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HomeMy WebLinkAbout2005_12_14 Planning Board Minutes 0 , � Town of Mamaroneck Planning Board • MIMED'd+tl ` Town of Mamaroneck Planning Board Minutes December 14, 2005 Present: Marilyn S. Reader, Chair C. Alan Mason John A. Ortiz Marc H. Rosenbaum Edmund Papazian Virginia Picciotto Robert A. Cohen Also Present: Judith Gallent, Counsel Anthony Oliveri, P.E. Ron Carpaneto, Director of Building Elizabeth Paul, Environmental Coordinator Melissa Sasso, Public Stenographer Carbone & Associates, LTD. 111 N. Central Park Avenue Hartsdale, New York 10530 Daniela Gerardi, Recording Secretary 1. Minutes The Planning Board approved minutes of its November 9, 2005 meeting. 2. O'Connor Subdivision Larry Gordon (applicant's architect) stated to the Board the applicant is proposing to subdivide his property and build a home on the new lot. Chair Reader requested that a site plan be submitted to the Board. Counsel confirmed the subdivision could be approved without a site plan but the applicant would then have to go for site plan approval. Mr. Gordon avowed the plans submitted is the maximum that could be built on the lot. He also stated they are modifying the existing house by removing a patio in the front and the walk-way. Mark Graf (16 Maple Hill Drive resident) approached the Board and stated his concerns about damage to his property due to the removal of rock. Mr. Graf also stated he was concerned about the trees on the property and whether or not there is water underground. Town of Mamaroneck Planning Board Minutes December 14,2005 Page 2 of 8 Hugh Baum (21 Maple Hill Drive resident) stated he was also concerned about the blasting of rock and the flow of water underground. Mr. Baum submitted a document, a copy of the title report from the purchase of his home. John Slattery (25 Dante Street resident) questioned what protection would the neighbors be given if there is damage to their properties. Mr. Slattery also questioned if a survey was submitted, who did the survey, and if the Town confirmed the survey. Chair Reader responded a survey was submitted and the survey is stamped by a licensed land surveyor certifying that the survey of the property is accurate. Shawn Ewald (17 Maple Hill Drive resident) also stated he was concerned about the blasting of rock and the waterflow. Sanford Bell (11 Maple Hill Drive resident) stated all houses on Maple Hill Drive were built on the same bedrock and the river underground is not a myth. Mr. Bell continued to say the stream underground is diverted into a pipe 36 inches in diameter. The Director of Building stated he believes a professional would chip instead of blast. Chair Reader stated the applicant needs to find out if a pipe exists underground. Chair Reader referred the application to the Coastal Zone Management Commission (CZMC). The Planning Board unanimously approved to adjourn this application to the February 8, 2006 meeting. 3. Varela Estates Gareth Vasciana (Project Engineer for GEA Environmental Consultants, Inc.) approached the Board and requested an extension to a permit that was already approved for the creation of 6 lots on the premises located at 24 Lester Place. Mr. Vasciana also stated the request is being made due to the extra time needed to file permits and obtain other agency approvals and there has been no change to the project. ACTION: C. Alan Mason made a motion, seconded by Marc Rosenbaum, that the Planning Commission approves the extension of the Subdivision and Site Plan permit, which was carried by the following vote: Town of Mamaroneck Planning Board Minutes December 14,2005 Page 3 of 8 Marilyn S. Reader, Chair: Aye C. Alan Mason: Aye John A. Ortiz: Aye Marc H. Rosenbaum: Aye Edmund Papazian: Aye Virginia Picciotto: Aye Robert A. Cohen: Aye CERTIFICATION As Chairman of the Planning Board of the Town of Mamaroneck I hereby certify that the following is the Resolution adopted by the Planning Board at a meeting held on December 14, 2005. VARELA LLC EXTENSION OF PRELIMINARY SUBDIVISION/SITE PLAN APPROVAL WHEREAS, Varela LLC, 24 Lester Place, has submitted an application for an extension of Preliminary Subdivision/Site Plan Approval for the property located at 24 Lester Place (Block 130, Lot 62) in proper form and complying with all requirements of the Town, other municipal agencies, and the comments of the Consulting Engineer to the Town and this Planning Board; and WHEREAS, this Board held a Public Hearing on the application for Preliminary Subdivision Approval on December 14, 2005; and WHEREAS, the proposed action is an Unlisted Action pursuant to SEQRA and MEQRA; and WHEREAS, the Planning Board has adopted a Negative Declaration of environmental significance, a copy of which is attached hereto; WHEREAS, the Planning Board has determined that it is appropriate to waive the requirement of a 50-foot right-of-way with respect to Varela Lane; and NOW, THEREFORE, BE IT RESOLVED, that Preliminary Subdivision and Site Plan Approval is hereby granted to Varela LLC for the property located at 24 Lester Place, Block 130, Lots 62 pursuant to the application and subject to the following plans: Sheet 1 of 15, dated 8/20/04; Sheet 1A of 15, dated 8/20/04; Sheet 1 B of 15, dated 8/20/04; Sheet 2 of 15, dated 8/20/04, last revised 10/28/04; Sheet 3 of 15, dated 6/24/04, last revised 10/28/04; Sheet 4 of 15, dated 8/20/04; Sheet 5 of 15, dated 8/20/04; Sheet 6 of 15, dated 8/20/04; Sheet 7 of 15, dated 8/20/04; Sheet 8 of 15, dated 8/20/04; Sheet 9 of 15, dated 8/20/04; Sheet 10 of 15, dated 8/20/04; Sheet 11 of 15, dated 8/20/04; Sheet 12 of 15, dated 8/20/04; Sheet 13 of 15, dated 8/20/04; Sheet 14 of 15, dated 8/20/04; Sheet 15 of 15, dated 6/24/04; SAN 1, dated 9/20/04, last revised Town of Mamaroneck Planning Board Minutes December 14,2005 Page 4 of 8 10/28/04; SAN 2, dated 9/20/04, last revised 10/28/04; W1, dated 9/20/04, last revised 10/28/04 and to all terms and conditions set forth below: I. General Requirements 1. All pavement, including portions of driveways within the right-of-way of the new common access road (Varela Lane) shall be constructed according to Town specifications, with the exception of the width of Varela Lane, which shall be 25 feet. All driveways, other than those portions located within the right-of-way of Varela Lane, shall be constructed of paving blocks; 2. The right-of-way of Varela Lane and all subsurface infrastructure shall be improved according to the Town standards and specifications and offered for dedication to the Town; 3. Subject to the approval of the Town Board, a "stop" sign shall be placed at the southwest corner of the intersection of Lester Place and Varela Lane. The applicant shall apply to the Town Board for approval of the placement of said stop sign. 4. The filing of the signed, final subdivision plat shall not be made until the Applicant has recorded in the Office of the Clerk of Westchester County a Declaration of Covenants and Restrictions, in form acceptable to the Counsel to the Planning Board, obligating the owners of Lots 3 and 4 to maintain along the eastern boundaries of Lots 3 and 4, in perpetuity, a 5 foot deep natural buffer of bamboo in accordance with sheet 12, Landscape and Grading, dated 8/20/04. The final subdivision plat shall also include a notation of this obligation. 5. "No Parking" signs shall be installed on the east side of Varela Lane from Lester Place to the stone pillars shown on the Proposed Site Plan, Sheet #2, last revised 11/03/04. II. Special Requirements A. Water Retention and Drainage 1. The applicant must comply with the Town Surface Water, Erosion and Sediment Control Law so that the rate of runoff from the property is not increased after construction. Detailed design shall be consistent with the Storm Water Management Plan, Sheet#5, dated 8/20/04. 2. The filing of the signed, final subdivision plat shall not be made until the Applicant has recorded in the Office of the Clerk of Westchester County a Declaration of Covenants and Restrictions, in form acceptable to the Counsel to the Planning Board, obligating the owners of Lots 1, 2, 3, 4, Town of Mamaroneck Planning Board Minutes December 14,2005 Page 5 of 8 and 5 to maintain in perpetuity the drainage infrastructure shown on the Storm Water Management Plan, Sheet 5, dated 8/20/04, last revised 11/20/04 and approved hereby. B. Utilities 1. The utility plans shall be coordinated with the landscaping plans to avoid interference with placement and subsequent growth of plantings and the conduct of repair and maintenance activities. C. Erosion and Sedimentation Control During Construction 1. Erosion and sedimentation control shall be in accordance with the Town Surface Water, Erosion and Sediment Control Law, Erosion and sediment control plans shall be approved by the Town Consulting Engineer prior to commencement of construction. A sediment and erosion control plan shall be submitted which shall include a construction timetable and inspection schedule. D. Rock Removal 1. All rock removal required in conjunction with construction of the roadway, utilities, and residences shall be by means approved prior to the commencement of any rock removal by the Director of Buildings. E. Trees 1. Compliance with the Tree Preservation Law of the Town of Mamaroneck is required before a Building Permit shall be issued. F. Required Documents and Inspections 1. The applicant shall provide one Mylar reproducible set of approved drawings to the Town and one copy to the office of the To wn Consulting Engineer. 2. The applicant shall submit to the Town one Mylar reproducible set showing the "as built" conditions for utility and sewer connections prior to the granting of a Certificate of Occupancy for the residences to be constructed in this subdivision. G. Performance and Maintenance Bonds 1. The applicant shall post with the Town a performance bond, in form acceptable to the Town Attorney, in an amount equal to 100% of the cost of all required infrastructure, including but not limited to, roads, curbs, Town of Mamaroneck Planning Board Minutes December 14,2005 Page 6 of 8 utilities, and street lighting. Such performance bond shall be renewed annually until such time as the Director of Building determines that construction pursuant to the approved plans is complete. 2. From the date of the dedication of the road and utilities shown on the approved plans, the applicant shall maintain with the Town a maintenance bond equal to 50% of the cost of construction of all required infrastructure, including but not limited to, roads, curbs, utilities and street lighting for a period of two years. H. Hours of Construction 1. Construction (other than rock removal, which shall be conducted during hours provided by the Town Code) shall take place during the following hours only: Monday through Friday from 8 a.m. to 6 p.m.; Saturday from 8:30 a.m. to 3:00 p.m. from April 1 through October 31, and from 8:30 a.m. to 5:00 p.m. from November 1 through March 31. 4. Elmcroft Estates Fred Koelsch (applicant's attorney) stated the applicant is proposing to subdivide the property and build 4 homes on the new lot. One of the new lots would merge with Winged Foot Golf Club. Mr. Koelsch also stated a commitment with Winged Foot to allow pumping of water to their upper pond should be made soon. Mr. Koelsch continued to say they met with CZMC and CZMC requested a planting plan for the road way be prepared showing the proposed street trees and island plantings and the types of species proposed for the detention pond. The CZMC also recommended the applicant use a low stone wall or split rail fence to enclose the detention pond instead of a chain link fence to allow wildlife to access the pond and be more attractive. Joe Cermele (applicant's engineer) stated the layouts were revised showing shorter driveways to each residence instead of the common driveway. Mr. Cermele also stated the when the pond overflows, water flows onto the golf course. Mr. Cermele avowed the project is being developed to the Town's standards and drainage will be improved and ponding will be eliminated. Jeff Walehuter (7 Bruce Road resident) addressed his concerns regarding the removal of trees and draining to the upper pond. Mr. Walehuter stated during a heavy rain storm, the upper pond flows into the lower pond and then the lower pond flows onto his property. Mr. Walehuter submitted 7 pictures as exhibits. John Lyons (2 Bruce Road resident) also stated he was concerned about the removal of trees if the road was to be widened. Town of Mamaroneck Planning Board Minutes December 14,2005 Page 7 of 8 The Planning Board unanimously approved to adjourn this application to the January 11, 2006 meeting. 5. Forest City Residential, LLC Andrew Tung (applicant's attorney) stated to the Board after meeting with the Coastal Zone Management Commission (CZMC) the basement would be constructed with dry structural waterproofing. Mr. Tung continued to say they met with the Town Traffic Committee and the Traffic Committee made the following comments and recommendations: • New traffic signal is proposed for installation at the intersection of Madison Avenue, New Jefferson Street, and the 1-95 ramps. • Stop sign at the end of Byron Place • Stop light pointing to North Chatsworth • Construction parking on-site • Leased space on 5th Avenue for worker parking Mr. Tung also stated they met with the Board of Architectural Review (BAR) and the BAR approved the following graphic and sample materials: Display Board: Window metal color sample, paving block sample, stamped concrete illustration. Display Board: Metal roof tile sample, EIFS color and texture sample, 3 brick color samples. The BAR also stated they were in general, enthusiastic in its acceptance of the proposed visual character of the building complex, the material selections, façade details, and conceptual landscape plan. The one condition of the BAR's approval was that the facade renovation and new signage of the commercial spaces which were not sufficiently addressed, be presented to the Board in a separate application at a later time. In addition, the BAR would expect to be made aware of any significant changes to the project in materials, color palette, or details. Mr. Tung avowed the New York State Thruway Authority had no objections and the Town Highway Department requested that during construction of this development ingress and egress of the Town Yard via Maxwell Avenue must be maintained at all times for all Town-owned vehicles. The Town Ambulance District expressed their concerns on access to the building and being able to move a stretcher from the street to individual apartments. The Ambulance District stated it has been their experience that many new multi-residential buildings are constructed in a way that makes emergency ambulance access very difficult and time consuming. The Town of Mamaroneck Fire Department made the following recommendations: • Installation of Knox Boxes (front and Maxwell St. entrance) Town of Mamaroneck Planning Board Minutes December 14,2005 Page 8 of 8 • Determine need for widening front driveway to accommodate drive through and setup of Ladder 19 • Determine whether detention system and sand filter under front driveway will support setup of Ladder 19 • Determine necessity for mechanical ventilation system in parking areas • Move planned fire department connection on Maxwell St. closer to existing hydrant (unless hydrant is being relocated) • Provide an additional fire department connection at the front of the building near the hydrant • Determine whether fire apparatus access roads are sufficient for the proposed structure Anthony Oliveri (Consulting Engineer for Town) provided the Board with comments including: • The proposed improvements to Byron Place do not provide for a cul- de-sac or turn around at the dead end driveway access to the Larchmont Water Tanks. In addition the roadway width is 20' when 26' is the Town standard. • Details of the sewer such as pipe material, size, slope and connection details must be provided. • The catch basin indicated on the south end of Byron Place is connected into the on-site filter and detention system. The Planning Board unanimously approved to adjourn this application to the January 11, 2006 meeting. Adjournment Daniela Gerardi Secretary to Planning Board