Planning Board Raises Key Questions About the Reynolds Subdivision
At its July 21 meeting, the Lewisboro Planning Board held its first discussion of the proposed 14-lot subdivision at 831 Route 35, historically known as the Reynolds property. This was an initial sketch-plan review. The Board did not approve the application or make any decision on whether the development should proceed. The purpose of this stage was to introduce the proposal, identify issues requiring further study and give the applicant preliminary direction.
THE REVIEW IS STILL AT AN EARLY STAGE
The applicant must submit substantially more environmental and technical information, and a public hearing will be required later in the subdivision-review process.
COMMENTS AND CONCERNS FROM THE BOARD
Board members and the Town’s planning consultant raised a broad range of issues that will need to be examined as the application moves beyond the sketch-plan stage.
Open Space, Site Design and Access to the Reservation
The Board expressed disappointment that the sketch plan provides little meaningful open space or common land. Members asked the applicant to consider preserving a common area and exploring a pedestrian connection toward Ward Pound Ridge Reservation that could serve both future residents and nearby neighborhoods. The purpose and appropriateness of the proposed entrance gate were also questioned.
Road Width, Dead-End Length and Fire Access
The Board discussed competing concerns about the proposed private road. One concern was whether the paved width could be reduced to lessen hardscape; another was whether even the proposed 26-foot width would be sufficient for fire apparatus without pull-off areas. The proposed dead-end road is approximately 1,000 feet long, compared with the subdivision regulations’ general 600-foot standard. Although the Planning Board may waive that standard, the road length, cul-de-sac, emergency turnaround and overall emergency-access plan will require close review. The possible need for an onsite firefighting water tank or cistern was also raised.
Traffic, the Mark Mead Road Barrier and Construction Access
Questions were raised about how the development would affect traffic on Mark Mead Road and in the surrounding Cross River commercial area. The Board discussed the location and purpose of the existing road barrier, whether a broader traffic study may be needed and which Town body has authority over any change to the barrier. Members also suggested considering a separate temporary entrance for heavy construction vehicles and material deliveries.
Impervious Surface, Highly Permeable Soils and Reservoir Protection
The Board expressed concern about the combined amount of pavement and developed surface represented by the road, houses, pools, driveways and individual turnarounds. The engineer described the soil as being similar to beach sand. While rapid infiltration may assist with stormwater disposal, members noted that it could also raise groundwater and watershed concerns, particularly given the property’s proximity to the reservoir.
Wetlands, Stormwater and Environmental Review
The applicant will be required to submit a Full Environmental Assessment Form, a professional wetland investigation, a complete Stormwater Pollution Prevention Plan, a tree survey and the results of its soil testing. The wetland review must examine onsite wetlands, nearby offsite wetlands and any regulated buffers that may extend onto the property. New York City DEP must also confirm the reservoir-related setback lines shown on the plan.
Landscaping, Affordable Housing and Wildlife Movement
The Board asked that native plant species be used in the eventual landscaping and restoration plan. The project must also identify two affordable units. In addition, the Conservation Advisory Council asked whether the entrance gate would be accompanied by perimeter fencing, noting that fencing could interfere with wildlife movement through the Eastern Westchester Biotic Corridor. The applicant did not commit to perimeter fencing.
COMMENTS FROM THE APPLICANT
The applicant described the submission as an early, preliminary concept and acknowledged that a Full Environmental Assessment Form, wetland delineation, stormwater plan and additional technical studies will be required. The representatives said they brought the sketch plan to the Board early in order to receive comments before completing those materials.
The proposed entrance would be on Mark Mead Road rather than Route 35. The plan shows a 26-foot-wide private road, a 96-foot cul-de-sac and an intermediate emergency turnaround. The existing Reynolds house would remain, and each residential lot would have an individual well and septic system. Septic testing has already been performed, and the preliminary systems were described as capable of supporting five-bedroom houses.
The engineer said the soils are highly permeable and that the applicant intends to use infiltration practices on individual lots where possible. A separate parcel at the rear of the property is proposed for a stormwater facility serving the road and any areas that cannot be treated onsite.
Applicant representatives emphasized that the sketch plan intentionally shows relatively large or “worst-case” house, pool, driveway and turnaround footprints. They said the purpose was to disclose the maximum potential impacts at the beginning of the review rather than add them later. They also indicated that significant revisions are likely as the environmental studies are completed and the Board, Town consultants, CAC and public provide further comments.
The applicant characterized the proposal as modest relative to what the underlying half-acre zoning might permit and noted that the record includes both letters of opposition and letters of support. The representatives agreed to identify the two affordable units as the plans develop.
Several matters—including a separate construction entrance, the final treatment of the gate and whether any perimeter fencing would be proposed—had not yet been decided. The applicant said those issues would be addressed as the design progresses.
IMPORTANT QUESTIONS THAT REMAIN UNRESOLVED
Among the issues still requiring study and review are:
Whether wetlands, watercourses or regulated wetland buffers exist on or near the property;
The effects of extensive clearing, grading, wells, septic systems and stormwater infiltration on groundwater, neighboring properties, the Cross River and the reservoir watershed;
Whether the current layout is too dense for the environmental constraints of this particular site;
Whether meaningful open space, common land or a trail connection to Ward Pound Ridge Reservation should be incorporated;
Whether the approximately 1,000-foot dead-end road should be allowed, and whether its width, pull-offs, cul-de-sac and emergency turnaround are sufficient for fire and emergency access;
Whether an onsite firefighting water tank or cistern will be required;
How the proposal would affect traffic and safety on Mark Mead Road and in the surrounding Cross River commercial area, including the existing road barrier;
Whether heavy construction traffic should use a separate temporary entrance;
The extent of tree removal and the details of the required tree survey and landscaping plan; and
Whether the gate or any future fencing would affect neighborhood character and wildlife movement.
NO APPROVAL WAS GRANTED
The applicant must now prepare the additional studies, reports and revised materials needed for the next stage of review. A public hearing will occur later in the subdivision process.
MORE INFORMATION
The Reynolds property discussion begins at approximately 40:50.
