects specifically includes the approved senior housing
project at Purchase College, as well the nearby Enclave and Sun Homes PUDs, the
PepsiCo Project Renew Master Plan, and the Trinity Presbyterian Church.
As a result of events that occurred subsequent to January 2018, there are other
planned or potential projects that may need to be considered when evaluating and
discussing the environmental impacts in the FEIS, particularly with regard to traffic
on King Street. A list of tentative suggestions includes the following:
Proposed tolls on Merritt and I-95. The CTDOT is proposing to add tolls to
nearby Connecticut highways, including I-95 and the Merritt Parkway. The
Connecticut Tolling Options Evaluation Study was released in November
2018. Page 32 shows the tentative locations of the tolls on each highway.
[https://www.ct.gov/dot/lib/dot/documents/dcommunications/press_release/
ctdot_tolling_report_11142018.pdf .] The report may help to address
concerns that tolls placed near NY borders could send traffic through
suburban neighborhoods, causing traffic snarls, interfering with local
business, and delaying emergency response times.
Long-term construction projects on a nearby section of the NYS Thruway,
In August 2018, the NYS Thruway Authority announced that construction had
begun on the long-awaited $135 million “Last Mile” project on the NYS
Thruway portion of I-95. The project is expected to be completed in 2021.
Long-term construction projects on Route 1 in Port Chester. In July 2018, the
US Army Corps of Engineers announced plans to replace two bridges over the
Byram River in Port Chester. The project is expected to be completed in
2021. [See http://www.nan.usace.army.mil/Byram/ ]
552
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Rosemary Schlank
900 King Street, page 13
Planned or potential projects in nearby Greenwich. In December 2018, the
Town of Greenwich announced it has approved the replacement of office
space with 69 residential apartments at the Mill in Glenville. [See
https://www.greenwichtime.com/local/article/Plan-approved-to-convert-
offices-to-apartments-in-13448064.php and
https://greenwichfreepress.com/news/business/still-no-answer-on-69-
residential-units-in-the-mill-115389/ ]
Other developments. In November 2018, Amazon announced it had chosen
nearby New York City (Long Island City) as one of two locations for its second
headquarters. The Westchester Business Council is expecting a ripple effect in
Westchester County. [See
https://www.lohud.com/story/opinion/contributors/2018/11/15/business-
council-westchester-amazon/2009955002/ ]
Questions for the applicant:
1. Does the applicant believe any of these subsequent events will affect the results
of its traffic study? If so, how?
2. Does the applicant believe any of these events will affect the timetable set for
construction activities in alternatives that involve construction? If so, how?
3. Does the applicant believe any of these events will affect the sustainability of any
of the alternatives discussed in the FEIS? If so, how?
Thank you for considering my comments.
Yours truly,
Rosemary Schlank
c: Chris Bradbury
(553)
Rosemary Schlank
900 King Street, page 14
What's red-hot in Westchester real estate? It's not luxury apartments
Akiko Matsuda, Rockland/Westchester Journal News
Published 11:01 a.m. ET Dec. 4, 2018 | Updated 5:51 p.m. ET Dec. 4, 2018
The hottest real estate in Westchester doesn't come with a glassy facade.
Instead, industrial properties, such as warehouses or so-called flex spaces that can be used
for either office, showroom or warehouse purposes, are what's in demand.
"The demand is tremendous," said Michael Rao, president of New York Commercial Realty
Group (http://www.nycrgroup.com/), who specializes in industrial real estate. "We don’t
have enough inventory."
Frank Rao, Michael Rao's brother and the company's executive vice president, said that
when warehouse or flex properties come on the market, they often find buyers without
being publicized.
"Hundreds of people are looking for a space from 5,000 square feet to a few hundred
thousand square feet. They're both tenants and buyers," Frank Rao said.
A variety of businesses have been flocking to industrial properties in Westchester, including
Tesla (/story/news/local/westchester/greenburgh/2017/07/21/tesla-greenburgh-car-
dealership/499994001/), an electric car manufacturer. The California-based company has
leased the 35,000-square-foot former Jeraci Foods warehouse in the Fairview Corporate
Park in Greenburgh to open its dealership and service center.
Growing e-commerce has created the need for more warehouse space. Construction-related
firms are also looking for space, reflecting the luxury apartment construction boom in
Westchester, Michael Rao said.
The demand for industrial real estate has gotten even stronger lately as many small
businesses based in New York City have migrated to Westchester as a result of
gentrification in the city.
About 25 percent of Michael Rao's recent deals involve clients from Queens and Brooklyn,
he said. The trend is likely to continue as more small businesses may be forced out of those
areas due to Amazon's impending arrival in Long Island City.
Shrinking vacancy
Westchester's industrial real estate market ended the third quarter of 2018 with a vacancy
rate of 4.2 percent, down from 4.9 percent a year ago, according to CoStar Group
(http://www.costar.com/?gclid=Cj0KCQiAxZPgBRCmARIsAOrTHSbPTqOj106bn2vjUxJmn6tdI
JEnYJ82wFsN1bPYWdysGVcjgTyd8twaAt-QEALw_wcB), a commercial real estate data
provider.
Rosemary Schlank
900 King Street, page 15
The rate is much smaller compared to Westchester's office real estate vacancy rate of 22.8
percent in the same time period, according to JLL (https://www.us.jll.com/en), a
commercial real estate company.
Eno Lelaj, chief financial officer of Jonard Tools (https://www.jonard.com/), a Tuckahoe-
based hand-tool manufacturer for the telecommunications industry and beyond, said he can
attest to the challenges of finding an industrial property in Westchester.
Eno Lelaj, CFO of Jonard Tools, talks about his company's need to find bigger space for the
business while at their current location in Tuckahoe Nov. 27, 2018. (Photo: Frank Becerra
Jr./The Journal News)
"We've been trying to purchase a building, but it has been tremendously difficult," Lelaj
said.
Jonard Tools (https://www.jonard.com/) has been based in a small industrial building at
134 Marbledale Road in Tuckahoe since the 1970s, manufacturing hand tools for
telecommunications.
The firm expanded its reach over the years and currently offers about 500 products for
cable television systems and security alarms along with telecommunications.
To accommodate the growing space needs, Jonard Tools has leased two warehouse
buildings across the street, but more space is needed.
In 2014, the company launched its journey to buy a property that's big enough to
accommodate its headquarters and warehouse needs. The search continued with no success
for more than four years, and the company has recently decided to lease — instead of
buying — a 17,000 square-foot flex space in the Cross Westchester Executive Park in
Greenburgh owned by Mack-Cali.
"We wanted to be in lower Westchester, but that was very difficult," Lelaj said.
Jonard Tools plans to move its operation to the new Greenburgh location next year.
The exterior of Jonard Tools on Marbledale Road in Tuckahoe Nov. 27, 2018. (Photo: Frank
Becerra Jr./The Journal News)
Gentrification
Historically, warehouses and factories were built along waterways for delivery convenience,
said Joseph Simone, president of Simone Development of the Bronx and one of the area's
major industrial real estate owners.
But as waterfront property has become an increasingly desirable place to live, industrial
properties in New York City's coastal communities such as Long Island City, Williamsburg
and Green Point were turned into high-rise residential buildings.
"When they changed the zoning to higher and better use, it created a shortage in industrial
property," he said. "Things are no different in the city of Yonkers, where they are building
residential buildings on the Hudson River. Well, those were all warehouses."
As waterfront industrial properties are turned into residential, alternative locations for
warehouses are hard to come by because they have to be close to major highways, said
Rosemary Schlank
900 King Street, page 16
Simone, whose company recently purchased a 118,500-square-foot industrial property in
Stamford, less than a mile away from an I-95 exit.
The conversion of industrial use to non-industrial use is not limited to just the waterfront in
Westchester. It's evident in the Jonard Tools neighborhood in Tuckahoe, where a 153-room
Marriott SpringHill Suites is currently under construction on a site that was formerly used as
a landfill. Just north of the hotel site on Marbledale Road is Broken Bow Brewery, a craft-
beer destination that opened out of a former tile-manufacturing warehouse.
As industrial real estate becomes something else, demand outweighs supply, said Howard
Greenberg, president of Howard Properties (https://howprop.com/) and a commercial real
estate expert.
"You've got a combination of reduction of inventory and increase in demand because they
(businesses) are coming from other areas," Greenberg said, adding that from a property-tax
perspective, municipalities welcome high-rise apartment buildings over one-story
warehouse buildings because they pay more in taxes. "The supply and the demand equation
is out of whack, and therefore the price goes up."
Twitter: @LohudAkiko (https://twitter.com/LohudAkiko)
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