The entity 3 Locust Avenue LLC has applied to the Town of Cortlandt for approval to construct a four-story 75,000-square-foot self-storage facility on the site of the now-vacant Toddville Elementary School building and baseball field. According to attorneys David S. Steinmetz and Brian T. Sinsabaugh of the White Plains-based law firm Zarin & Steinmetz, the building recently was used as a Con Edison training facility.
“The building has remained vacant for a significant period, and due in part to acts of vandalism during that time, has fallen into a state of disrepair. The baseball field, identified in the Town’s Comprehensive Plan as the Old Toddville School Little League Baseball Field, continues to be used by the public, along with the school parking lot for games and practice,” Steinmetz and Sinsabaugh said.
They point out that the parcels east and south of the property are improved with commercial uses, including a multi-tenant retail building across Locust Avenue, and a gas station and multi-tenant professional office building across Crompond Road.
“The applicant proposes to demolish the Toddville School building and construct a well-designed climate-controlled self-storage facility in its place,” Steinmetz and Sinsabaugh said. “The proposed new building would utilize many of the aesthetic characteristics of the former school.”
The new building would have a total floor area of 75,000 square feet with the individual storage units accessible solely from the interior of the building. There would be loading docks and the anticipated traffic volume is not expected to exceed five or six vehicles depending on the time of day.
A total of 38 off-street parking spaces will be provided by the developer with parking shared between the self-storage facility and the baseball field.
“The parking provided well-exceeds the self-storage facility needs, which under the proposed petition would require 10 spaces,” Steinmetz and Sinsabaugh said. “Therefore, there will be a minimum of 28 spaces for baseball field users even during the self-storage use’s peak operations.”
The applicant proposes to make improvements to the baseball field that would include bleachers, a concession stand, and other recreational spaces for use by families during baseball games.
The attorneys said that self-storage operations do not adversely impact surrounding properties in terms of noise or odor, and do not draw a significant demand on public utilities. They said the applicant has worked closely with its architect to design a building that will closely resemble the existing Toddville Elementary School building.
“The proposed building design includes a facade comprised of high-quality materials resembling brick and limestone, as well as architectural features such as ornamental cornices, horizontal banding and faux windows,” Steinmetz and Sinsabaugh said. “This design will reduce visual impacts, while also ensuring that the development maintains consistency with the character of the neighborhood. The applicant also proposes additional landscaping throughout the site.”
