On Tuesday the Planning & Zoning commission approved Municipal Improvement status for DPW’s proposed new Hamill Rink in Eugene Morlot Park in Byram.
The approval includes a new 40,671 sq ft skating rink with “the flip” that would locate the new rink to the north of the existing one. Also part of the MI is replacement the current baseball field, improving vehicle circulation, a new walking path for passive recreation and signage to identify the Byram Veterans Memorial Tree Grove and the location of the Thomas Lyon House.
The MI approval was based on compliance with Guiding Principles and Objectives of the 2019 POCD.
At the outset, Superintendent of Building Construction & Maintenance Luigi Romano said he believed the application complied with the POCD, and would open to continued engagement with the community.
“That sounds great,” Alban said.
Parks & Rec director Joe Siciliano said he was also willing to continue conversations with the community including with the BNA, to make the project “more community friendly and usable.”
Public Comment
During public comment, BNA land use chair Al Shehadi reiterated the BNA’s opposition to the plan.
He said the planning started with the defining goal of “no loss of rink time.”
“There was never a defining goal about inclusion of the local neighborhood, protection of the local neighborhood park – and we think that’s led us to an incorrect outcome,” Shehadi said, adding that a BNA letter recently circulated, noting the comparable rinks being considered were inappropriate based on their size, use, and locations which he said were in larger open spaces or commercial areas.
“In the Town’s argument Mr. Romano and Mr. Siciliano have made the argument that there is no loss of green space. They are adding up multiple small pieces of green spaces to get to the same square footage, and that is not in any way comparable to the current large contiguous open green space,” Mr. Shehadi said.
He urged the commission to start over and include the neighborhood from the start.
Ric Loh checks out the view from the Zamboni back in 2015 during a Parks & Rec board meeting held at Hamill Rink. Photo: Leslie Yager
Ric Loh, a longtime member of the Parks & Rec board, “Building the new rink on the baseball field will allow us to continue to use the old rink until the new one is ready to go…The baseball field would need to be restored anyway because of all the construction work that would be going on.”
Mr. Loh pointed out “the flip” was the approach taken with New Lebanon School, Central Middle School and the pump station on Strickland Road.
“That is, build a new one next to the old one,” he said.
Cardinals dominated the Cadets in the season opener at Hamill Rink, Dec 16, 2017 Photo: Leslie Yager
From there, P&Z commission chair Margarita Alban read aloud a lengthy motion to approve the MI noting the top priority was the 2019 POCD’s Guiding Principle no. 1: “Preserve our community character and sense of place.”
Also, Objective 1.2, “Prevent commercial impacts and activities from encroaching on residential zones.” And Objective 3.1 “e) Increase buffer space, as well as planting requirements, between institutional and residential uses, particularly around parking lots, auditorium spaces, and athletic facilities, and h) Avoid removal of trees on Town property including at parks and schools. If removal is required, ensure that replacement ratios are met.”
Other objectives the motion cited mentioned Guiding Principle 4: “Sustain and improve our natural environment and landscape.”
Objectives under Guiding Principle 4 mention encouraging use of existing building footprints in redevelopment or re-use; supporting renewable power sources, such as roof-top solar installations; and promoting promoting alternate forms of transportation, such as walking, bicycling, and public transportation. Also, advocating reduce site coverage and promoting the use of pervious pavement.
Also, taking advantage of opportunities to develop additional parkland, particularly in areas of the community that lack access to parks; showcasing appropriate planting in parks; creating inviting and appropriate spaces for animals such as pollinator gardens; and encouraging diverse recreation, leisure, and cultural opportunities in parks.
The motion also cited POCD Guiding Principle 6: Provide the best quality infrastructure, municipal facilities, cultural institutions, and health services; and the objective to “Green” public parking lots.
Another key objective in the motion was 6.3, which talks about balancing of needs of institutional uses and needs of the surrounding neighborhoods.
The vote on the MI was 4-1 with Alban, Dennis Yeskey, Peter Lowe, and Arn Wells voting yes. Nick Macri was recused.
Mary Jenkins voted no.
Beyond the warming area is a room that houses two sets of compressors and cooling equipment. Credit: Leslie Yager
The Dorothy Hamill rink was originally open-air and has been upgraded piecemeal.
Preliminary Site Plan:
Town Planner Pat LaRow explained that a preliminary site plan was a non binding Decision of the Commission which items to be addressed under a final site plan application.
“There is no permit that’s going to be issued, and no inevitable build. It’s just moving it onto the next phase of design, and budgeting, and all the other governmental activities that have to happen,” LaRow said.
The commissioners said it would be helpful it the changes were flagged throughout the park for them to see during a site visit.
“So that we can go walk them and look at them and see the layout and then come back and hold a public hearing,” Alban said. “Include the neighborhood and any resident who wants to join and comment on that.”
The motion to approve preliminary site plan also touched on the 2019 POCD.
Whereas clauses included acknowledgement that the existing rink was at the end of its useful life and that the public was concerned about loss of passive recreation opportunities if the rink moves to the north.
The motion to approve included several requirements:
1. Re-evaluate the relocation of the rink in terms of the best interest of the greatest number of residents.
The motion said that while the rink relocation would allow skating during construction, enable the use of solar panels, reduce ledge removal, and offer the opportunity to install a regulation baseball field, it also noted skating during construction might only benefit a small segment of the population and that the rink relocation would permanently impact passive recreation users such as the McKinney Terrace residents who currently have a great vantage point for viewing the field.
2. Submit complete information about the rinks used by GPS students for ‘away’ events.
3. Reconfirm that an additional regulation baseball field is a top Parks & Recreation Department priority.
4. Incorporate Improvements:
a. Install shade trees, benches, native shrubbery, butterfly gardens, mileage markers etc along the walking path to convert it into a focal point and source of pleasure for passive users of Morlot Park
b. Create a viewing and relaxation area behind McKinney Terrace with shade trees and picnic tables to replace the existing.
c. Upgrade playground facilities for young children
d. Ensure significant protection of the Memorial Grove trees. Consider additional planting within the Grove to enhance this area and make it a focal point.
e. Work with the Architectural Review Committee to add visual appeal to the windowless wall of the rink which would face McKinney Terrace.
f. Provide enhanced screening between the athletic facilities and the adjoining residential neighborhood
g. Ensure site lighting is fully compliant with the lighting regulations
h. Review parking and traffic in light of potentially concurrent uses of the two athletic facilities
5) Provide a full schedule and types of uses for both the proposed facilities
6) Verify all green space calculations, look for opportunities to expand and/or make contiguous
7) Work with EMAC to investigate the feasibility of installing a geothermal system for heat/cooling/hot water and from which the adjacent Greenwich Communities residents may also benefit for the purpose of utility cost reduction
8) Show a side-by-side comparison of all proposed changes including park area enhancements in a format that enables comparison of the trade offs
9) Prior to any further work on the plans, schedule a site walk with the P&Z Commission and any interested members of the public during which they may review flagging of the perimeter for the proposed rink in the new location, the baseball field and the footprint for a new rink at the existing location.
10) Immediately following the site walk and prior to further design work, schedule the application as a discussion item for the Commission
11) Develop an outreach plan for the McKinney Terrace and Vinci Garden residents
12) Address all other staff and departmental comments.
Commission Comments
During discussion of the site plan, Commissioner Mary Jenkins said she opposed the relocation of the rink.
She talked about the balance between creating a first-quality ice facility and the needs of skaters, the general population and the adjacent neighborhoods.
“It has often been said in other contexts by my fellow commissioners that our decisions outlive us,” she said. “When we choose to approve any new construction of this magnitude, the town lives with the result of that decision for the next 75 years or longer.”
Jenkins said the new rink and new traffic circle in front of it would be “extraordinarily close” to both senior residential facilities and the Veterans Memorial Park.
“Where there is open green space, light and air, the vista will be the northern structural windowless wall of a 35 ft high non residential structure, approximately 100 ft from the very flagpole that marks the memorial site,” Jenkins said.
“Moving the rink and expanding the size of the baseball diamond result in a tight and overwhelming presence of sports facilities in one of the few remaining areas of the neighborhood available for open space and unstructured outdoor activities. This proposal elevates, in my opinion, the programming needs and objectives of the Dept of Parks & Rec over the protection and enhancement of a neighborhood greenspace with charm and history.”
Jenkins said the additional traffic and operational hours of the rink would create additional safety and quality of life issues for the neighbors. She noted the rink hours would go as late as 11:00pm.
The motion was amended to say that the final site plan should include an outreach program for the McKinney Terrace residents. Also, there is language to require the applicant to return for a meeting open to neighbors to attend and give input.
Also, to show a side-by-side illustration of proposed changes, including measurements, to include any enhancements or embellishments being made throughout the park.
The motion passed 4-1.
Ms Alban, Mr. Welles, Mr. Lowe, Mr. Yeskey voted yes.
Ms Jenkins voted no.