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VILLAGE OF PORT CHESTER
DEPARTMENT OF PLANNING & ECONOMIC DEVELOPMENT
Eric Zamft, AICP,Director
222 Grace Church Street
Curt Lavalla, AICP, Assistant Director
Port Chester, NY 10573
Evan Breining, Assistant Planner
914-937-6780
Constance Phillips, PlanningCommission
planning@portchesterny.gov
8/31/2020
STAFFREPORT
Sylvan Road
2020-0203
APPLICANT/OWNER
SJA Reconstruction
Resubdivision of four existing lots on Sylvan Road
between Candy Lane and Argyle Road into two
newsingle-family residential building lots.
Lot #1 being +/-17,516sf, Lot #2 +/- 10,027sf in
zoningdistrict CD-3.R-7.
SECTION/BLOCK/LOT
USE
CD-3.R7
135.044-2-8
27,543 sq.
Vacant Land
One-Family Residential
Character District
135.052-1-18, 19 & 20
ft.
PMEETING
APPROVALS
COMPATIBILITY
No recent Planning Commission approvals.
Proposed development is within the
. “The goal for these areas is
to protect and enhance the existing low-density character of
the neighborhoods and to prohibit out-of-character
development and non-conforming structures.” (pg. 127).
The proposed residential subdivision complies with this
goal,while also preserving the existing religious use of the
property.
The proposed single-family subdivision is compliant with
the area & bulk dimensional regulations of the R7 District
and leaves intact the Synagogue, other existing buildings,
and most surrounding lands encompassing open space,
active recreation for children, parking, as well as the
existing Rabbi’s residence.
Zoning(CD-3.R7One-FamilyResidentialCharacterDistrict)
The Subdivision is proposed to meet or exceed CD-3.R7 Character District regulations.
SubdivisionPlan
• The Applicant proposes to create two (2) new residential lots between Candy Lane & Argyle Road. Lot 1 &
2 are shown on Drawing 1 of 6.
•The northern lot’s driveway will have a curb cutconnecting to SylvanRoad at the corner of Sylvan Road & Candy
Lane. The southern lot’s driveway will have a curb cut connecting to Sylvan Road at the corner of Sylvan Road &
Argyle Road with an 18-foot-wide private driveway on a separate lot.
Timeline
o Applicant to present at August 31, 2020 Planning Commission
meeting
Full EAF Part 1
provided
Civil Engineering; AKRF Report attached.
Transportation / Traffic Engineering; AKRF Report attached.
NYSDOT: None
Building Department: None
Fire Department: None
Police Department: None
•Referral to Traffic Commission
•SEQRA Categorization
•SubdivisionPlat Approval: Planning Commission & Board of Trustees. Also see NextSteps Below.
• Planning Commission to hold Public Hearing and review of Preliminary Subdivision layout
• Continue SEQRA analysis toward Determination of Significance.
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Environmental, Planning, and Engineering Consultants
34 South Broadway
Suite 401
White Plains, NY 10601
tel: 914 949-7336
fax: 914 949-7559
www.akrf.com
Memorandum
Eric Zamft, AICP, Curt LaValla, AICP, and Evan Breining; Village of Port Chester
To:
Elaine Du and Michael Beattie, PE, PTOE; AKRF
From:
August 25, 2020
Date:
SJA Sylvan Road – Traffic Review
Re:
Justin Seeney, PE; AKRF
cc:
This memorandum summarizes AKRF’s review of the following in connection with the proposed
resubdivision of four existing lots on Sylvan Road between Candy Lane and Argyle Road into two new
single-family residential building lots.
Site plan prepared by Federico Associates dated April 9, 2020
Short Environmental Assessment Form dated July 3, 2020
Subdivision Application dated July 3, 2020
SITE PLAN
The site plan dated April 9, 2020 indicates two new subdivided lots along an undeveloped portion of Sylvan
Road between Candy Lane and Argyle Road. Lot 1 is accessed via Candy Lane/Sylvan Road, and Lot 2 is
accessed via Argyle Road/Sylvan Road. The southern section of Sylvan Road is under the jurisdiction of
the Village of Port Chester, whereas the Candy Lane, Argyle Road, and Sylvan Road are under the
jurisdiction of the Village of Rye Brook. All of these roadways are local roadways, measuring
approximately 30 feet wide with a speed limit of 30 miles per hour.
The proposed driveways for Lots 1 and 2 are located over 50 feet away from the nearest adjacent driveways,
providing acceptable driver sight lines.
It should be noted that a portion of the Lot 1 driveway is located in the Village of Rye Brook.
TRAFFIC OPERATIONS
The proposed subdivision and two single-family homes would only generate approximately one to two
vehicular trips during a peak hour, and would likely not result in adverse impacts to traffic operations in
the adjacent roadway network.
However, more detail is needed on how the Lot 2 driveway will interact with the Sylvan Road/Argyle
Road intersection, including if any signage or hardscape will be used to notify drivers on Sylvan Road
they need to turn on Argyle Road. In addition, there is a concern on the sight distance between a
2 August 25, 2020
vehicle traveling east on Argyle Road to take a left into the project driveway and a vehicle traveling
north on Sylvan Road to take a left onto Argyle Road (see street image below).
Environmental, Planning, and Engineering Consultants
34 South Broadway
Suite 401
White Plains, NY 10601
tel: 914 949-7336
fax: 914 949-7559
www.akrf.com
ENGINEERING REVIEW & COMMENTS
Village of Port Chester, N.Y.
TITLE OF REVIEW:
SYLVAN ROAD SUBDIVISION
ORIGINAL PLAN DATE: April 9, 2020 LATEST REVISION DATE: N/A
DATE RECEIVED FROM PLANNING & ZONING : August 18, 2020
REVIEWED BY: _________________________________ DATE: August 26, 2020
Justin Seeney, P.E., AKRF, Inc.
Village Consulting Engineer
Forward to the Department of Planning & Economic Development
COMMENTS AND RECOMMENDATIONS:
1. Scope of Work Description: The site is located within the CD-3.R-7 One-Family Residence
Character District and is located north of the intersection of Sylvan Road and Argyle Road.
The applicant is proposing a resubdivision of 4 existing lots. Lot #1 will have access from the
corner of Sylvan Road and Candy Lane in the Village of Rye Brook. Lot #2 will have access
from the corner of Sylvan Road and Argyle Road in Port Chester.
2. Documentation Submittals:
a. Survey of Property dated July 20, 2020 prepared by TC Merritts Land Surveyors.
b. Preliminary Subdivision Plan dated April 9, 2020 prepared by Federico
Associates.
c. Full Environmental Assessment Form dated July 29, 2020 prepared by Frank A.
Sileo.
d. Subdivision Application dated July 29, 2020.
Sylvan Road Subdivision Engineering Review 2 August 26, 2020
3. Engineering Comments:
a. The Preliminary Subdivision Plan depicts a private driveway within the Sylvan
Road public right-of-way. Extension of the public street within the Sylvan Road
right-of-way may be required pending input from the Village Attorney and Planning
Department.
b. The proposed sanitary sewer line serving Lots #1 and #2 should be noted as a public
sewer and shall require Westchester County Department of Health approval for its
construction.
c. Applicant to secure will-serve letter for water service from Suez and provide a copy
to the Village. Extension of the public water main in the Sylvan Road right-of-way
may be required.
d. Applicant to provide back-up documentation regarding the right-of-way and/or
easement between Sylvan Road and Haines Boulevard.
e. A Stormwater Pollution Prevention Plan (SWPPP) will be required for final
subdivision approval. Additional stormwater infrastructure beyond the proposed
drywells may be required to meet the water quantity control requirements from the
New York State Stormwater Management Design Manual (NYSSMDM).
f. Design of infiltration practices and associated infiltration testing for drywells shall
be completed in accordance with the NYSSMDM. Two proposed drywells appear
to be located in areas with natural slopes greater than 15%, which is not allowed by
the NYSSMDM.
g. The Preliminary Plans appear to depict a grass swale and land grading on Tax Lot
135.052-1-44.1 (66 Haines Boulevard). Applicant to confirm construction activity
and any associated drainage easements on this property.
h. Applicant to secure approval from the Village of Rye Brook for the Lot #1 driveway
entrance. It would appear a portion of the Sylvan Road & Candy Lane right-of-way
(located in Rye Brook) drains onto the Lot #1 site via a 4-inch PVC pipe through
the existing curb, which directs stormwater towards the new dwelling. Additional
drainage infrastructure may be necessary to properly convey the right-of-way
stormwater runoff.