Townhouses proposed for Lexington Ave. lot

By MARTIN WILBUR

A developer is proposing seven townhouses on a once derelict Mount Kisco property that would see the construction of “fee simple” residences and potentially assist with the redevelopment of Lexington Avenue. A fee simple townhouse is taxed at the same rate as a single-family house of the same value, rather than the partial taxation that most multifamily units receive in New York state. 

CJ Developers LLC, is seeking wetlands and steep slopes permits and site plan approval from the Planning Board for the half-acre property at 461 Lexington Ave., between La Tulipe Desserts bakery and Mardino’s Italian restaurant. The applicant will also need variances from the Zoning Board of Appeals for building coverage, development coverage and front yard setbacks, said project engineer Richard Williams.

Plans call for each of the seven attached townhouses to contain about 1,800 square feet of living space and a single-car garage. There will be four additional spaces on the grounds.

To satisfy state Environmental Quality Review Act requirements, an easement with the village to accommodate stormwater protection on the property, Williams said.

The applicant plans to talk with the state Department of Environmental Protection at a pre-application hearing regarding the stormwater protection plan, he said.

For a property that had been an eyesore for many years, then was the subject of an application for a professional office building that was derailed by the pandemic, the proposal would be beneficial for the village and Lexington Avenue, said Attorney Charles Martobano, representing CJ Developers. Portions of Lexington Avenue were rezoned in the village’s 2019 Comprehensive Plan update to spur redevelopment of the street.

“This, to me, is specifically going to be, when I say transformational, I hope it will be a catalyst of future development of other sites,” Martobano said. 

Architect Phillip Ceradini said the goal aesthetically for the project would be for it to fit in with the immediate area by having an appropriate appearance to make it a project the village will be proud to have. 

“So, it’s going to have a lot of texture and subtle colors and massing that will bring it up and it will give a very elegant look to Lexington Avenue,” Ceradini said.

The structure will be set back from the street but will also feature backyard space for each one of the unit owners, he said.

Reaction from the board was mainly positive pending improvements to the property. Board member Michael Bonforte said there is an unsightly fence on the property line that must be addressed, and he urged the developer’s representatives to avoid obscuring La Tulipe, a longstanding business in the community.

“When you see something as beautiful as this, what you’re going to do, you don’t want it taken down a notch or two by a fence your neighbor hasn’t been able to take care of, let’s say,” Bonforte said.

Another member, W. Robert Phillips, echoed those sentiments.

“We really like this project, OK, that’s a given,” he said. “Lexington Avenue is a developing area right now. Everything else is basically developed. So the idea is to make Lexington Avenue as beautiful as we can.”

The Planning Board declared itself lead agency after Martobano requested the designation in order to head to the ZBA to get started with its application for the variances. He said the next time CJ Developers appears it will ask the board for a negative declaration under SEQRA, meaning the project would cause no significant adverse environmental impacts.