Condo Development at 100 Pondfield Road Moves a Step Forward to Site Plan Approval
By Carol P. Bartold
Jun. 17, 2015: The Bronxville Planning Board has moved the Pondfield Court LLC application to redevelop the former Morgan Manhattan Storage building at 100 Pondfield closer to approval. The developer plans to construct eleven residential condominium units in the building's upper two floors and provide seventeen parking spaces on the ground floor.
The board, at its June 10 meeting, unanimously passed a motion to adopt a conditioned negative declaration as well as Parts 2 and 3 of the Environmental Assessment Form under the New York State Environmental Quality Act (SEQRA).
A thirty-day public comment period on the conditioned negative declaration will open when the New York State Department of Environmental Conservation electronically publishes an environmental notice bulletin. Marilyn Timpone-Mohamad, planner at Frederick P. Clark Associates, Inc., the village consultant, anticipated publication the week of June 15.
The conditioned negative declaration imposes conditions outlined by the planning board, which Pondfield Court LLC, the developer, must address or remedy before the board issues final site plan approval.
A negative declaration under SEQRA constitutes a determination that the project will not create a significant adverse environmental impact and relieves the applicant from having to prepare a full environmental impact study. Part 2 of the environmental assessment form inventories all potential resources that the application could affect, and Part 3 gives the reasons that support the conditioned negative declaration.
Planning board chairman Eric Blessing noted that the thirty-day public comment period will not conclude by the board's July 8 meeting, its last meeting until September. "We will be happy to work with the applicant for the July meeting," Blessing said, "to do what can be done" in addressing the conditions.
Michael Zarin, partner at Zarin & Steinmetz, representing Pondfield Court LLC, asked that the board consider calling a special July meeting at the expiration of the thirty-day public comment period. "We would like to hopefully comply with the regulations and pull building permits before the winter," he said, "and not lose an entire building season."
Blessing indicated that the board would consider calling a special meeting, but the board took no action to set such a meeting.
Zarin, on behalf of the developer, expressed appreciation for the board's work and diligence in drafting the conditioned negative declaration. He indicated that the developer "has committed to fulfilling them [the conditions] and appreciates the spirit and substance of the document."
The planning board's July 8 meeting will begin at 7:30 pm in the trustees room at Bronxville Village Hall.
Pictured here: Entranceway to proposed 100 Pondfield Road condo from Pondfield Road.
Photo by A. Warner
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.
Village of Bronxville Administrative Offices
337-6500
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337-0500
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