Written by Carol P. Bartold

Nov. 19, 2014: The Bronxville Planning Board continues to deal with the conundrum of wanting a project that will improve the deteriorating former Morgan Manhattan Storage building, landlocked at 100 Pondfield Road, and trying to reconcile issues of safety and access with the realities of limited space.

At the board's November 12 meeting, Chairman Eric Blessing announced that the planning board had been designated the lead agency on the project, having received no objections to its notice of intent.

The board made no decision to approve the plan but advanced its discussion with 100 Pondfield LLC representatives to clearly define those conditions board members feel pose hindrances to the project--the repurposing of an industrial building located in a commercial and retail area for residential units.

Key among board members' concerns was the fact that the building, as it exists, is already out of conformity with the zoning code and will be even more nonconforming should the developers be given approvals to complete their plan to add an additional story and convert the building to eleven luxury condominium units.

"I'm concerned about safety issues in increasing the nonconformity of the building when it already has an access problem," said board member James Murray.

Blessing stated that access to the building, already inadequate as it stands, with one narrow easement for ingress and egress, would only be exacerbated by increasing the structure's size. "It's a large parcel in the center of the block and I don't know what the right answer is for that," Blessing said.

Developer representative Michael Zarin, attorney and partner at Zarin & Steinmetz, stated that the developer fully understands the seriousness and importance of access issues but that with a building that is "sandwiched in," the desired margins of compliance are not necessarily available.

"We comply," Zarin emphasized. "We make sure we comply." He also stated that, under the circumstances, "a certain amount of flexibility" would be required to ensure that fire and emergency equipment access conforms to code requirements. "But it won't be the typical access you may require in certain other projects," he said.

Randy Mayer, alternate member of the planning board, stated that, even should the code be changed to bring access to 100 Pondfield into compliance, "it just seems unsafe to me."

"I truly can't imagine any other space in the Village of Bronxville that's any less convenient for a resident than living behind an alley which they don't own," Mayer said.

Board member Adrienne Smith noted that, considering the building's limited space, the project might create too much density.

Zarin stated that, without the proposed density, the project would not be economically feasible for the developer. "I think it's incumbent upon us to demonstrate and make you understand that, frankly, if that density is not granted, maybe this building will sit here for additional years and again not conform to your comprehensive plan," he said.

Mayer commented that going forward to give site plan approval for the project when the feasibility of its ever complying with the zoning code is still "up in the air" presents an interesting problem.

100 Pondfield LLC will continue to address concerns expressed by the planning board. The board will meet on Wednesday, December 10, at 7:30 pm in the trustees room at Bronxville Village Hall.

Pictured here: The former Morgan Manhattan Storage building at 100 Pondfield Road.

Photo by N. Bower