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HomeMy WebLinkAbout2018_01_10 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 JANUARY 10, 2018 Present: Ralph Engel, Chairman, Elizabeth Cooney, Vice Chair, Eileen Weingarten, Edmund Papazian, George Roniger, Ira Block, Ron Mandel, Alternate Absent: Donald Kravet, Ralph Tarchine, Acting Building Inspector Also Present: Robert Wasp, Town Engineer, Elizabeth Paul, Environmental Planner, Lisa Hochman, Counsel to Planning Board, Anthony Oliveri, Town Consulting Engineer, and Francine M. Brill, Secretary to the Planning Board CALL TO ORDER The meeting was called to order at 7:31 P.M. 1. MINUTES Motion: To approve the minutes of December 13, 2017 with one grammatical correction Action: Approved Moved by Elizabeth Cooney, seconded by Ira Block Vote: Ralph Engel, Chairman, Elizabeth Cooney, Vice Chair, Eileen Weingarten, Edmund Papazian, George Roniger, Ira Block, Ron Mandel, Alternate 2. 2434 Boston Post Road - Larchmont Car Wash The matter was adjourned at the applicant's request. 3. 12 Echo Lane- Echo Lane Development LLC - Public Hearing Benedict Salanitro, the applicant's engineer, addressed the Board and explained plans to demolish the existing house and construct a new single-family dwelling. Motion: To open the public hearing Action: Approved Moved by Edmund Papazian, seconded by Ira Block Mr. Salanitro stated that the proposal is zoning compliant and there is a decrease in impervious area. He further stated that his calculations are for the 25-year storm event. He further stated that a test pit was dug to 8 feet, well below the proposed foundation depth and footing drains are 1 not required under the Building Code. They have proposed to provide an interior sump pump as an extra precaution. Mr. Wasp stated that he observed the test pit, and confirmed applicant's submittal. Mr. Oliveri stated that average grade calculations are required and Mr. Salanitro responded that the calculations are now on the architect's drawing. Mr. Wasp had a few additional comments that are to be addressed in the final drawing and all have been added as conditions to the proposed, draft resolution. The Board discussed the application. George Roniger had a question regarding the cultec Ms. Hochman suggested that the recital should be deleted and all Board members agreed. Ms. Paul stated there is no SEQR requirement because it is a Type II action. The Board then reviewed the draft resolution and approved the changes previously discussed. PUBLIC COMMENTS There were no public questions or comments. Motion: To close the public hearing Action: Approved Moved by Edmund Papazian, seconded by Elizabeth Cooney Motion: To adopt the resolution as revised Action: Approved Moved by Ira Block, seconded by Elizabeth Cooney Vote: Ralph Engel, Chairman, Elizabeth Cooney, Vice Chair, Eileen Weingarten, Edmund Papazian, George Roniger, Ira Block, Ron Mandel, Alternate RESOLUTION Residential Site Plan Approval 12 Echo Lane Town of Mamaroneck On motion of Ira Block seconded by Elizabeth Cooney, the site plan application of Echo Lane Development Corp. (the "Applicant") was APPROVED by the Planning Board of the Town of Mamaroneck(the "Board") upon the following resolution, which was unanimously adopted by a vote of 7 to 0, with no abstentions. 2 WHEREAS, the Applicant has applied for residential site plan approval to construct a single family house (the "Application") at property located at 12 Echo Lane, Town of Mamaroneck, New York and known on the Tax Assessment Map of the Town of Mamaroneck as Block 117 Lot 151 (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 November 27, 2017 and issued a letter to the Planning Board, dated December 4, 2017 stating that it found the proposed action to be consistent with the policies of the Local Waterfront Revitalization Plan; and WHEREAS, the Town Engineer, the Building Inspector and Dolph Rotfeld Engineering, P.C. (the "Town's Consulting Engineer") reviewed the following plans (hereinafter referred to as the "Plans"): • ER-1 and ER-2: Proposed Drainage and Erosion Control Plan Prepared by Benedict A. Salanitro, P.E. P.C. dated October 30, 2017 • Architectural Plans Prepared by Andrew Nuzzi Architects, LLC dated September 27, 2017; 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 January 10, 2018; and WHEREAS, the Planning Board has considered the Application; comments and responses to questions by the Applicant and its representatives; the CZMC letter; 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 3 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: General conditions: 1. All site work shall be in accordance with the latest revised Plans, as herein referenced. 2. Any and all 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 events 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 Engineer as to whether the modification is substantial and should be further considered by the Planning Board. 4. The Applicant will arrange a pre-construction meeting with the Town 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 Engineer and the Town 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. Prior to the issuance of a certificate of occupancy, the Applicant shall deliver to the Town Building Inspector an "as built" survey, including but not limited to, all constructed site utilities and stormwater management structures. 8. 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. 9. The term "Applicant" is used herein with the intent to impose a future obligation or condition, and shall include the Applicant, as defined above, and any successors or assigns in/of ownership interests in the Property or any portion thereof Specific conditions: 10. The Applicant shall address the following items to the satisfaction of the Town Engineer prior to the issuance of any Town permits: a. Revise the illustrated limits of disturbance to include the portion of work within the Echo Lane right-of-way for utility trenching. E b. Identify the proposed rim and pipe invert elevations for the Water Quality Basin located on the east side of front yard infiltration system. E 4 c. Revise the drawing callout for the rear yard drainage inlet to identify the inlet connection from the retaining wall heel drain pipe as shown. E d. Revise the location of the temporary sanitary facility to the rear yard E e. Shift the proposed location of the proposed material storage area and concrete washout basin to be a minimum of 5 feet offset from adjoining property lines. E f Revise drawing sheet "ER-1"to include an endorsement block for the Town Engineer in accordance with §178-13 including the following statement "Approved by Resolution of the Planning Board dated January 10, 2018." 4. 94 Carleon Avenue - 94 Carleon LLC - Public Hearing Mr. Engel stated that there is a zoning issue as the lot is non- conforming. The Applicant was referred to the Zoning Board and Coastal Zone Management Commission (CZMC). Ms. Idelsohn, the Applicant's architect, questioned the zoning requirement. Ms. Hochman stated that the Planning Board does not have the authority to approve any development that does not conform to zoning requirements. The matter was adjourned. 5. 16 Wildwood Circle—Davidson - Consideration Renee Byers and William Lackenauer, the Applicant's landscape architect and engineer, were present and described the proposal to the Board. An existing pool is to be removed and replaced. Landscaping and tree removal were discussed. Mr. Lackenauer explained his field analysis and addressed comments made in a January 5th memo from Anthony Oliveri. Flood control, sewer connections and drainage related to storm water and pool water were discussed. The sea wall and dock were discussed. The Applicant reported that referrals have been made to the Army Corps of Engineers and the NYS Department of Environmental Conservation and that all required approvals have been granted. The Board referred the application to CZMC. Mr. Oliveri pointed out that a statement from the Building Inspector regarding zoning compliance is necessary. Motion: To set a public hearing for February 7, 2018 Action: Approved Moved by Eileen Weingarten, seconded by Elizabeth Cooney Abstained: Ira Block 6. 1262 Boston Post Road-Espresso Cafeto - Consideration Andrew Spatz, Esq. attorney for the Applicant presented the proposal. He described the layout, proposed hours of operation, menu and parking. Mr. Spatz also explained the lease, ownership structure and authorization of the application. He asserted that the use will not be a threat to neighboring businesses but, rather, will create a positive synergy. 5 Rick Yestadt, the Applicant's architect, explained proposed signage and how parking was calculated. The Board discussed hours of operation and the distinctions between "Luncheonette" and "Restaurant" as defined in Section 240-4 of the Zoning Code. Mr. Spatz explained that the proposed use is a café or coffee shop but this use is not defined in the Town's Zoning Code. Although the applicant prefers to be designated as a"Restaurant"because it is a more expansive definition than "Luncheonette," Mr. Spatz assured the Board that the Applicant would abide by whatever determination is made by the Building Inspector. Mr. Wasp highlighted open violations with regard to dumpsters in the rear parking lot and the fact that there is no current site plan in the file. Mr. Spatz said he had already informed management of these issues. The Board and Mr. Spatz discussed the site plan and updates since 2012. Ms. Weingarten asked about cooking exhaust, grease and trash. The Applicant said that there will be one oven for things like cookies and banana bread and there will be nothing greasy. Mr. Yestadt said the application is currently under review by the County Department of Health. The Chair made referrals to CZMC and the Town Traffic Committee. Donald Mazin, Esq. addressed the Board with a question about owner authorization. Motion: To set a public hearing for February 7, 2018 Action: Approved Moved by Eileen Weingarten, seconded by Ira Block Abstained: None NEW BUSINESS Mr. Roniger asked about proposed large new houses. The Board discussed site plan review standards and Ms. Hochman said that she would circulate the residential site plan review standards codified in Chapter 178 of the Town Code. Ms. Elkind-Eney, the Town Board liaison, was asked to ascertain whether bulk and design issues could be addressed by the Town Board. ADJOURNED 9: 24 P.M. Minutes prepared by Francine M. Brill, Planning Board Secretary 6