Pleasantville Boards Continue Discussion of 70-Unit Townhome Proposal

Representatives for Toll Brothers, the developer seeking to turn the 485 Washington Ave. office park into 70 units of fee-simple housing in Pleasantville, were present during an April 15 work session discussion about the proposal, but largely silent.

Instead, the village's Board of Trustees and Planning Commission worked together through a list of issues raised by the latter group during its recent review of the site and proposal—including the possibility of adding a sidewalk in front of the development, restricting the height of the proposed buildings and limiting the number of three-bedroom units permitted.

"Previously approved PUD complexes in the village have included limitations on bedroom unit numbers," noted Commissioner Joseph Potenza, a Country Club resident.

He suggested this step could help limit the potential number of families with school-age children that would purchase the future townhomes.

The Beneson Capital-owned parcel is currently vacant and located in an otherwise residential neighborhood, but zoned for "Campus Office" use.

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Toll Brothers has proposed switching the 18-acre property into the Planned Unit Development (PUD) zone. Other local developments in PUD include the Foxwood Condominiums—which also borders the site—and Pleasantville Country Club.

Other concerns raised by the Planning Commission included the setback requirements that would allow for buffer areas between the buildings and neighboring properties, the per acre density of the townhomes the potential for on-site recreational facilities.

Planning Commission Chair Russell Klein pointed out that the current Toll Brothers proposal calls for about eight to 10 out of the 18 acres to be developed, while the density analysis takes into account the entire property.

Klein added, "When you are changing the law, you have to think beyond the project."

The portion of Washington Avenue north of Grandview Avenue (owned by Westchester County) is currently without sidewalks, according to Klein.

Mayor Peter Scherer pointed out, "It is a very difficult problem on both sides of the street for different reasons," sharing that adding sidewalks could cut into residents' driveways.

Trustee Jonathan Cunningham said he didn't agree with the idea of requiring Toll Brothers to add a sidewalk just in front of its property, at least right away.

"Aesthetically, it doesn't look that good," he said, suggesting as an alternative, the village could make it a condition that if sidewalks were added in the future, Toll Brothers could then be obligated to add a connecting piece.

And while Klein pushed the board to consider some sort of recreational aspect on the site, Trustee Mindy Berard said, "I would rather create a nice green buffer than have a couple of swings and a couple of slides."

Scherer implored the Planning Commission to consider "What could happen on this site" if the zoning request wasn't granted.

"It's an odd site, it's away from major roads...it's in a residential neighborhood," he shared. "There are significant problems with storm water runoff...a development of this sort would solve it.

Scherer said, "I love the idea" of expanding the tax base (Village Administrator Patricia Dwyer said Beneson's currently annual tax bill is $63,630).

Coming up, Toll Brothers will continue submitting studies including ecological, utilities, traffic, visual, storm water and others to the village; as well as updated site plans.

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For further reading:

Toll Brothers Moves Forward with Townhouse Dev't Studies 

Planning Commission to Review Toll Brothers Application

Proposed Pleasantville Townhouse Development Moves Forward

Proposed Townhomes for Pleasantville Office Park