Redevelopment of T L Property and Village Property

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Redevelopment of T L Property and Village Property

Memo to: Village of Pelham, Mayor and Trustees From: Ad Hoc Planning Committee Re: Redevelopment of �T&L� property and Village property Date: June 20, 2003 The Ad Hoc Planning Committee (�Committee�) was formed in mid-May, 2003. The Committee received the following charge (scope of work) from the Mayor of the Village of Pelham: ascertain whether or not a conceptual project plan (�plan�) for a combined public/private project could be defined that would incorporate the land use needs of the proposed Pelpark, LLC project (incorporating residential, retail and office uses) on the former T&L property, a new Post Office, the Village garage and vehicle storage yard, and (potentially) other public uses. The land area to be considered would include the Pelpark, LLC site and some portion of the Village-owned property currently accessed from Sparks Avenue. If such a plan could be conceived on a timely basis (the presumption was that 2-3 months would be the maximum), it would then be recommended to the appropriate Village authorities. Therefore, this planning exercise was limited in scope, was not intended in any way to substitute for regular land use review procedures, and was not intended to replicate or revise the work of prior master planning committees. In addition, the Committee was not expected to review the current Pelpark, LLC proposal, nor the exact program requirements of other potential users (public or private) even though the general requirements of those users had to be factored into the process. The primary objective was to consider, in a �neutral� setting, the possibilities of developing a unified project that could meet the general needs of all potential participants. The plan was intended to be �conceptual� while still being responsive to the space and program needs of the potential participants. This memo summarizes the work of the Committee. After holding five meetings between the months of May and June, the Committee reached consensus on presenting this memo to the Mayor and Trustees of the Village of Pelham. A major priority applies to this process, in that the Post Office has a need for a swift reply from the Village regarding this proposal, to which the Committee has made the commitment to provide some final report by July, 2003. Conceptual Plan: Key Elements (1) The Pelpark, LLC (former T&L) site (lot area = 29350 sf) development as originally proposed would have included 90,000 s.f. to 100,000 s.f. of mixed uses. The recommendation from this Committee would have the uses combined with a defined piece of Village property (see attached map lot area = +/- 11,550 sf) to create one development parcel; the combined site would have an area of at least approximately 40,900 square feet. (2) The allowable building �footprint� would be approximately 25,000 square feet depending on a workable design, with the rest of the site used for outdoor space and circulation. (3) The allowable gross square footage of the building (above the grade of the western elevation, which is 27 feet below the street level on Wolfs Lane) would be approximately 150,000 square feet, subject to inclusion of all uses. (4) The Village contribution of land to this proposal equals 10,600 sf, and an easement through Village land to the rear of the building which may be necessary to access the parking areas serving this new structure (or structures) based on the final approved site design. (5) The maximum height of the building would be four floors above grade as measured from the curb on Wolfs Lane (eastern). This would result in a building that is six floors (above grade) when measured from the lowest elevation of the parcels (on the western elevation). These height restrictions should be considered as subject to some variation based on the most effective design. (6) The breakdown of projected uses would be as follows (approximations): i. public uses, 10,500 square feet (Village garage: see item (8) below); ii. residential units, 65,000 square feet net; iii. retail spaces, 6500 square feet; iv. office/commercial spaces, 15,000 square feet; v. parking for residential, office and retail uses, 33,000 square feet (220x 150 spaces, or 162 sf per space, adding 30% for circulation, times 150 spaces); vi. potential additional office/public use spaces, 7500 square feet; vii. miscellaneous, 12,500 square feet. viii. Total of 150,000 s.f. (7) The re-located Post Office would be considered as the primary retail and office user. (8) The public uses would include, at a minimum: the Village Public Works Department (5000 square feet), in-door parking space for Village public works vehicles (4500 square feet); office space associated with the Public Works Department (1000 square feet); other potential Village office and/or storage needs. (The salt storage area would presumably be in a convenient exterior location.) (9) Flexibility would be maintained in the final balance of residential/office space utilization. Issues needing further study (and that need to be resolved expeditiously!!): (1) Vehicular access to the site could be from Wolfs Lane and/or Sparks Avenue. The overall plan could accommodate either option, though each option would affect the distribution of uses and the vehicular circulation system within the building through the parking deck, and could possibly include access ramps to reach street level from the rear. A traffic study is needed to resolve the issue of both vehicular and pedestrian access to the project outlined in the plan given the different access options. Appropriate consideration should also be given to existing adjacent residential and commercial uses (2) The balance between commercial/office and residential space is flexible, and could be affected by market and/or design factors (e.g. the 2^nd floor elevation from Wolfs Lane could be office/commercial on part or all of the projected floor plate). (3) Improvements on the remaining portion of the Village property (e.g. for pedestrian and vehicular access and appropriate landscaping) need to be considered. (4) The use of the Village property not incorporated in this project for expanded parking purposes needs to be assessed. (5) The parking requirements of major users need to be examined, and the question of whether these spaces are provided �free� or based on fees/rent should be resolved; the estimate for square footage needed per parking space also needs to be examined (including parking circulation). (6) A determination needs to be made about the future of the existing commuter spaces. (7) The flexibility of the post office to have its facilities on one or two floors needs to be resolved since this substantially affects circulation requirements within the structure and the availability of prime retail space on Wolfs Lane. (8) If the plan results in unassigned spaces within the structure, the uses of this space by additional public services need to be considered. (9) The future of Village Hall and the Police Station should be examined if this plan proceeds. (10) Lot coverage, setback requirements, and other zoning/design related issues need to be examined during the official review process. Unusual requirements: (1) With a public/private partnership as the central feature of the plan, financing, ownership and development issues and relationships need to be resolved. (2) A legal basis for entering into a public/private partnership involving the use of public property must be resolved. The value of such public land and easements across such public land would have to be established by appropriate legal means. The assumption is that the Village is �trading� its land (and development potential) in return for having the public uses (public works department space) provided at no or minimal cost by the developer. (3) Timeliness, for both the post office involvement and the current owner of the Pelpark LLC property, needs to be considered. The post office has stated its need to have a swift determination on this matter from the Village, due to its current funding commitment from Central Office to fund a new post office facility in Pelham. (4) The financial objectives of the plan, including a minimal financial commitment or value of assets contributed by the Village, need to be rigorously analyzed. Thanks to all committee members!!!!! Michael Zisser, Chair John Cassone Charles Ippolito Walter Kenworthy Diane Lynch Roger McDaniel Michael Rozycki Nigel Scott-Williams Richard Slingerland Gwen Miller-Tapogna Invited Guests: Rosalie & Lester Kravitz Anton Martinez, RA

Redevelopment of T L Property and Village Property

Memo to: Village of Pelham, Mayor and Trustees

From: Ad Hoc Planning Committee

Re: Redevelopment of �T&L� property and Village property

Date: June 20, 2003

The Ad Hoc Planning Committee (�Committee�) was formed in mid-May, 2003. The Committee received the following charge (scope of work) from the Mayor of the Village of Pelham: ascertain whether or not a conceptual project plan (�plan�) for a combined public/private project could be defined that would incorporate the land use needs of the proposed Pelpark, LLC project (incorporating residential, retail and office uses) on the former T&L property, a new Post Office, the Village garage and vehicle storage yard, and (potentially) other public uses. The land area to be considered would include the Pelpark, LLC site and some portion of the Village-owned property currently accessed from Sparks Avenue. If such a plan could be conceived on a timely basis (the presumption was that 2-3 months would be the maximum), it would then be recommended to the appropriate Village authorities.

Therefore, this planning exercise was limited in scope, was not intended in any way to substitute for regular land use review procedures, and was not intended to replicate or revise the work of prior master planning committees. In addition, the Committee was not expected to review the current Pelpark, LLC proposal, nor the exact program requirements of other potential users (public or private) even though the general requirements of those users had to be factored into the process. The primary objective was to consider, in a �neutral� setting, the possibilities of developing a unified project that could meet the general needs of all potential participants. The plan was intended to be �conceptual� while still being responsive to the space and program needs of the potential participants.

This memo summarizes the work of the Committee. After holding five meetings between the months of May and June, the Committee reached consensus on presenting this memo to the Mayor and Trustees of the Village of Pelham. A major priority applies to this process, in that the Post Office has a need for a swift reply from the Village regarding this proposal, to which the Committee has made the commitment to provide some final report by July, 2003.

Conceptual Plan: Key Elements

(1) The Pelpark, LLC (former T&L) site (lot area = 29350 sf) development as originally proposed would have included 90,000 s.f. to 100,000 s.f. of mixed uses. The recommendation from this Committee would have the uses combined with a defined piece of Village property (see attached map lot area = +/- 11,550 sf) to create one development parcel; the combined site would have an area of at least approximately 40,900 square feet.

(2) The allowable building �footprint� would be approximately 25,000 square feet depending on a workable design, with the rest of the site used for outdoor space and circulation.

(3) The allowable gross square footage of the building (above the grade of the western elevation, which is 27 feet below the street level on Wolfs Lane) would be approximately 150,000 square feet, subject to inclusion of all uses.

(4) The Village contribution of land to this proposal equals 10,600 sf, and an easement through Village land to the rear of the building which may be necessary to access the parking areas serving this new structure (or structures) based on the final approved site design.

(5) The maximum height of the building would be four floors above grade as measured from the curb on Wolfs Lane (eastern). This would result in a building that is six floors (above grade) when measured from the lowest elevation of the parcels (on the western elevation). These height restrictions should be considered as subject to some variation based on the most effective design.

(6) The breakdown of projected uses would be as follows (approximations):

i. public uses, 10,500 square feet (Village garage: see item (8) below);

ii. residential units, 65,000 square feet net;

iii. retail spaces, 6500 square feet;

iv. office/commercial spaces, 15,000 square feet;

v. parking for residential, office and retail uses, 33,000 square feet (220x 150 spaces, or 162 sf per space, adding 30% for circulation, times 150 spaces);

vi. potential additional office/public use spaces, 7500 square feet;

vii. miscellaneous, 12,500 square feet.

viii. Total of 150,000 s.f.

(7) The re-located Post Office would be considered as the primary retail and office user.

(8) The public uses would include, at a minimum: the Village Public Works Department (5000 square feet), in-door parking space for Village public works vehicles (4500 square feet); office space associated with the Public Works Department (1000 square feet); other potential Village office and/or storage needs. (The salt storage area would presumably be in a convenient exterior location.)

(9) Flexibility would be maintained in the final balance of residential/office space utilization.

Issues needing further study (and that need to be resolved expeditiously!!):

(1) Vehicular access to the site could be from Wolfs Lane and/or Sparks Avenue. The overall plan could accommodate either option, though each option would affect the distribution of uses and the vehicular circulation system within the building through the parking deck, and could possibly include access ramps to reach street level from the rear. A traffic study is needed to resolve the issue of both vehicular and pedestrian access to the project outlined in the plan given the different access options. Appropriate consideration should also be given to existing adjacent residential and commercial uses

(2) The balance between commercial/office and residential space is flexible, and could be affected by market and/or design factors (e.g. the 2^nd floor elevation from Wolfs Lane could be office/commercial on part or all of the projected floor plate).

(3) Improvements on the remaining portion of the Village property (e.g. for pedestrian and vehicular access and appropriate landscaping) need to be considered.

(4) The use of the Village property not incorporated in this project for expanded parking purposes needs to be assessed.

(5) The parking requirements of major users need to be examined, and the question of whether these spaces are provided �free� or based on fees/rent should be resolved; the estimate for square footage needed per parking space also needs to be examined (including parking circulation).

(6) A determination needs to be made about the future of the existing commuter spaces.

(7) The flexibility of the post office to have its facilities on one or two floors needs to be resolved since this substantially affects circulation requirements within the structure and the availability of prime retail space on Wolfs Lane.

(8) If the plan results in unassigned spaces within the structure, the uses of this space by additional public services need to be considered.

(9) The future of Village Hall and the Police Station should be examined if this plan proceeds.

(10) Lot coverage, setback requirements, and other zoning/design related issues need to be examined during the official review process.

Unusual requirements:

(1) With a public/private partnership as the central feature of the plan, financing, ownership and development issues and relationships need to be resolved.

(2) A legal basis for entering into a public/private partnership involving the use of public property must be resolved. The value of such public land and easements across such public land would have to be established by appropriate legal means. The assumption is that the Village is �trading� its land (and development potential) in return for having the public uses (public works department space) provided at no or minimal cost by the developer.

(3) Timeliness, for both the post office involvement and the current owner of the Pelpark LLC property, needs to be considered. The post office has stated its need to have a swift determination on this matter from the Village, due to its current funding commitment from Central Office to fund a new post office facility in Pelham.

(4) The financial objectives of the plan, including a minimal financial commitment or value of assets contributed by the Village, need to be rigorously analyzed.

Thanks to all committee members!!!!!

Michael Zisser, Chair

John Cassone

Charles Ippolito

Walter Kenworthy

Diane Lynch

Roger McDaniel

Michael Rozycki

Nigel Scott-Williams

Richard Slingerland

Gwen Miller-Tapogna

Invited Guests:

Rosalie & Lester Kravitz

Anton Martinez, RA




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