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II. Project Description

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II. Project Description II. Project Description II. PROJECT DESCRIPTION A. Project Location and Description The Project Site is located in close proximity to the Hudson River near the northern end of the Village of Ossining, Westchester County, New York. (See Exhibit II-1, Regional Location and Exhibit II-2, Site Location.) The site encompasses three tax parcels (tax lots designated as Section 3, Block 1, Lots 24, 24B and 42), totaling 8.2 acres (See Exhibit II-3, Tax Map) and is located off of an extension of North Water Street. It is bounded by: a mix of light industrial uses (Diamond Dairy and Clear Cast Technologies), an undeveloped Village-owned property, and undeveloped land to the north; the Metro-North railroad tracks and a light industrial use (Castle Plumbing) to the west; auto-related uses to the south; and primarily residential uses to the east. Currently, the Project Site is located within two zoning districts. Two non-contiguous portions of the project site totaling 4.725 acres in area are zoned PRD Planned Residence District. The remaining 3.45 acre central segment of the site is zoned WD-2 Waterfront Development District – East Side of the Railroad Tracks. The proposed project involves the rezoning of the PRD portion of the site to WD-2 and the construction of 132 total units (one of which is for the living quarters of an on-site superintendent) in four buildings, including: the renovated Brandreth Pill Factory building containing 24 units; an adjacent annex building with 40 units; a 56-unit plateau building; and 12 townhouse units to the west at the base of the plateau. See Exhibit II-4a, Illustrative Site Plan and Exhibit II-4b, Layout Plan. The plan includes a total of 325 parking spaces to be provided on-site, 118 of which will be located in a garage as part of the plateau development, and 126 of which will be located in a garage next to the annex building. The townhomes will provide 12 garage spaces. There will be an additional 23 surface parking spaces at the plateau building, 28 surface parking spaces at the Mill Building, and 18 surface parking spaces near the townhouses. The 325 parking spaces to be provided exceeds the minimum off-street parking requirements of two spaces per two-bedroom unit (see §270-26(H) of the Zoning Ordinance). The former one-story office building of the Brandreth Pill Factory (located west of the front elevation of the Mill Building) will be restored and used as a museum, exhibiting the Pill Factory’s history through photographs and displays of site-related artifacts. This museum will be open to the public during established hours of operation. It is the Applicant’s intention to arrange to have the facility maintained and operated by an appropriate non-profit organization. Access to the Project Site is from North Water Street, then over a 20-foot wide Village street crossing Village property. This section of roadway is referred to as the North Water Street Extension. Although the deeded width of the North Water Street Extension is 20 feet, a substantial portion of the street’s pavement is wider than 20 feet. After the terminus of the public street, the access drive runs in a generally northerly direction over private property owned by third parties, before reaching the Project Site. The Project Site is benefited by Saccardi & Schiff, Inc. II-1 SITE 0 5 MILES Exhibit II-1 REGIONAL LOCATION HIDDEN COVE ON THE HUDSON Village of Ossining, New York Saccardi & Schiff, Inc. - Planning and Development Consultants SITE Exhibit II-2 SITE LOCATION 0 1000' HIDDEN COVE ON THE HUDSON Village of Ossining, New York SOURCE: USGS - Ossining, NY Quadrangle Saccardi & Schiff, Inc. - Planning and Development Consultants HUDSON RIVER HUDSON METRO METRO NO R TH CONRAIL TH 0 500’ BASE MAP SOURCE: Village of Ossining 89.14-1-11 89.18-1-6 89.18-1-5 ST SNOWDEN AVENUE HIDDEN COVE ON THE HUDSON M ER Saccardi & Schiff, Inc. - Planning and Development Consultants MAT Village of Ossining, New York I L D A S T Exhibit II-3 TAX MAP BRO ADW AY NORTH MALCOM STREET A VENU E 0 100’ section ‘b’ hudson river stream townhouses 12 units 29 parking spaces annex building 2.5 stories 40 apartments 126 parking spaces 4 stories residential proposed roadway mill building 2 stories parking 24 apartments 28 parking spaces 3-4 stories metro north railroad section ‘a’ plateau buildings 56 apartments water street 141 parking spaces 6 stories Exhibit II-4a ILLUSTRATIVE SITE PLAN HIDDEN COVE ON THE HUDSON Village of Ossining, New York SOURCE: Gruzen Samton Architects LLP Saccardi & Schiff, Inc. - Planning and Development Consultants 0 40’ Exhibit II-4b LAYOUT PLAN HIDDEN COVE ON THE HUDSON Village of Ossining, New York SOURCE: Petruccelli Engineering Saccardi & Schiff, Inc. - Planning and Development Consultants Project Description access easements allowing use of the drive. An approximately 312-foot long portion of the proposed access drive to the property between the border of the property and Water Street will be provided by easements. The easement over the Santucci property will be a thirty foot wide easement. Access from the Santucci property to the Water Street dedicated roadway is currently by easement which is twenty feet in width. The applicant is requesting that the Village add a portion of adjacent property it owns to this section of the proposed access way to widen it to thirty feet. Access to the Plateau Building will be off of Water Street. This access road (Road A) will be a private road owned and maintained by a Condominium Association. The Condominium Association would be responsible for routine maintenance, snow removal, etc. of Road A. The width of the road will be between 24 and 28 feet with curbs on each side and the road will have a maximum grade of 10%. See Exhibits II-4c and II-4d, Access Improvement Plan. The drive and the North Water Street Extension serve as access to several substantial ongoing commercial enterprises including Diamond Dairy, Clearcast Technologies and Castle Plumbing. The Applicant will seek to reach a shared maintenance agreement with the other users of the privately-owned portion of the roadway. B. Proposed Action The Proposed Action calls for the rezoning of the PRD portion of the site to WD-2 and the corresponding amendment to the Village Zoning Map. This rezoning, which would allow for a uniform zone throughout the property, provides greater opportunity for the reuse of the Brandreth Pill Factory building, and for the provision of a mix of residential housing types on the site. The WD-2 zone states that no one use shall exceed 70% of the total project. While the goal of encouraging mixed-use development is appropriate for the core downtown area, it is less desirable for the Project Site, which is relatively isolated from the Village’s business district. Therefore, the Proposed Action also calls for the Village Board to waive this requirement and for a text amendment to the WD-2 zone to state: The Planning Board may modify or waive the requirement for provision of a mix of uses in those cases where it determines that the overall objectives of the WD-2 zone would be better served by such modifications or waiver. The Planning Board shall base its decision with respect to a particular site on factors including, but not limited to, the following: (a) The location of the site in relation to the Village’s downtown area; (b) The relationship of the site to the Hudson River; (c) The physical characteristics of the site, including its topography, vegetation, wetlands and other natural features; (d) The character of surrounding land uses, especially to the extent that they are residential or include existing buildings that house multiple types of uses; Saccardi & Schiff, Inc. II-2 0 24' Exhibit II-4c ACCESS IMPROVEMENT PLAN-1 HIDDEN COVE ON THE HUDSON Village of Ossining, New York SOURCE: John Collins Engineers, P.C. Saccardi & Schiff, Inc. - Planning and Development Consultants 0 24' Exhibit II-4d ACCESS IMPROVEMENT PLAN-2 HIDDEN COVE ON THE HUDSON Village of Ossining, New York SOURCE: John Collins Engineers, P.C. Saccardi & Schiff, Inc. - Planning and Development Consultants Project Description (e) The appropriateness of the site for accommodating a mix of uses due to the configuration and/or condition of an existing building on the site that is to be adaptively reused as part of a proposed project; and (f) The nature and patterns of access to the site. 1. Zoning Compliance As outlined in the following table, the proposed development meets the zoning standards of the WD-2 zone. Table II-1 Zoning Summary Required Proposed Minimum Parcel Size 40,000 sq. ft. 8.2 acres Maximum FAR(1) 1.0 0.73(1) 18 units per acre, with no dwelling unit to contain 132 units, which do not contain more than Maximum Net Density more than two-bedrooms two-bedrooms (or 147 units) Plateau Building - Six stories (66 feet) Mill Building – Four stories (50 feet) Maximum Building Height Six stories or 72 feet Annex Building – Four stories (44 feet) Townhouses – 2½ stories (38 feet) 2 parking spaces per Parking Spaces Per Unit 2-bedroom unit 325 spaces (or 264 spaces) (1) The gross floor area of on-site residential buildings of 261,602 square feet, divided by the lot area of 8.2 acres, or 357,192 square feet. The Applicant is seeking an area variance from the Zoning Board of Appeals. As per §270-46(B) of the Zoning Ordinance, the Village Law states that “[n]o building permit shall be issued for the construction or alteration of any building upon a lot without access to a street or highway as stipulated in Section 7-736 of the Village Law.” This Section states that: No permit for the erection of any building shall be issued unless a street or highway giving access to such proposed structure has been duly placed on the official map or plan, or if there be no official map or plan, unless such street or highway is (a) an existing state, county, town or village highway, or (b) a street shown upon a plat approved by the planning board as provided under the provisions of this article, as in effect at the time such plat was approved, or (c) a street on a plat duly filed and recorded in the office of the county clerk or register prior to the appointment of such planning board and the grant to such board of the power to approve plats.
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