Village of Pleasantville Building Department 80 Wheeler Avenue / Pleasantville, New York 10570 (914) 769-1926 Fax: (914) 769-5519 PLEASANTVILLE PLANNING COMMISSION MEETING To: Planning Commission Members: There will be a meeting of the Pleasantville Planning Commission on Wednesday, October 13, 2021, at 8:00 PM, at Village Hall, 2nd Floor 80 Wheeler Avenue, Pleasantville, New York. AGENDA 1. Meeting Access [email protected] is inviting you to a scheduled Zoom meeting. Topic: Planning Commission Time: Oct 13, 2021 08:00 PM Eastern Time (US and Canada) Join Zoom Meeting https://zoom.us/j/95509123254?pwd=MzBCS1NMYXpPUHcvczgxTDJ0OCthUT09 Meeting ID: 955 0912 3254 Passcode: 016627 One tap mobile +16465588656,,95509123254# US (New York) +13017158592,,95509123254# US (Washington DC) Dial by your location +1 646 558 8656 US (New York) +1 301 715 8592 US (Washington DC) +1 312 626 6799 US (Chicago) +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 669 900 9128 US (San Jose) Meeting ID: 955 0912 3254 Find your local number: https://zoom.us/u/acFYA3c6Bg 2. APPLICATIONS SPECIFIC TO PLANNING COMMISSION 3. 385 Bedford Road 385 Bedford Road - Henry Leyva - Proposed re-subdivision - shifting of rear property line
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Village ofPleasantville
Building Department
80 Wheeler Avenue / Pleasantville, New York10570
(914) 769-1926 Fax: (914) 769-5519
PLEASANTVILLE PLANNING COMMISSION MEETING
To: Planning Commission Members: There will be a meeting of the Pleasantville Planning Commission on Wednesday,October 13, 2021, at 8:00 PM, at Village Hall, 2nd Floor 80 Wheeler Avenue,Pleasantville, New York.
AGENDA
1. Meeting [email protected] is inviting you to a scheduled Zoom meeting. Topic: Planning CommissionTime: Oct 13, 2021 08:00 PM Eastern Time (US and Canada) Join Zoom Meetinghttps://zoom.us/j/95509123254?pwd=MzBCS1NMYXpPUHcvczgxTDJ0OCthUT09 Meeting ID: 955 0912 3254Passcode: 016627One tap mobile+16465588656,,95509123254# US (New York)+13017158592,,95509123254# US (Washington DC) Dial by your location +1 646 558 8656 US (New York) +1 301 715 8592 US (Washington DC) +1 312 626 6799 US (Chicago) +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 669 900 9128 US (San Jose)Meeting ID: 955 0912 3254Find your local number: https://zoom.us/u/acFYA3c6Bg
2. APPLICATIONS SPECIFIC TO PLANNING COMMISSION3. 385 Bedford Road
385 Bedford Road - Henry Leyva - Proposed re-subdivision - shifting of rear property line
between 385 Bedford Road and 11 Rebecca Lane within the R-PO Zoning District - Contreview - app back from ZBA
4. 270 Marble AvenueZwilling JA Henckels - 270 Marble Ave - Proposal to amend the previous approved siteplan for a permanent on-site generator - change of natural gas to diesel fuel - Cont review
5. APPLICATIONS SPECIFIC TO THE BOARD OF ARCHITECTURALREVIEW
6. 121 Bedford Road121 Bedford Road - Gibson Craig - Proposal to install a private utility pol for new servicewithin the Special Character Overlay District - New application
7. Minutes of MeetingMeeting of September 22, 2021
Very truly yours Robert HughesBuilding Inspector
Meeting [email protected] is inviting you to a scheduled Zoom meeting. Topic: Planning CommissionTime: Oct 13, 2021 08:00 PM Eastern Time (US and Canada) Join Zoom Meetinghttps://zoom.us/j/95509123254?pwd=MzBCS1NMYXpPUHcvczgxTDJ0OCthUT09 Meeting ID: 955 0912 3254Passcode: 016627One tap mobile+16465588656,,95509123254# US (New York)+13017158592,,95509123254# US (Washington DC) Dial by your location +1 646 558 8656 US (New York) +1 301 715 8592 US (Washington DC) +1 312 626 6799 US (Chicago) +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 669 900 9128 US (San Jose)Meeting ID: 955 0912 3254Find your local number: https://zoom.us/u/acFYA3c6Bg
385 Bedford Road385 Bedford Road - Henry Leyva - Proposed re-subdivision - shifting of rear property line between 385Bedford Road and 11 Rebecca Lane within the R-PO Zoning District - Cont review - app back from ZBA
ATTACHMENTS:Description Type Upload DatePreliminary Plat Backup Material 10/8/2021Initial overview letter Backup Material 10/8/2021
N/F
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Iron PinFound
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Concrete C
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Con
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Concrete W
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Concrete
ConcreteWalk
Stone Retaining Wall
StoneRetaining
WallWallOn Line
Stockade Fence
AsphaltCurb
HandicapParkingSign
Drain InletRim=89.27
Dead EndSign
Sign
TownParking
Sign
ConcreteCurb
Drop
Curb
Dead EndSign
2 StoryFrame
Residence#11
Wire FenceWire Fence
Dro
pC
urb
Asph
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ManholeRim=89.90
Row of Pines
Edge
of A
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Edge of Asphalt
Edge
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Asphalt Parking Area Asphalt Parking Area Asphalt Parking Area
Tax Lot 67.1Part of F.M Lot 4
Volume 4, Page 29
Area = 9778.73 Sq. Ft. = 0.224 Acres
NEW Tax Lot 67.1NEW Area = 10,660.64 Sq. Ft.
= 0.245 Acres
Con
cret
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Picket Fence
Fenc
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ate
FenceGate
Picket Fence
Pick
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AsphaltDrive
AsphaltDrive
Brick Walkway
Step
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Sto
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StoneRetaining Wall
Wood DeckCovered
Woo
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Cov
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2 12 StoryFramed Residence
#385
OverhangFrame
FlagstoneWalkway
ConcreteRetaining Wall
StoneStepsWood Deck
CoveredWood Steps
Stone Steps
Ston
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urb
FlagstonePatio
PlayArea
Ston
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urb
FlagstoneStep
Picket FenceStockade Fence
Stockade Fence
Stone Wall
ConcreteRetaining Wall
AC Unit
Gravel Area
13.62'
41.07'
26.79'
Row
of P
ines
106.06-2-66N/F Corp Bai Ji
106.06-2-11N/F Village of Pleasantville
N 20° 04' 10" W
132.85'
N 6
5° 0
3' 4
5" E S
urvey74.4
1'
S 20° 03' 48" E
130.96' Survey
S 6
3° 36' 3
7" W
74.5
8'
ConcreteShed
Con
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Con
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Residence
Asphalt Driveway
BOUNDARY LINE AGREEMENTAS PER
CONTROL NUMBER 461440844
Fence North12.92'
Fence & Stone Wall North12.67'
130.35' Deed
N 6
5° 0
4' 2
9" E D
eed
39.77'
Concrete Curb Concrete Curb Concrete Curb
ShedWest 2.74'
N 20° 04' 10" W 162.72'
N 6
7° 0
6' 4
0"E
74.2
5'
S 20° 03' 48" E 160.06'
LOT LINE TO BE ABANDONEDUPON FILING OF THIS PLAT
NEW LOT LINEUPON FILING OF THIS PLAT
10.39'
13.40'
Tax Lot 67.2Part of F.M Lot 4
Volume 4, Page 29
Area = 11,967.55 Sq. Ft.= 0.27 Acres
NEW Tax Lot 67.2NEW Area = 11,085.64 Sq. Ft.
= 0.255 Acres
RE
BE
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A L
NA
spha
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vem
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Edge
of A
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106.06-2-11N/F Village of Pleasantville
106.06-2-12N/F Leonardo Dececchis
N 62° 12' 53" E74.73'
146.66'
152.33'143.24'
144.36'
WoodDeck
Flagstone andConcrete Platform
and Steps
Conc. Slab
Conc. Walk
Flag. andConc. Steps
ConcreteRet. Wall
Asphalt Drive
AsphaltDrive
Utility EasementAs Per Old Survey
Approximate Locationof Sanitary Line
As Per Old Survey
8.10
'
63.35'
17.4
6'38.01'
PRELIMINARYLOT LINE CHANGE PLAT
PREPARED FORHENRY LEYVA AND JOAN
JACOBSONSITUATE IN THE
TOWN OF MOUNT PLEASANTVILLAGE OF PLEASANTVILLE
WESTCHESTER COUNTY, NEW YORK
SCALE: 1" =15'
Drawn By:BJC
Project: 19-345Job: 21-100
Checked By:SG/BFC
APField Survey By:
Unauthorized alteration or addition to a survey map bearing a licensedLand Surveyors seal is a violation of Section 7209, Subdivision 2 of theNew York State Education Law.
Possession only where indicated.
Adjacent property lines and easements not surveyed or certified.Access to adjacent rights of way, easements and public or private landsnot guaranteed or certified.
Underground utilities shown hereon are approximate and should beverified before excavating.Additional underground utilities are not shown or certified.Encroachments and structures below grade, if any, not shown or certified.
Subject to covenants, easements, restrictions, conditions and agreementsof record.
TAX LOT 67.2
Premises shown hereon designated on the Village of Pleasantville TaxMaps as: Section 106.6, Block 2, Lot 67.2.
Premises hereon being Part of Lot 4 as shown on a certain mapentitled, "Land of Samuel Shapter Etc."Said map filed in the Westchester County Clerk's Office, Division ofLand Records December 6, 1870, in Volume 4 page 29.
Surveyed in accordance with Deed Control Number 461440844.
Premises shown hereon designated on the Village of Pleasantville TaxMaps as: Section 106.6, Block 2, Lot 67.1.
Westchester County Department of HealthNew Rochelle, New York
This map does not constitute a subdivision as defined by Chapter 873, Article X of theWestchester County Sanitary Code. Permission is hereby granted for the filing of thismap in the Office of the Westchester County Clerk, Division of Land Records. Theappearance of the signature of the Commissioner of Health on this plat is not anendorsement and does not in any way indicate conformance with the Department's Rulesand Regulations pertaining to water supply and sewage disposal.
Each purchaser of property shown hereon shall be furnished a true copy of this plat showingthis endorsement. Any erasures, changes, additions or alterations of any kind, except theaddition of signatures of other approving authority and the date thereof made on this planafter this approval, shall invalidate this approval.
Date .Approved by the Assistant Commissioner of Health on Behalf of the Department of Health
The undersigned owner(s) do hereby consent to the filing of this map.
Owner - Gino Busi Date
3 Rebecca Lane, Pleasantville, NY, 10570Address
Owner - Henry Leyva Date
385 Bedford Road, Pleasantville, NY, 10570Address
Owner - Joan Jacobsen Date
385 Bedford Road, Pleasantville, NY, 10570Address
All taxes due to date have been paid.
Receiver of Taxes Date
Approved for filing by Resolution of the Pleasantville Village PlanningCommission dated __________.
Chairman - Russel Klein Date
I,Scott B. Gray, Licensed Land Surveyor, who made this map dohereby certify that the survey upon which this map is based was completedMarch 22, 2021 and that this map was completed on June 22, 2021Map Revised: June 23, 2021 Map Revised: July 14, 2021Map Revised: July 20, 2021
By: Scott B. Gray New York State Licensed Land Surveyor No.050672
Westchester County Index System: Sheet 113, Block 8307
LAND AREA SCHEDULE
TAX LOT 67.1
PROPOSEDEXISTING9,778.73 Sq. Ft.
0.225 Acres10,660.64 Sq. Ft.
0.245 Acres
TAX LOT 67.2 11,967.55 Sq. Ft.0.275 Acres
11,085.64 Sq. Ft.0.255 Acres
CHANGE+ 881.91 Sq. Ft.
0.020 Acres- 881.91 Sq. Ft.-0.020 Acres
REQUIRED
MIN. PRINCIPAL BUILDING SETBACKS5,000 SF
8' / 20'30'
25'REAR YARDSIDE YARD (LEAST/TOTAL)FRONT YARD
MIN. LOT AREA
ZONING - R-PO ZONE
MAX % BUILDING COVERAGE20%
AutoCAD SHX Text
1 inch = ft.
AutoCAD SHX Text
( IN FEET )
AutoCAD SHX Text
GRAPHIC SCALE
AutoCAD SHX Text
0
AutoCAD SHX Text
15
AutoCAD SHX Text
60
AutoCAD SHX Text
7.5
AutoCAD SHX Text
15
AutoCAD SHX Text
15
AutoCAD SHX Text
30
July 20, 2021 Russ Klein And commissioners Pleasantville Planning Commission Pleasantville, NY Dear Commissioners, As a result of a recent survey of our property, we became aware that the existing physical rear boundary between our property at 385 Bedford Rd and our neighbor directly to our north, Gino Busi, 3 Rebecca Lane, does not match the property line as drawn on existing plats of both properties. When we purchased our home in 2006, there was an existing tree line between the two properties which we believed to be set on the property line between our backyard and Mr. Busi’s backyard. As such, within the first couple of years of moving in we added trees to the tree line, put in fencing, built a small stone retaining wall for a planting bed and placed a swing set in this area between our yards. Upon our recent discovery, we immediately reached out to Mr. Busi to inform him of what we had learned, as well as to propose to him a lot change that would more accurately represent the physical boundary between our two properties. We have agreed to a new line that follows the tree line and will allow us and Mr Busi to maintain both sides of the property line exactly as they are now. So, if approved, there will be no physical change whatsoever to either side of the property line. The only other point worth mentioning is that because Mr Busi’s home is a multifamily property, and is subject to a 25% FAR, the land that he is transferring over to us in re-drawing the boundary will put him slightly over the 25%, thus creating a non-conforming situation for Mr. Busi. To his credit, Mr Busi fully supports the new boundary, as long as we are able to obtain a variance. We do hope you will give our proposal full consideration. Sincerely, Henry Leyva 385 Bedford Rd. Pleasantville, NY
270 Marble AvenueZwilling JA Henckels - 270 Marble Ave - Proposal to amend the previous approved site plan for apermanent on-site generator - change of natural gas to diesel fuel - Cont review
ATTACHMENTS:Description Type Upload DateOverview letter dated 10.5.21 Backup Material 10/12/2021Proposed site plan dated 10.11.21 Backup Material 10/12/2021Proposed details 10.11.21 Backup Material 10/12/2021Aerial - tree plantings Backup Material 10/12/2021Resolution draft Backup Material 10/13/2021
October 5, 2021
Mr. Robert Hughes and Members of the Planning Board
Village of Pleasantville
80 Wheeler Avenue
Pleasantville, New York 10570
RE: JMC Project 21018
Proposed Generator
Zwilling J.A. Henckels
270 Marble Avenue
Village of Pleasantville, New York
Dear Mr. Hughes:
On behalf of Zwilling J.A. Henckels, we are pleased to provide the below
additional information as requested by the Village’s Planning Commission, in
support of our amended approval for the above captured project.
As discussed at the Planning Commission’s September 22nd, 2021 meeting, we
were asked to provide additional information relative to providing propane
powered standby generator. Also, we were asked to expand on the list of
installed diesel generators located in the Metro North to add whether any of
those generators were installed as emergency generators.
A. Emergency vs. Standby Generators:
We have reached out to the generator vendor we have been using on this
project, Huntington Power who generated the list of installed diesel
generators to ask them which of the generators installed were installed as
emergency generators and they have stated the following:
“That nearly all of them (generators) are capable/suitable for either
standby or emergency operation. The only real difference between
emergency & standby is if the emergency lights are powered by the
generator or not, so the difference is in the installation, not the equipment.”
According to our conversations with the generator provider, it is safe to
assume that the larger generators 300kW to 800kW will be addressing
more than basic life safety operations. Our experience with essential
service operations (municipal, educational, senior services, medical and
certain industries operate on standby, providing full operational power, for
24 hours or greater).
B. Propane Option:
As far as propane is concerned, Huntington Power, the distributor of
Generac generators, does not sell a propane option at 500kW. Below is
what they have stated:
“Generac does not have a single unit propane option at 500kW because of
the inefficiency of propane generators at that size. We (a licensed vendor)
could use another manufacturer, but that would require an 800kW natural
gas (NG) generator that de-rates down to 475kW on liquid propane (LP).
The 800kW is nearly double the price and takes up double the area of the
500kW; this is the reason that Generac does not offer such a machine.”
“Generac does offer a paralleled solution consisting of four (4) 130kW LP
(liquid propane) generators and the pricing would be within striking
distance of the 500kW natural gas unit. The drawback to this solution
would be the physical space required to accommodate the four (4) 130kW
units.”
“With either the 800kW NG that de-rates to 475kW on LP or the four (4)
130kW solution, they would need approximately 3,000-4,000 gallons of
liquid propane to support a 24hr runtime, which may present even more
logistical complications.”
“Based on these factors, we do not recommend the liquid propane solution
since it is the least cost effective and takes up the most space of the 3
options.”
C. Size of Propane Tanks for Gas Storage:
Sizing of liquid propane (LP) tanks has also led to several issues. It would
take four (4) 1,000-gallon horizontal upright units that are 15 feet 10 inches
by 3 feet 5 inches. The second option would be one (1) 4,000-gallon tank
which is sized at 24 feet by 5 feet 4 inches, but this tank requires that it is
set 6 feet under the ground. It also needs to be set 10 feet from any
building as well 10 feet from roadways. Neither option is feasible as our
client’s site isn’t big enough to house all the equipment and tanks.
D. Response to an email asking if a switch can happen when natural
gas becomes available:
Huntington Power stated the following:
“Diesel generators cannot be converted to natural gas.” The operator
would be required to purchase a second generator at an additional
cost of approximately $232,000.
E. Response to adding additional Trees to Offset Pollution
generated by the Generator:
Attached please find an Aerial Plan “Aerial with Proposed Tree Plantings”,
dated 10/11/2021, that depicts the location of (12) twelve new deciduous
trees to be planted in the surrounding area of the facility. We propose to
plant 9 trees around the parking lot across the street from Village Lane and
3 trees on the south side of the building adjacent to Castleton Street.
F. Response to Provide a Section/Elevation of the Proposed Fence
and Standby Generator:
On JMC Figure S-2 “Proposed Details”, last rev. 10/11/2021, we have
provided an elevation that illustrates the relationship between the
proposed standby generator sitting behind the proposed privacy fence.
In addition to the above noted revisions, 3 new lighting bollards have been shown
along the western side of the west sidewalk from the proposed standby
generator. Zwillings J.A. Henckels feels the need to provide the additional lighting
along the sidewalk to keep the area well lite to promote safety.
We trust that the above and enclosed information and drawings satisfactorily
addressed the Planning Commissions concerns and look forward to our continued
discussions regarding this matter at the October 13th, 2021, Planning Commission
meeting. Should you have any questions, or require any additional information,
please do not hesitate to contact us at (914) 273-5225.
Sincerely,
JMC Planning Engineering Landscape Architecture & Land Surveying, PLLC
James A. Ryan James A. Ryan, RLA
Principal
p:\2021\21018\admin\lthughes 10-05-2021.docx
EVERGREEN TREES QTY BOTANICAL / COMMON NAME SIZE ROOT COND. REMARKSTOH 3 Thuja occidentalis `Holmstrup` / Holmstrup Arborvitae 4` - 5` HT. B & B
DECIDUOUS TREES QTY BOTANICAL / COMMON NAME SIZE ROOT COND. REMARKSCC 1 Cercis Canadensis / Eastern Redbud 9`-10` HT. 2" - 2 1/2" CAL
ANNUALS/PERENNIALS QTY BOTANICAL / COMMON NAME SIZE ROOT COND. REMARKSHO 14 Hemerocallis x `Oriental Ruby` / Daylily 2 gal.
DECIDUOUS SHRUBS QTY BOTANICAL / COMMON NAME SIZE ROOT COND. REMARKSSG 11 Spiraea x bumalda `Goldflame` / Goldflame Spirea 1` - 1 1/2` HT
Aerial with Proposed Tree PlantingsProposed Standby GeneratorZwillings J.A. Henckels270 Marble AvenuePleasantville, New York October, 11 2021
Proposed Tree Plantings(12 Trees Total)
Proposed Tree Plantings(12 Trees Total)
RESOLUTION
ZWILLING J.A. HENCKELS LLC – 270 MARBLE AVENUE
APPLICATION FOR SITE PLAN AMENDMENT APPROVAL
After due discussion and deliberation, on motion by _____, seconded by _____ and
carried, the following resolution was adopted:
WHEREAS, application has been made to the Planning Commission of the Village
of Pleasantville for approval of a site plan amendment as depicted on a plan entitled
“Proposed Generator Site Plan,” last revised 10/11/21, prepared by JMC, PLLC, said
property being approximately 360,138 square feet in area and located at 270 Marble Avenue
in the Medium-Density Residence/Office “RO-3” and Planned Light Manufacturing “M-1”
Zoning Districts and designated on the tax map of the Village of Pleasantville as Section
2, Block 57, Lots 2 and 3 and Section 2, Block 51, Lots 30B and 38 (designated on the tax
map of the Town of Mount Pleasant as Section 106.10, Block 1, Lots 47, 48, 53, 54 and 57);
and
WHEREAS, on July 25, 2012 the Planning Commission approved a site plan
amendment for the subject property involving the demolition of an existing residential home
(2,158 square feet) on the subject property, the reconfiguration and expansion of the existing
mixed-use building, paving repairs to and a new striping layout for the parking spaces
located in the northern parking lot (Lot 57), and paving repairs to and a new striping layout
as well as landscaping and lighting improvements in the southern parking lot; and
WHEREAS, on January 23, 2013, the Planning Commission approved a site plan
amendment for the subject property involving additional loading bays for the building, the
relocation of the dumpster area, increase in the width of the driving aisles, lowering the roof
height on the office portion of the building, a pitched, gable roof for the warehouse portion
of the building; and
WHEREAS, on November 27, 2013, the Planning Commission approved a site plan
amendment for the subject property involving the removal of planting islands in the parking
lot, a reduction in the height of the cantilevered second floor by one (1) foot and a reduction
in coverage by one (1) foot on the east and south elevations, and the roof area between the
second floor office and the warehouse being partially filled to accommodate bathrooms for
the second floor office; and
WHEREAS, on May 27, 2021, in Case No. 2021-7, the Village of Pleasantville
Zoning Board of Appeals approved an area variance from § 185-48.A(1) of the Village
Zoning Law, to allow an accessory structure (permanent, stand-by generator) to be
located nearer to the street line than the principal building located on the same lot; and
2
WHEREAS, on June 23, 2021, the Planning Commission approved a site plan
amendment for the subject property involving the installation of a permanent, stand-by,
natural gas-powered generator and associated fence and landscaped screening; and
WHEREAS, due to a moratorium on new connections to natural gas by Consolidated
Edison, the previously approved generator could not be installed; and
WHEREAS, the Applicant has submitted the following materials, among others
for the Planning Commission’s review:
• An Application for Site Plan approval;
• A letters to Robert Hughes and the Planning Comission from JMC Planning
Engineering Landscape Archtecture & Land Surveying, PLLC dated August 13,
2021, September 20, 2021 and October 5, 2021;
• A generator specification sheet for Generac SG-500 diesel powered generator;
• A specification sheet for a Level 2 sound Attenuated Enclosure;
• A specification sheet for Statement of Exhaust Emissions 2021 Perkins Diesel
Fueled Generator;
• An email from John Torre, OLA Engineering dated August 3, 2021;
• A copy of a document entitled, “United States Environmental Protection Agecy
2021 Model Year Certificate of Conformity with the Clean Air Act;”
• A document entitled, “NY Diesel List in Metro North;”
• A plan entitled “Generator Concrete Pad” prepared by HPE, last revised May 4,
2013;
• A plan entitled “Proposed Details” last revised October 11, 2021, prepared by
JMC, PLLC;
• A plan entitled “Aerial with Proposed Tree Plantings, Proposed Standby
Generator,” dated October 11, 2021; and
WHEREAS, the Planning Commission is familiar with and has inspected the
premises; and
WHEREAS, on October 13, 2021, the Planning Commission reaffirmed that the
3
Proposed Action is a Type II Action that requires no further processing under the New
York State Environmental Quality Review Act (SEQRA) regulations; and
WHEREAS, on September 22, 2021, the Planning Commission determined that,
since the improvements to the site only involve minor revisions to the site and the site is not
located in a residential area, the scheduling of a public hearing on this application is not
necessary; and
WHEREAS, based on concerns raised by the Planning Commission regarding the
emissions associated with diesel-fueled generators, the Applicant offered to provide twelve
deciduous trees to be planted on the Applicant’s property to off-set pollution generated by
the generator; and
WHEREAS, under the Village Law the approval of said site plan amendment by this
Planning Commission does not affect the power of the Village to change zoning regulations
nor act as an assurance of the granting of any building permits.
NOW, THEREFORE, BE IT RESOLVED that the application for site plan
amendment approval, as depicted on a plan entitled “Proposed Generator Site Plan,” last
revised 10/11/21, prepared by JMC, PLLC, be and it is hereby approved, subject to the
following conditions and modifications:
1. The bollard detail shall be revised to match the existing bollards on the Site. The
detail shall also be revised to provide the photometric information for the bollard.
2. The size and species of the twelve (12) deciduous trees shall be noted on the plans to
the satisfaction of the Village Planner.
3. All references to “the Applicant” shall include the Applicant’s successors and
assigns.
4. Compliance with all applicable local laws and ordinances of the Village of
Pleasantville and any conditions attached to the permits issued thereunder.
5. Prior to the issuance of a building permit, payment of all fees for the cost of
engineering, planning, environmental, or other technical services required in
connection with the review of this application shall be required.
6. Prior to the issuance of a Certificate of Compliance, an as-built survey shall be
submitted to the Building Department for review.
BE IT FURTHER RESOLVED, that pursuant to Section 185-50F(11) of the Code
of the Village of Pleasantville, this site plan amendment approval shall expire one
hundred and twenty (120) days from the date of signing of the final site plan by the
4
Planning Commission Chairman, unless a building permit has been issued or an
extension has been granted by the Planning Commission as permitted by the Village
Zoning Law; and
BE IT FURTHER RESOLVED, that, except as otherwise expressly amended herein,
all other terms, provisions and conditions of the Planning Commission Resolutions of
Approval entitled “Zwilling J.A. Henckels LLC – 270 Marble Avenue, Application for Site
Plan Amendment Approval,” adopted by the Planning Commission on July 25, 2012,
January 23, 2013 and November 27, 2013, are incorporated herein by reference and shall
remain in full force and effect; and
BE IT FURTHER RESOLVED, that if said conditions be not fully complied with,
that said site plan shall be deemed in violation and subject to the Applicant being brought
back before the Planning Commission.
VOTE: Ayes –
Noes –
Abstentions -
Absent –
DATE:
CERTIFICATION:
_________________________________
Russell Klein, Chairman
Village of Pleasantville Planning Commission
APPLICATIONS SPECIFIC TO THE BOARD OF ARCHITECTURAL REVIEW
121 Bedford Road121 Bedford Road - Gibson Craig - Proposal to install a private utility pol for new service within the SpecialCharacter Overlay District - New application
ATTACHMENTS:Description Type Upload DateProject overview letter dated 10.5.21 Backup Material 10/8/2021ARB Petition Backup Material 10/8/2021Existing front view - no pole Backup Material 10/8/2021Proposed front view with pole Backup Material 10/8/2021
October 5, 2021
Pleasantville Architectural Review Board 80 Wheeler Avenue Pleasantville, NY 10570
Dear Architectural Review Board Members,
We are pleased to introduce ourselves to you while having the opportunity to renovate and preserve
the once elegant but currently neglected house at 121 Bedford Road. Our intention is to bring this old
house up to current standards, and preserve the architecture that has existed since the 1800’s.
We are in the process of converting this house from being an uninsulated gas heated house to a fully
insulated, high efficiency electric heat pump and solar panel fueled home. As part of this process, we are
required to increase and upgrade the existing electrical service. The increased service requires a review
by Consolidated Edison (ConEd) and they have determined we require a customer pole in the front yard.
ConEd’s requirements are that the primary service does not (aerially) cross our neighbor’s property, that
the connection to the house does not occur within 10’ of a relatively flat roof, and certain clearances
over Bedford Road (State Road) are maintained.
We propose to install this pole at the north-east corner of property 1’-0” clear from both the northern
and eastern property lines. This location is not near our driveway, our neighbor’s driveways, and is the
furthest possible location from any of our neighbor’s homes. This location also preserves the view of
the historic home we are working to preserve.
We humbly ask your approval on a proper location of this service pole and look forward to presenting
you with our color choices for the house at a later date .
Section VI – Contact Information: (Please print clearly. All information must be current)
Architect/Eng:
Address:
Phone: Cell: Email:
Designer:
Address:
Phone: Cell: Email:
Contractor:
Address:
Phone: Cell: Email:
Electrician:
Address:
Phone: Cell: Email:
Section VII – Applicant Certification
I hereby certify that I have read the instructions & examined this application and know the same to be true & correct. All provisions of laws & ordinances covering this type of work will be complied with whether specified herein or not. The granting of a permit does not presume to give authority to violate or cancel the provisions of any other state or local law regulating construction or land use or the performance of construction. Signature: Date: