Written by Carol P. Bartold

Feb. 12, 2014:  The removal of several mature trees at 50 Masterton Road, located at the corner of Pondfield Road and Masterton, drew first notice and then ire from Bronxville residents. 

Then, when neighbors of the property received notification of a zoning variance hearing, several decided to attend the January 28 Bronxville Zoning Board of Appeals meeting to learn about plans for the property.

The owners of the property, James and Tracy Murray, intend to demolish the existing one-family dwelling and build a new three-story residence. In a letter from Vincent Pici, superintendent of buildings, to the Murrays dated November 20, 2013, he states that the plans for the property are out of compliance with three sections of the village code.

First, the proposed three stories for the new structure exceed the maximum permitted height of two and a half stories, or a maximum height of 35 feet.

Second, the proposed 6,419-square-foot residence that would replace the existing 4,679-square-foot dwelling would exceed the code's allowable floor area ratio for the parcel at 50 Masterton Road. Floor area ratio, designed to control development density, is calculated by dividing a building's total square footage by the total square footage of the lot it occupies.

Third, the addition of a front yard parking area, designed to compensate for reducing a two-car garage to a one-and-a-half-car garage, would be out of compliance with the village code. According to Pici's analysis of the plan, the parking area would sit within four feet of the front lot line.

Several village residents who attended the zoning board of appeals meeting not only expressed concern about the loss of trees, but they also took issue with the architect's characterization of the proposed gravel lot where the trees stood as a "Zen garden."  

One resident stated that the parking area looked large enough to hold four cars. All architectural drawings refer to the area as a Zen garden and make no reference to parking, although the space would be at the head of the driveway and adjacent to the garage.

Also at issue for the property's neighbors were the size and scale of the proposed dwelling in light of the slope of the parcel and a large granite shelf within the slope, which would require partial removal by chipping or drilling to make room for the new structure. The project's architect proposed increasing the lot's depth to 155 feet to accommodate the new dwelling.

The Murrays and their architect will address the concerns of the zoning board of appeals and appear at a future meeting to further discuss their plans.

When asked for comment, zoning board chairman Bill Fredericks said, "This application is being treated in the ordinary course in accordance with our regular procedures for reviewing requests. The matter is still before the board."

The Bronxville Zoning Board of Appeals will meet on Tuesday, February 25, at 7:30 pm in the Trustees Room at Bronxville Village Hall.

Pictured here: 50 Masterton Road viewed from Pondfield Road.

Photo by A. Warner