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The League's Local Planning Committee has been involved with three major development issues in New Castle: the proposed redevelopment of the Reader's Digest property(below), changes in the Chappaqua hamlet and the repair of the Route 120 bridge (at right), and the Millwood Fire House (below).
Reader's Digest
Local Planning Update:
Second Proposal for Reader’s Digest Site
Summit/Greenfield, owners of the Reader’s Digest property, have returned to the Town of New Castle with a second application for redevelopment of the site. Presented to the Town Board at its July 10th meeting, the new plan retains 520,000 square feet of the existing 700,000-square-foot office facility, while proposing to add 278 residential units to the site. Summit/Greenfield’s previous application for redevelopment was denied by the Town Board in December 2006.
Once again called Chappaqua Crossing, the development would include 222 market-rate units targeted for seniors, with deed restrictions limiting the households to at least one adult 55 years or older and no children under the age of 18. The remaining 56 units would be set aside for affordable housing — 24 units as affordable housing for seniors, with the same restrictions on adults and children as in the 222 units; and 32 units designated as affordable workforce housing, with no restrictions on the ages of adults or children in the household.
Summit/Greenfield is asking the Town to grant two zoning changes on the property to enable the proposed development to go forward. The first is the removal of the four-user limit that restricts the number of commercial tenants and the amount of space they can occupy in the existing Reader’s Digest facility. According to Summit/Greenfield, these restrictions have prevented them from securing additional renters for the buildings. The Town Board adopted the four-user zoning in June 2005, in response to a petition from Summit/Greenfield, to allow Reader’s Digest and three other tenants to occupy the facility. Prior to 2005, the offices were restricted to use by a single tenant.
The second zoning change would subdivide the main 114-acre parcel into two separate zoning districts. Summit/Greenfield has petitioned that approximately 49 acres retain its current B-RO-20 zoning for office and business use; and that the remaining 64.3 acres be designated a Multi-Family Planned Development (MFPD) District, to allow for the construction of the residential complex. The MFPD District is a “floating zone” in the New Castle Town Code, requiring Town Board approval for its application and use.
An overview of the residential campus shows two separate “villages.” The North Village would comprise four three-story buildings with a total of 170 units, and the 24 affordable units for seniors would be interspersed in these four buildings. The “East Village” has four three-story buildings totaling 64 units, as well as 44 two-story town homes. The affordable workforce housing would be clustered in two buildings in the East Village, in order to provide a common playground area for the families who would reside in these units. All units would have access to the campus clubhouse, which would feature a pool and meeting/gathering room.
To make way for the new construction, Summit/Greenfield plans to demolish two buildings and the maintenance garage of the existing Reader’s Digest facility, along with the Wallace Auditorium and the Bedford Valley House. In its petition, Summit/Greenfield has also offered to donate two one-acre parcels along Roaring Brook Road to the Town of New Castle for municipal use.
In August, the Town Board adopted a resolution declaring that Chappaqua Crossing is subject to review under New York’s State Environmental Quality Review Act (SEQRA); and signaled its intent to serve as Lead Agency for the project. The Town Board’s status as Lead Agency was officially adopted on September 18th, at a joint meeting of the Town Board and Planning Board which featured a presentation on Chappaqua Crossing by Summit/Greenfield and members of its legal and engineering team.
Sheila Crespi
Proposed Reader's Digest Redevelopment Visioning Sessions November 2006
Two visioning sessions for the proposed redevelopment of the Reader’s Digest property will be held at the Robert E. Bell Middle School. They will take place on Thursday, November 16th, 7:00-9:15pm; and on Saturday, November 18th, 9:45am-12:00 noon. Both sessions are open to the public. For more information call Town Hall at 238-4771, or log onto the Town’s website to access relevant documents at
www.town.new-castle.ny.us/ReadersDigestProperty.html.
What is Visioning?
The purpose of the visioning sessions is to create dialogue about possible alternative uses for the Reader’s Digest property. This is an important part of the SEQR process under New York State law. In the Draft Environmental Impact Statement (DEIS) the applicant, Summit/Greenfield, must discuss alternatives to the plan they have presented. It is anticipated that some of the ideas generated at the visioning sessions will be incorporated into the Final Scope Document, which forms the outline of all issues to be addressed in the DEIS. The visioning sessions will be led by BFJ Planning, consultants hired by the Town of New Castle to advise on the Reader’s Digest project. Planning expenses incurred by the Town are borne by the applicant.
The Town Board was originally scheduled to adopt a DEIS Final Scope Document by October 31st. That deadline has now been extended to on or around December 15th, allowing time to incorporate ideas from the visioning sessions in the final scope document.
Public Comment on DEIS Draft Scope
The visioning sessions follow the close of the public comment period on the draft scope document prepared by Summit/Greenfield. At three packed public scoping sessions held at Town Hall on September 26th and October 4th, speakers drew attention to a broad range of potential impacts. These included, among other issues, density of the number of condominium units proposed (348); enforceability of age restrictions; traffic and congestion in the surrounding area and around town; enrollment and tax implications for the Chappaqua schools; preservation of the hamlet-like character of the New Castle community; visual impacts of the proposed buildings, coupled with the proposed removal of trees; and the need to explore other options for the site. While the purpose of the scoping sessions was to elicit questions for inclusion in the final scope document, what emerged from the speakers’ comments was a picture of resounding disapproval of the proposed redevelopment plan.
The League's Local Planning Committee has reviewed the Draft Scope Document and has submitted formal comments to be considered for the Final Scope Document. For the complete text of the League's comments (8 page Word document) click here.
Millwood Fire House
Questions for Millwood Fire House Scoping Document: Realis Property January 24, 2007
Introduction
The League of Women Voters of New Castle is a nonpartisan civic organization whose mission is to promote informed and active participation in government. Through activities such as our Candidates’ Nights; forums and informational meetings; public questioning and comment before relevant town boards; and coverage in our newsletter, The Voter, the League provides public education and outreach on a broad array of issues with impact on our local community,
As part of our ongoing involvement with significant community issues, the League’s Local Planning Committee has been following developments related to the proposed construction of a new fire house in the Millwood Fire District to replace the existing Station #1 on Route 120. The following are our comments to be considered for the Final Scoping Document for the Draft Environmental Impact Statement (DEIS) on the Realis Property as a potential site for the new Station #1:
Size and Cost of the Proposed Fire Station
In the DEIS, please provide a full justification for the size and cost of the fire station. This should include a comparison of the Millwood Fire District with other districts of similar size in surrounding areas. For each district including the Millwood Fire District, the comparison should include, but not be limited to, the following factors: the number of households each serves; the size of the business community each serves; the total assessed tax value of each district; the number of fire stations and number of bays in each district; the square footage of the fire stations; other facilities offered in each of the stations, such as offices and public meeting rooms; and other relevant factors.
Ability of the Fire District to Pay for the New Fire Station
The DEIS should discuss the anticipated cost and financing of the project and all proposed alternatives, along with projected impacts on the tax rate. The desire and the ability of the District’s tax payers to pay for such additional taxes should be evaluated.
Watershed Impact
The DEIS should discuss in detail the plans for waste management and environmental controls, and the approvals that will be required to maintain the integrity of the watershed. Sewering options for the site and alternatives should be considered.
Neighborhood Covenants
The DEIS should include a full discussion of any covenants restricting the use of the Realis Property. If any have to be overturned, the DEIS should describe the process for so doing and the costs involved.
Unsuitability of Existing Fire Station
The DEIS should address the specifics of why the current location is unsuitable for a new fire station. It should also consider how the old site would be used after the construction of a new fire station on a new site. If the intention is to sell the property, an estimate of the sale price should be included.
Compliance with Town Zoning
The DEIS should address whether the proposed fire station is compliant with the regulations of current Town Zoning Code and those of the Millwood Overlay District. If not, it should discuss the zoning changes necessary to accommodate the proposed building and alternatives.
Outdoor Activities
The DEIS should address any outdoor activities, including training, that would take place on the site and at alternative sites.
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Chappaqua Hamlet Plan
Route 120 Bridge Update
Bid Awarded —
Construction to Begin
The New York State Department of Transportation (DOT) has awarded a $17.9 million contract to Conti of New York, LLC, for the reconstruction of the Route 120 Bridge in Chappaqua. Work is now scheduled to begin by September 2008, with an anticipated completion date of June 2010.
DOT Presentation on Project
At the June 24th Town Board meeting, representatives of the DOT were on hand to give an overview of the project, in what unfolded as a rocky presentation that created confusion about lane closures during construction. Joan Dupont, Regional Director for the Hudson Valley Region 8 that includes New Castle, opened the presentation by outlining some of the challenges of the project. She cited the bridge’s location, which travels over electrified railroad tracks and sits at the nexus of two Saw Mill Parkway ramps. She also noted the critical need to maintain vehicular and pedestrian traffic over the bridge, in order to provide access to the Chappaqua business district, Bell Middle School, and the train station.
Phases of Construction
Next from the DOT was Ed O’Leary, who discussed the various stages of construction. The first phase will be the addition of a pedestrian bridge on the north side of the existing structure. The reconstruction of the south side of the bridge will run from September 2008 through July 2009, and the reconstruction of the north side of the bridge will comprise the final phase of the project.
Lane Closures During Construction
Mr. O’Leary then discussed times when two-way traffic could be closed on the bridge. There was disbelief in the audience, and even some Town Board members seemed taken by surprise, when it appeared that the bridge might be limited to single-lane traffic for hours at a time — as maintaining two-way traffic during construction was a major criterion of the project. However, Ms. Dupont sought to clarify the misunderstanding, emphasizing that any lane closures would be sporadic and very brief. Times when lane closures might occur are 9:00am to 2:00pm; 3:00pm to 5:00pm; and 7:00pm to 7:00am.
At the July 1st work session of the Town Board, Supervisor Barbara Gerrard offered further reassurance, after a follow-up discussion with Joan Dupont, that lane closures would be infrequent and of short duration. The town is working with the DOT and Conti to narrow the overnight window by two hours, from 8:00pm to 6:00am, to avoid conflict with the morning and evening commuter rush; and to ensure uninterrupted two-way traffic on Saturdays from 10:00am to 4:00pm, for sporting and other events.
In further discussions with the DOT and Conti, the town now anticipates receiving advance notice of lane closures, which will be posted on the town website and e-mailed to residents who have signed up for the town’s eAlert system (go to
www.town.new-castle.ny.us, and click on “Latest News” on the top menu to sign up). When feasible, construction will take place underneath the bridge, which will further minimize the need for lane closures. In addition, construction over the Metro-North railroad tracks will take place in the late-night hours, as the electricity to the tracks must be turned off to ensure the safety of the workers.
Hunt’s Lane Intersection
The DOT presentation made no mention of the intersection at Hunt’s Lane, which will be reconfigured as part of the bridge project. Workers will remove or reposition the boulder at the south corner to create a wider right-hand turn from Quaker Road onto Hunt’s Lane. The existing hairpin angle at the corner prevents buses and other large vehicles from turning right. Current-ly, Chappaqua school buses travel up Quaker Road to turn around at Roaring Brook School, only to return to the intersection for a left-hand turn onto Hunt’s Lane. Supervisor Gerrard noted at the July 1st work session that she would like this to be done first, to help alleviate some of the traffic congestion.
Tree Removals
An estimated 40 to 45 trees will be cut down to make way for the addition of the third lane and retaining wall. The area will be re-landscaped at the conclusion of construction. Not related to the bridge project was the removal in mid-July of the towering sycamore tree that stood at the corner of Quaker and Douglas Roads. The tree was slated for removal after determining that it was rotted through.
Opposition to Bridge Project
Meanwhile, a group calling themselves the Concerned Citizens of Chappaqua is fighting to halt the reconstruction of the bridge. In a letter to William Gorton, Regional Design Engineer for Region 8 of the DOT, the group’s lawyer James Periconi has alleged that the DOT did not comply with the requirements of the National Environ-mental Policy Act (NEPA). The group seeks to stop any work on the bridge pending the outcome of an environmental assessment and analysis of options instead of reconstruction, which they claim were not properly conducted. Sandra Jobson, Public Information Officer for Region 8 of the DOT, confirms the letter has been forwarded to the DOT’s legal department in Albany, where the matter is being researched in accordance with department protocol.
Sheila Crespi
Chappaqua Hamlet Plan
Local Planning Update:
DOT Prepares to Bid Route 120 Bridge Work
At the June 12, 2007Town Board meeting, Town Administrator Gennaro Faiella presented plans for the replacement of the Route 120 Bridge. With plans all but finalized, the New York State Department of Transpor-tation (DOT) anticipates bidding the project out over the summer, with a construction starting date slated for the late fall of 2007.
Third Lane Addition and Other Changes
Mr. Faiella reviewed major elements of the new bridge, which includes two separate spans—one crossing the railroad tracks, and a smaller one over Allen Place. A third span over the Saw Mill Parkway is not part of this replacement project. Significant changes include the addition of a third lane on the south side of the bridge, with two lanes bringing traffic east into the hamlet. Granite-faced walls, similar to the existing stone walls on the Saw Mill Parkway Bridge, will replace the metal side rails on the bridge over the railroad tracks and Allen Place. Where the bridge crosses the railroad tracks, an additional steel picket fencing will be placed atop the lower stonework in order to establish the eight-foot barrier needed to comply with Metro-North regulations. Sidewalks and stairways will be maintained on both sides of the bridge, with new lighting and granite curbing; and the current Y-intersection and triangular green will be retained.
Large Retaining Wall South of Bridge
Dimensions of a large retaining wall that will abut the south side of the bridge were not available at this meeting. However, Mr. Faiella indicated that instead of a single, solid wall, the Town has opted for a two-tiered design that will provide a terrace for planting. The same granite used on the bridge façade will also be used for the retaining wall.
Critics of the new bridge design voiced objections to the aesthetic of the continuous stone façade, preferring instead the metal railing and the historic connection that design has to the Town. Another speaker expressed concern that the bridge did not address traffic issues in the hamlet, and urged a solution that reversed traffic on Allen Place and Lower King Street. And several speakers felt that the DOT’s June 22nd deadline for final notification did not provide sufficient opportunity for public comment and input on the bridge design. Mr. Faiella indicated that the metal railing on the bridge no longer meets crash impact requirements, and Supervisor Janet Wells noted that merchants in the hamlet have not been in favor of reversing the traffic pattern. Both she and Mr. Faiella referenced the many times the bridge project has been on the agenda of Town Board meetings, which are open to the public; and it was noted that the DOT had only recently communicated the June 22nd deadline to the Town Board.
Widen Hunts Lane Turn
In addition to the bridge replacement, changes will also be made to the intersection at Hunts Lane, where a large boulder impedes the right-hand turning movement of large vehicles, including Chappaqua school buses. Plans call for relocating the boulder and widening the turn; however, the boulder may have to be removed altogether if it blocks the line of vision.
Mr. Faiella outlined periods when two-way traffic will be maintained during construction. These include the morning and afternoon peak hours, the evening peak for commuters, and Saturday mornings for an extended period when the town experiences high volumes of traffic.
Future Changes?
While not part of the current construction project, two ideas are under consideration for feasibility and possible future action. One is the possibility of extending the third lane from the bridge into town, so that it forms a dedicated right-hand turn lane onto South Greeley Avenue. The Town is bringing Project for Public Spaces, consultants on downtown Chappaqua, into this discussion. The second idea is to construct a stairway from the Route 120 Bridge directly onto the Metro-North platform. However, certain Metro-North design regulations governing such stairways would have to be either met or waived before this project could go forward.
Sheila Crespi
Update after the June 26th Town Board Meeting: The Town has notified the DOT of its decision to extend the third lane of the bridge into town, with the possibility that the work can be included in the bridge replacement project. In an e-mail on June 14 to the Town, the DOT discussed details of the retaining wall. Without the extension of the third lane, the retaining wall is approximately 165 feet long. Its height “is about 18 feet at the abutment (which includes the stone faced parapet wall),” and tapers to about 8 feet. With the third lane extension, “The wall… extended toward Greeley will be approximately 265 feet long. The wall towards the end will be decreasing in height and final grading will determine the exact length.” The two-tiered wall design chosen by the Town may affect the height. The DOT writes, “We are revising the wall height…to consist of two walls (stepped walls).” Drawings of the bridge and certain design elements are on display at Town Hall, and may become available on the town website (www.town.new-castle.ny.us) over the summer.
Updated June 23, 2007 by Valerie Castleman
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