Planning Board

October 16, 2017


Attending: John Kincart, John Savoca, William LaScala, Richard Fon, Anthony Tripodi




1. Hearthstone minor subdivision

Withdrawn from agenda at applicant’s request.


2. Orchard View Subdivision, Sherry Drive

Withdrawn from agenda at applicant’s request. Mr. Kincart recused himself from the application, noting that the real estate form he works for will be marketing the houses.


3. Mongero Properties, Route 118

(See Planning Board 10/17/2016 and 11/9/2015.) Mr. Capellini advised the board that the applicant was having difficulty finding a bank to occupy the space and that  at a future time the applicant may seek to amend the approved site plan to accommodate a different end user.  He said the applicant is invested in developing the property.  The board voted for a second 1-year time extension on the original approval.


4. Autoparts International, Staples Shopping Center, Route 202 

As there have been no issues with the use, the board reapproved the special permit use originally granted in 2012.


5. Unicorn Contracting, Route 118/Public hearing

Dan Ciarcia and Phil Grealy reviewed the site plan and traffic issues as previously discussed at work sessions. A variance will be needed for the existing hair salon building.  Mr. Capellini noted that the first floor will be retail and the second floor offices likely will be for medical uses. While the zoning code allows 30% of the site to be covered, the site plan calls for 16.2% coverage: the new building, plus the existing Coldwell Banker, Sports Attic and hair salon buildings. The existing Grace Building is a separate parcel.


The site plan calls for an increase in the amount of impervious surface; a stormwater plan is being developed.

The team’s landscape architect showed drawings of the proposed landscape plan that includes a new bus shelter and street furniture, trees in the parking lot and a mix of shrubs planted along Route 118.


In response to comments from the public, Mr. Grealy explained that the existing driveway into the Coldwell Banker site will be eliminated, leaving two access points on the Grace property.  In the event there is stacking to the light, cars can use the Kear Street access,


In response to comments about the tax impact of the project, Mr. Capellini said the applicant was not seeking any “favors” from the town but would avail himself of any available tax incentives. He estimated that the new building’s assessed value would be 3-4 times more than Murphy’s.


The hearing was closed, leaving open a 10 day period for written comments.


The applicant anticipates returning to a work session to discuss stormwater and other issues.


6. Colangelo subdivision, Jacob Road

The applicant reviewed the basic site plan, noting that the exact nature of the future use, expected to be agricultural,  of the sixth large lot remained uncertain. The plan does, however, include a barn on the lot that would be used for any future agricultural use. An area along Jacob Rd would also be used for a possible farm stand.


While the applicant has completed the SWPPP, it was noted that once the DEP reviews the plan, changes may have to be made.


John Schroder, speaking for the Yorktown Land Trust and Yorktown Trail Town Committee and Walt Daniels, speaking for the Advisory Committee on Open Space, supported the inclusion of a trail along the periphery of the site that would link to the existing Dineen Linear Park along the Hunterbrook.


A Cortlandt resident whose property abutted the site expressed concern about drainage onto his property and also noted that trees have been cut on the property for the past four weekends.  Commenting on the potential farm stand, he noted traffic issues at the intersection of Jacob and Catherine St.


Susan Siegel, the person writing this summar6y, asked about how the rain gardens behind five of the houses that are part of the stormwater plan would be maintained over time.


Because of an issue with the required public notification, the hearing was adjourned to November 20.




7. Sandvoss subdivision, Hanover Street

Joe Riina of Site Design Consultants has replaced Dan Ciarcia as the project engineer, although Mr. Ciarcia participated in the discussion. Mr. Riina said that the plan was essentially the same as the one before the board in 2015. The plan is still being reviewed by the DEP. Steve Marino went over the highlights of a report he submitted to the board addressing a variety of environmental issues including the impact of the development on habitat.


Mr. Tegeder said that the next step was for the board to review the Marino report and after that it could issue a negative declaration and an approval. It was noted that the public hearing on the application was closed several years ago.


8. 2040 Greenwood Street

The applicant, Envirogreen Associates, presented a concept plan for a proposed 1˝ story commercial building with an approximate 6,000 square foot footprint  abutting Hartel Auto Body. Portions of the 5.71 acre parcel are zoned C-4 and R1-40 (one acre).  The site contains wetlands. While the applicant doesn’t have a definitive use in mind, some of the possible uses that would be consistent with the C-4 zoning that were mentioned included a wood working shop, auto body, or contractor’s yard.


Mr. Tegeder noted that the parcel is a transitional site between two distinct zones and that an automotive use might not be the best use; he thought that a less intensive use might be better as the street becomes a wooded residential area.  Mr. Kincart noted that the concept plan sited the building close to the existing commercial use, leaving the wooded part of the site as a buffer to the residential portion of Greenwood Street.


9. Envirogreen Associates, East Main Street, Mohegan Lake

Mr. Riina advised the board that while the Army Corps of Engineers was okay with the last plan, in verbal discussions with the DEC, the agency indicated that it wanted the applicant to reduce the impact on the wetlands. In order to accommodate the DEC comments, one of the proposed buildings would have to be reduced in size and the connecting road in the rear of the site would have to be eliminated. The board felt that the DEC comments were counterproductive as it very much wanted the connecting road. Neither the applicant or the board had any problem with reducing the size of the building.


On the suggestion of Mr. Tegeder, the board will proceed to approve the plan that it believes is in the town’s best interests and force the DEC’s hand by making the agency respond, in writing, why it objects to the plan. 


A public hearing will be held on November 20.