Updated Mount Kisco office building plan hasn't quelled neighbors' worries

The revised parking and traffic plan for the office building at 118 North Bedford Road hasn't satisfied neighbors. THANE GRAUEL PHOTO

By MARTIN WILBUR

Residents who live near the office building at Route 117 and Barker Street that may partially convert to medical offices expressed deep concern Tuesday evening to the Mount Kisco Planning Board about vehicular and pedestrian safety in the area.

Their comments came during a public hearing related to possible changes at Buckingham Properties’ nearly 35,000-square-foot office building located at 118 North Bedford Road. A new iteration of the plan discussed this week would eliminate the parking structure on a neighboring property, which last year raised the ire of nearby residents. 

The larger 2.4-acre property where the office building sits would be combined with the adjacent .5-acre parcel at 126 Barker St. Plans call for the vacant 3,800-square-foot building at the latter site to be demolished and the properties combined to make room for additional surface parking. The applicant is seeking approval for its site plan, proposed subdivision and steep slopes permit.

Attorney Charles Martabano, representing Buckingham Properties, said his client wants to meet village parking code requirements to lease up to 26,800 square feet of medical offices to give the landlord leasing options despite there being no current plans to do so. The building is leased at about 95% capacity with no medical uses and multiple tenants having renewed leases, he said.

“We rent it because the client is happy to have the building full,” Martabano said. “The idea is to provide flexibility in the future, and that’s all it is. If that building stays with 12 tenants now, stay with their existing uses, we’re fine, we’re happy. That’s what it is.”

Under the applicant’s plan, there would be 167 parking spaces between what are now two separate parcels to accommodate medical offices. That includes redesigning the existing lot and enlarging the sizes of the existing spaces to bring them up to code. There are now 121 parking spaces at 118 North Bedford Road.

However, residents, who have repeatedly argued that Barker Street and other roads in the vicinity are already overrun with high traffic volume, urged the Planning Board to take those problems seriously. Some also raised how more cars at the site could worsen Route 117 traffic that is already heavier because of the Preston Way bridge closure. Bidding and the subsequent start of construction for Preston Way have been delayed by the New York State Department of Transportation after requesting a redesign of the bridge abutments.

Barker Street resident Sandy Nicosia said that traffic speeds along her street, and more cars entering and leaving the site could spell disaster, even if there are no plans for medical offices today.

“So, these things are really, really important factors to look at, and putting a large office space like that, increasing the parking spaces, although I know now as mentioned this evening, they want to bring everything up to code, which is appreciated,” Nicosia said. “However, that code is also increasing volume. So, knowing that we don’t have the Preston Way bridge right now in hopes that this type of project, when it does start, we have to take all of that into consideration, and the volume right now behind our complex is insane and highly dangerous.”

John Pappas, of Allen Lane, said there are clear-cut safety issues on Barker Street today and increasing the parking capacity will make the situation worse. He suggested that a traffic study of Route 117 and Barker Street last a full month rather than a shorter-term two-day examination of the area that suggested the intersection could handle full capacity of the building. 

The village’s traffic engineer, Elaine Du, said the intersection is graded at a “B or C” during peak hours.

“It’s a dangerous situation as is, there’s a lot of growth,” Pappas said. “I appreciate the property owner’s willingness to look, be forward-thinking, but we also need to be forward-thinking about the high volume and the situation there.”

Another resident, Julie Gallagher of Barker Street, said she appreciated the responsiveness of the applicant to eliminate the parking structure to improve the appearance, but dangers remain, particularly with a sharp curve so close to Barker Street.

“The major concern is and has always been the traffic concerns related to the entrances and exits,” Gallagher said. “I’m aware that role is the responsibility of the town, but as changes are being done to buildings, that should concern this board regardless of how far in the future the change in occupancy will occur.”

Fear of making a dangerous street worse with more traffic was also pointed out by Hickory Lane resident Fran Lawless.

“Barker Street is already used as a thruway more and more, and many cars barely slow down, and speed bumps are not something we really want on Barker Street,” Lawless said. “We really don’t.”

Board Co-Chair W. Robert Phillips said he viewed the complications regarding the Preston Way closure as “a red herring” because it will eventually be reopened, but the Planning Board is trying to balance the need for responsible growth and safety. Phillips mentioned the lack of sidewalks on Barker Street going up the hill near the property and how pedestrians are in peril there. It is also well-known that Barker Street is used as a cut-through by motorists, that many village roads are narrow without the possibility of expansion and the area is in a floodplain.

“So, in summary we have a big problem,” Phillips said. “So, all of these issues have to be looked at, and thank god for all the comments from the public.”

Buckingham Properties will also have to address other site improvements, including the need for two retaining walls, landscaping, lighting and an updated stormwater management report.

The public hearing was adjourned and is scheduled to reconvene on Sept. 22.