https://sleepyhollow.localarchives.org/files/original/d72b21e8ec77b88d53197a2aa09bbe33.pdf 6a220eb51c47da1a966e8531a743bec8 PDF Text Text i VILLAGE OF SLEEPY HOLLOW WATERFRONT ADVISORY COMMITTEE October 3. 2001 ' ' Vy^cP lhe meeting was called loordei by Richard Weiss, Chair at 8.04 p.m Piesent Absent Richaid Weiss, Chan man Kaiph Guilder man Teience MeGlynn Kann Adii Donald Stcvcr ^^£?/Vgn OCT | o m WLLAQj CLBRff Doug Maass George Lence Also Present Anthony DelVecchio (Recording Secretary) Announcements: None. Agenda: a) Minutes of June 2001 Meeting b) Doorley sub-division a) Minutes of June 2001 Meeting Ralph Gundeiman made a motion to appiove the minutes as submitted. Karin Adir seconded. It was unanimous. b) Doorley sub-division Michael Doorley is the applicant. He described the project in detail. It involves subdividing a large parcel into thiee conforming lots. Lot # 1 shown as a 150 x 150 would be subdivided into 2 lots 75x 75 each I here was an open discussion on the actual lot sizes a number of lots being created. Don Stevei asked the applicant why they were subdividing. Michael Doorley responded because if they ever want to sell, they would have the option to do so. He also stated that they have no intention to sell any lots at the present time Don Stever responded that the Village must assume that you will build in their decision concerning the LWRP The Chair referred policy 23,25 and 25B Don Stevei agreed �Ralph Gunderman explained the role of the LWRP to the applicant Don Stever stated that he does not feel to plot on Palmer Ave. is consistent with policy 23. He stated that the two lots on Highland are ok. He also stated that Palmer Ave. is a highly visible street for the V illage. Ralph Gunderman agreed with Don Stever He stated that the subdivision is inconsistent with policy 23. Don Stever stated that this subdivision could affect property values in Phillipse Manor. 1 he Chair referred to page II- 15 in the LWRP. The Chair asked the applicant if they had any comments. Michael Doorley spoke about Lot # 1. He staled that they are not visible from Palmer Ave. Don Stever agreed. Ralph Gunderman stated that he would vote on what is in front of him this evening. He also stated that he would find more consistency with one lot of 150-foot wide. Don Stever asked if the Miller House is split into two lots. Michael Doorley responded yes. He stated that the property falls between 75 and 150 feet. [here was an open discussion on the traffic on Palmer Ave The Chair referred to policy 23, 25 and 25B 1 he Chair stated that this property is the quintessential Phillipse Manor property. I errance McGlynn stated that he finds this application inconsistent with the LWRP. Karin Adir, Ralph Gunderman, Don Stever and the Chair agreed. It was unanimous (5-0). Don Stever stated that he has no problem with lots I and lot 1A on Highland Ave. with keeping Palmer Ave. intact. Ralph Gunderman agreed. He stated that he has no problem with a 150-foot lot on Highland Ave. The Chair agieed with Ralph Gunderman. Ralph Gunderman made a motion to adjourn Karin Adir seconded. It was unanimous. Adjourn at 9:08 PM to next meeting. Respectfully Submitted, Anthony DeiVecchio Waterfront Advisory Committee Meeting, October 3,2001 2 �Village of Sleepy Hollow Waterfront Advisory Committee 28 Beekman Avenue Sleepy Hollow, New York, 10591 CONSISTENCY FINDINGS Application for Subdivision - 247 Palmer Avenue The Waterfront Advisory Committee of the Village of Sleepy Hollow (the "Committee") reviewed, at its meeting on October 3, 2001, a proposal for the subdivision of the property located at 247 Palmer Avenue (the "Property"). Present at the meeting was Mr. Michael Doorley, the owner of the property, who responded to questions from the Committee. The Committee unanimously concluded that the proposed subdivision of the Property would not be consistent with the goals of the Sleepy Hollow Local Waterfront Revitalization Plan ("LWRP) and with the policies thereof. The Proposal The Property consists of approximately 1.5 acres, abutting Palmer Avenue to the south and Highland Avenue to the north. There is a two and one-half story stone residence and a separate stone garage situated on the Property. The proposed subdivision would create two lots abutting Highland Avenue, as well as one lot on the Palmer Avenue side of the Property, to the east of the remaining portion of the Property on which the residence and garage are located. Each of the proposed lots would have a frontage of seventy-five feet and would be approximately one hundred fifty feet deep, and would be conforming lots under zoning requirements of the Village of Sleepy Hollow. Consistency Findings Although correspondence from the owners of the Property asserts that they have no present plans to sell or build upon the subdivided Property, the Committee concluded that, since there could be no other realistic purpose for the subdivision other than to enable, at some time, construction at the site, it was appropriate and necessary for the Committee to consider the proposal as if it presently contemplated such construction. The Committee, in reaching its determination that the proposed subdivision would not be consistent with the LWRP, gave particular consideration to Policies 23,25 and 25B of the LWRP. POLICY 23 - PROTECT, ENHANCE AND RESTORE STRUCTURE, DISTRICTS, AREAS OR SITES THAT ARE OF SIGNIFICANCE IN THE HISTORY, ARCHITECTURE OR CULTURE OF THE STATE, ITS COMMUNITES OR THE NATION. POLICY 25 - PROTECT, RESTORE OR ENHANCE NATURAL AND MAN-MADE RESOURCES WHICH ARE NOT IDENTIFIED AS BEING OF STATEWIDE �SIGNIFICANCE, BUT WHICH CONTRIBUTE TO THE OVERALL SCENIC QUALITY OF THE COASTAL AREA. POLICY 25B - PROTECT OR ENHANCE THE FOLLOWING IDENTIFIED SCENIC RESOURCES AS AREAS AND VIEWSHEDS [citing Philips Manor as one of nine scenic landscape subunits]. The Committee observed that the Property is notable as one of the few remaining examples of the original Philipse Manor development style, which consisted of an "estate" setting with large residences on large properties. It was also noted that the Property sits at a sort of "gateway" to Kinglsand Point Park, the Philipse Manor Yacht Club, the Metro North Train Station and the Hudson Valley Writer's Center. The scenic assessment of the Philipse Manor subunit in the LWRP "Inventory and Analysis" section, cites, as the scenic component of this subunit, the following characteristics: "The residential neighborhood is laid out in a formal grid, and appears more open than the adjacent residential development in the Sleepy Hollow Manor subunit. The houses are designed in a variety of styles and are set in landscaped settings, with lawns, shrubs and garden trees combining with mature street trees to form a vegetative canopy that screens development from the adjacent U.S. Route 9 and the Hudson River. " . . . The formal grid setting of the residential neighborhood leads to long and wide vistas along the residential streets.... "The Philipse Manor subunit was also identified as part of the candidate Haverstraw Bays Park SASS. The subunit features a variety of contrasting housing styles set in a distinctive landscaped setting...." The Committee noted the comment in the "Analysis of Elements of Scenic Importance Within Sleepy Hollow" portion of the LWRP "Inventory and Analysis" section, that the LWRP scenic assessment had "considered how the many and varied scenic components of the subunits contribute to the aesthetic quality of the Village of Sleepy Hollow." Among the components utilized to identify the "salient characteristics of the landscape" of each subunit are "cultural character" and "views". The LWRP scenic importance analysis categorizes the Philipse Manor subunit as one of the "Identified Landscapes of Statewide Scenic Importance and Landscapes of Regional Scenic Importance", and advises that the identified areas "are afforded protection under Policy 25 of the Sleepy Hollow Local Waterfront Revitalization Program, which addresses the protection of overall coastal scenic quality." The goal of this protection is clearly articulated in the LWRP: "The Village of Sleepy Hollow is in a position, through the use of their LWRP and exercise of local land use authority, to protect and improve the scenic quality of the identified scenic resources within their municipal boundaries." Similarly, since Philipse Manor is identified as a candidate for inclusion the 2 �Haverstraw Bay SASS (Scenic Area of Statewide Significance), the LWRP scenic assessment specifically includes the Philipse Manor subunit as one of the areas of "very important scenic values of regional and local significance" and eligible for "a significant measure of recognition and protection" under Policy 25. Accordingly, the Committee concluded that to carve away three additional lots from the Property (with the presumed subsequent construction of three new residences) would irreparably impair the scenic value of the Philipse Manor subunit and, thus, would not be consistent with the policy of protection and enhancement of resources which contribute to the overall scenic quality of the coastal area (Policy 25) or of protection and enhancement of an identified scenic resource (Policy 25B). The Explanation of Policies applicable to Policies 25 and 25B explicitly recognizes that: "Activities which could impair, or further degrade scenic quality are . . . the addition of structures which because of siting or scale will reduce identified views or which because of scale, form or materials will diminish the scenic quality of an identified scenic resource." Similarly, the Committee determined that such a subdivision would irrevocably impair an historic resource of the Village, one of the last remnants of the original Philipse Manor development, and would, therefore, be contrary to the principals of enhancement of a site deemed to be of significance in the history, architecture and culture of the Village of Sleepy Hollow and the Philipse Manor community (Policy 23). Although no alternative subdivision proposal was before the Committee, the members of the Committee felt that it might be helpful to the Sleepy Hollow Planning Board if the Committee provided advice as to whether or not there might be another possible subdivision of the Property that would be consistent with the policies of the LWRP. After consideration, a majority of the Committee concluded that it could find that a subdivision of the Property that would result in one new lot, with a frontage of one hundred fifty feet frontage on Highland Avenue, would have a far less dramatic scenic impact on the Philipse Manor subunit and a much less damaging effect on the historic value of the Property to the Village and the community. Such a subdivision could be accepted as consistent with the LWRP. Village of Sleepy Hollow Waterfront Advisory Committee B ^r*L U / A> X Richard D. Weiss, Chairman 3 �Village of Sleepy Hollow Department of Fine & Life Safety MEMORANDUM TO: Planning Board Members Edward Lammers, Esq. David Smith Charles A. Manganaro Consulting Engineers FROM: Sonja Goldstein-Suss (914)366-5116 DATE: October 12, 2001 RE: Consistency Findings - Waterfront Advisory Committee Doorley - 247 Palmer Avenue - October 3,2001 The Chairman of the Waterfront Advisory Committee requested that I enclose the October 3,2001 Consistency Findings for the Doorley Application for Subdivision of 247 Palmer Avenue. The original has been filed with the Village Clerk. CC: James T. Margotta Angela Everett (original) Michael Doorley � 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 Waterfront Advisory Committee Minutes-2001 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_WATER_2001-10-03.pdf Subject The topic of the resource Waterfront Advisory Committee Minutes-2001 Date A point or period of time associated with an event in the lifecycle of the resource 2001 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text