Planning Board

MEETING MINUTES PLANNING BOARD REGULAR MEETING For March 3, 2021 A regular meeting of the City Planning Board was held on Wednesday Ma rc h 3, 2021 at 6:30 PM via ZOOM. ITEM #1 ROLL CALL Chairman called the roll: In addition to Chairman Selsey, attending were the following Commissioners: Mr. Thompson, Ms. Thompson-Njenga, Ms. Gleason-Boncardo, Mr. Whites, Mr. Trolio, and Mr. Zamor. Also attending Marlon Molina, Deputy Commissioner, Shanitra Lockett, Land Use Counsel and Bob Galvin, Planning Administrator. Chairman indicated that there was a quorum present and opened the meeting. ITEM #2 APPROVAL OF MINUTES • February 3, 2021 The Chairman asked if the Commissioners had an opportunity to review the minutes of February 3, 2021 and were there any corrections. There being none, the Chair asked for a motion to approve the minutes of February 3, 2021. Motion was made by Commissioner Whites, seconded by Commissioner Thompson and carried with a vote of 7 – 0. ITEM #3 PUBLIC HEARINGS New Public Hearing The Chair read the following Application: Case No. 3-2021 115 South Macquesten Parkway (Section 164.75, Block 1060, Lots 1, 2, 3, 6, 8, and 29) Located in the Mount Vernon West – Hub Transit Oriented zone (MVW-H). Request for Site Plan Review. 1 The Chair explained that this is a new site plan application for a Transit Oriented Development mixed use project in the new Mount Vernon West TOD zone (MVW-H) TOD zone. The applicant is the NRP Group. The Chair opened the public hearing and asked the Applicant to present the project. Ms. Janet Giris, the Applicant’s Attorney, indicated that the Planning Board review of the project under the MVW-Hub zone will commence with tonight’s public hearing. She introduced Mr. Jonathan Gertman, VP of Development for the NRP Group. Mr. Gertman indicated that the NRP Group, proposes a redevelopment project located on a 1.73-acre site at the intersection of Grove Street and South Terrace Avenue. The proposal will be constructed in one phase and consist of a multi-family, mixed use, mixed income transit-oriented development consisting of two residential towers containing a total of 315 residential units, approximately 4,800 sf of commercial space, 3,000 sf of amenity and non- profit space and a community/youth facility with 273 structed parking spaces and related infrastructure. He presented a powerpoint presentation which refreshed the Planning Board members on the new MVW Form Based code. The zone has different set of requirements for different building styles. The design of the Project uses a Tower on Podium style. Project is focused on the implementation of a visual design. He spoke about the criteria for review by the Planning Board. Mr. Steve Horton, Grandview Consulting, went through the background of the zoning effort and the other nearby projects such as the 22 West building. The proposed project will be 22 minutes from Grand Central. The site is completely in the TOD zone and is complaint with the new code. JMC is the engineering and traffic consultants for the project. Kenneth Plummer, Kensworth Consulting, was introduced. Mr. Plummer described his experience with other local TOD projects in Mount Vernon and the public/private Boys & Girls Club project in New Rochelle. He has consulted on the MVW TOD zoning. His focus is on community partnerships, minority involvement, workforce housing and job creation. Mr. German presented additional detail on the project including amenity/non-profit space, retail space on the ground floor which would also utilize the garage space. The project exceeds the open space requirements with 130 sf of open space per unit and provision of quality community space. Mr. David Gross, the architect, walked through the architectural details of the building. The building will be mixed income, workforce housing – incomes will range from 30% - 90% of AMI (Area Median Income). The second tower is on South Terrace and is lower than the first tower. The first tower with the podium is 13 stories high whereas 15 stories are allowed in the zone. The second tower is 9 stories high on South Terrace. The building will have a solid brick base. The architect showed the courtyard between the two buildings located on the podium level. 2 Mr. Plummer tied together all of the elements of the project. He focused on sustainability, the ability for the project to be constructed as a LEED certifiable building, rooftop solar installation, sanitary sewer capacity, flow monitoring to evaluate capacity and any necessary improvements such as relocating line. A County force main runs near the building. Other attributes include 23,000 sf of open space, workforce housing, new retail space, activation of the streetscape, increased lighting and activity will make the area safer, partnering with community groups such as Y-Cop, investing in youth, focusing on equity and empowerment initiatives. Project will also increase values of residential properties in the South Terrace area. The parking lot at the Metro North West train station is now closed with a reduction of ridership during the pandemic. The Chair asked about the trip generation study conducted by JMC. Diego Villareale of JMC described the trip generation analysis comparing pre-existing to proposed post construction conditions. The Chair indicated that there is a lot of development in close proximity along Macquesten Parkway such as 42 Broad Street (Fall 2021). He asked about intersections in the area and mitigation measures for traffic during peak hours. Mr. Villareale will look at other projects in the area and review against the City Council’s Findings Statement. Commissioner Thompson-Njgena discussed grocery shopping in the neighborhood and asked if the parking in the garage will accommodate retail parking. She also asked about school children generation. Mr. Plummer indicated that public school children generation will be provided using the same methodology from the DGEIS as well as the project’s fiscal impacts on the school district. He also indicated that he was meeting with the Board of Education. The Chair asked about the outdoor open space in the courtyard and what are the amenities. NRP addressed this indicating electric charging stations, other sustainable measures, fitness center, community gathering space, walking paths, landscaped streetscape and improved landscaped on the Macquesten Parkway median. Mr. Horton spoke about 42 Broad and the OSHA training and employment related to the building’s construction and operation after construction. Ms. Boncardo stressed that infrastructure is important and supports fire/police to service the development. The Chair thanked the applicant’s team and opened up the meeting to public comment. Public Comment Mr. Henry Wilson spoke about investing in youth services and there being not enough recreation facilities. 3 Mr. Andre spoke about Pilots, the school system, sewer system, infrastructure, no shopping in the area. Mr. Villareale of JMC discussed the project being able to make a connection to the County trunk main line which is near the project. The Chair mentioned the lack of shopping opportunities in the area. Mr. Gertman indicated that the area needs more residential density to create potential demand for a more vibrant retail environment. The buildings design includes setbacks to accommodate outdoor restaurant seating as well as the restoration of the Macquesten Parkway Promenade Avenue. Project includes wide sidewalks with a lot of glass transparency to reimagine the current environment. Commissioner Whites asked about the developer’s commitment to retail. They should look for local venders in the community. Mr. Plummer presented examples of co-working spaces with kitchens across the City Hall. Mr. Plummer reviewed Pilots and hat there are good and bad Pilot agreements. He highlighted the New Rochelle experience with Pilots. Mr. Gertman described the New Rochelle Pilots which are not fixed Pilots. He explained that as the revenue grows, the tax revenue increases. The Deputy Commissioner indicated to the Chair that there were no more public comments. The Chair indicated that the Planning Board should determine that the proposed action is a Type I action and asked for a motion to authorize the creation of a Notice of Intent for the Planning Board to be lead agency for this proposed action and circulate to involved and interested agencies. The Chair made the motion, seconded by Commissioner Gleason- Boncardo and carried with a vote of 7-0. The Chair indicated that the Applicant will be expected to provide an Enhanced EAF Part 3 evaluating their proposed project against the criteria of the MVW - TOD Form Based code. To assist the Planning Board in their review, staff will provide the City Council’s Findings Statement on the MVW- TOD zoning to the Board. The Chair adjourned the application to the April Planning Board meeting. Item #4 Administrative ACTION The Chair provided the explanation of the request from the City Council for the Planning Board recommendation for petitions for four rezoning applications. 4 The Chair indicated that Patrick Cleary, AICP (Cleary Consulting) is the planning consultant for the City Council. In this capacity, he has provided the Planning Board with a memorandum on each application. The memorandum follows the same format including a summary of the key points at the beginning of the memo and provides a description of the materials reviewed, the existing conditions, the proposed development and action, the impacts to be evaluated, and recommendations and, where appropriate, alternative approaches. The Chair described the first rezoning petition Vernon Commons, 65 W. Second Street - 8 townhouse units; variances also required. (Section 165.66, Block 2204, Lot 1&4) Mr. Jack Adesso, the Attorney for the petitioner, introduced the rezoning and the architect. who will share his screen and review the project with the Planning Board. Mr. Tom Abaillama, the architect, shared his screen and described the details of the project. The current zoning is RMF-6.75 (3 family zoning). The ZBA interpreted the attached townhouse units to be two units instead of three units. The architect described the variances required for the project. This includes dimensional variances for side yards, front yard and rear yard. It also needs variance for size of indoor parking spaces. The Project proposes to construct two 3-story townhouse buildings separated by a central courtyard driveway. The northern building would contain three 3-bedroom townhouses and the southern building would contain five 3-bedroom townhouses, for a total of 8 dwelling units. The subject property is a vacant and overgrown lot in the RMF-6.75 Multi- Family Residence zoning district. The Petitioner is proposing to rezone the site from RMF- 6.75 to RMF-15. It is noted in the memo that this would be the only parcel in this overwhelming RMF-6.75 District receiving such treatment. The design of the project consists of Tudor style buildings. The Planning Administrator asked if the petitioner has thought about asking or a text change from the City Council to clarify three units in attached townhouses. Pat Cleary indicated that the ZBA interpretation is not part of the rezoning petition and is not before the Planning Board. The Planning Board suggested that the applicant meet with Pat Cleary, Michael Zarin and Bob Galvin, the Planning Administrator to discuss another alternative to a rezoning. The Board mentioned again the possibility of a text change to clarify multi-family attached not to exceed three units per building. The Board generally liked the design and had no problems with massing. Commissioner Thompson believed that the project had too much massing for the area. Commissioner Trulio liked the project. 5 Applicant was to review alternatives with Pat Cleary and Michael Zarin and return to the Planning Board. The petition was adjourned to the Planning Board’s April meeting. The Chair described the second rezoning petition The Attic, 219 W. Third Street - five- story self-storage building with retail; variances also required. Mr. Jack Adesso, the Attorney for the petitioner, introduced the rezoning. He described the current property as being warehouse use. The project is zoned CB which allows warehouse and storage uses. He introduced the architect, Mr. Tom Abaillama, who will share his screen and describe the project. Project proposes to demolish the existing warehouse building and construct in its place a 5- story building containing 5,000 square feet of retail space on the ground floor, and 53,760 square feet of self-storage warehouse space on the 2nd through 5th floors. Sixteen at-grade parking spaces are proposed, accessed from a new curb cut onto S. 13th Avenue. An additional one-way travel lane is proposed behind the building from S. 13th Avenue to S. 14th Avenue that will provide access to a drive-thru window for the retail space. The building’s architecture reflects a clean modern aesthetic, and uncharacteristic for a self- storage facility, the upper floors are almost entirely clad in windows. The architect indicated that the retail space could include boxes, labeling with second space being a drug store with drive thru or a restaurant. Commissioner Whites asked about the market for self-storage facilities and requested a market analysis. The architect indicated that the proposed building would be designed to look more like an office building and eliminate a warehouse which has a negative aesthetic impact on the neighborhood. The Project will also add retail activity in a neighborhood which lacks such activity. The retail component would provide a positive tax increase for the City. Pat Cleary indicated that under the SEQRA review a market analysis can be included. Applicant should do the study sooner than later. Mr. Thompson agreed on need for a market study. The application was adjourned until the Planning Board’s April meeting. The Chair described the third rezoning petition 434 Gramatan Avenue - renovating gas station to accommodate a convenience store; variance also required. John Kirkpatrick, the petitioner’s Attorney, described the project. Tom Harry of the CPD Group will present the project. 6 Mr. Harry indicated that the proposal represents a face lift for the existing gas station. It will include new sidewalks, more landscaping, new canopy, peaked roof instead of flat roof for the converted C-Store,. Mr. Harry showed a number of examples of their gas station/C- Store renovations in the Westchester area. The site is located at 434 Gramatan Avenue, between William Street and Fleetwood Avenue, across from the Westchester Gardens apartments. The Site is occupied by a one- story, 1,939 square foot Mobil service station and snack shop. The gas station has 2 service bays and three gas pumps with 6 fueling stations. Large curb cuts access the Site from all three surrounding roadways. The Site is located across William Street from a Shell gas station and food mart. Both properties are in the RMF-15 zoning district. Gas stations and C- Stores are not permitted in this zone. Applicant proposes to renovate the existing building within the existing footprint to accommodate a convenience store. The garage doors will be replaced with a new store front. The existing flat roof would be converted to a pitched roof. A new 24’ x 52’ canopy is proposed above the fuel pumps, which would be replaced and upgraded. It is unclear if the underground fuel tanks will also be replaced. A new sidewalk, dumpster and mechanical equipment enclosures are also proposed. Commissioner Gleason Boncardo liked the examples and peaked roof architecture of several of the company’s renovations. Pat Cleary shared his screen and showed his review memo. He presented the concept of a special permit for the proposed use. He listed the special conditions relating to the special permit. The Chair asked the petitioner to walk the Planning Board through the traffic study of the project. The Traffic Study’s conclusions indicate that there is not anticipated to be differences between the existing situation and the situation after construction. The Chair indicated that ZBA variances should not be a problem. The Planning Board would support a special permit. The Chair asked Max Mahalak, the assistant Attorney with Michael Zarin, to develop recommendation based on the comments of the Planning Board. The Chair asked the Attorney to send the draft recommendation over to the Chair for review. The Chair made a motion to send the City Council a positive recommendation based on Pat Cleary’s review memo and comments made by the Planning Board, seconded by Commissioner Gleason-Boncardo with a vote of 7-0. The Chair described the fourth rezoning petition the Armory Terraces, 208 N. Fifth Avenue – 8-story senior living facility; waivers and variance required. 7 Mr. Jack Adesso, the petitioner’s Attorney, presented an overview of the Project. The subject property is located at 208 N. 5th Avenue, on the corner of North Street, across from The Armory and just southwest of the Columbus Elementary School, and 1 block west of Hartley Park. Site is 10,200 square feet in area and supports an existing 1 ½ story brick building that housed the Italian Civic Association. The existing building is in poor condition. Proposed action involves applying the RMF-SC Senior Citizen Housing Floating Overlay Zone to a 10,200 square-foot parcel of land that is currently located in the RMF-10 zoning district. The property is eligible for the RMF-SC zoning. The City Council would need to apply the property to the RMF-SC Senior Citizen Housing Floating Overlay Zone to implement the development of the proposed project. Mr. Adesso stated that the architect did not appear to be on the Zoom meeting and was not able to appear to discuss the project design. The Chair adjourned the application until the Planning Board’s April meeting. With no further matters before the Commission, the Chair made a motion to adjourn the meeting, seconded by Commissioner Gleason with vote of 7-0. Bob Galvin, AICP Planning Administrator 8