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Sketch-plan guidance given for 31 West Harrison; board asks applicant to return with utility and access solutions
Summary
The Planning Board reviewed a sketch plan to separate a recently converted carriage house into its own lot at 31 West Harrison. The board asked the applicant to resolve access, emergency vehicle circulation, utility easements and variance needs and to return with two alternative sketches (including a T-drive option) before filing a formal subdivision application.
At a sketch-plan session, applicant Jason Gerasia presented a proposal to reconfigure parcel lines to place an existing converted carriage house (31 West Harrison, Unit 6 Rear) onto a separate lot and to consolidate adjacent multifamily units on the neighboring parcel.
Board members and staff identified three immediate issues to be addressed before a subdivision application: (1) legal and physical street frontage (subdivision rules require lots to front on a street — alley/frontage exceptions are rare), (2) utility easements for water, sewer and electric (existing services cross the site and may require recorded easements), and (3) emergency apparatus access and maneuverability in the narrow alley. The applicant indicated utilities and curb cut history are known and agreed to identify exact service locations for staff review.
The board suggested design alternatives — including a T‑lot or consolidated driveway with recorded easements — to maintain shared parking for the two existing buildings while allowing the carriage-house home to stand on its own parcel. Members also noted potential variance requirements and recommended the applicant consult zoning staff and DPW before returning with revised sketches. No formal approvals were taken; the board gave the applicant clear direction to refine drawings and to return.
Next steps: applicant to provide revised sketches showing utility easements, a workable access/driveway approach (widened flag or T lot), proof of driveway/curb-cut approvals with DPW, and any variance list intended for ZBA consideration.
