Planning Board

City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 a PLANNING BOARD MEETING MINUTES for October 6, 2021 A regular meeting of the City Planning Board was held on Wednesday, O ctob er 6, 2 0 2 1, at 6:30 PM via ZOOM (https://zoom.us/) at which time the Board considered the following: ROLL CALL The Chairman introduced himself and indicated that the regular meeting of the Planning Board is being held via Zoom. The meeting will be live streamed via Facebook: CMVNY. The Chairman called the roll: In addition to Chairman Selsey, attending were the following Commissioners: Mr. Trolio, Ms. Gleason-Boncardo, Mr. Whites, Ms. Thompson-Njenga and Mr. Thompson. (Mr. Zamor was traveling and arrived at the meeting for the Item 4.4). Also attending Marlon Molina, Deputy Commissioner, Shanitra Lockett, Land Use Counsel and Bob Galvin, Planning Administrator. The Chair indicated that there was a quorum present and opened the meeting at 6:30 pm. The Chair indicated that the public comments for the applications before the Planning Board will be kept to no more than 3 minutes. The Planning Board will also accept written comments which will be made part of the record of the meeting. APPROVAL OF MINUTES The Chair asked if the Commissioners had an opportunity to review the minutes of September 8, 2021, and were there any corrections. There being none, the asked for a motion to approve the minutes. The motion to approve the minutes for September 8, 2021, was made by Commissioner Gleason-Boncardo, seconded by Commissioner Whites and carried with a vote of 6 – 0. 1 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 City Council Recommendation – Rezoning Petition The Chair read from the Code in regard to the City Council request for recommendations pertaining to rezoning petitions. In accordance with Article XI-Section 3 of the Zoning Code, “If any amendment is to be considered by the City Council, it shall be referred for review and report to the Planning Board, the Corporation Counsel and any other board (ARB), agency or official of the City which the City Council deems appropriate. The Chair read the description of the request for a recommendation for Item 3.1 Sammy Properties, Inc. 505 Gramatan Avenue – 8-story senior living facility w/56 units; waivers and variance required. (Section 165.30, Block 1019, Lot 14) The Chair read the following correspondence into the record: 1) John DiGiovanni, Fleetwood Citizen Society 2) Michael Justino, Fleetwood Neighborhood Association (Chair noted that the Association had three directors including himself absenting from the vote indicating non-support for the letter) 3) Vincent Ferrandino, Ferrandino & Associates, provided a memorandum summarizing comments regarding parking and traffic. 4) Series of emails among representatives of 505 Gramatan Avenue Project (Mr. Addesso, Mr. Abullah) and Mr. Vincent Ferrandino. The Chair noted that the purpose of this night’s review of the 505 Gramatan Avenue Project was to get more detail on parking and back up plans if the parking became an issue. The Chair asked the board members if they would agree to a special meeting just on this application. The Chair asked for a motion to adjourn the application and arrange for a special meeting date. Commissioner Gleason-Boncardo made the motion, seconded by Commissioner Thompson and carried by a vote of 6-0. The Chair asked the Planning Administrator to reach out to the applicants and Pat, Michael and Sam and arrange a date for a special meeting. Continuation of Public Hearing The Chair read the description on item 4.1 Case No. 8-2021 434 Gramatan Avenue (Section 165.38, Block 1162, Lot 2) in the RMF-15 zone The Chair indicated that the Applicant, CPD Group, is seeking site plan review for the Proposed Gas Station Alterations and the Renovation/Conversion of the Existing 1,939 sf Building from motor vehicle repair/snack shop into a Convenience Store. The C-Store 2 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 renovation/conversion will also require a special permit. The footprint of the existing building is not being expanded and will have 1,030 sf of net retail sales area. The Chair indicated that the Applicant’s Attorney, Mr. John Kirkpatrick, and CPD Group’s Project Manager are present to review the project. Mr. Kirkpatrick stated that the Applicant appeared at the ZBA meeting on September 20, 2021, and received the area variance for the front yard setback relative to the proposed canopy over the fuel pumps. Applicant also received a certificate of appropriateness from the ARB for the Canopy and C-store on August 25, 2021. Mr. Kviet reviewed the project. The existing building on the site contained two repair bays which is being converted to a convenience store. There is no need for the repair bays. The project is providing fuel pumps with a canopy. The c-store will be small containing 1,030 sf of net retail sales area. They have all of their approvals and now need the site plan and special permit approval from the Planning Board. Mr. Kirkpatrick reviewed the Narrative describing how the application meets all of the special permit standards. The Chair indicated that the draft resolution has been prepared and reviewed by the board members. He does not see any outstanding issues. He asked if the Board had any other questions. There being none, he requested a motion to close the public hearing. Commissioner Gleason-Boncardo made the motion to close the public hearing, seconded by Commissioner Thompson and carried by a vote of 6-0. The Chair made a motion to approve the site plan and special permit for 434 Gramatan Avenue, seconded by Commissioner Gleason-Boncardo and carried by a vote of 6-0. Continuation of Public Hearing The Chair read the description for item 4.2 Case No. 10-2021 65 West Second Street (Section 165.77, Block 3067, Lot 23 in the RMF-6.75. The Chair indicated the specific standards for the special permit for townhouses in the RMF-6.75 : 1) principal buildings shall be separated by a minimum of 18’; 2) minimum of 2,100 of lot area per dwelling unit; 3) useable open space building coverage of 500 sf per unit; 4) open space shall have a minimum dimension of 15’; 5) streetscape improvement plan required addressing improvements to sidewalks, public utilities, street trees, street furniture, and similar improvements. Applicant’s architect, Tom Abillama, reviewed the plans and application with the Board. 3 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 The Chair asked if there were any questions from the Board. There were no questions. The Chair asked Marlon if thee any members of the public who wished to be heard. Marlon indicated that there were no members of the public raising their hands. The Chair made a motion to close the public hearing, seconded by Commissioner Trolio, and carried by a vote of 6-0. The Chair made a motion to adopt the Negative declaration for the project at 62 West Second Street and approve the site plan and special permit for the Project, seconded by Commissioner Gleason-Boncardo and carried by a vote of 6-0. Continuation of Public Hearing The Chair read the description for item 4.3 Case No. 11-2021 1 Mount Vernon Avenue (Section 165.69, Block 1069, Lot 7) in CB (Commercial Business) with MVW-Corridor Overlay The Chair explained that the Applicant is seeking site plan/special permit approval for Proposed Gas Station Renovation with one new underground storage tank (UST) and two gas pump islands and Conversion of Auto Repair to Convenience Store at 1 Mount Vernon Avenue. The Planning Board on September 8, 2021, determined that the proposed action was a Type II action. The Chair indicated that the Applicant’s Engineer, Shahin Badaly, wil review the revised plans with the Planning Board. Mr. Badaly shared his screen and showed the site plan. He went throught the increased landscaping on the plan including the four different plantings closer to the sidewalk. He indicated the security cameras on the building. The videos will be retained for two weeks. He indicated the new sidewalks replacements per DPW standards. He noted that the lighting has been noted as 3000 Kelvin which is a warmer light. Commissioner Gleason-Boncardo asked about retaining the videos for 30 days instead of two weeks. Mr. Badaly agreed and pointed out the 4 locations of the security cameras. Commissioner Gleason-Boncardo asked about two other locations. Mr. Badaly indicated that he would add them. The Chair asked about the placement of the cultec chambers. Mr. Badaly indicated that the 4 cultec chambers could be placed between the loading area and the fuel pumps. Commissioner Trolio asked about the type of curbing and suggested granite. Mr. Badaly indicated that he would put a note on the site plans specifying granite for the curbing. 4 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 Mr. Badaly indicated that he would also replace the chain link fence at the rear with blocal aluminun fencing. He showed the Board photogapgs of the fencing. He will also show the runoff calculations as a note on the plans with design capacity of 6” per hour. Commissioner Thompson-Njenga asked about a traffic study. There are two different bus routes that go through this intersection. The Chair asked Commissioner Thompson-Njenga what she was hoping to get out of a traffic study. Are you looking for recommendations on safety issues? Commissioner Thompson-Njenga indicated that it is a very congested and with the bus stops and children going to school, concerned about pedestrian safety. Commissioner Thompson agreed and indicated that he has gone pass the site and it is very busy. Commissioner Gleason-Boncardo had a wide-ranging discussion on pedestrian safety, no turning lanes (that would cross over double yellow line), ingress and egress. She asked Mr. Badaly to share the site plan and discuss the ingress and egress from the site. Mr. Badaly suggested no left or right turn signage and ingress only from Lincoln. Traffic study will review and make recommendations. Mr. Badaly will review with the owner and arrange for a traffic consultant. He indicated that they have increased parking on the site and are providing 13 spaces where 11 spaces are required. Public – Sandra Stewart asked why we need another gas station. She went through all of the locations in the area. This is across from a restaurant, Lincoln Lounge. It is not necessary. Mr. Badaly responded pointing to the google map and showed where the other locations were. He also indicated that the property is an existing gas station – it is being upgraded and a small part (842 sf) of the existing building is being converted into a c-store. There were no other public comments. The Chair made a motion to close the public hearing, seconded by Commissioner Gleason- Boncardo and carried by a vote of 6-0 . 5 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 The Chair spoke about the traffic study indicating that it should review safety concerns, pedestrian and suggest mitigation for access in and out, review timing of the traffic signal and signage for turns out of the site. Mr. Galvin, the Planning Administrator, said that a draft resolution could be started, and any suggested traffic improvements could be incorporated onto the site plan and added as conditions to the resolution. Item 4.4 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. The Chair indicated that the Planning Board issued a Negative Declaration for this Project on September 8, 2021. The Planning Board also closed the public hearing for the 115 South Macquesten Parkway site plan on the same date. The Chair made a motion to have staff and land use attorney prepare draft resolution for the review and consideration by the Planning Board, seconded by Commissioner Gleason- Boncardo and carried by a vote of 6-1. (Commissioner Zamor abstained) Continuation of Public Hearing The Chair read the description for item 4.5 Case No. 12-2021 219 West Third Street (Section 169.21, Block 3014, Lot 32 and 23 in the CB (Commercial Business). The Chair indicated that the Applicant’s Architect is Tom Abillama who will review the application. He has also provided a short Narrative dated 10/6/21 on the changes made to the plans. Mr. Tom Abillama reviewed the changes to the revised plans. He indicated that he added downlights along the columns indicated on Sheet SP.004 and added a lighting legend. He also added security cameras on Sheet SP.002 and SP.004. He removed the large red awnings on Sheet T.001 and Sheet A-006. Finally, he added lighting and security camera details on Sheet SP.005. The security cameras will maintain the videos for a period of 30 days. This was included as a note on the plans. Mr. Addesso, the Applicant’s Attorney, addressed the Board and let them know that the owner has paid the taxes to date which were $11,260. Mr. Galvin, the Planning Administrator, confirmed the payment. He also asked Mr. Abillama about Commissioner Gleason-Boncardo’s comments on the previous application requesting that the videos from the security cameras be retained for 30 days. A note should be placed on the site plan indicating this. 6 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 Mr. Abillama agreed to retaining the security camera videos for a period of 30 days. He would place a note to that effect on the plans. The Chair asked if there were any additional questions from the Board. Public Comment – Ms. Sandra Stewart stated why is it necessary to build this on the south side. We do not need all of this. The Chair asked if there was additional public comment. There was none. The Chair asked for motion to close the public hearing. Commissioner Thompson-Njenga made the motion to close the public hearing., seconded by Commissioner Trolio and carried by a vote of 4-2 (Commissioner Thompson and Whites abstained with Commissioner Gleason-Boncardo absent). While Mr. Abillama was sharing his screen, Commissioner Zamor commented on the last speaker. He indicated that her concerns are valid. However, the Planning Board cannot control what a private property owner can propose on his property. The limitation is that the proposed use is allowed by zoning and the land use ordinance. The board has discussed recommending a moratorium to the City Council while the City conducts planning studies and reviews land use issues. This is where we are at this time. Mr. Abillama showed the building on his screen. Commissioner Zamor commented that the red band at the top of the building brings a lot of attention to the massing of the building. It should be toned down. After a discussion with the architect, he suggested a different color such as beige. The Chair asked if the application has gone to the ARB yet. Mr. Galvin, the Planning Administrator, stated that it has not yet gone to the ARB. He indicated that massing is under the authority of the Planning Board and is a site plan issue. Commissioner Zamor indicated that the color at the top band should be consistent with the rest of the building. This would not draw attention to the massing of the building. The Chair asked if there were any other questions. Commissioner Whites agreed with Commissioner Zamor’s comments. The Planning Board does not have more control over the application for the self-storage use in this location. He also agrees with Ms. Stewart regarding the self-storage facilities. There are a number of 7 City of Mount Vernon Meeting Date Planning Board Agenda October 6, 2021 these facilities close to this location. The area does not deserve Dollar Stores or self-storage facilities. The Chair asked Commissioner Zamor to confirm that he agreed with the change to a color consistent with the rest of the building. The Chair thought that the awnings were fine at the bottom of the building. Commissioner Zamor agreed that the top of the building is the issue. The Chair asked for a motion to have staff prepare a draft resolution for the Self-storage project at 219 West Third Street for the review of the Planning Board. Commissioner Thompson-Njenga made the motion, seconded by the Chair and carried by a vote of 4-2 (Commissioner Thompson and Whites abstained with Commissioner Gleason- Boncardo absent). There being no other business, the Chair made a motion to adjourn, seconded by Commissioner Thompson-Njenga and carried by a vote of 6-0. The meeting was adjourned at 9:20 PM. Bob Galvin, AICP Planning Administrator 8