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HomeMy WebLinkAbout2017_08_09 Planning Board Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD IN CONFERENCE ROOM C OF THE TOWN CENTER 740 WEST BOSTON POST ROAD, MAMARONECK, NEW YORK AUGUST 9, 2017 Present: Ralph Engel, Chairman, Elizabeth Cooney, Vice Chair, Edmund Papazian, George Roniger, Eileen Weingarten, Ira Block Absent: Donald Kravet, Ron Mandel, John Landi, Building Inspector Also Present: Lisa Hochman, Counsel to Planning Board, Elizabeth Paul, Environmental Planner, Anthony Oliveri P.E., Consulting Engineer, Francine M. Brill Secretary to Planning Board CALL TO ORDER The meeting was called to order at 7:30 P.M. 1. MINUTES Motion: To approve the minutes of July 12, 2017 as modified Action: Approved Moved by Ira Block, seconded by George Roniger Vote: unanimous 2. 82 Murray Avenue - Public Hearing Motion: To open the public hearing Action: Approved Moved by Elizabeth Cooney, seconded by Ira Block Vote: unanimous Elliot Senor, the applicant's engineer, addressed the Board stating that the existing house is non- conforming and the plan is to demolish the house and garage to build a new conforming house and garage to move the driveway to Edgewood Avenue. There was no perc rate so they designed a closed detention system. A landscape plan was submitted showing proposed screening and the existing dense screening along the southerly border. A wall is planned to raise the grade along Murray Avenue. A streetscape plan was submitted. Mr. Oliveri stated that the driveway complies with Town Highway Department requirement. Public Comments: 1 Christy McKeon of 69 Edgewood stated her concerns with the demolition regarding asbestos, lead and dust. Mr. Oliveri explained that asbestos and lead paint have to be removed as in accordance with the New York State building code and dust control will be handled by the Town building department. Ms. McKeon also asked if the hedge on corner can be trimmed. David Birch of 67 Edgewood asked whether raising the land will affect water runoff in the area. Mr. Senor stated that the grade change is at Murray for some privacy and will not cause runoff to the neighbors. Ms. Paul stated that the applicant must make a request to the Town Board for the removal of two street trees and stated that the builder will plant three pin oaks. Ms. McKeon stated her concern regarding the driveway as egress. Mr. Block suggested that the neighbor request the Traffic Committee to propose a stop sign. Terrence O'Keefe, the former owner of the property, stated that the Murray Avenue driveway was never an issue for him. The Board discussed the proposal. Motion: To close the public hearing Action: Approved Moved by Elizabeth Cooney, seconded by Ira Block Vote: unanimous Mr. Engel discussed the draft site plan resolution and proposed conditions. He noted that street trees will be determined by the Town Board and the approval should be conditioned upon meeting the requirements of the Highway Superintendent. Motion: To approve the draft site plan resolution, revised pursuant to discussion Action: Approved Moved by Edmund Papazian, seconded by George Roniger Vote: unanimous RESIDENTIAL SITE PLAN APPROVAL 82 Murray Avenue On motion of Edmund Papazian, seconded by George Roniger , the site plan application of J.A.F. Builders Corp/Josh Freidfertig (the "Applicant") was APPROVED by the Planning Board of the Town of Mamaroneck(the "Board") upon the following resolution, which was adopted by a unanimous vote of 6 to 0. 2 WHEREAS, the Applicant has applied for residential site plan approval to construct a single family house (the "Application") at property located at 82 Murray Avenue, Town of Mamaroneck, New York and known on the Tax Assessment Map of the Town of Mamaroneck as Block 126, Lot 1 (the "Property"); and WHEREAS, the Applicant has applied for approval of a residential site plan pursuant to Chapter 178 of the Town of Mamaroneck Code (the "Residential Site Plan Law"); and WHEREAS,the Applicant has provided all information required by the Residential Site Plan Law and the Application was deemed by the Board to be complete; and WHEREAS, the Secretary of the Planning Board stated that all required referrals were made in accordance with Section 178-9 of the Residential Site Plan Law and no comments were received; and WHEREAS, in accordance with Chapter 234 of the Town Code, the Application was referred to the Coastal Zone Management Commission ("CZMC"); and WHEREAS, the CZMC considered the Application at its meeting on July 24, 2017 and issued a letter to the Planning Board dated July 28, 2017, stating that it found the proposed action to be consistent with the policies of the Local Waterfront Revitalization Plan; and WHEREAS, the Applicant implemented a recommendation by the CZMC to include a man-way access on the stormwater detention structure to facilitate the inspection and maintenance of the system; and WHEREAS, Dolph Rotfeld Engineering, P.C. (the "Town's Consulting Engineer") reviewed the following plans: • Plans entitled "Proposed Residence for J.A.F. Builders Corp" Sheets A-1 through A-6, prepared by RMG Architects, dated June 6, 2017 and last revised July 24, 2017 • Plans entitled "Stormwater Pollution Prevention and Erosion Control Plan"prepared by Gabriel E. Senor, P.C., dated May 25, 2017 and last revised on July 25, 2017 • Drainage Report prepared by Gabriel E. Senor, P.C., dated June 22, 2017 and last revised on July 7, 2017 • Landscape Plan prepared by Anthony Acocella, Landscape Architect, last revised on July 19, 2017 WHEREAS, the Town's Consulting Engineer and Building Inspector stated that the Proposed Action complies with the Code of the Town of Mamaroneck; and WHEREAS, after compliance with notification procedures set forth in Chapter 144 of the Town Code,the Planning Board held a duly noticed public hearing as to the Application on August 9,2017; and 3 WHEREAS, the Planning Board has considered the Application; comments and responses to questions by the Applicant and its representatives; the reports and comments of the Town's consulting engineer; and the comments of interested members of the public; and WHEREAS, this is a Type II action having no significant impact on the environment pursuant to the New York State Environmental Quality Review Act and 6 NYCRR§ 617 et seq. and Section 92- 8.A(22) of the Town of Mamaroneck Environmental Quality Review Law and, accordingly, no further environmental review is required; and WHEREAS, the Board finds that the Application conforms to the standards established by Section 178-12 of the Residential Site Plan Law. NOW, THEREFORE, BE IT RESOLVED, that the Planning Board APPROVES the Application as reflected in the hereinabove specified plans submitted in connection with the Application: BE IT FURTHER RESOLVED that this Board APPROVES the Application subject to the following terms and conditions: 1. All site work shall be in accordance with the latest revised plans, as herein referenced. 2. Any applicable county, state and regional permits shall be obtained prior to the issuance of any Town permits. 3. Pursuant to Section 178-16 of the Town Code, in the event that subsequent event may require any modification to the site plan approved by this resolution, a determination shall be made by Town Building Inspector in consultation with the Town's Consulting Engineer as to whether the modification is substantial and should be further considered by the Planning Board. 4. Applicant will arrange a pre-construction meeting with the Town's Consulting Engineer and the Town Building Inspector prior to any site disturbance. 5. The Applicant shall submit a schedule for all earthwork and land disturbance to the Town's Consulting Engineer and the Building Inspector for approval prior to commencing site work. 6. In accordance with Section 178-17.A of the Residential Site Plan Law, no building permit shall be issued until a signed site plan is delivered to the Town Building Inspector. 7. The Applicant shall comply with the requirements stated in the memorandum dated August 3, 2017 to A. Oliveri, DRE from L. Martirano, Superintendent of Highways. 8. The Applicant shall remove and replace street trees in accordance with the determination by the Town Board. 4 9. In accordance with Section 178-17.B of the Residential Site Plan Law, no Certificate of Occupancy shall be issued until all of the required conditions of this approval have been met. 10. The term "Applicant" as used herein in connection with the intent to impose a future obligation or condition shall include the Applicant, as defined above, and/or any successor or assign in/of ownership interest of the Property or any portion thereof 3. 32 Doris Road - Consideration Fred Grippi, the applicant's Architect, addressed the Board with a request for permission to demolish the existing residence and build a new house with a garage underneath, maintaining the existing curb cut. He presented the plan and renderings The location of the driveway was discussed, in particular as to whether there is sufficient distance between the driveway and the intersection. The Chair stated that he wants input from the Town Highway Department. Mr. Grippi stated that there is good line of sight. Drainage was discussed. Larry Nardeccia, the applicant's engineer, stated that they kept the contours the same except for a high spot. His calculations were done for the 25-year storm for a virgin lot. His plan calls for 6 dry wells. The driveway is tilted away from the house to a slot drain. He further stated that they are containing 136% of water on site. The matter was referred to the CZMC for their meeting scheduled for September 25`h Mr. Oliveri stated that the footing drains should go in to a separate dry well and not be connected to the one for the roof leders. The matter was adjourned to September 13`h for continued consideration. 5. 1195 Old White Plains Road. Elliot Senor, the applicant's architect, addressed the Board and stated that the property is at the intersection of Old White Plains Road and Stonewall Lane with the existing driveway on Old White Plains Road but the proposed house and new driveway will front on Stonewall. He further stated that perc tests were conducted and, based on the results, he designed a closed system to the catch basin in the street. The Board discussed the streetscape and planting plan. Ms. Paul asked for clarification. Mr. Engel stated that the applicant needs to prepare an actual landscaping plan showing existing and proposed. Ms. Weingarten asked about water impacts to neighbors to the east of the property. Mr. Senor responded that they are changing the contour far from the property line and there will be less water running off the property as compared to existing conditions. It was noted that the existing 5 house has no roof drains. Mr. Oliveri suggested that the applicant alter the grading and install a swale to a yard drain piped to the detention system. Ms. Weingarten noted that it is a flat site with drainage problems and the proposed house is three feet higher than the existing house. Mr. Senor responded that it is two feet higher. Mr. Engel stated that CZMC should take another look. Ms. Paul stated that the applicant appeared before CZMC in March and they made a finding of consistency. Mr. Engel requested the landscape plan to be reviewed by Ms. Paul. Motion: To set the matter for public hearing Action: Approved Moved by: Eileen Weingarten seconded by Elizabeth Cooney Vote: unanimous 4. 615 Fifth Avenue—Consideration Mr. Engel stated that it has been a while since the Planning Board has considered a commercial site plan application and asked counsel to provide context. Ms. Hochman explained the procedure, the history of the application before the ZBA, the environmental review process and the jurisdiction of the Planning Board. Required referrals were discussed and Ms. Brill stated that the application has been referred to CZMC, the Town Fire and Police Departments, the Board of Architectural Review, the City of New Rochelle and the Westchester County Planning Board. The following members of the applicant's team were present: Anthony Gioffre, the applicant's attorney, Stan Bonilla, Senior Vice President of Safe Guard, Christopher Michalek, architect, and James Canis, project manager. Mr. Gioffre stated that the self-storage building has received the required variances. He added that the present owner is involved in a bankruptcy proceeding, and the property is in tax arrears to be paid by Safe Guard, and the new building would generate significant tax revenue. Mr. Bonilla stated that they have been working with Town for several months. This would be their 75th property nationwide and the sixth location in Westchester County, including one in New Rochelle. He explained the business model. Mr. Gioffre reviewed the history of the application. The Board discussed the proposal and the New Rochelle storage facility. Mr. Bonilla stated that the New Rochelle building is doing very well and there is a tremendous demand. 6 Mr. Engel pointed out inconsistencies in the submittals and the applicant agreed to make corrections. Mr. Engel voiced his concern regarding circulation and loading within the parking area. Mr. Bonilla explained the rationale for the proposed configuration, stating that the loading area needs to be near the office for safety and security. Mr. Engel requested review by the Town Highway Department. Mr. Michalek, the applicant's architect, explained the evolution of the project design. He further stated that they have appeared before the BAR and other PEER meetings. The Board and the applicant discussed the location of the loading area, entrance and the office. Drainage and water flow were discussed. The property is in the 100-year flood plain (FEMA map) Zone A, there is no base elevation. Mr. Oliveri stated that he would like to see reduction of water volume as well as first floor waterproofing. Mr. Engel discussed the easement and culvert and expressed concerns about flooding. He suggested a water retention tank under the building. Mr. Bonilla suggested retention of water on the roof The Board and the applicant discussed the roof mounted HVAC. The Board and the applicant discussed the geo-technical report, which showed that there was an odor of hydrocarbons. Mr. Bonilla stated that they did a full test and an Environmental Phase 1, which revealed no problems. The design and color of the building were discussed. Mr. Engel asked for photo renderings. The Board discussed the property location as the gateway to the Town and that they would like to see the neighborhood appearance enhanced. Mr. Gioffre stated that if the Town gives permission to plant on Town property they would be willing to provide enhanced landscaping. The matter was referred to the CZMC. ADJOURNMENT On motion of Eileen Weingarten, seconded by Edmund Papazian the meeting was adjourned at 10:20P.M. Prepared by Francine M. Brill Planning Board Secretary 7