Planning Board Minutes 08/02/05
VILLAGE OF CROTON ON HUDSON, NEW YORK
PLANNING BOARD MEETING MINUTES – TUESDAY, AUGUST 2, 2005

A regular meeting of the Planning Board of the Village of Croton-on-Hudson, New York was held on Tuesday, August 2, 2005 in the Municipal Building.

MEMBERS PRESENT:        Ann Gallelli, Chairman
Fran Allen
Tom Burniston
                                        Chris Kehoe
                                        
                 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.  OLD BUSINESS:

·       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

Alex Dreyser of RDS Design was present to represent the Applicant.  

Mr. Dreyser told the Planning Board members that the items requested at the last Planning Board meeting have all been addressed.  The application fee has been paid.  The copies of the required deeds showing ownership of the adjacent properties have been obtained from the County Clerk’s Office.  Mr. Dreyser distributed the revised application materials to the Planning Board members.  He told the Board members that included in their packets are the specifications of materials being used for the house (cultured stone and siding).  The area calculations, requested by the Village Engineer, have been included.  The packets also contain drawings showing the left side and rear elevations of the house. The location of the dry well has been shown.  The revised plan also shows the proposed location for the air-conditioning units.  

Chairman Gallelli noted that the Village Engineer has provided for the Board members tonight photographs showing aerial views of the property.  The Village Engineer has also provided photographs showing how the house would be situated relative to the neighboring houses.

Chairman Gallelli stated that Drawing #A-1 needs to be revised to show the accurate side yard setback dimension.  The side yard setback is shown as 19 feet and it should be 15.75 feet.  

The Village Engineer stated that when the building plans are prepared, he would probably ask that the dry well in the back corner be relocated more toward the street.  Mr. Dreyser noted that it has been difficult to do the grading plan because the area is completely flat.  Mr. Dreyser told the Village Engineer that he would talk to the Applicant’s engineer about preparing a storm water (drainage) plan.  

The Village Engineer stated that the lot area, given in the initial application materials, was 5,200 square feet. Now, it is being shown as 5,027 square feet. The Applicant has changed the numbers representing building coverage and floor areas.  Mr. Dreyser told the Board members that he has made some modifications to the house plan(s).  He removed the bump outs from one side of the building.  Mr. Burniston asked Mr. Dreyser where (from which area) the bump outs were removed, to which Mr. Dreyser replied that the bump outs were removed from the second floor and from the garage.  He just left the overhang roof on the garage.  Mr. Dreyser noted that the building coverage requirements have now been met.   

The Village Engineer asked Mr. Dreyser if the setback requirements are being met at the rear of the building, to which Mr. Dreyser said that they are being met. The Village Engineer asked Mr. Dreyser if the bay windows are going to be in the rear yard setback. He questioned whether the setback requirements would be met relative to the bay windows being proposed.  Mr. Dreyser stated that a two-foot overhang is allowed and the overhang of the bay window is 16 inches.  The Village Engineer told the Planning Board that he would have to review the Zoning Code regarding this matter.  If the rear yard set back requirements are not being met, the bay windows would have to be removed or, in the alternative, the Applicant could seek a variance from the rear yard setback requirements from the Zoning Board of Appeals.  

The Village Engineer asked what the overhangs are in the front of the building, to which Mr. Dreyser replied that the front of the building has 6-inch gable overhangs.  The tower at the end of the building has the same overhang as the roof.  The Village Engineer told Mr. Dreyser that, in order to avoid going before the Zoning Board of Appeals for a variance, he might have to modify the 5-inch bump outs on the second floor.  Mr. Dreyser suggested that, perhaps, he could shift the building somewhat to the left to avoid having to go before the Zoning Board of Appeals.  He noted that there is space to shift the building on the left side of the property.  The Village Engineer thought that shifting the building in this way would probably resolve the setback issue(s).   

Chairman Gallelli noted that many of the issues being discussed tonight could be dealt with during the building permit process.

Chairman Gallelli asked if there were any other comments on this application.  Ms. Allen said that she personally thinks the two-family house being proposed would look nice on this corner lot.

The Village Engineer reviewed the deeds of the two adjacent properties, which the Applicant brought to the meeting.  The Village Engineer told the Planning Board that it appears from the deeds that the lot in question meets the requirements of the Existing Small Lots provision.   

Chairman Gallelli read aloud the draft resolution, which included the following conditions:

1.  The side yard setback be accurately reflected on the plan(s).
2.  The rear yard setback is determined to be in compliance with the Zoning Code regarding the bay windows.
3.  The other modifications to meet the zoning setbacks are made during the building permit process, to the satisfaction of the Village Engineer.
4.  Drainage plans be submitted.
5.  There is verification of the Existing Small Lot status based on the deeds that were presented to the Planning Board at tonight’s meeting.

Chairman Gallelli entertained a motion to approve this application with the aforementioned conditions.  The motion to approve was made by Ms. Allen, seconded by Mr. Kehoe and carried by a vote of 4 to 0.

Mr. Dreyser told the Board members that the property owner, Steven Geoffrion, is looking at the possibility of changing the ownership status of this piece of property. Making this change would depend on the cost of the house construction.  Mr. Dreyser stated that one possibility, which is being considered, would be to transfer title of the property to a homeowners association.   The house would be converted into a two-unit condominium versus a two-family house.  Mr. Dreyser noted that selling the property in this way (by units) would be more economically feasible. He reiterated that it all depends on the cost of construction. If the cost of building the two-family house becomes too onerous for Mr. Geoffrion, he would like to have some options for financing the project. Mr. Dreyser noted to the Planning Board that nothing presently being considered by Mr. Geoffrion regarding the ownership status would change the look or the layout of the building.  The Village Engineer suggested that Mr. Geoffrion should write a letter to the Village Attorney proposing what he would like to do. The Village Engineer would ask the Village Attorney to render an opinion.  The Village Engineer thought that Mr. Geoffrion would want to resolve this matter early on in the process. He suggested that Mr. Geoffrion should write the letter to the Village Attorney at his earliest convenience.  

3.  OTHER BUSINESS:

Chairman Gallelli told the Board members that she has received a phone call from Chris Smith of Hudson National Golf Club.  The club is going to move ahead with the practice hole project.  They would probably come back before the Planning Board sometime in the fall.  They would resume where they left off.  At the last meeting on this application, the Planning Board gave HNGC a scope of what should be included in the DEIS.  They (HNGC) would resume the application at this point.

Chairman Gallelli stated that, at the last Zoning Board meeting, the Weinstein’s received an area variance for their accessory apartment. They now have to go before the Village Board for a special permit.  The Village Board will refer this application to the Planning Board for a recommendation.

Ms. Allen told the Board members that she and Jan Wines of the Trails Committee have met with Nance Shatzkin of the Croton Housing Network about her (Ms. Shatzkin’s) proposal for locating the trail at the CHN site. Ms. Allen described for the Planning Board the route the trail would take.  Ms. Allen noted that part of their discussion with Ms. Shatzkin was making the trail handicapped accessible.  Making the trail handicapped accessible would be a benefit to the residents at the CHN site and to the public at large.  

4.  ADJOURNMENT:

There being no further business to come before the Board, the meeting was duly adjourned at 8:38 P.M.

Sincerely,


Sylvia Mills,
SECRETARY       


RESOLUTION


WHEREAS, the Planning Board reviewed a Minor Site Plan application on Tuesday, July 26, 2005 and Tuesday, August 2, 2005 for Steven Geoffrion, hereafter known as “the Applicant,” said property located at 187 Grand Street and designated on the Tax Map of the Village of Croton-on-Hudson as Section  68.17 Block 1 Lot 45; and

WHEREAS, the proposal is for a new two-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 Drawing #A-1 entitled “Site Plan Calculation,” Drawing #A-2 entitled “1st Floor Plan & 2nd Floor Plan,” and Drawing #A-3 entitled “Church Street Elevation & Grand Street Elevation,” prepared by RDS Design and dated July 18, 2005, with revised versions submitted to the Planning Board at their meeting of August 2, 2005, be approved subject to the following conditions:

1.     The side yard setback be accurately reflected on the plan(s).

      2.       The rear yard setback is determined to be in compliance with the Zoning Code regarding the bay windows.

      3.       The other modifications to meet the zoning setbacks are made during the building permit process, to the satisfaction of the Village Engineer.

     4.        Drainage plans be submitted.

     5.        There is verification of the Existing Small Lot status, based on the deeds that were presented to the Planning Board at the August 2, 2005 Planning Board meeting.

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
                                                Fran Allen
                                                Thomas Burniston
                                                Chris Kehoe

Motion to approve by Ms. Allen, seconded by Mr. Kehoe and carried by a vote of 4 to 0.
        
Resolution accepted with the minutes of the meeting held on Tuesday, August 2, 2005.