Planning Board Minutes - September 1, 2015

The following minutes are a summary of the Planning Board meeting of September 1, 2015. Interested parties may request an audio recording of the meeting from the Board Secretary for a fee. 

Call to Order & Statement of Compliance with the Open Public Meetings Act: Chairman Nalbantian called the meeting to order at 7:40 p.m. The following members were present: Mr. Abdalla, Mr. Nalbantian, Councilwoman Knudsen, Mr. Reilly, Ms. Altano, Mr. Thurston, Mr. Joel, and Ms. Dockray. Also present were: Gail Price, Esq., Board Attorney; Blais Brancheau, Village Planner; and Michael Cafarelli, Board Secretary. Christopher Rutishauser, Village Engineer; Mayor Aronsohn, and Ms. Bigos were not present.   

Public Comments on Topics not Pending Before the Board – No one came forward. 

Committee/Commission/Professional Updates – Ms. Dockray said the Village is considering conducting a survey using Survey Monkey. 

Correspondence received by the Board – There was none. 

PNC Bank, Minor Site Plan Application, 257 Ridgewood Avenue, Block 3703, Lots, 4, 6, & 8.01 - Ms. Diane Hickey provided an overview of the PNC application for an ADA ramp and change in use of a portion of the existing commercial building to an “express branch” for a bank and for an office providing wealth management services. Ms. Hickey introduced Mr. John Buchholz who spoke about the application in detail. The application was for a PNC “express branch,” with no bank tellers, only automated teller machines (ATMs) and bank offices providing wealth management services. Currently, there is no barrier-free access at the front entrance, only through the elevator and interior hallway in the building. He submitted Exhibit A-1 (the site plan) and described the ramp design and said it was mandated by Federal law. He said the ramp was needed for access to the ATMs, not for access to the wealth management office area.  Mr. Buchholz said they were seeking a variance for an encroachment into the front yard and a change in use/parking approval. Mr. Buchholz submitted Exhibit A-2, containing photographs of existing conditions, including parking spaces.  

Board members questioned Mr. Buchholz about barrier-free parking spaces and the distance-that handicapped persons would have to walk to get to the ATM. Mr. Buchholz said it was approximately sixty feet and PNC will have 15 reserved spaces. He said during the day, handicapped individuals can enter from the rear and it is located within the distance required by code. Mr. Brancheau said if the Planning Board granted a variance it would be for a hardship.  

Thomas Danielson, the construction project manager, said there would be rear door accessibility 24/7 for tenants and during the day for customers. The bank will be a new type of branch for PNC, called an “express branch,” that will have two employees. 

There was a discussion about parking and tenancy and other items in the application. Board members asked if there was an alternate plan. Mr. Buckholz described the secondary plan that included a ramp as well. This plan would not require a variance. Mr. Buckholz described why they do not want to move forward with the alternate plan because it would open the ramp to skate boarders, people leaning against the window and because it is not practical. Applying for the variance is cleaner and makes the design more compact. 

Ms. Hickey referred to her letter dated August 20, 2015, exhibit A-4 in support of PNC's application seeking approval of its tenancy that described how the bank would operate, business hours, number of employees (6 employees for wealth management, 2 employees for the express branch bank), and use of the parking spaces.  

The Board asked questions about the uses in the building, the floor area, the prior parking variance, other prior approvals and the parking needs.  

Mr. Saraceno was sworn and testified about the parking supply and demand, the changes in use since the prior approval, and the uses in the building. He was asked about parking in the proposed lot. He said he had been to the location many times and never had a problem finding a parking space. Mr. Buchholz stated that there was shared parking by the various uses in the building. 

Mr. Brancheau was sworn and discussed his report.  

The Board deliberated on the application discussing parking, a shorter ramp, compact ramp, and other issues regarding the ramp and parking. 

Mr. Joel motioned to approve Option one ramp and approval for parking with conditions. All Members voted yes except Ms. Dockray and Mr. Abdalla. 

9:30 p.m. Councilwoman Knudsen arrived. 

Liva Minor Site Plan and Variance Application: Memorialization of Resolution of Approval, Liva Building, LLC, 470 Route 17 South and 625 Franklin Turnpike, Block 4703, Lot 12 – The Board voted to adopt the Liva resolution. 

Approval of Minutes – The minutes from March 17, 2015 were approved as drafted. 

Executive Session – Mr. Nalbantian moved the meeting to Executive Session at 9:48 p.m. to discuss pending litigation. 

The Board returned from Executive Session at 10:15 p.m. The Board voted to authorize the Board Attorney to defend the Board in the pending litigation.  

The meeting was adjourned at 10:20 p.m. 

Respectfully submitted,

                                                                                                Michael Cafarelli

                                                                                                Board Secretary 

Date approved: January 17, 2017