Planning Board Gives Go-Ahead to Build 11 Condos in Bronxville Business District
By Carol P. Bartold
Apr. 20, 2016: By a 3-to-2 vote, the Bronxville Planning Board approved the final site plan of Pondfield Court LLC, which will allow it to move forward in converting the former Morgan Manhattan storage building at 100 Pondfield Road to a residential property.
At the board's April 13 meeting, Chairman Eric Blessing, along with planning board members James Murray and Adrienne Smith, voted to approve the final site plan. Vice Chair Anna Longobardo and member Gary Reetz voted against approval.
According to the village's superintendent of buildings, Vince Pici, Pondfield Court LLC will not be required to appear before the Bronxville Zoning Board of Appeals.
Reetz and Longobardo's opposition to the final site plan approval centered on the village's 1999 decision to rezone the former commercial property for residential use.
"It is in an area that is all commercially zoned and that's one of the reasons I'm uncomfortable with it," Longobardo stated. She added that commercial properties are not subject to the same setback requirements as residential properties. The owners of commercial properties adjacent to 100 Pondfield Road, she pointed out, "can build right next to this building at the property line."
"I applaud the applicant for their diligence and the work they have put in," Reetz said of the application he described as "ill conceived from start to finish." He questioned the future benefits of such development to the village and said, "Much of the fault resides with the village in terms of changing the zoning back in 1999."
Board member James Murray noted that, several years ago, the village declined an opportunity to purchase the property. "Although I would agree with you that this is not the best use for the property," he said, "I don't know what our alternatives are."
Board member Adrienne Smith reminded the assembly that the applicant, at every turn, exhibited cooperation and worked to meet every condition the board imposed on the application.
The Pondfield Court LLC application, as approved, calls for the former storage building to be converted to a residential building with 11 condominium units on the second and third floors and a 14-space parking garage on the ground floor.
Blauners LLC, a real estate investment company, purchased the building in December of 2010. The building was part of the estate of Steven Green MD, who planned to refurbish the building into a six-story private residence and office with a rooftop swimming pool.
Michael Zarin, attorney for the applicant and partner at Zarin & Steinmetz, thanked the planning board for the time and effort the members devoted to studying and reviewing the site plan. "Thank you for a very professional and diligent effort," Zarin said. "I hope we make you proud."
Pictured here: Property behind the CVS store at 100 Pondfield Road, which will be converted to condominiums.
Photo by N. Bower
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
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