Mount Kisco Planning Board seeks more changes in Staples conversion plan

Pedestrian access is important, planners tell developers of Staples site.

By MARTIN WILBUR

Representatives for the development company proposing medical offices for the Staples building on North Bedford Road were told by the Mount Kisco Planning Board they would like pedestrian access to the site and more accurate traffic projections.

Simone Development Companies made a series of revisions to their site plan, which drew compliments from the board. However, board members during their July 14 meeting also pressed the applicant to explore installing a sidewalk connecting the adjacent property at 330 North Bedford Road. 

“I kind of still want the sidewalk from North Bedford Road,” said Co-chair Michael McGuirk. “I mean it’s obviously nice to have people parking all around the back to be able to have a safe path to the front, to the entrance. I just think we need to give that some kind of consideration to the people that want to come to your site and don’t necessarily have a private vehicle.”

There has also been some concern expressed over how many vehicles may enter the property during peak hours. The applicant projects 51 vehicles an hour during the morning peak and 62 vehicles an hour during the afternoon peak.

Staples is a retail use but medical offices could add to the volume entering the parcel. A complication is that with an existing easement with the property owner of 330 North Bedford Road, there have been drivers that use the adjacent site as a cut-through so there may not be an accurate number based on traffic counts.

A traffic consultant for the applicant, Karl Pehnke of Langan Engineering, said they have video of the vehicular entrance that they will view again to track which cars are entering for Staples and for the neighboring property to ensure the peak-hour counts are accurate.

The attorney representing Simone Development, Diana Kolev, said based on comments from the board’s June meeting where the proposal was pitched, her client has responded to many of the concerns raised by the board and their professional staff and consultants. 

Lauren McMahon of Langan Engineering detailed several of those changes including angling curbs inward to reclaim about 1,900 square feet of greenspace; adding a 5-foot-wide concrete sidewalk on the southeastern side of the building to create connectivity for visitors parking in back; adding pedestrian access on the south side of the building; providing snow storage; removing a parking space to provide a landing for pedestrians walking between Simone Development’s property at 350 North Bedford Road and the adjacent site.

Since vehicular circulation around the building was an issue previously, McMahon addressed that matter.

“We did take a look at this and we believe this is really the best way to do the circulation, given that this is an existing site,” she said. “If you enter the site and turn right you can park, you can leave and once you get to the end it becomes a one-way where it narrows down and it’s a one-way around the site.”

“Do Not Enter” signs have been added to the plans, earmarked near the pedestrian walk between the property and the neighboring parcel. There will be a landscape and lighting plan as requested.

Simone Development has proposed retrofitting the 18,000-square-foot building to accommodate medical offices. A reconfigured parking lot increases vehicle capacity from 86 to 91 to comply with zoning. It is not known what tenants or types of medical uses will be in the building.

The applicant bought the property last December, but will not start construction before next July when Staples’ lease expires.

The Planning Board will decide on the site plan and the change of use permit. Simone Development must visit the Zoning Board of Appeals for variances related to the refuse enclosure.