White Plains Urban Renewal Agency

THE CITY OF WHITE PLAINS Official Proceedings of the Common Council Vol. 100 City of White Plains, N.Y., September 8, 2014 No. 24 THE CITY OF WHITE PLAINS OFFICERS Mayor.... THOMAS M. ROACH Council President.... JOHN M. MARTIN City Clerk.... ANNE MCPHERSON ________ COUNCIL MEMBERS: Nadine Hunt-Robinson Milagros Lecuona John Kirkpatrick John M. Martin Dennis E. Krolian Beth N. Smayda The Adjourned Regular Stated Meeting of the Common Council called for Monday, September 8, 2014 at six thirty o'clock in the evening at the White Plains High School Auditorium, 550 North Street. Mayor Roach presiding and the following Members present: Mrs. Hunt-Robinson, Mr. Kirkpatrick, Mr. Krolian, Mr. Martin, and Mrs. Smayda. Absent: Mrs. Lecuona ________ The Mayor announced a public hearing in relation to the proposed discontinuance of a portion of Hathaway Lane between Ridgeway and Gedney Esplanade pursuant to Section 152 of the White Plains Charter and Section 29 of General City Law. Mr. Martin moved that the hearing be opened. Mrs. Smayda seconded the motion. Carried. The Mayor declared the hearing opened and asked if anyone wished to be heard. The Mayor granted the privilege of the floor as follows: Jack Harrington; Terence Guerrier; Diego Villareale; Graham Trelstad; Anita Giordano; Michael Kraver; Diana Schwatka; Jm Glover; Robert Stackpole; Garry Lkein; Sue Golden; Elissa Conoscente; Andrew Swanson; Anne Boboff-Hajal; Ann DeMartin; Guy Mounier; Frances Jones; Lester Levy; Jean Swanson; Joanne Dunphy; Harriet Baker; Ellen Pace; Peter Moses; Mary Manning; Cathy Bishop; Bob Friscia; David Kohl; Charles Diamond; Evelyne Klein; Elsie Lahrmann; Denise Berger; Richad Albert; Mary Merenda; Christina Lee; Patrick Austin; Nicholas Getaz; Steve Hamburg; Ruthmarie Hicks; Ghassan Antonios; Dan Seidel; Elizabeth Gesmundo; Michael Gesmundo; Rob Manger; Marie Silverman Marich; Anne Marie Encarnacao; Tara Wayne; Jasper Fugarino. Mounier; Frances Jones; Lester Levy; Jean Swanson; Joanne Dunphy; Harriet Baker; Ellen Pace; Peter Moses; Mary Manning; Cathy Bishop; Bob Friscia; David Kohl; Charles Diamond; Evelyne Klein; Elsie Lahrmann; Denise Berger; Richad Albert; Mary Merenda; Christina Lee; Patrick Austin; Nicholas Getaz; Steve Hamburg; Ruthmarie Hicks; Ghassan Antonios; Dan Seidel; Elizabeth Gesmundo; Michael Gesmundo; Rob Manger; Marie Silverman Marich; Anne Marie Encarnacao; Tara Wayne; Jasper Fugarino. Mr. Martin moved that the hearing be adjourned to September 29, 2014 at 6:30 p.m. at the Municipal Building, Common Council Chamber. Mrs. Smayda seconded the motion. Carried. ________ Communications received from Design Review Board, Planning Board, Commissioner of Parking, and Westchester County Planning Board. Mr. Martin moved that it/they be filed and spread in full upon the minutes. Mrs. Smayda seconded the motion. Carried. July 3, 2014 TO THE HONORABLE MAYOR AND COMMON COUNCIL OF THE CITY OF WHITE PLAINS Dear Mayor and Council Members: The Design Review Board, at its meeting on June 23, 2014, reviewed an application submitted on behalf of the French American School of New York for a Site Plan and Special permit application at 400 Ridgeway, White Plains, New York. OUTCOME: The Design Review Board reviewed this application and had the following comments. 1. Board recommends site plan approval. 2. Board approves architectural building concept(s) including materials. 3. Applicant to return with final design and developments for Site and Building when ready. ____ Norman DiChiara. Chairman Design Review Board ________ August 25, 2014 TO THE HONORABLE MAYOR AND MEMBERS OF THE COMMON COUNCIL SUBJECT: FRENCH AMERICAN SCHOOL - 400 RIDGEWAY - APPLICATIONS FOR SITE PLAN AND SPECIAL PERMIT APPROVAL FOR A PRIVATE SECONDARY AND ELEMENTARY SCHOOL, AND FOR DISCONTINUANCE OF A PORTION OF HATHAWAY LANE BETWEEN GEDNEY ESPLANADE AND RIDGEWAY SUBJECT: FRENCH AMERICAN SCHOOL - 400 RIDGEWAY - APPLICATIONS FOR SITE PLAN AND SPECIAL PERMIT APPROVAL FOR A PRIVATE SECONDARY AND ELEMENTARY SCHOOL, AND FOR DISCONTINUANCE OF A PORTION OF HATHAWAY LANE BETWEEN GEDNEY ESPLANADE AND RIDGEWAY At its June 17, 2014, July 15, 2014, and August 19, 2014 meetings, the Planning Board reviewed the applications by the French American School of New York (FASNY) for Site Plan and Special Permit approvals for a private secondary and elementary school, and for discontinuance of a portion of Hathaway Lane. The Board reviewed its November 2012 letter on the DEIS to the Common Council and considered the extent to which the proposed site plan addresses the comments and concerns expressed at that time. Some Board members also reviewed the Environmental Findings Resolution prepared for the Final Environmental Impact Statement to determine conformance of the proposed Special Permit and Site Plan with the Findings. The Board notes that FASNY incorporated into the revised plans many of the comments and recommendations made by the Board in its 2012 letter, and feels that incorporation of those comments has improved the plan. However, the Board feels that the proposed project is substantially different from the project that was proposed in the Draft Environmental Impact Statement, and that new, significant concerns have arisen, particularly with regard to traffic and circulation. FASNY's proposed relocation of primary access to the school from Ridgeway to North Street was done in response to the Common Council's finding that Ridgeway access would have significant adverse impacts that cannot be mitigated. The proposed discontinuance of Hathaway Lane, which FASNY has requested as part of its current application providing North Street access, presents new impacts that were not previously considered by the Planning Board. The Planning Board offers the following comments and recommendations on the proposed FASNY Site Plan and Special Permit applications and the proposed discontinuance of the portion of Hathaway Lane between Gedney Esplanade and Ridgeway. Discontinuance of Hathaway Lane Hathaway Lane provides the only direct north-south connection from Ridgeway to Bryant Avenue other than North Street and Mamaroneck Avenue, and its discontinuance will impact City of White Plains residents beyond the immediate neighbors in the Gedney Farms neighborhood. Most members of the Board believe that the closure will negatively impact the one house that has frontage on this portion the road, 57 Hathaway Lane. In addition, the Commissioner of Public Works and the Deputy Commissioner of Parking in charge of Traffic Engineering stated that it would be the only road discontinued in a residential neighborhood in at least 30 years. The Planning Board cannot support discontinuance of Hathaway Lane without a demonstration that it is the only option for achieving FASNY's goal of using North Street as the sole access to the site. The Board recommends that the Common Council consider such action to be a last resort, and further recommends that the Common Council ask FASNY to respond to the following questions: 1. What options were evaluated instead of discontinuance of Hathaway Lane? - Was a one way considered? - Were limitations on through traffic during school start and end times, and morning rush hour considered? Signage and/or physical barriers could be used to restrict use of the roadway during busy school times, while preserving use by residents at other times. - Was a pedestrian and vehicular bridge over the roadway considered? - Were limitations on through traffic during school start and end times, and morning rush hour considered? Signage and/or physical barriers could be used to restrict use of the roadway during busy school times, while preserving use by residents at other times. - Was a pedestrian and vehicular bridge over the roadway considered? 2. Was a cul de sac considered? This would allow 57 Hathaway Lane to retain road frontage. 3. How would the site plan change if Hathaway Lane were not discontinued? Transportation The Transportation Management Plan provides information on how school traffic will be controlled, and consequences for non-compliance with rules for transporting students to the school. The Board believes the proposed plan to mandate students take buses provided by their home school district does not have strong enough enforcement provisions. More importantly, FASNY needs a contingency plan in the event of failure of the proposed plan, which relies on surrounding school districts bussing students to White Plains. If those towns eliminate out of town bussing, the number of private passenger vehicles entering the site will dramatically increase. FASNY should consider this possibility, and develop a plan to accommodate it. The contingency plan may include chartering its own school busses. FASNY should develop a plan that provides incentives for encouraging car-pooling and ride sharing. It is not anticipated that many employees or students will use the Westchester County Bee Line Bus system for transportation. The closest existing bus stops on North Street and Mamaroneck Avenue, at almost a half mile in either direction, do little to encourage use of public transportation. FASNY should work with the Bee Line Busses to see if a stop can be added on the campus during the start and end hours of the school day to increase use of public transportation. Landscaping FASNY, at the request of City staff, the Planning Board, and others, has provided a 75-foot planted buffer along much of its property that abuts existing residences. The Planning Board would like the Common Council to incorporate measures to minimize noise and visual impacts to those neighbors, and offers suggestions below, and encourages the Council to add other protections it deems appropriate, to achieve that purpose. - The buffer should be planted before construction of each phase, where possible, to shield residents from noise and visual impacts related to construction. - In locations where topography will limit shielding provided by the landscape buffer, the vegetation should be planted on berms to increase the screening effect. - Additional planting should be provided around the parking lots. - The edge of the buffer area should be staked in the field to show the neighbors where planting will occur. - The size and species of plants within the buffer should be reviewed by DPW for height and screening effectiveness. - An arborist should review the adequacy of proposed tree protection measures. The sycamore trees on site and in the project vicinity are an important part of the character of the neighborhood, and should be protected. effectiveness. - An arborist should review the adequacy of proposed tree protection measures. The sycamore trees on site and in the project vicinity are an important part of the character of the neighborhood, and should be protected. - Landscaping can be used to direct pedestrians on the site, and to discourage access from anywhere other than the FASNY access driveway. Dense vegetation or bio-swales will discourage people from dropping off students on Ridgeway, Hathaway Lane, or Gedney Esplanade because they would obstruct pedestrian access to the school entrances. - Photo-simulations of the school should be made from residential property viewpoints, showing before- and after-construction views. Buffer landscaping should be shown in the photo-simulations in seasonal views, and over time, to show how the buffer will look upon installation and 10 years later, and possibly 20 or more years later. Conservancy - FASNY should provide a budget demonstrating committed resources for maintenance of the conservancy. The Common Council may want to require a performance and maintenance bond be provided by the Applicant, similar to bonds that have been provided on other projects to ensure that the necessary maintenance obligations are maintained over time. - The location of the fence-line along the conservancy and buffer area should be carefully considered. The Common Council may want to consider locating it within the buffer, or on the FASNY side of the buffer, so that abutting residents will see landscaping instead of a fence. - The Common Council should consider ways to minimize impacts to neighbors, particularly those on Murchison Place and Macy Avenue whose rear property lines abut the FASNY site. The Council should consider whether the bicycle path in certain segments should be located in the center of the Conservation Area instead of along the perimeter to maintain privacy for residents. School Construction and Operations - The DEIS proposed a school to accommodate enrollment of 1,200 students. The Environmental Findings found that a maximum of 950 students could be accommodated subject to all of the conditions contained in the Findings. The Special Use Permit application is for enrollment of up to 950 students, which is a 20 percent reduction in enrollment. The site plan application, however, is for a building that is 30,000sf larger than proposed in the DEIS. To increase the size of the buildings after reducing the enrollment is counterintuitive, and the Common Council should require FASNY to explain in detail, with a building by building (including current and prior proposal) comparison of the need for the larger buildings. A comparison to other private schools in the area should be made as well. - Trees should be tagged in the field now, to show which will remain, and which are proposed for removal. - Building footprints and at least the centerline of the proposed driveway should be staked now, so that residents can understand where the structures are proposed to be located. - Parking lot lighting should be bollards instead of 15-foot lamp posts. Any wall-mounted, or building- mounted lights, and lampposts used, should be shielded to prevent light spillage off-site. - The renderings of the school show views from grade level near the school. However, due to elevation changes in and around the site, the view may actually be of the roof of the building(s). FASNY should provide photo-simulations of the proposed buildings in views from the surrounding roadways and/or - Parking lot lighting should be bollards instead of 15-foot lamp posts. Any wall-mounted, or building- mounted lights, and lampposts used, should be shielded to prevent light spillage off-site. - The renderings of the school show views from grade level near the school. However, due to elevation changes in and around the site, the view may actually be of the roof of the building(s). FASNY should provide photo-simulations of the proposed buildings in views from the surrounding roadways and/or residences taking into account the topography of the site, in order to create accurate views of the school. - FASNY has stated that the school buildings and fields will not be used by non-school parties. This should be reflected in the Conservancy Master Plan and in the Special Permit and Site Plan. If the site is proposed to be used by FASNY during non-school hours, for such uses as summer camp or adult education, those uses should be identified and detailed for the Council. Other Comments and Recommendations - Because the proposed project is unfunded at this time, the Planning Board is concerned that if construction stops midway, the site could be left in poor condition. The Common Council should consider requiring FASNY to post a site restoration bond to be used in the event that construction is halted for a period exceeding one year. Use of bonds for this purpose has been done in the City. - FASNY should establish an internal complaint escalation process to ensure that complaints about the operation and maintenance of the school, including traffic and circulation, are addressed. Conclusion Most Board members believe that the Site Plan differs from the environmental review documents in significant ways, and is inconsistent with the Environmental Findings Statement in certain respects. The Board further believes that the closure of Hathaway Lane should be an action of last resort that should be withheld until the applicant demonstrates, to the satisfaction of City staff and the Common Council, that there are no other options that would achieve the objective of implementing the plan while limiting access to the school from North Street. The Board believes that the Common Council should require FASNY to respond to the questions and comments contained herein before approving any Special Use Permit and Site Plan applications. Planning Board members voting in favor of the motion to send the above comments were: M. Quinn, A. Cabrera, J. Durante, J. Ioris, L. Oliva, J. Westlund, and voting Alternate Member Andrew Berger (7); Opposed: None (0); Absent: None (0). Planning Board member Robert Stackpole recused himself from the discussion of this application. Respectfully submitted, ____ Michael Quinn, Chairman White Plains Planning Board TO THE HONORABLE MAYOR AND COMMON COUNCIL OF THE CITY OF WHITE PLAINS Re: #102 - French American School of NY - De-Mapping Hathaway Lane - Special Permits for School/Courts/Environmentally Sensitive Sites>/ul> The Department of Parking has received and reviewed the above-noted application. The Department of Parking has no objection to this application as it relates to the Municipal Parking System. Respectfully submitted, John P. Larson, Commissioner CWP - Department of Parking The Department of Parking has no objection to this application as it relates to the Municipal Parking System. Respectfully submitted, John P. Larson, Commissioner CWP - Department of Parking Date: July 7, 2014 ________ June 26, 2013 Anne M. McPherson, City Clerk City of White Plains Municipal Building 255 Main Street White Plains, NY 10601-2479 Subject: Referral File No. WHP 14-005 - French American School of New York Site Plan and Special Permit Approvals Official Map Amendment Dear Ms. McPherson: The Westchester County Planning Board has received a site plan, dated revised May 19, 2014, for the above referenced application. The applicant proposes to develop a new pre-kindergarten through high school campus consisting of several buildings, 348 parking spaces and several athletic fields on a 131.2- acre site formerly in use as the Ridgeway Country Club. In total, 276,310 square feet of building area is proposed. The site is located generally between Bryant Avenue (County Road 153), North Street (County Road 30) and Ridgeway with additional frontage on local streets. Main vehicular access to the site is proposed via North Street at a new driveway location opposite the driveway serving White Plains High School. The academic buildings, parking lots and athletic fields are shown to occupy 53.2 acres. The remaining 78 acres of the site are proposed to remain as protected open space as "Greens to Green Conservancy at FASNY." This conservancy would remain under FASNY ownership but would be publically accessible with proposed improvements such as walking trails, educational areas, community gardens and three small gravel parking areas. This project has been subject to an earlier review pursuant to the NYS Environmental Quality Review Act (SEQR) which resulted in a findings statement issued by the Common Council. At this time, the applicant is requesting site plan and special permit approvals to permit construction of the project, consistent with the findings statement. An official map amendment is also requested to discontinue Hathaway Lane as a public street between Gedney Esplanade and Ridgeway. The County Planning Board previously commented on the proposed development in letters dated September 21, 2011, October 11, 2011 and November 20, 2012. We have reviewed the current application under the provisions of Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code and offer the following comments: 1. Scope of review and findings . The County Planning Board has been impressed with the comprehensive review process that the City has conducted for this land use application. The record that is reported in the Findings Statement, adopted December 19, 2013, details an engaged and focused environmental review under the provisions of SEQR that identified potential adverse impacts - based on the comments of professional staff, involved and interested agencies, local officials and City residents followed by the exploration of numerous alternatives and mitigation measures. Several of the selected alternatives/mitigation measures were significant such as the relocation of the access driveway to North Street at the currently has conducted for this land use application. The record that is reported in the Findings Statement, adopted December 19, 2013, details an engaged and focused environmental review under the provisions of SEQR that identified potential adverse impacts - based on the comments of professional staff, involved and interested agencies, local officials and City residents followed by the exploration of numerous alternatives and mitigation measures. Several of the selected alternatives/mitigation measures were significant such as the relocation of the access driveway to North Street at the currently signalized intersection of North Street and the driveway for the White Plains High School. This result was made possible only with the applicant's willingness and ability to purchase an adjacent lot. We also note that our previous comments on the proposal have been satisfactorily addressed in either the SEQR Findings Statement or as part of the submitted site plan. 2. Consistency with County Planning Board policies . The proposal is consistent with the County Planning Board's long-range planning policies set forth in Westchester 2025– Context for County and Municipal Planning and Policies to Guide County Planning, adopted by the County Planning Board on May 6, 2008, and amended January 5, 2010, and its recommended strategies set forth in Patterns for Westchester: The Land and the People, adopted December 5, 1995, because it involves the reuse of an existing site of open space character that will allow a majority of the site to remain as open space. We especially note that the applicant has identified the proposed "Greens to Green Conservancy at FASNY" to be 78 acres of publicly accessible open space. This proposal will not only maintain the established character of this section of White Plains, it will create a major community asset at no public expense. The inclusion of such features as permeable pavement surfaces, green roofing and composting facilities is consistent with the Board's strategies for development and our earlier recommendations for the City and applicant to consider. 3. County road . Because a new vehicular driveway is proposed at an existing signalized intersection on North Street (County road CR 30), a permit for this work from the County Department of Public Works and Transportation under Section 239 F of the General Municipal Law is required. Pertinent drainage, utility, erosion control and curb cut details need to be provided at the time of Section 239 F submittal. The driveway is to be designed in accordance with current County, State and AASHTO standards. 4. Bee-Line bus stop . We recommend that the City request the applicant to contact the County Department of Public Works and Transportation to discuss whether improvements to service or to bus stops are warranted or desired. We note that Bee-Line bus stop #516 is located on North Street in the approximate area where the new driveway would be located. Thank you for calling this matter to our attention. Respectfully, WESTCHESTER COUNTY PLANNING BOARD Edward Buroughs, AICP Commissioner ________ The Mayor announced a public hearing in relation to the application submitted by the French American School of New York (FASNY) for a Special Permit for a "Private elementary and secondary school," at 400 Ridgeway on a site containing environmentally sensitive features as defined by Chapter 3-5 of the  ________ The Mayor announced a public hearing in relation to the application submitted by the French American School of New York (FASNY) for a Special Permit for a "Private elementary and secondary school," at 400 Ridgeway on a site containing environmentally sensitive features as defined by Chapter 3-5 of the White Plains Municipal Code; and a Special Permit for the accessory tennis court and basketball court structures thereon. Mr. Martin moved that the hearing be opened. Mrs. Smayda seconded the motion. Carried. The Mayor declared the hearing opened and asked if anyone wished to be heard. The Mayor granted the privilege of the floor as follows: James Cunningham; Graham Trelstad; John Botti; Michael Kraver; Sandy Zevon; Robert Stackpole; Robert Lodes; Anne Bobroff-Hajal; Charles Gagnon; Constance DeFillippis; Ron Rhodes; Laurie Kimmelstel; Frances Jones; Jean Swanson; Joanne Dunphy; Hugues O'Csay; Robert Pace; I.D. Luckower; Chris Munch; Padraic Lee; Ellen Lee; Mary Manning; Philip Remler; Paula Janis; Stephen Kass; Fiona Swerdlow; Tom Malmud; Marc Siegel. Mr. Martin moved that the hearing be adjourned to Wednesday, September 10, 2014 at the White Plains High School Auditorium, 550 North Street. ________ Communications received from Planning Board, Commissioner of Parking, Westchester County Planning Board. Mr. Martin moved that it/they be filed and spread in full upon the minutes. Mrs. Smayda seconded the motion. Carried. August 25, 2014 TO THE HONORABLE MAYOR AND MEMBERS OF THE COMMON COUNCIL SUBJECT: FRENCH AMERICAN SCHOOL - 400 RIDGEWAY - APPLICATIONS FOR SITE PLAN AND SPECIAL PERMIT APPROVAL FOR A PRIVATE SECONDARY AND ELEMENTARY SCHOOL, AND FOR DISCONTINUANCE OF A PORTION OF HATHAWAY LANE BETWEEN GEDNEY ESPLANADE AND RIDGEWAY At its June 17, 2014, July 15, 2014, and August 19, 2014 meetings, the Planning Board reviewed the applications by the French American School of New York (FASNY) for Site Plan and Special Permit approvals for a private secondary and elementary school, and for discontinuance of a portion of Hathaway Lane. The Board reviewed its November 2012 letter on the DEIS to the Common Council and considered the extent to which the proposed site plan addresses the comments and concerns expressed at that time. Some Board members also reviewed the Environmental Findings Resolution prepared for the Final Environmental Impact Statement to determine conformance of the proposed Special Permit and Site Plan with the Findings. The Board notes that FASNY incorporated into the revised plans many of the comments and recommendations made by the Board in its 2012 letter, and feels that incorporation of those comments prepared for the Final Environmental Impact Statement to determine conformance of the proposed Special Permit and Site Plan with the Findings. The Board notes that FASNY incorporated into the revised plans many of the comments and recommendations made by the Board in its 2012 letter, and feels that incorporation of those comments has improved the plan. However, the Board feels that the proposed project is substantially different from the project that was proposed in the Draft Environmental Impact Statement, and that new, significant concerns have arisen, particularly with regard to traffic and circulation. FASNY's proposed relocation of primary access to the school from Ridgeway to North Street was done in response to the Common Council's finding that Ridgeway access would have significant adverse impacts that cannot be mitigated. The proposed discontinuance of Hathaway Lane, which FASNY has requested as part of its current application providing North Street access, presents new impacts that were not previously considered by the Planning Board. The Planning Board offers the following comments and recommendations on the proposed FASNY Site Plan and Special Permit applications and the proposed discontinuance of the portion of Hathaway Lane between Gedney Esplanade and Ridgeway. Discontinuance of Hathaway Lane Hathaway Lane provides the only direct north-south connection from Ridgeway to Bryant Avenue other than North Street and Mamaroneck Avenue, and its discontinuance will impact City of White Plains residents beyond the immediate neighbors in the Gedney Farms neighborhood. Most members of the Board believe that the closure will negatively impact the one house that has frontage on this portion the road, 57 Hathaway Lane. In addition, the Commissioner of Public Works and the Deputy Commissioner of Parking in charge of Traffic Engineering stated that it would be the only road discontinued in a residential neighborhood in at least 30 years. The Planning Board cannot support discontinuance of Hathaway Lane without a demonstration that it is the only option for achieving FASNY's goal of using North Street as the sole access to the site. The Board recommends that the Common Council consider such action to be a last resort, and further recommends that the Common Council ask FASNY to respond to the following questions: 1. What options were evaluated instead of discontinuance of Hathaway Lane? - Was a one way considered? - Were limitations on through traffic during school start and end times, and morning rush hour considered? Signage and/or physical barriers could be used to restrict use of the roadway during busy school times, while preserving use by residents at other times. - Was a pedestrian and vehicular bridge over the roadway considered? 2. Was a cul de sac considered? This would allow 57 Hathaway Lane to retain road frontage. 3. How would the site plan change if Hathaway Lane were not discontinued? Transportation The Transportation Management Plan provides information on how school traffic will be controlled, and consequences for non-compliance with rules for transporting students to the school. The Board believes the proposed plan to mandate students take buses provided by their home school district does not have strong enough enforcement provisions. More importantly, FASNY needs a contingency plan in the event of failure of the proposed plan, which relies on surrounding school districts bussing students to The Transportation Management Plan provides information on how school traffic will be controlled, and consequences for non-compliance with rules for transporting students to the school. The Board believes the proposed plan to mandate students take buses provided by their home school district does not have strong enough enforcement provisions. More importantly, FASNY needs a contingency plan in the event of failure of the proposed plan, which relies on surrounding school districts bussing students to White Plains. If those towns eliminate out of town bussing, the number of private passenger vehicles entering the site will dramatically increase. FASNY should consider this possibility, and develop a plan to accommodate it. The contingency plan may include chartering its own school busses. FASNY should develop a plan that provides incentives for encouraging car-pooling and ride sharing. It is not anticipated that many employees or students will use the Westchester County Bee Line Bus system for transportation. The closest existing bus stops on North Street and Mamaroneck Avenue, at almost a half mile in either direction, do little to encourage use of public transportation. FASNY should work with the Bee Line Busses to see if a stop can be added on the campus during the start and end hours of the school day to increase use of public transportation. Landscaping FASNY, at the request of City staff, the Planning Board, and others, has provided a 75-foot planted buffer along much of its property that abuts existing residences. The Planning Board would like the Common Council to incorporate measures to minimize noise and visual impacts to those neighbors, and offers suggestions below, and encourages the Council to add other protections it deems appropriate, to achieve that purpose. - The buffer should be planted before construction of each phase, where possible, to shield residents from noise and visual impacts related to construction. - In locations where topography will limit shielding provided by the landscape buffer, the vegetation should be planted on berms to increase the screening effect. - Additional planting should be provided around the parking lots. - The edge of the buffer area should be staked in the field to show the neighbors where planting will occur. - The size and species of plants within the buffer should be reviewed by DPW for height and screening effectiveness. - An arborist should review the adequacy of proposed tree protection measures. The sycamore trees on site and in the project vicinity are an important part of the character of the neighborhood, and should be protected. - Landscaping can be used to direct pedestrians on the site, and to discourage access from anywhere other than the FASNY access driveway. Dense vegetation or bio-swales will discourage people from dropping off students on Ridgeway, Hathaway Lane, or Gedney Esplanade because they would obstruct pedestrian access to the school entrances. - Photo-simulations of the school should be made from residential property viewpoints, showing before- and after-construction views. Buffer landscaping should be shown in the photo-simulations in seasonal views, and over time, to show how the buffer will look upon installation and 10 years later, and possibly 20 or more years later. Conservancy and after-construction views. Buffer landscaping should be shown in the photo-simulations in seasonal views, and over time, to show how the buffer will look upon installation and 10 years later, and possibly 20 or more years later. Conservancy - FASNY should provide a budget demonstrating committed resources for maintenance of the conservancy. The Common Council may want to require a performance and maintenance bond be provided by the Applicant, similar to bonds that have been provided on other projects to ensure that the necessary maintenance obligations are maintained over time. - The location of the fence-line along the conservancy and buffer area should be carefully considered. The Common Council may want to consider locating it within the buffer, or on the FASNY side of the buffer, so that abutting residents will see landscaping instead of a fence. - The Common Council should consider ways to minimize impacts to neighbors, particularly those on Murchison Place and Macy Avenue whose rear property lines abut the FASNY site. The Council should consider whether the bicycle path in certain segments should be located in the center of the Conservation Area instead of along the perimeter to maintain privacy for residents. School Construction and Operations - The DEIS proposed a school to accommodate enrollment of 1,200 students. The Environmental Findings found that a maximum of 950 students could be accommodated subject to all of the conditions contained in the Findings. The Special Use Permit application is for enrollment of up to 950 students, which is a 20 percent reduction in enrollment. The site plan application, however, is for a building that is 30,000sf larger than proposed in the DEIS. To increase the size of the buildings after reducing the enrollment is counterintuitive, and the Common Council should require FASNY to explain in detail, with a building by building (including current and prior proposal) comparison of the need for the larger buildings. A comparison to other private schools in the area should be made as well. - Trees should be tagged in the field now, to show which will remain, and which are proposed for removal. - Building footprints and at least the centerline of the proposed driveway should be staked now, so that residents can understand where the structures are proposed to be located. - Parking lot lighting should be bollards instead of 15-foot lamp posts. Any wall-mounted, or building- mounted lights, and lampposts used, should be shielded to prevent light spillage off-site. - The renderings of the school show views from grade level near the school. However, due to elevation changes in and around the site, the view may actually be of the roof of the building(s). FASNY should provide photo-simulations of the proposed buildings in views from the surrounding roadways and/or residences taking into account the topography of the site, in order to create accurate views of the school. - FASNY has stated that the school buildings and fields will not be used by non-school parties. This should be reflected in the Conservancy Master Plan and in the Special Permit and Site Plan. If the site is proposed to be used by FASNY during non-school hours, for such uses as summer camp or adult education, those uses should be identified and detailed for the Council. Other Comments and Recommendations - Because the proposed project is unfunded at this time, the Planning Board is concerned that if construction stops midway, the site could be left in poor condition. The Common Council should consider Other Comments and Recommendations - Because the proposed project is unfunded at this time, the Planning Board is concerned that if construction stops midway, the site could be left in poor condition. The Common Council should consider requiring FASNY to post a site restoration bond to be used in the event that construction is halted for a period exceeding one year. Use of bonds for this purpose has been done in the City. - FASNY should establish an internal complaint escalation process to ensure that complaints about the operation and maintenance of the school, including traffic and circulation, are addressed. Conclusion Most Board members believe that the Site Plan differs from the environmental review documents in significant ways, and is inconsistent with the Environmental Findings Statement in certain respects. The Board further believes that the closure of Hathaway Lane should be an action of last resort that should be withheld until the applicant demonstrates, to the satisfaction of City staff and the Common Council, that there are no other options that would achieve the objective of implementing the plan while limiting access to the school from North Street. The Board believes that the Common Council should require FASNY to respond to the questions and comments contained herein before approving any Special Use Permit and Site Plan applications. Planning Board members voting in favor of the motion to send the above comments were: M. Quinn, A. Cabrera, J. Durante, J. Ioris, L. Oliva, J. Westlund, and voting Alternate Member Andrew Berger (7); Opposed: None (0); Absent: None (0). Planning Board member Robert Stackpole recused himself from the discussion of this application. Respectfully submitted, ____ Michael Quinn, Chairman White Plains Planning Board ________ TO THE HONORABLE MAYOR AND COMMON COUNCIL OF THE CITY OF WHITE PLAINS Re: #102 - French American School of NY - De-Mapping Hathaway Lane - Special Permits for School/Courts/Environmentally Sensitive Sites The Department of Parking has received and reviewed the above-noted application. The Department of Parking has no objection to this application as it relates to the Municipal Parking System. Respectfully submitted, John P. Larson, Commissioner CWP - Department of Parking Date: July 7, 2014 ________ June 26, 2013 Anne M. McPherson, City Clerk City of White Plains Municipal Building 255 Main Street White Plains, NY 10601-2479 Subject: Referral File No. WHP 14-005 - French American School of New York Site Plan and Special June 26, 2013 Anne M. McPherson, City Clerk City of White Plains Municipal Building 255 Main Street White Plains, NY 10601-2479 Subject: Referral File No. WHP 14-005 - French American School of New York Site Plan and Special Permit Approvals Official Map Amendment Dear Ms. McPherson: The Westchester County Planning Board has received a site plan, dated revised May 19, 2014, for the above referenced application. The applicant proposes to develop a new pre-kindergarten through high school campus consisting of several buildings, 348 parking spaces and several athletic fields on a 131.2- acre site formerly in use as the Ridgeway Country Club. In total, 276,310 square feet of building area is proposed. The site is located generally between Bryant Avenue (County Road 153), North Street (County Road 30) and Ridgeway with additional frontage on local streets. Main vehicular access to the site is proposed via North Street at a new driveway location opposite the driveway serving White Plains High School. The academic buildings, parking lots and athletic fields are shown to occupy 53.2 acres. The remaining 78 acres of the site are proposed to remain as protected open space as "Greens to Green Conservancy at FASNY." This conservancy would remain under FASNY ownership but would be publically accessible with proposed improvements such as walking trails, educational areas, community gardens and three small gravel parking areas. This project has been subject to an earlier review pursuant to the NYS Environmental Quality Review Act (SEQR) which resulted in a findings statement issued by the Common Council. At this time, the applicant is requesting site plan and special permit approvals to permit construction of the project, consistent with the findings statement. An official map amendment is also requested to discontinue Hathaway Lane as a public street between Gedney Esplanade and Ridgeway. The County Planning Board previously commented on the proposed development in letters dated September 21, 2011, October 11, 2011 and November 20, 2012. We have reviewed the current application under the provisions of Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code and offer the following comments: 1. Scope of review and findings . The County Planning Board has been impressed with the comprehensive review process that the City has conducted for this land use application. The record that is reported in the Findings Statement, adopted December 19, 2013, details an engaged and focused environmental review under the provisions of SEQR that identified potential adverse impacts - based on the comments of professional staff, involved and interested agencies, local officials and City residents followed by the exploration of numerous alternatives and mitigation measures. Several of the selected alternatives/mitigation measures were significant such as the relocation of the access driveway to North Street at the currently signalized intersection of North Street and the driveway for the White Plains High School. This result was made possible only with the applicant's willingness and ability to purchase an adjacent lot. We also note that our previous comments on the proposal have been satisfactorily addressed in either the SEQR Findings Statement or as part of the submitted site plan. 2. Consistency with County Planning Board policies . The proposal is consistent with the County Planning Board's long-range planning policies set forth in Westchester 2025-Context for County and Municipal Planning and Policies to Guide County Planning, 2. Consistency with County Planning Board policies . The proposal is consistent with the County Planning Board's long-range planning policies set forth in Westchester 2025-Context for County and Municipal Planning and Policies to Guide County Planning, adopted by the County Planning Board on May 6, 2008, and amended January 5, 2010, and its recommended strategies set forth in Patterns for Westchester: The Land and the People, adopted December 5, 1995, because it involves the reuse of an existing site of open space character that will allow a majority of the site to remain as open space. We especially note that the applicant has identified the proposed "Greens to Green Conservancy at FASNY" to be 78 acres of publicly accessible open space. This proposal will not only maintain the established character of this section of White Plains, it will create a major community asset at no public expense. The inclusion of such features as permeable pavement surfaces, green roofing and composting facilities is consistent with the Board's strategies for development and our earlier recommendations for the City and applicant to consider. 3. County road . Because a new vehicular driveway is proposed at an existing signalized intersection on North Street (County road CR 30), a permit for this work from the County Department of Public Works and Transportation under Section 239 F of the General Municipal Law is required. Pertinent drainage, utility, erosion control and curb cut details need to be provided at the time of Section 239 F submittal. The driveway is to be designed in accordance with current County, State and AASHTO standards. 4. Bee-Line bus stop . We recommend that the City request the applicant to contact the County Department of Public Works and Transportation to discuss whether improvements to service or to bus stops are warranted or desired. We note that Bee-Line bus stop #516 is located on North Street in the approximate area where the new driveway would be located. Thank you for calling this matter to our attention. Respectfully, WESTCHESTER COUNTY PLANNING BOARD Edward Buroughs, AICP Commissioner ________ On motion of Council President Martin, seconded and duly carried, the Common Council adjourned the meeting to Wednesday, September 10, 2014 at 6:30 p.m. in the White Plains High School Auditorium, 550 North Street. ________ Anne M. McPherson, CMC City Clerk