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Planning Board Minutes 02/25/03


A regular meeting of the Planning Board of the Village of Croton-on-Hudson, New York was held on Tuesday, February 25, 2003 in the Municipal Building.

        MEMBERS PRESENT:        Ann Gallelli, Chair
                                            Fran Allen
           Ted Brumleve
                                                Andrew Zelman

            ABSENT:                             Joel Klein

            ALSO PRESENT:                Daniel O’Connor, P.E., Village Engineer

1.  Call to Order:

The meeting was called to order at 8:00 P.M. by Chairman Gallelli.


Hudson National Golf Club – 40 Arrowcrest Drive (Sec. 67.15 Blk. 1 Lot 4) – Application for Amended Site Plan Approval (Proposal for a Welcome House)

Gregg Stanley, Superintendent of Grounds, and John Hamilton, a member of the golf club, were present for this application.

Chairman Gallelli stated that the public hearing tonight is for an Amended Site Plan for the Hudson National Golf Club.  The Applicant’s proposal is for a Welcome House to be located near the entrance drive to the clubhouse.  

Chairman Gallelli opened the public hearing.

The members of the public present for the golf club application were Theresa Arnold of 51 Finney Farm Road and Janet Nelson of 40 Finney Farm Road.  Chairman Gallelli suggested that Mr. Stanley describe to these residents the golf club’s proposal for a Welcome House.

Mr. Stanley stated that, during the golfing season, there are many people arriving at the property every day for a variety of reasons.  He gave, as examples, golfers who have made arrangements to play or use the driving range, caddies, and people making deliveries.  The purpose for the Welcome House would be to help people arriving at the club to get where they need to go.  The Welcome House would be located along the entrance road to the golf course very near the clubhouse.  Mr. Stanley stated that the exterior surface of the building would be a stone veneer with a slate roof.  He noted to the Planning Board that, from an architectural standpoint, the Welcome House has been designed to tie in to the structure (Starter House) that is already there.  The Welcome House would be rectangular in shape and would be 8’ x 10’ in size on the outside.

Ms. Nelson noted that it seems to be the case, from Mr. Stanley’s presentation/description tonight, that the neighboring property owners will not even be able to see the Welcome House, to which Chairman Gallelli said that this is true.  She noted to Ms. Nelson that the building being proposed would be located about 150’ inside the golf course property from the entrance on Arrowcrest Drive.       

Chairman Gallelli asked if there were any further comments from the public, to which there were none.  

Chairman Gallelli closed the public hearing.

Mr. Brumleve told the Applicant that, having reviewed the Applicant’s revised plan, he noticed that the grade modifications are no longer part of the site plan, to which Mr. Stanley said that this is correct.  He noted that the only grading that would be required is for the footings.  The building is being sited in such a way so as not to disturb the land.  

Chairman Gallelli proposed that this application for a Welcome House at the Hudson National Golf Club be approved.  She read aloud the draft resolution.  Chairman Gallelli noted to the Applicant the condition in the resolution regarding the three-year expiration date:  “In the event that this Amended Site Plan is not implemented within three (3) years of this date, this approval shall expire.”

Chairman Gallelli entertained a motion to approve the Amended Site Plan application for the Hudson National Golf Club.  The motion was made by Ms. Allen, seconded by Mr. Zelman and carried by a vote of 4 to 0.


Chairman Gallelli stated that, at the last meeting, she told the Planning Board members present that ShopRite was doing some interior renovations to their store.  ShopRite had submitted a Building Permit application to the Village Engineer’s office for these renovations.  Since then, the Village Engineer has spoken to the representatives from ShopRite, and it has been determined that ShopRite will need to submit to the Planning Board an Amended Site Plan application.  The Applicant is proposing to install some replacement lighting at the front entrance underneath the overhang, and another door is being created.  The Applicant’s architect has been in touch with the Village Engineer and will be coming in soon with a plan.

Chairman Gallelli stated that it is her understanding that the grocery store, “Zeytuna”, is going to sign a contract for the space next to CVS.  She thought that, with respect to the size of this store, it is (just) a small grocery.  Mr. Zelman asked if “Zeytuna” is a grocery chain, to which Chairman Gallelli stated that she thinks there is more than one store.  Chairman Gallelli told the Planning Board members that the property owner, Mark Giordano, will be back before the Planning Board with a proposal that is similar to the one the Planning Board talked about before.

Chairman Gallelli stated that the Little League is proposing to put up a concession stand, bathroom and storage room at Dobbs Park. The building being proposed will be under the control/jurisdiction of the Recreation Department.  Since this is a Village project, the Recreation Department is required to refer the project to the Planning Board and the Advisory Board on the Visual Environment (VEB) for recommendation(s).  

Chairman Gallelli referred the Planning Board members to the memorandum from Stuart Cohen of Environmental & Turf Services dated February 12, 2003.  In this memorandum, Dr. Cohen is making a recommendation that certain pesticides at the Hudson National Golf Course no longer have to be tested.  Dr. Cohen’s list consists of those chemicals/pesticides that were never used or  have not been used for three years and/or have had no evidence of exceeding their allowances.  Chairman Gallelli stated that the overall (five-year) monitoring program ends in August 2004.  She noted to the others that Dr. Cohen is also going to make a recommendation to amend the Environmental Management Plan (EMP), which will provide for situations that are not currently being addressed.   

Ms. Allen pointed out that the Planning Board’s intent was that if there were any new chemicals, there would be more (further) monitoring required.  She asked Chairman Gallelli when the decision on the monitoring would be coming up.  Chairman Gallelli replied that she thinks the Planning Board should wait to hear Dr. Cohen’s recommendations for the EMP before making any decision.  Ms. Allen stated that she is prepared to look into this matter.  She would be willing to go through the monitoring reports.

Chairman Gallelli noted to the others that, once Dr. Cohen sends his recommendations on the EMP, the Planning Board would want to act quickly.  There are financial obligations for the golf course depending on the decision regarding the pesticide testing.

Ms. Allen stated that she thinks the Planning Board should notice the public regarding this issue.  There was so much concern at the time the monitoring program was being established.  Ms. Allen stated that she would anticipate that there would be a very positive response about the program’s effectiveness since it was put in place.  Chairman Gallelli stated that it was understood at the time the program was set up that the testing would be for a five-year period.  She suggested that the Planning Board wait until it receives the recommendations from Stuart Cohen for the amendment(s) to the EMP.  

The Village Engineer stated that he thinks the golf club should still provide the Village with some kind of annual report, to which Chairman Gallelli replied that the Village does receive, and will continue to receive, annual reports from the Hudson National Golf Club.  Furthermore, for any new chemicals being used at the golf course, the Applicant is required to appear before the Planning Board.

Ms. Allen mentioned that there is a seminar coming up soon on the subject of storm water as it relates to construction activity, to which the Village Engineer stated that he has signed up for this seminar.
Chairman Gallelli stated that, for next week’s meeting, the agenda items would probably include the Finkelstein application; Kieran Murray’s application; the Little League referral; the DiVitto & Puff Steep Slope Hardship Permit referral; and Mark Giordano’s application.


The minutes of the Tuesday, December 3, 2002 Planning Board meeting were approved on a motion by Ms. Allen, seconded by Chairman Gallelli and carried by a vote of 4 to 0.

The minutes of the Tuesday, January 7, 2003 Planning Board meeting were approved, as amended, on a motion by Mr. Brumleve, seconded by Chairman Gallelli and carried by a vote of 4 to 0.

The minutes of the Tuesday, February 4, 2003 Planning Board meeting were approved, as amended, on a motion by Mr. Brumleve, seconded by Ms. Allen and carried by a vote of 4 to 0.


There being no further business to come before the Board, the meeting was duly adjourned at 9:00 P.M.

After the meeting was adjourned, the Village Engineer informed the Planning Board members that he had met earlier this evening with the architect, Peter Elkin, regarding the Finkelstein application. The issues/items discussed included landscaping/screening; drainage; and the exterior lighting being proposed.  The Village Engineer explained what they talked about at their meeting and showed the plans. An informal discussion on the Finkelstein application then ensued among the Board members.    


Sylvia Mills,


WHEREAS, the Planning Board held a public hearing on an Amended Site Plan application on February 25, 2003 for the Hudson National Golf Club, hereafter known as “the Applicant,” said property being located at 40 Arrowcrest Drive and designated on the Tax Map of the Village of Croton-on-Hudson as Section 67.15 Block 1 Lot 4; and

WHEREAS, the proposal is for a Welcome House (8’ x 10’) to be located near the entrance drive to the club house; and

WHEREAS, the Applicant submitted a Short Environmental Assessment Form (SEAF) dated January 31, 2003; and

WHEREAS, under the requirements of Local Law 7 of 1977, the Planning Board has determined that there will be no adverse impacts resulting from the proposed application that cannot be properly mitigated.

NOW, THEREFORE BE IT RESOLVED, that the Amended Site Plan application as shown on the plan entitled “Welcome House Site Plan,” dated January 30, 2003, last revised February 25, 2003, prepared by Ralph G. Mastromonaco, P.E., P.C., be approved.

In the event that this amended site plan is not implemented within three (3) years of this date, this approval shall expire.

                                                The Planning Board of the Village of
                                                Croton-on-Hudson, New York

                                                Ann H. Gallelli, Chairperson
                                                Fran Allen
                                                Ted Brumleve
                                                Joel Klein
                                                Andrew Zelman
Motion to approve by Ms. Allen, seconded by Mr. Zelman and carried  by a vote of 4 to 0.

Resolution accepted with the minutes of the meeting held on February 25, 2003.