Planning Board

City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 MEETING MINUTES PLANNING BOARD REGULAR MEETING for August 2, 2023 A regular meeting of the City Planning Board was held on Wednesday, August 2, 202 3 a t 6:30 PM in City Council Chambers on the second floor of City Hall. Applicants and members of the public were permitted to attend and make public comment via in person attendance. The Chair read the meeting notice into the record then indicated that the roll call was the first item on the agenda. The Chair asked the staff to start the live streaming of the meeting on Facebook. ROLL CALL The Chair called the roll: in addition to Chairman Darryl Selsey, attending were the following Commissioners: Ms. Helene Thompson-Njenga, Mr. Charles Whites, Mr. Jamael Thompson and Mr. Frank Trolio (Mr. Trolio arrived after roll call and the Approval of Minutes). Also attending were Katherine Mella, Associate Commissioner, Maria Pace, Secretary to the Planning Board, Will Hyland, Senior Planner, and U. Nkechi Nwachukwu, land use counsel. The Chair indicated that there was a quorum present and opened the meeting at 6:30 pm. APPROVAL OF MINUTES The Chair asked if the Commissioners had an opportunity to review the minutes of July 12, 2023. There being no further changes, Commissioner Whites made a motion to approve the minutes for July 12, 2023, seconded by Commissioner Thompson and carried by a vote of 4-0. 1 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 PUBLIC HEARINGS Adjourned 3.1 Case No. PB-22-1: 24 Locust Lane (Section 159.81, Block 2032, Lot 2) in the R1-7 Zoning District. The Applicant requested an adjournment to the September Planning Board meeting to allow the City Engineer and consultants to complete a hydraulic modeling study and make a determination regarding how best to address drainage and stormwater retention issues. Continued Public Hearing 3.2 Case No. PB-23-1: 602 South Third Avenue (Section 169.47, Block 3105, Lot 1) in the Landscaped Industrial (LI) 7.5 District Regarding public notice, the Board previously received proof of mailing, proof of publication in the Journal News, and proof of initial sign posting for the application. The Board also received an Affidavit of Sign Posting stating that on July 17, 2023 a sign was posted at the site giving notice of the Planning Board’s August 2, 2023 meeting. The Board also received photographs showing that the sign posting on the property was updated providing notice of today’s meeting. The owner is Kovar Hill Associates, LLC represented by Mr. Tom Abillama, Architect. The subject property is in the Landscaped Industrial (LI) 7.5 Zone and is 1.20 acres. The facility is occupied by Commodore Construction Corp. Their business hours are M-F 7am-4pm, and the company also works two Saturdays a month from 7am-2pm. The application is for site plan review by the Planning Board for a two-story, 18,375-sf addition for manufacturing and office use at the rear of an existing two-story office and one-story warehouse at 602 South Third Avenue. The application also includes expanding the existing curb cut and driveway on East 7th Street and South 4th Avenue. A Stormwater management system is proposed for the site with 42 cultec chambers where none now exists. The Project is zoning compliant and will need ARB approval in addition to site plan review by the Planning Board. At the July meeting, the applicant and a representative from JMC Engineering presented their traffic study, and the applicant reviewed their revised site plans. SEQRA Determination – The Planning Board determined on May 3, 2023 that the project was an Unlisted action under SEQRA and assumed lead agency status at its July 12, 2023 meeting. After review of Part 1 and completion of Part 2 of the Environmental Assessment Form, the Planning Board issued a Negative Declaration for the proposed unlisted action 2 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 on July 12, 2023, thereby completing the SEQRA process. This application was sent to the Fire Department, the Police Department, the Water Bureau, the Commissioner of DPW, and the City Engineer. DPW and the City Engineer requested information on the plans for the tree on the south side of the property and the calculations for the volume of the existing sanitary and storm water before connecting and post construction. Additionally, they requested that the applicant check their calculations for storm water design and noted that curb cuts over 12 feet or more than 2 curb cuts on a property require City Council approval. Mr. Tom Abillama shared that they are providing a driveway to maintain the tree on the property and advised the Planning Board that he had met with Curtis Woods, the City Engineer. He said that the size remains the same but more cultec chambers were originally provided than needed and they are now proposing 27 cultec chambers. The Chair asked if there was only one curb cut. Mr. Abillama said yes but if another is needed, he would go to the City Council for approval. The Chair asked if there were any public comments. There were none. The Chair then asked for a motion to close the public hearing. Commissioner Whites made a motion to close the public hearing, seconded by Commissioner Thompson, and carried by a vote of 5-0. The Planning Board then discussed the draft resolution written for this application. All agreed that a correction should be made on page 4, item #3 to read “…proposed using 27 chambers…” rather than 42. The Chair then asked for a motion to accept the resolution with the correction. Commissioner Whites made a motion to accept the resolution with the minor correction on page 4, item #3, seconded by Commissioner Thompson, and carried by a vote of 5-0. Continued Public Hearing 3.3 Case No. PB-23-9 159 North Fulton Avenue (Section 165.55, Block 2057, Lot 27) in the RMF- 6.75 District. Regarding public notice, the Board previously received proof of mailing, proof of publication in the Journal News, and proof of initial sign posting for the application. The Board also received an Affidavit of Sign Posting stating that on July 15, 2023 a sign was posted at the site giving notice of the Planning Board’s August 2, 2023 meeting. The 3 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 Board also received photographs showing that the sign posting on the property has been updated providing notice of today’s meeting. Filomena & Ilda Tavares are the owners of a 17,128-sf subject property on the east side of North Fulton Avenue opposite Willow Place. The owner is represented by Mr. Ted D’Amore, Architect. The application is a proposal to subdivide a 17,128.3-sf lot with a 100' frontage to two lots of 50' frontage each. The lot with the present house and garage will be on the larger lot. Both lots meet the requirements for two-family dwellings in the RMF-6.75 zone as regulated in the R-2-4.5 district. The subject parcel sits in a neighborhood of predominantly two- and three-family houses on lots of 50’ x 100.’ The subject parcel is one of the largest in the neighborhood, at over 17,000 sf. The minimum lot size under R2-4.5 requirements is 4,500 sf. This proposal is for the lot with the existing house and garage to have 9,209.9 sf, more than double the requirement, and to have the vacant lot at 7,925.4 sf, more than 50% larger than the minimum requirement. No variances are required. The vacant lot is not proposed to be developed at this time by the owner. At the July meeting, the Planning Board requested a landscape plan from the Applicant. SEQRA Determination – The proposed action is an unlisted action under SEQRA. The Planning Board is the only interested agency and as such assumed Lead Agency status at its meeting on July 12, 2023. This application was sent to the Fire Department, the Police Department, the Water Bureau, the Commissioner of DPW, and the City Engineer. Fire Safety responded with the recommendation to install a sprinkler system. The Fire Department had no issues with the application provided that they have access to the site in the event of an emergency. The Police Department responded with no objections. DPW and the City Engineer provided comments regarding drainage and mitigation measures and sanitary and storm sewer calculations needed for any proposed home on the vacant lot. Mr. Ted D’Amore presented the landscape plan requested by the Planning Board at the July 12 meeting. He noted that there are no trees in the back or front yards on the proposed sub-divided lot but there are trees in the front of the original lot with the house. Mr. D’Amore also explained that the person who purchases the lot and builds a new home will need to address the City Engineer’s comments regarding the necessary storm water calculations. The Planning Board then reviewed the draft resolution prepared for this application. 4 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 Ms. Katherine Mella pointed out that the condition regarding the storm water calculations was already reflected in Section I, Item g in the resolution. The Chair asked for a motion to close the public hearing. Commissioner Whites made a motion to close the public hearing, seconded by Commissioner Thompson, and carried by a vote of 5-0. The Chair then asked for a motion to accept the resolution. Commissioner Whites made a motion to accept the resolution, seconded by Commissioner Njenga, and carried by a vote of 5-0. New Public Hearing 3.4 Case No. PB-23-10: 55 Bradley Avenue (aka One Wartburg Place) – (Section 165.42, Block 2160, Lot 1) in the RMF-SC Zone Regarding public notice, the Board has received: An Affidavit of Mailing stating that on July 18, 2023 notice was mailed to property owners within a 500-foot radius of the site and Affidavit of Sign Posting stating that on July 6, 2023 a sign was posted at the site giving notice of the Planning Board’s August 2, 2023 meeting. The Board also received photographs showing that the sign posting on the property provided notice of today’s meeting. Proof of publication was submitted showing that notice was published in the Journal News on July 18, 2023, and on July 19, 2023. The Applicant submitted an amended site plan application for the Independent Living facility (IL) on the Wartburg campus. The Applicant is represented by their legal team, Cuddy & Feder, and design professionals, Perkins Eastman and McLaren Engineering. The Applicant previously received site plan approval from the Planning Board for an 8-story building with 210 senior units and 135 parking spaces at grade and in a parking structure on September 8, 2021. The Applicant then received a one-year extension of the existing site plan on August 3, 2022. The amended site plan is generally similar to the prior approved plan with the exception that the Applicant now proposes 225 units instead of 210 units (an increase of 15 units) and has reduced the number of parking spaces to 84 from 135 spaces (a decrease of 51 spaces). Applicant’s drawings show the comparison of the building’s footprint between the amended and approved plans. The proposed footprint includes the shortening of the parking structure and narrowing of the east elevation. Additional landscaping will be included on the east side and at the entrance to the structure. Amended plans also show a roof terrace on the main building and a terrace and green roof on top of the parking structure at ground level. 5 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 The Applicant provided a new landscaping plan, sight view studies, shadows studies, elevations, exterior materials and façade treatment, and footprint comparisons. A revised Stormwater Pollution Prevention Plan (SWPPP) has also been provided. An updated Full EAF and Traffic Memorandum prepared by McLaren Engineering Group addresses the increase of 15 units and the reduction in parking spaces. The Traffic update analyzes the previous Traffic and Parking studies conducted in October 2019 and March 2021. The Applicant intends to improve the private transportation/shuttle services available to Campus residents with the addition of at least one (1) added vehicle in the fleet to support the proposed IL Building. SEQRA Determination: The Proposed action is an Unlisted action under SEQRA. Applicant has provided a Long Form EAF for the proposed action. The Planning Board declared its intent to assume Lead Agency status at its meeting on August 2, 2023. This application was sent to the Fire Department, the Police Department, the Water Bureau, the Commissioner of DPW, and the City Engineer. It was also referred to Westchester County Planning for GML review. Mr. William Null, attorney for Cuddy & Feder, verified that the traffic study shows that the addition of the 15 units will have minimal effect on traffic. Mr. Robert Lucas, the architect with Perkins Eastman Architects, explained that the larger units in the IL facility were reduced in size to create more smaller units. The biggest difference is that there will be bigger windows and projections to simulate outdoors (a result of COVID when people could not go out.) Mr. David Gentner, President & CEO of The Wartburg, said that the building footprint was changed to a more “loose” shape in order to shorten the walking distance for seniors to natural light areas. The Chair asked for more information regarding “green space.” Mr. Lucas explained that the previously approved plan also had a garage on the east side below street level, which has now been shortened to create an informal meeting green space with a paved outdoor terrace (60’ x 120’) to include chairs, tables, benches, firepits, etc. as well as outdoor seating for cafes. He went on to say that this facility is intended for able-bodied residents who are self-sufficient. The Chair asked if there would be a roof terrace on the main building. Mr. Lucas said they will use the existing roof for a sitting area to include tables and benches for residents to socialize and enjoy the great views. 6 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 The Chair asked about the height of the walls on the roof. Mr. Lucas said the railing and parapets are 3’6” and no one can walk to the edge of the roof. Commissioner Whites asked about the change to creating more units but reducing parking spaces. Mr. Gentner noted that most of the residents will not be driving, and that The Wartburg will be encouraging residents to give up their cars. As an accommodation to the residents, they will provide vehicles, including electric cars, that can be reserved when they need them. They also plan on offering shuttle service. Commissioner Thompson asked how many vehicles would be provided. Mr. Gentner stated 2-3 cars, with the hope that this number would address the need for resident transportation. The Chair asked if the parking spaces were just for residents. Mr. Gentner said yes, as there are very few staff working in the building. The Wartburg has downsized its staff so the current existing parking for employees will be adequate. The Chair asked about visiting hours. Mr. Gentner said that visiting hours are 24/7 as the building is independent living. Commissioner Whites stated that the Planning Board needs time to digest all this information and that more questions will come as a result of the review. Commissioner Thompson inquired about the sewer system analysis. Mr. Null responded that the Stormwater Pollution Prevention Plan (SWPPP) and plans will address those issues. The Chair then asked if there were any public comments. Ms. Dupree, a local resident, asked if there was any data indicating how many Wartburg residents would NOT be driving. She also asked if there would be separate areas for residents and employee parking. She is concerned that employees appear to be parking on neighborhood streets instead of their designated lot. She also questioned who will pay for sanitation if there are requirements to clean up around the property; what the timing of the traffic lights will be on Lincoln Ave.; and whether residents have to pay for parking. 7 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 Andrea Haye, another local resident, said she was pleased that additional units would be available for the elderly but was concerned that the height of the building will affect the trees and amount of sun light coming into the neighborhood. She also wanted to know what impact the new units would have on the sewer system; what mitigations will be in place if the streets are flooded; what is the affordability of the units—will they be affordable for people on fixed incomes; will the traffic increase on Lincoln Ave.; and will the construction increase current bottlenecks. Jillian, a local resident, wanted to know the duration of the building process and if there will be any traffic interruptions. Jason, a local resident, asked if there would be an acoustic study because he is concerned that the noise will be increased. Eric, a local resident, asked if there would be any additional entrances to the site. Javier, a local resident, asked if the project is tax exempt. Mark, Planning Engineer for McLaren Engineering Group, responded to some of the traffic comments including that there is existing visitor parking and there is an existing requirement of 0.2 spaces per dwelling unit for this zone. Mr. Null noted that additional parking spots are being added to mitigate off-site parking and also responded to the question regarding employees parking on the streets. He confirmed that it might be because street parking is closer to the building they work in than the employee parking lot. He said The Wartburg would work to remedy this by enforcing on-site employee parking. Mark acknowledged the existing flooding and drainage issues and that the project is required to meet SWPPP requirements. The site will provide various water quality benefits and there is a detailed design for sanitary issues that ties into the existing system. Mr. Gentner commented that acoustic studies were done and that loud noises occurred mostly at night, especially motorcycles. He also said that the building will rent at market rates, ~$5,000/month and up, but acknowledged that Mount Vernon does have a disproportionate amount of affordable housing units for seniors. The Chair then asked if The Wartburg could look at offering some affordable rents in the building if possible. Commissioner Whites asked about the duration of construction. Mr. Null said approximately 18 months to two years. He also added that the height of the 8 City of Mount Vernon Meeting Date Planning Board Meeting Minutes August 2, 2023 building is under 90’, basically the same height as the previously approved structure. He also reiterated that residents will pay for parking. Commissioner Thompson asked if The Wartburg uses a private carting company to collect the garbage. He also asked who the neighbors would go to if there was debris on the perimeter of the property. He asked about additional trees on the property. Mr. Gentner explained that Mount Vernon has a tree ordinance that they must comply with to enhance and improve the property. Mark said that the car traffic may increase to be 1 car every 12 minutes. Timing of the light signals would be something they would look into if the additional traffic included at least 100 trips. Mr. Null ended by saying that he intends to address more of the public’s and the Planning Board’s questions and concerns at the September meeting; that they will investigate the traffic study; and that The Wartburg property is tax exempt. The Chair noted that the next meeting is on Wednesday, September 6 beginning at 6:30 pm. The Chair then asked for a motion to adjourn this application to the September 6 meeting. Commissioner Whites made a motion to adjourn the application to the September 6 meeting, seconded by Commissioner Thompson, and carried by a vote of 5-0. There being no further business, The Chair made a motion to adjourn the meeting, seconded by Commissioner Trolio and carried by a vote of 5-0. The meeting was adjourned at 8:11 pm. Note: Work Sessions will be open to the public but closed to public participation subject to the Open Meetings Law, [Section 105 of New York State Public Officers Law, Article 7]. Note: Items listed on the agenda are subject to change and amendments and/or additions may be placed on the agenda. Maria Pace, Secretary to the Planning Board Bob Galvin, AICP, Planning Administrator 9