VILLAGE OF CROTON ON HUDSON, NEW YORK
PLANNING BOARD MEETING MINUTES – TUESDAY, JULY 26, 2005
A regular meeting of the Planning Board of the Village of Croton-on-Hudson, New York was held on Tuesday, July 26, 2005 in the Municipal Building.
MEMBERS PRESENT: Ann Gallelli, Chairman
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.
2. NEW BUSINESS:
a) Bai/Chan – 1320 Albany Post Road – (Sec. 67.14 Blk. 3 Lot 13) – Application for a Minor Site Plan Approval to Construct a Single-Family Dwelling
Steve Nemiroff of Perri Logan Equity, Inc. was present to represent the Applicant.
Chairman Gallelli stated that it is her understanding that the property at 1320 Albany Post Road has an old house on it already, which is being torn down to construct the new (proposed) house.
Mr. Nemiroff told the Board members that the homeowners’ original intention was to renovate the existing house. They hired an engineer and an architect to come up with a plan. It was ultimately determined, after attempting to develop a plan to renovate the house, that the foundation of the house would not withstand such a renovation. Mr. Nemiroff stated that the homeowners have applied for a demolition permit and have been granted the permit.
Ms. Allen asked about the history of the property. The Village Engineer said that he did not know the history but was told that the existing stone house was built in the 1920’s. Mr. Nemiroff reiterated that the stone foundation of the existing house is not stable enough to withstand the renovation, which was originally proposed.
Chairman Gallelli told the Applicant that the Village Engineer has reviewed the Applicant’s plans. He (the Village Engineer) noted to her earlier today that the dry well being proposed is within the 120-foot wetlands setback area.
The Village Engineer stated that the dry well would have to be moved outside the setback area; otherwise, the Applicant would have to go before the Water Control Commission for a Wetlands Activity Permit. The Village Engineer stated that the copper water line is also within the wetlands buffer area. Mr. Nemiroff stated that the homeowners’ intention is to connect into the municipal water main, which is off the property. The Village Engineer stated again that the way the service line is being run, it is going into the wetlands buffer. He suggested that the Applicant should run the line outside the buffer area and then into the street where it would connect into the municipal water main. Mr. Nemiroff told those present that he did not foresee any problem in making the suggested change in
location to the dry well and water line.
Ms. Allen wanted to know, with the exception of the soil stockpiling area, what land would be disturbed on the property. Mr. Nemiroff stated that the new house is being set up so as to stay within the “confined” area of the old house. It works out perfectly well for the homeowners to have the new house in that location. Mr. Nemiroff added that the homeowners do not plan to disturb the site except in the area which is necessary for the new circular driveway going around the house. Mr. Nemiroff noted that there are some evergreen (pine) trees along the driveway path, which would be pruned but not taken down.
Mr. Kehoe asked if the Planning Board would be seeing a plan showing the trees that are to be removed or if, instead, such a plan would come to the Village Engineer’s Office. The Village Engineer stated that when the homeowners apply for a building permit, an analysis of the trees would be performed to see if a tree permit is required. He did not think that a tree permit would be required in this case. Chairman Gallelli noted to the Applicant that if there were going to be a lot of clear cutting of land, the Planning Board would want to see a tree survey. She noted further that the Planning Board would also ask that the Village’s environmental consultant become involved with the project at the time that the building permit application is filed.
Mr. Nemiroff stated that 99% of the trees on the property are going to remain. The only tree removal is going to take place on the driveway end of the property.
Mr. Kehoe wanted to know what circumstances would trigger the requirement for a tree permit. The Village Engineer told Mr. Kehoe that a tree permit is required when a tree is more than 8 inches in diameter and/or when a tree is situated in an area that is more than 25% slope.
Chairman Gallelli suggested that since the Applicant is going to provide a new (revised) plan showing the dry well and tap outside the wetlands area(s), the Applicant could, at the same time, provide a plan showing the trees to be saved and to be removed. Mr. Nemiroff did not foresee any problem in providing a tree plan. He told the Board members that the Applicant is in the process of having a tree survey prepared.
Chairman Gallelli asked if the Planning Board had any questions on the engineering plans prepared by Ralph Mastromonaco’s office, to which there were no questions.
Mr. Nemiroff distributed to the Board members pictures showing two possible types of stones to be used for the façade of the house. The homeowners would have a choice between the two types of stone. The stone façade would be on the front part of the house only.
Mr. Nemiroff noted that the soffiting would be done in plywood, not vinyl. All wood treatment is 5/4 inch thick.
Mr. Nemiroff stated that the architectural drawings were prepared by Northern Design & Building Associates, Ltd., which is an architectural organization that supplies building materials. Mr. Nemiroff noted that the garage doors are from a secondary source (supplier). Mr. Nemiroff stated that the decking around the back of the house is done in 5/4-inch cedar. The balusters, railings, etc., are also cedar. All bay windows are going to have copper roofs.
Mr. Nemiroff noted to the Planning Board that the homeowners are saving all the stone from the old house that comes apart properly (does not break apart). They hope to be able to use this stone in the future. The house now being proposed is going to have vinyl siding on three sides. The vinyl siding is “Certainteed Monogram,” which is a higher line of vinyl siding. The homeowners’ intention, if they can afford to do it sometime in the future, would be to remove the vinyl siding and replace it with the stone from the old house.
Mr. Nemiroff stated that the front gates are going to remain. The pillars may have to come down if the entranceway is too narrow for the construction equipment to get through.
Chairman Gallelli asked when the homeowners anticipate starting construction, to which Mr. Nemiroff replied that, if approved by the Planning Board tonight, the plans, which have been signed and sealed by the architect, would be delivered to the Village Engineer’s Office next week.
Chairman Gallelli asked the Planning Board members if they wanted the Applicant to come back to the Planning Board next week with revised plans, or if it would be sufficient for the Applicant to provide the revised drawings to the Village Engineer’s Office. The revised plans would show the proposed dry well and copper water piping out of the wetlands buffer area. The plans would also identify the trees to be saved and to be removed. The Planning Board decided that it would be sufficient to provide the revised plans to the Village Engineer’s Office.
Chairman Gallelli entertained a motion to approve this Minor Site Plan application with the conditions discussed tonight. The motion to approve was made by Mr. Burniston, seconded by Ms. Allen and carried by a vote of 4 to 0.
b) Steven Geoffrion – 187 Grand Street – (Sec. 68.17 Blk. 1 Lot 45) – Application for a Minor Site Plan Approval to Construct a Two-Family Dwelling
Steven Geoffrion, owner of the property, and Alex Dreyser of RDS Design were present.
Mr. Dreyser stated that the property in question is the vacant lot on the corner of Grand Street and Church Street.
Mr. Dreyser stated that Mr. Geoffrion’s property is considered a “small lot” under the Existing Small Lots provision of the Village Code. The property had been owned by the Mamone family since 1953. The lot in question had been “individually and separately owned” by the Mamone family and therefore meets the requirements of the Existing Small Lots provision.
Chairman Gallelli noted that, unless the Applicant has with him tonight, additional information on prior ownership of the adjacent lots, there are pieces of information, which would be found in the deeds, that still need to be provided. Mr. Dreyser stated that the previous owners, the Mamone’s, have assured him that they never owned either of the two adjacent lots. Chairman Gallelli noted to Mr. Dreyser that legal documents showing proof of ownership of these lots would have to be provided.
Mr. Dreyser stated that the proposed two-family house would be in the Tudor style. The architectural design of the house has to blend in well with the surrounding area. Mr. Dreyser showed the Board members a colored rendering of how the house would look. The corner of the house would have a small tower (turret).
Mr. Dreyser stated that he has performed the Floor Area Ratio (FAR) calculations, and the house falls within the FAR requirements.
Chairman Gallelli told the Applicant that she likes the design of the house being proposed. She personally thinks that it would be an asset to the neighborhood.
Chairman Gallelli stated that she would like the Applicant to provide the Planning Board with a rendering (computer rendering) that would show what the house would look like from the neighboring houses on Church Street and Grand Street.
Chairman Gallelli wanted to know what the distance between the two houses would be on the Grand Street side of the property. How close is the neighboring house on Grand Street to the new house? Mr. Dreyser stated that the new house would be 12 feet from the property line on the Grand Street side. Chairman Gallelli stated that the adjacent house on the Grand Street side is only 1? feet off the property line. Mr. Kehoe noted that the area of the property along that property line is heavily wooded.
The Village Engineer referred to the Applicant’s plan showing the side yard setback dimension on the left side of the new (proposed) house. He noted to the Applicant that if one were to measure the distance from the corner directly to the side yard, the shortest distance is 15.75 feet instead of 19 feet, which is shown on the plan. The Village Engineer stated that the distance of 15.75 feet would still meet Code requirements (only 12 feet are required); however, the Applicant’s plan should be revised to show the accurate number. Mr. Burniston said that the Applicant’s plan should show the accurate dimension(s).
Mr. Kehoe noted that the Applicant’s plan shows the closest point (7 feet) on the Grand Street side; the plan should also show the closest point on the Church Street side.
The Village Engineer stated that he would like to have the surveyor’s calculations of the lot area, e.g. a letter from the surveyor that would give the exact lot area. Mr. Dreyser said that he would provide the Village Engineer with the surveyor’s calculations.
The Village Engineer noted to Mr. Dreyser that the Applicant would usually provide the Planning Board with either a list or samples of exterior treatments being proposed for the house. Mr. Dreyser stated that the Applicant is going to use a material for the exterior of the house that imitates rough stucco. The wood planks being used are a product of the James Hardie Company. Chairman Gallelli said that she would like to have included in the application materials something that specifically states that these materials are being used. The materials should also be noted on the drawings.
Mr. Dreyser stated that the Applicant intends to use cultured stone for the first floor of the house. Ms. Allen noted that there would be quite a bit of stucco on the main façade. She asked if the stucco comes pre-painted, to which Mr. Dreyser replied that it comes pre-finished.
Mr. Dreyser stated that the bay windows would have copper roofs.
Mr. Kehoe said that, in his opinion, one does not usually see two-family houses being proposed that look as nice as this one.
The Village Engineer asked if the overhangs are shown on the plans. Mr. Dreyser stated that the first and second floors both have overhangs. Chairman Gallelli said that these overhangs need to be shown on the Applicant’s plans. The calculations for the overhangs should be provided. Mr. Dreyser stated that the calculations are included in the lot coverage. The Village Engineer asked Mr. Dreyser to provide these calculations so that he could double-check the numbers.
Chairman Gallelli reiterated to the Applicant that, until the Planning Board has proof of ownership of the two adjacent lots, the Planning Board could not move forward with this application.
Chairman Gallelli stated that the Planning Board would also like the Applicant to specify the materials that are going to be used for the exterior of the house. The Applicant should show on the plans the bump-outs for the architectural features and how they relate to the FAR calculations.
The Village Engineer stated that he would want to be sure that the surface drainage flow on the property is not going to end up on the neighboring properties. The Applicant should show on the plans that the drainage flow goes out to the street. Devices should be installed to store up gutter water. The Village Engineer reiterated that any surface water overflow should go out to the street.
The Village Engineer stated that the plans should show the location of the compressor units for the central air-conditioning. He noted that the houses are close together in this location; hence, the noise impact on the neighbors is a factor that needs to be considered. There might be some angles of the house where these units could go. The Applicant should show the best locations possible taking the neighbors into consideration.
Chairman Gallelli noted that the Applicant has not yet provided the Planning Board application fee for a Minor Site Plan review. The fee can be paid in the Village Engineer’s Office.
Chairman Gallelli stated that the next Planning Board meeting is Tuesday, August 2nd. She suggested to the Applicant that, if at all possible, the Applicant should try to make this Planning Board meeting. The next meeting of the Planning Board would not take place until Tuesday, September 6th.
3. OTHER BUSINESS:
The Village Engineer stated that the Weinstein’s are proposing to build an accessory structure (apartment) on their large piece of property on Albany Post Road. The Weinstein’s already have a building permit to expand the main house on the property. Mr. Weinstein’s brother, who is part owner of the property, would reside in the accessory apartment. The Village Engineer stated that the Weinstein’s must seek a variance (area variance) from the Zoning Board of Appeals in order to be allowed to have a detached accessory apartment on their property. The Weinstein’s have already applied to the ZBA for the variance. If granted, the next step would be to go before the Village Board for a special permit for the accessory apartment. The Village Board would refer this
application for a special permit to the Planning Board for a recommendation.
4. APPROVAL OF MINUTES:
The minutes of the Tuesday, June 28, 2005 Planning Board meeting were approved, as amended, on a motion by Mr. Kehoe, seconded by Ms. Allen and carried by a vote of 3 to 0. Mr. Burniston abstained.
The minutes of the Tuesday, July 5, 2005 Planning Board meeting were approved on a motion by Ms. Allen, seconded by Mr. Kehoe and carried by a vote of 3 to 0. Mr. Burniston abstained.
There being no further business to come before the Board, the meeting was duly adjourned at 9:35 P.M.
WHEREAS, the Planning Board reviewed a Minor Site Plan application on Tuesday, July 26, 2005 for Thomas Bai & Brenda Chan, hereafter known as “the Applicant,” said property located at 1320 Albany Post Road and designated on the Tax Map of the Village of Croton-on-Hudson as Section 67.14 Block 3 Lot 13; and
WHEREAS, the proposal is for a new one-family dwelling; 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 Minor Site Plan application as shown on plans entitled “Preliminary Site Plan for Bai/Chan Residence” and “Details for Bai/Chan Residence,” dated July 20, 2005 and prepared by Ralph G. Mastromonaco, P.E., P.C., and house plans Sheets #1 thru #5, dated July 12, 2005, prepared by Northern Design & Building Associates, Ltd., be approved subject to the following conditions:
1. The dry well and copper water line be moved outside the wetlands buffer area.
2. The trees to be saved and to be removed be identified on the Applicant’s plan(s).
In the event that this Minor 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
Resolution accepted with the minutes of the meeting held on Tuesday, July 26, 2005.