Harrison Town Board Rezones PepsiCo

The Harrison Town Board approved changes connected with the PepsiCo expansion project after a public hearing at Town Hall July 22.

PepsiCo and Davlyn Realty Corp. had petitioned the Town/Village of Harrison for amendments to their project's Zoning Map and Zoning Ordinance. The petition asked that the new parcels of land in the PepsiCo project be rezoned to SB-100 district "to allow for certain activities within 50 feet of the property lines not abutting a public road and within 100 feet of property lines abutting public roads" (as stated on the Town/Village of Harrison Web site).

The petition also asked for an amendment to Zoning Section 235-41 so that the Planning Board would be able to landbank parking spaces in that SB-100 zone. Landbanking means that trees in that area will not be cut down now, but possibly could be in the future.

Only about five residents were present at the meeting, which resident Ernie Fiore said was "not surprising," given that although the issue of corporate expansion is substantial, the scope of the meeting—zoning—was very narrow. Fiore is a member of the town's Zoning Board of Appeals.

The first to speak was Frank McCullough of McCullough, Goldberger and Staudt, the law firm representing PepsiCo. McCullough outlined PepsiCo's history in Harrison, where the company first bought 102 acres in 1963. Subsequently, it  bought up more land in the area, including the former Datino Nursery property.

McCullough noted that although there were no detailed environmental reviews back in the 1960's, in order to begin this new project, PepsiCo completed an Environmental Impact Statement (EIS) in late June. The EIS has since been approved by the Planning Board.

The EIS was written by planning development consultants Saccardi & Schiff, who sent John Saccardi to speak at the public hearing. Saccardi described how the PepsiCo expansion plan has evolved from the initial plans to incorporate concerns about environmental impact and quality of residential life.

Among the 12 major changes to the plan were added landscaping; the elimination of two bridges that went from buildings to parking lots and could have possibly affected residential lighting; and adjustments to traffic flow based on suggestions of Harrison's own traffic consultants.

Saccardi said the wetlands on the edges of PepsiCo property will be restored and protected so they can be shown to schoolchildren visiting the property, along with the park and sculpture garden. Additional foliage will be planted along Lincoln Road to increase the physical attractiveness of the property and help block light pollution from nearby residences. Additional gates will be added to eliminate cut-through.

Fiore got up and affirmed community support for PepsiCo and the expansion, but suggested PepsiCo seek alternatives to the unattractive fencing currently used to deter deer from eating expensive foliage along Lincoln Road. McCullough replied that supplemental foliage in the area should further camoflage the fencing, which was dealt with in the environmental report.

Council member Joe Cannella asked McCullough about the projected length of the project. McCullough said Phase 1, a major infrastructure renovation which consists of the erection of the new welcome center, parking lot expansion and construction of a center atrium to link all seven buildings, will take three years. That construction will begin early next year. Phase 2, the building of two new office buildings, does not have a projected length yet.

The master plan of  "PepsiCo Project Renew" was projected on a television screen throughout the meeting for all to see.

The petition to rezone and amend was passed by a 4-0 vote, with one member abstaining.

After the meeting, Fiore expressed his satisfaction with the outcome.

"I learned what PepsiCo plans to do, and why they need to rezone," he said. 

However, another member of the audience was not happy. Lucille Held, 83, of Pleasant Ridge Road, came to the meeting to find out how the plan would affect quality of life and lighting in the area. She said she is frustrated that "the most prestigious area of Harrison" is being affected by the expansion.

"I remember the area back when we could see the stars and hear the birds," said Held. She wasn't impressed with the amount of property taxes PepsiCo pays to the town. "Money and taxes have nothing to do with quality of life," she said.

Held said she tends to be anti-growth. "For fifty years, I've fought and watched every corporate development."

 Fiore said he appreciated the company as member of the community.

"They have beautified property, provided access to trails for jogging, and hosted a Fourth of July celebration for the public," he said. "That's more than you would expect from corporate neighbors."