Developer of 100 Pondfield Addresses Issues of Access, Safety, and Code Conformity with Planning Board
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
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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.
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