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February 14, 2014

‘Pops, Patriots and Fireworks’

Pound Ridge/Scotts Corners

  1. Scotts Corner Market – Trinity Corners Shopping Center;  55 Westchester Avenue

  2. Pound Ridge Sunoco — 66 Westchester Avenue    

  3. Sam Parker Country Market — 257 Westchester Avenue    


Bedford Village

  1. Bedford Rexall Pharmacy — Hunting Ridge Mall; 424 Old Post Road  

  2. Village Green Deli — Village Green; Routes 22 and 172    

  3. Bedford Shell — Routes 22 and 172 (at blinking light); 848 So. Bedford Road

  4. Village Service Center —193 Pound Ridge Road (at Long Ridge Road intersection)    


Bedford Hills

  1. Bedford Hills Deli – 7 Babbitt Road    

  2. Bueti’s Deli – 526 Bedford Road (Route 117)


Katonah

  1. NoKA Joe’s – 25 Katonah Avenue    

  2. Steger’s Paper Mill – 89 Katonah Avenue    

  3. Katonah Pharmacy – Katonah Shopping Center; 294 Katonah Avenue   

  4. Bagel Shoppe – Katonah Shopping Center; 280 Katonah Avenue    

  5. Katonah Sunoco – 105 Bedford Road


Mount Kisco

  1. Teamo/Mt. Kisco News – 239 Main Street    


Cross River

  1. Bagel Boys Café – Cross River Shopping Center; Routes 121 and 35    

  2. Cross River Shell Station – Route 35    

  3. Cameron’s Deli –  890 Route 35    

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Pound Ridge

New multifamily housing rules adopted by board


By DON HEPPNER

After two years of work, the Pound Ridge Town Board, at the close of the public hearing during its Feb. 6 meeting, unanimously approved a multifamily zone that will accommodate the housing requirements imposed on municipalities in Westchester County by the federal government.

Multifamily housing will be allowed one-quarter mile from the intersection of Trinity Pass and Westchester Avenue in Scotts Corners, the town’s main thoroughfares.

The new zone replaces the senior housing zone, created to provide housing for the town’s seniors and volunteers from the fire department and ambulance corps.

“The county has looked very favorably on the work that has been done,” said David Stalman of F. P. Clark Associates, a planning consultant to the town.

“We applaud the town for taking this step to include multifamily housing as a regulated use in the zoning ordinance,” wrote Ed Buroughs, commissioner of the Westchester County Planning Board, in a letter dated Jan. 30. “These regulations will supplement the affordable affirmative furthering fair housing regulations that were recently adopted by the town. We commend the town for including density bonus provisions into the proposed zoning amendment as a way to increase the percentage of affordable units in the a future development.”

The multifamily zone has undergone several revisions, which included placement of the zone, property size and number of units on a property.

“I am happy to say that after months and months of work on this we have come to a draft that has consensus on the town board,” said Mr. Stalman at the town board meeting.

“It is important to note that the housing board is in favor of the multifamily zone,” town supervisor Dick Lyman said. “It is also important that the county approve the language.”

The county did suggest a change allowing the building size to vary from the 100-foot-length limit imposed by the town’s draft and the four-dwelling unit cap contained in each multifamily unit. The county recommended that some flexibility be included to allow for narrower or longer buildings, to better serve the protection of sensitive environmental areas.

The last caveat was challenged by all the board members, who felt it opened the door for larger buildings, including apartment houses.

“Allowing for modification of the number of dwelling units in a particular building takes our whole scheme and potentially blows it out of the water,” said councilman Dan Paschkes. “Where do you stop? You could have a six-unit building or an eight-unit building.”

He said that if a fixed number of units are not defined in the law, they could end up with 20- or 30-unit apartment building instead of a size more suited to the town.

After discussion, board members agreed that the number of units should be capped at four and the overall building size should remain at 100 feet but the shape of the building could be changed to accommodate the environment.

“It has to be clear that the building shape could change because of sensitive lands,” said councilwoman Ali Boak.

Any project in a multifamily zone would require a special permit approved by the town board. The planning board, water control commission and conservation board would each provide the town board with recommendations on the project.

“Inherent in your review of the special use permit would be all these things,” town attorney Bill Harrington said. “You discussed for months an ordinance you have been comfortable with, and if you are still comfortable with it you should pass it.”

He said that when an applicant comes before the town board, it should be aware of any environmental issues involved with the site and work to protect the environment and get the project done.

Mr. Harrington said the multifamily law allows the town board to make changes to the buildings’ footprint but that environmental laws compels them to consider impacts on the land and wetlands.

One of the issues raised by HUD in their ongoing dispute with the county over a lack of affordable housing is that zoning laws constitute an impediment to fair and affordable housing. “So whatever you pass could be construed in some way as an impediment to fair housing,” Mr. Harrington said. “As long as you fairly enforce the ordinance, given all the natural constraints that the federal monitor acknowledged when he was here, you will be fine.”

Elyse Arnow, a Pound Ridge resident, asked whether other considerations, such as the protection of ridgelines, could influence the location of a multifamily unit. Mr. Harrington replied that it could.

The ordinance was adopted without the suggested wording from the county.

“We have done good work here tonight,” Mr. Lyman said.


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