Planning Board Moves toward Approval of Condominiums at 100 Pondfield Road
By Carol P. Bartold
Jan. 20, 2016: The Bronxville Planning Board, at its January 13 meeting, directed that the combined preliminary and final site plan approval documents be drafted by Pondfield Court LLC to develop the former Manhattan Storage building at 100 Pondfield Road.
The proposed development would be for eleven condominium units with a 14-space parking garage.
In Pondfield Court's first appearance since July 8, when the board issued a conditioned negative declaration, attorney Michael Zarin, partner at Zarin & Steinmetz, detailed the steps the developer has taken to address the conditions set forth in that document.
"You have already provided us with major and comprehensive conditions that combine preliminary and final site plan approval," Zarin said. "We still have some conditions we need to satisfy, but we're absolutely prepared to do that."
Still unresolved are matters of property use and easement rights pertaining to the 15-foot-wide driveway that provides the only vehicular access to the building. Mosbacher Properties Group owns the easement as well as the commercial properties on either side of that easement. Attorney Richard Salomon, representing Mosbacher, stated that the company's interest lies in preserving tenants' rights to receive deliveries and have rubbish removed.
"In particular, we don't want dumpsters on the street," Salomon told the board. "Deliveries, particularly to the baker [Topps Bakery], must go through the back. We want to make sure our tenants are not shut down from the use from what is a service driveway for us."
Zarin stated that Pondfield Court LLC intends to continue to use its best efforts to continue to negotiate easement issues with Mosbacher Properties Group, but, "if necessary, we will seek a declaratory judgment" from a court of competent jurisdiction. "We think the law is clearly on our side," Zarin added.
In his presentation, Zarin detailed steps the developer has taken or will take to meet other conditions in the conditioned negative declaration. Site plans were submitted to the International Code Council (ICC), an association that addresses building safety and fire prevention codes. After receiving comments from the ICC, a full hearing was held before the Hudson Valley Board of Review of the New York Department of State Office of Planning and Development to deal with the issues raised. Zarin indicated that final drawings will comply with that board's recommendations.
Pondfield Court will coordinate with the village to have the driveway striped and designated as a fire lane. That designation must be achieved before a certificate of occupancy will be issued.
The traffic management plan, Zarin stated, will provide warning lights that signal pedestrians of vehicles approaching Pondfield Road from the easement driveway and will indicate to drivers that pedestrians are crossing the driveway.
The Bronxville Planning Board will meet on Wednesday, February 10, at 7:30 pm in the trustees room at Bronxville Village Hall.
Pictured here: Attorney Michael Zarin speaking before the Bronxville Planning Board on January 13, 2016.
Photo by Carol P. Bartold
Government & History Directory
Bronxville is a quaint village (one square mile) located just 16 miles north of midtown Manhattan (roughly 30 minutes on the train) and has a population of approximately 6,500. It is known as a premier community with an excellent public school (K-12) and easy access to Manhattan. Bronxville offers many amenities including an attractive business district, a hospital (Lawrence Hospital), public paddle and tennis courts, fine dining at local restaurants, two private country clubs and a community library.
While the earliest settlers of Bronxville date back to the first half of the 18th century, the history of the modern suburb of Bronxville began in 1890 when William Van Duzer Lawrence purchased a farm and commissioned the architect, William A. Bates, to design a planned community of houses for well-known artists and professionals that became a thriving art colony. This community, now called Lawrence Park, is listed on the National register of Historic Places and many of the homes still have artists’ studios. A neighborhood association within Lawrence Park called “The Hilltop Association” keeps this heritage alive with art shows and other events for neighbors.
Bronxville offers many charming neighborhoods as well as a variety of living options for residents including single family homes, town houses, cooperatives and condominiums. One of the chief benefits of living in “the village” is that your children can attend the Bronxville School.
The Bronxville postal zone (10708, known as “Bronxville PO”) includes the village of Bronxville as well as the Chester Heights section of Eastchester, parts of Tuckahoe and the Lawrence Park West, Cedar Knolls, Armour Villa and Longvale sections of Yonkers. Many of these areas have their own distinct character. For instance, the Armour Villa section has many historic homes and even has its own newsletter called “The Villa Voice” which reports on neighborhood news.
Link to Village of Bronxville One Square Mile Monthly Newsletter
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