https://sleepyhollow.localarchives.org/files/original/d4fb8a386ba4511fe683b6c832ff7388.pdf 4ea3988f905ba1dd763d1be4c690dd03 PDF Text Text REGULAR MEETING NORTH TARRYTOWN, NEW YORK MARCH 18, 1993 DRAFT A regular meeting of the Planning Board was held on Thursday, March 18, 1993 at 8:00 PM in the Village Hall, North Tarrytown, New York. Present: James Galgano, Chairman Steve Salman Roman Windas James Donovan Edward McCarthy Richard Ayers Absent: Ellen Tsangaris Also Present: James Margotta, Building Inspector Robert Spencer, Village Attorney Chairman Galgano called the meeting to order at 8 P.M. 1. Preliminary Hearing - Philipse Plaza. North Broadway-Store. The Architect for the project described the proposed building to be built on the site, stating it would be a mixed use building with commercial space on the first floor and office space on the upper level. The artchitect stated he would be appearing before the Zoning Board and would request a change in zoning. Frederick Clark Associates, Inc. presented a Preliminary Review of Philipse Plaza. Discussion followed regarding the status of Uncle Jerry's Deli and the retaining walls at the rear of the property. Mr.Windas stated that Antonio's Cabinetry had been granted approval as a separate building with a separate parking area. Any future construction on an adjoining parcel must stand on its own. He stated that Antonio's must have its own parking area and the new building should have its own. * Discussion followed. The Board asked to review the plot plan that had been submitted and approved for Antonio's Cabinetry. , The architect stated that all the buildings would have sufficient parking even if the two buildings were owned by different owners. 1 �Mr.Spencer noted that the property is located in the C-l zone. The C-l zone includes the following as permitted principal uses: stores and shops for retail business and personal or business services, and planned commercial development group. Offices are not permitted in the C-l zone. Hence, the applicant needs to obtain a zone change or obtain a use variance. Mr.Spencer further noted that the drawings for the proposed project did indicate that there would not be sufficient parking on the portion of the premises used for Antonio's Cabinetry unless the lots were merged and the entire property was considered a planned commercial development group. The drawings appeared to provide for sufficient parking for a planned commercial development group. The applicant needs to decide if the project is to be considered a planned commercial development group. Mr. Donovan moved, seconded by Mr. Windas to refer the matter to the Zoning Board for a use variance. Carried unanimously. 2. C M . Pateman. North Broadway-Informal Discussion on former Pickwick Post Property and construction of Car Wash. Mr. Pateman presented plans for a car wash on the portion of the former Pickwick Post Restaurant property on North Broadway. The former Pickwick Post property also includes residential lots on Gordon Avenue. The lots on North Broadway are zoned C-l commercial; the lots on Gordon Avenue are zoned R-4 for one and two family houses. Mr. Spencer stated the applicant did not have to split the residential lots from the commercial lots. There is a question whether a subdivision will be required for the undersized residential lots to build three houses on those lots. The permitted principal uses in the C-l zone include the following: gasoline service station and stores and shops for retail business and personal or business services. A gasoline service station includes a car wash as a permitted ancillary use. Mr. Spencer stated that in his opinion the proposed car wash could be considered a gas station under the Zoning Code, but that it could not be considered a store or shop for retail business or personal or business services. Section 62-19 of the Zoning Code requires a 300 foot separation between a gasoline service station and any public or private school, public library, museum, civic center, hospital, church, public park or playground, fire station or another gasoline service station. There are several gasoline service stations within 300 feet of the proposed car wash. Hence, the applicant must obtain an area variance. Mr. Pateman stated that the residential portion of the property would be a separate application. He stated that the car wash would occupy 20% of the lot whereas the zoning allows 60% coverage. 2 �Dr. Salman stated his concern about the traffic flow on Gordon Avenue which is a narrow street and the intersection of Broadway and Gordon Avenue. Mr. Pateman stated that a complete traffic analysis would be presented at the next meeting. Mr. Donovan stated he would like to see some other type of construction on the property, like a restaurant. Discussion followed regarding a change of zoning to allow other types of construction. Mr. Pateman stated that 80% of the water used will be recycled. He also stated that no area variances will be required. There will be no machines located outside the building. Mr. Windas moved, seconded by Mr. McCarthy, to set a Preliminary Hearing on April 15th. Carried unanimously. MINUTES: Dr. Salman moved, seconded by Mr. Donovan, to approve the Minutes of the meeting held on February 18th, 1993 as submitted. Carried unanimously. Discussion followed regarding fees to be paid by Mr. Rodriguez in the amount of $5,000. before Site Plan Review. Mr. Margotta was directed to notify Mr. Rodriguez to deposit the funds with The Village . Dr. Salman stated that the Board should petition the Board of Trustees to change the Zoning on Route 9 and Gordon Avenue from C-2 and C-l Business. Mr. Margotta was instructed to send a memo to the Zoning Board to inform them of the Board's feeling about the Petitioner's Application for a car wash. The Planning Board would like the Board of Trustees to upgrade the area with a change in zoning as they feel the area is becoming "gasoline alley". Mr. Spencer reported that he had reviewed the escrow account of Bedford Park and reported a $2,000. balance. After discussion, memo is to be sent to the Village Treasurer to give the Board a monthly accounting of all escrow accounts that pertain to the Planning Board. 3 �There being no further business to come before the Board, Mr. Donovan moved, seconded by Dr. Salman, that the same be duly adjourned. Carried unanimously. Respectfully submitted. Irene Amato Acting Clerk |] APR 2 01993 l i ! LJFPIJTY CLERK &"• ,-i \ 4 u . \v."-..i'>',"..-'..t, '' �FREDERICK P. CLARK ASSOCIATES, INC. David J. Portman. Planning/Development/Environment/Transportation Rye, New York and Southport, Connecticut Frederick E. Wiedle, AICP Howard I. Reynolds, PE AICP David H. Stolman, AICP 350 Theodore Fremd Avenue Rye, New York 10580 (914) 967-6540 Michael A. Galante Joanne P. Meder. AICP FAX (914) 967-6615 Jim Donovan, RLA, ASLA MEMORANDUM To: Village of North Tarrytown Planning Board Date: March 12, 1993 Subject: Preliminary Review of Philipse Plaza Introduction As requested, we have reviewed the application for the proposed Zoning Map amendment and site plan approval for a property of approximately 42,800 square feet located along the east side of North Broadway, opposite Philipsburg Manor and at the intersection of North Broadway and Pocantico Street, in the C-l Highway Commercial District. portions of the site are steep and the property currently contains two buildings. One building houses Antonio Cabinetry (a manufacturing use) and the other contains Uncle Jerry's Italian Deli (a delicatessen use). Antonio Cabinetry was the subject of a site plan application which was approved February 20, 1992, and received use and area variances. Proposal The applicant proposes to redevelop a currently unappealing and underutilized property with a more attractive two-story building. The applicant requests a zoning change for the subject property from C-l Highway Commercial to C-2 General Commercial in order to build a retail and office building (containing 4,400 square feet of retail and 6,000 square feet of office space), demolish the existing deli building (which the applicant requested to remain standing and in operation until the new building is complete) and continue the manufacturing use of the Antonio Cabinetry building. When complete, the buildings on this property will comprise a "planned commercial development group" as defined in the Village Code because of the single ownership of the two buildings and the "certain facilities in common, such as yards, open space, ... and parking areas." �Application The applicant has submitted the following plans: 1. Sheet 1, "Site Plan: Philipse Plaza, Village of North Tarrytown, New York," dated February 22, 1993, prepared by Contadino Architects; 2. Sheet 2, "Ground Floor Plan and Second Floor Plan: Philipse Plaza, Village of North Tarrytown, New York," dated February 22, 1993, prepared by Contadino Architects; and 3. Sheet 3, "Elevations, Philipse Plaza, Village of North Tarrytown, New York," dated February 22, 1993, prepared by Contadino Architects. Analysis and Recommendations 1. Zoning Map Amendment: The procedure that is required in order to amend the Zoning Map is contained within Section 62-53 of the Village Code. During its review of an application for rezoning, the Board of Trustees is required to refer the application to the Planning Board for a review and recommendation. The rezoning and site plan reviews can coincide if the Village so desires, although the rezoning resolution would have to precede the site plan resolution. Rezoning one relatively small property at the request of that property's owner to a zoning designation which is different than the surrounding zoning may be considered "spot zoning." Therefore, the Village may wish to consider rezoning a larger portion of the C-l District; for example, that portion of the C-l District opposite Philipsburg Manor, which might include this property and other properties in this section of the C-l District which are located on the east side of North Broadway between the Pocantico River to the north and the intersection with Pocantico Street to the southwest. The exact area to be recommended for rezoning would require further study. Although the Village's master plans recommend the continuation of automotive-related highway commercial development for this area, given the current economic climate and the value of Philipsburg Manor to the Village's image, such a rezoning might be expected to encourage attractive redevelopment of this area, which serves as the northern "gateway" to the Village's central business district. If, on the other hand, the Village determines that a rezoning is not appropriate, the applicant may try to obtain a use variance from the Zoning Board of Appeals for the proposed 2 �office use and any delicatessen, restaurant or other types of uses not permitted in the C-l District (general retail use is permitted in the C-l District). Zoning Standards; The building lot coverage maximum is the same in the C-l and C-2 Districts for planned commercial development groups. A planned commercial development group is permitted a maximum of 35 percent building lot coverage. The proposal complies with this standard. This project should be considered a planned development group since it fits the definition and since only one principal building would otherwise be permitted on what is considered a single parcel for zoning purposes. Obviously, the zoning standards as applied to this property will change if it is rezoned. If the zoning for the site is changed to C-2, the maximum permitted building height will be 45 feet (instead of 35 feet) and front yard setbacks will no longer be required for any commercial use. Also, there will be no minimum lot width or minimum lot size requirement for any commercial use. The principal uses permitted in the C-2 District which are not permitted in the C-l include banks, offices, restaurants, delicatessens, printing and publishing plants, taverns and bars, as well as those uses which are permitted in the R-5 Residence District. Antonio Cabinetry; The site plan approval for Antonio Cabinetry was for the conversion of an existing 8,800 square foot building. The applicant received the necessary area and use variances to operate a light manufacturing use in the C-l District. In its January 7, 1992 review of the variances, the Westchester County Planning Board recommended; "The Village should consider the practicality of the proposed parking layout. The current plan appears to have limited turnaround and aisle areas. The plan should be reviewed to ensure that cars will not be required to back out onto the State highway." Recognizing the limitations of the parking design, in a February 20, 1992 memorandum to the Village of North Tarrytown Planning Board, our firm recommended that: "any approvals that may be forthcoming with regard to the cabinetry shop application [should] be conditioned upon a requirement that the cabinet shop's parking area be reexamined whenever an application is made for the 3 �redevelopment of the remainder of the property. In this way, at some point in the future, it may be possible to improve upon the tight parking and circulation area shown on this plan." Parking; Thirteen of the parking spaces on the plan (the compact car parking spaces) are nonconforming in terms of size. The Zoning Code requires parking spaces to have a width of 9 feet and a length of 20 feet. Any variation from the Code standard to provide for compact car parking would require an area variance from the Zoning Board of Appeals. Further, signage should be provided which reserves these spaces for compact cars. Fifty parking spaces are required for this development and 50 are shown on the plan. The plan shows three of the 50 spaces as designed for handicap parking. Only two parking spaces need be designed for handicap use of the first 50 spaces required. The extra handicap space could be replaced with a standard parking space. One of the two handicap loading aisles may be removed and the two handicap spaces could share the remaining aisle. Circulation: The aisles in the parking area are only 20 feet wide, which is tight for good maneuvering and circulation. The location of the two loading spaces make it difficult, if not impossible, for an SU-30 truck to maneuver into and out of them. The sight distance for the entrance and exit driveways should meet New York State Department of Transportation standards. Due to sight distance and other conditions, a left turn into the southern entrance of the site may be unsafe. Street intersections and curb cuts on both sides of Broadway in the vicinity of the property should be shown on the plan in order to evaluate traffic safety issues such as circulation and conformance with the following Zoning Code standard in Section 62-22.C: "Entrance and exit driveways shall be located not less than twenty-five (25) feet from the corner of intersection streets, measured along the street lines." Buffers: To the east of the property is an R-4 Residence District. Section 62-9C(2) of the Code states that the required 5-foot buffer strip between non-residential uses and residential districts, "shall be in addition to any side or rear yard measurements" (emphasis added). The plan includes 4 �the buffer within the 20 foot rear yard. To correct this, the applicant should revise the plan to include the required buffer or the applicant may try to obtain an area variance from the Zoning Board of Appeals. Landscaping: The two proposed Sugar Maple trees shown on North Broadway should be changed to a type of tree better suited to survive well in urban conditions. Red and Norway Maples are able to withstand factors such as road salting and air pollution better than the Sugar Maple. Because of the location of the overhead wire, it may actually be preferable to use a smaller tree in those two locations, such as Flowering Pear, Hawthorne, Red Bud or Amelanchier. In addition, the islands in which these trees will be planted should be curbed in order to protect the trees. To further enhance the area, the Planning Board may want to request the addition of a tree on each side of the northerly access drive. Although they would be in the right-of-way, after careful review of sight distance considerations, the trees would most likely be found acceptable by the Department of Transportation. Another suggestion is to add a small tree on the island which shows a light fixture toward the south of the property, unless the tree will interfere with that fixture. The applicant may want to verify the availability of a Yellow Wood in the size specified. If there is a problem, the plan is more easily changed now than after approvals. The Planning Board may want to consider pedestrian circulation in this area and discuss the need for sidewalks. Environmental Review: According to Part 617.12 of the State Environmental Quality Review Act (SEQRA), the site plan and zoning change for the subject property constitute a Type I action. The reasons for this determination are that the action is located "substantially contiguous to" Philipsburg Manor (which is listed on the National Register of Historic Places and is also a National Historic Landmark) and the Hudson River Shoreline Critical Environmental Area. The applicant has submitted a short Environmental Assessment Form. According to SEQRA, the applicant must submit a full Environmental Assessment Form for a Type I action. A Type I action is required to undergo a "coordinated review" by the Involved Agencies. Either the Village Board of Trustees (as the approving authority for a zone change), the Planning Board (as the approving authority for the site plan), 5 �or the Zoning Board of Appeals (as the approving authority of any variances) may be the Lead Agency. It is most likely that the Board of Trustees or the Planning Board would become the Lead Agency. The application may require approvals from County, State and other agencies which, although also eligible to become the Lead Agency, usually do not declare their intent to do so. The applicant should list the other required approvals on the full Environmental Assessment Form. Referral; According to the Westchester County Administrative Code Section 451, public hearing notices must be sent to the Westchester County Planning Board regarding actions including review of zoning amendments: "when such hearing is in connection with (1) the proposed ... amendment of a zoning ordinance or the proposed issuance of a special permit or use permit changing the use classification of property located within such municipality ... •• Additionally, the New York State General Municipal Law, Article 12-A requires the referral to the County Planning Board of actions including review of site plans and variances within 500 feet of any state highway (North Broadway is a state highway). Further Information; To assist in its review of this application, we recommend that the Planning Board request the following information from the applicant: •Survey of existing property, including topography (at two or five foot intervals), existing retaining walls and other structures. •Proposed grading plan and description of erosion control measures. •Information to describe how the Deli will function throughout construction (e.g., circulation and parking). •Location of neighboring structures (and uses). •Tax parcel lines for the subject property. Jim Donovan, ASIA, Vice President/Environmental Planning Michael A. Galante, Vice President/Transportation Susan J. Portman, Associate/Planning William T. Regan, Village Administrator Robert W. Spencer, Esq. James T. Margotta, Building Inspector Joseph A. Gulino, PE Louis Contadino, AIA 6 �Approyved\ with respect to substance and form: Village' AttorfieY Dated: f>4 Approved by the Planning Board '/>s<y> *& Lairman or Acting Cha^yman )ated: 3fas fo3 Filed with Village Clerk Clerk or (Pepujty Clerk Dated x^ /<ZC ^-L». / g'yau Date of Meeting /ff^> � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-1993 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_1993-03-18 Subject The topic of the resource Planning Board Minutes & Resolutions-1993 Date A point or period of time associated with an event in the lifecycle of the resource 1993