HomeMy WebLinkAbout2015_02_11 Planning Board Minutes THE MINUTES OF THE REGULAR MEETING OF THE
PLANNING BOARD OF THE TOWN OF MAMARONECK
FEBRUARY 11,2015, HELD IN CONFERENCE ROOM C,
OF THE TOWN OF MAMARONECK
740 WEST BOSTON POST ROAD, MAMARONECK, NEW YORK
MINUTES
2. 28 Colonial Avenue Wrobel Consideration
Required Approval(s) _Subdivision Approval
Town Code Chapter 190
Location: 28 Colonial Avenue
District: R-6
Project Description two lot subdivision
3. 176 Myrtle Blvd Shkreli - Adjourned
Required Approval(s) _Site Plan Approval
Town Code Chapter 177
Location: 176 Myrtle Blvd.
District: B-R
Project Description 3 story addition to existing one story
4. 33 Marbourne Drive Kimmey/ Hartman Adjourned
Required Approval(s) _Wetlands and Watercourses
Town Code Chapter 114
Location: 33 Marbourne Drive
District: R-6
Project Description New single family residence
5. 2155 Palmer Avenue Acura Consideration
Required Approval(s) _Site Plan
Town Code Chapter 177
Location: 2155 Palmer Avenue
District: BR
Project Description Site Plan changes to building and property
6. 2444 Boston Post Road Pet Pantry Consideration
Required Approval(s) Special Use Permit Renewal
Town Code Chapter 240
Location: 2444 Boston Post Road
District: SB
Project Description continuation of pet specialty store
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Roll Call.
Present:John Ortiz, Edmund Papazian, Ellen Dunkin, George Roniger, Stephen Marsh, Ira Block,
Elizabeth Cooney, Ralph M. Engel, alternate
Also Present: Ronald Carpaneto, Building Inspector, Lisa Hochman, Counsel,Anthony Oliveri P.E.,
Consulting Engineer, Elizabeth Paul, Environmental Consultant,Jaine Elkind-Eney,Town Board Liaison.
Absent/Excused: Kevin G. Ryan, Counsel.
CALL TO ORDER
The meeting was called to order at 8:05 P.M.
MINUTES
The minutes were discussed.
Motion: To approve the minutes of December 10, 2014 with technical corrections
Action:Approved
Moved by Ira Block, Seconded by Elizabeth Cooney.
Vote: Motion passed (summary:Yes=5, No= 0,Abstain =3).
Yes: Elizabeth Cooney, Ellen Dunkin, Ira Block,John Ortiz, Stephen Marsh.
Abstain: Edmund Papazian, George Roniger, Ralph M. Engel, alternate.
Applications were taken out of order.
3. 176 Myrtle Blvd Shkreli Adjourned
4. 33 Marbourne Drive Kimmey/Hartman Adjourned
6. 2444 Boston Post Road Pet Pantry Public Hearing
Motion:To open the public hearing
Action:Approved
Moved by Ellen Dunkin, Seconded by Ira Block.
Vote: Motion carried by unanimous roll call vote (summary:Yes=8).
Yes: Edmund Papazian, Elizabeth Cooney, Ellen Dunkin, George Roniger, Ira Block,John Ortiz, Ralph M.
Engel, alternate, Stephen Marsh.
All notices have been sent.
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Adam Jacobson, one of the principal owners of Pet Pantry appeared and addressed the Board, stating
there have been no changes to the operation of the store;the hours will remain the same.
Mr. Carpaneto stated that there are no violations.
The Board discussed the application.
Public comments were sought and none were made.
Motion:To close the public hearing
Action:Approved
Moved by John Ortiz, Seconded by Edmund Papazian.
Vote: Motion carried by unanimous roll call vote (summary:Yes=8).
Yes: Edmund Papazian, Elizabeth Cooney, Ellen Dunkin, George Roniger, Ira Block,John Ortiz, Ralph M.
Engel, alternate, Stephen Marsh.
Motion:To approve the requested special use permit renewal
Action:Approved
Moved by Ellen Dunkin, seconded by John Ortiz.
Vote: Motion carried by unanimous roll call vote (summary:Yes=8).
Yes: Edmund Papazian, Elizabeth Cooney, Ellen Dunkin, George Roniger, Ira Block,John Ortiz, Ralph M.
Engel, alternate, Stephen Marsh.
RESOLUTION
Special Permit Renewal
Pet Pantry Warehouse,2444 Boston Post Road
WHEREAS, Pet Pantry Warehouse ("Applicant"), is the lessee of retail space located at 2444 Boston Post
Road and known on the Tax Assessment Map of the Town of Mamaroneck as Block 503, Lot 137 (the
"Property"); and
WHEREAS,the Property is located within the Service Business District which allows retail stores as a
special use pursuant to Section 240-31.B(1) of the Zoning Code of the Town of Mamaroneck(the "Town
Code"); and
WHEREAS,the Applicant submitted an application for a Special Use Permit Renewal for use of the
Property as a retail pet supply store; and
WHEREAS,a duly noticed public hearing was held on February 11, 2015; and
WHEREAS,the Planning Board of the Town of Mamaroneck(the "Board") has considered the application
for a Special Use Permit Renewal and has reviewed the plans and zoning report and environmental
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analysis submitted by the Applicant,the reports and comments of the consulting engineer to the Town
of Mamaroneck and comments made by interested members of the public;
WHEREAS,the Board has determined that the proposed action is a Type II action and that,therefore, no
further action is required under the New York State Environmental Quality Review Act; and
WHEREAS, pursuant to Section 240-62 of the Town Code,the Board makes the following findings of fact:
1.The proposed use as limited by the conditions set forth herein is in general harmony with the
surrounding area and shall not adversely impact upon the adjacent properties due to traffic generated
by said use or the access of traffic from said use onto or off of adjoining streets;
2.The operations in connection with the Special Use Permit Renewal will be no more objectionable to
nearby properties by reason of noise,fumes,vibrations,flashing of lights or other aspects than would be
the operations of any other permitted use not requiring a Special Use Permit;
3.The proposed Special Use Permit Renewal use will be in harmony with the general health, safety and
welfare of the surrounding area by the nature of its particular location. It will not adversely impact upon
surrounding properties or surrounding property values.
4.There are no existing violations on the Property.
NOW,THEREFORE, BE IT RESOLVED, that this application is hereby APPROVED, subject to the following
terms and conditions:
1.The hours of operation shall be 8:00 a.m. to 8:00 p.m. Monday thru Sunday.
2. All deliveries will be made during normal business hours only.
3. Proper care is to be taken with regard to discarded pet food, so that rodents will not consume it.
4.This permit will expire on February 11, 2017.
5.This permit is subject to the termination requirements set forth in Section 240-64 and 240-65 and the
use restrictions set forth in Section 240-31 of the Town Code.
2. 28 Colonial Avenue Wrobel Consideration
Donald S. Mazin,the applicant's attorney, addressed the Board for a 2-lot subdivision and gave the
Board a survey by Spinelli stating that the future owner will be responsible for development of the new
lot and connection of the sewer lines. Mr. Mazin further stated that an engineering plan would cost the
current owners approximately$7,500.00.
Mr. Ortiz asked what is required to enable them to review a subdivision application. Mr. Oliveri stated
that subdivision applications typically require construction plans and that the plat typically shows
connections to sewer and water lines.
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Ms. Hochman questioned the property line and Mr. Mazin stated that no variance would be required.
The Board discussed the Town Code requirements and possible waiver of requirements.
The matter was adjourned to March 11, 2015 for further consideration.
5. 2155 Palmer Avenue Acura Consideration
Donald S. Mazin, 1415 Boston Post Road, the applicant's attorney, and Jonathan Villani,the applicant's
architect, addressed the Board.
Mr. Mazin stated that the applicant is mandated by Acura to make certain improvements and has
purchased a piece of property from Westchester County in the rear of the property to use temporarily
as a parking lot.
Mr. Villani stated that Acura previously submitted an application for an addition on the back end of the
property that received approval. Now Acura wants expansion on left side with parking garage in the
rear. To alleviate some cost Acura would like to park on the newly acquired lot as it is presently renting
4 separate lots to store the cars.
Mr. Villani further stated that the parcels have been merged and there will be no curbing and minimal
construction. The recently acquired parcel consists of brush and it will be graveled for use as a
temporary parking lot. This parcel is only visible to the adjacent property owned by the railroad. The
proposed parking deck will prevent the need for parking off site, but the graveled parking area, known
as lot A,will be needed while construction is underway.
Mr. Ortiz questioned what would become of lot A after construction and Mr. Villani responded that it
will become a drive through.
The Board discussed how the request for temporary parking affects the approved site plan and noted
that the site as currently configured is not consistent with the approved site plan, as the new parcel was
not originally part of the property.The site plan on file doesn't show lot A.
The duration of the use of parcel A for parking was discussed.
Ms. Hochman read 177-7C into the record regarding the possibility of an exception. Mr. Ortiz suggested
the applicant meet with the building inspector,the consulting engineer and counsel to determine if an
exception can be made.
Mr. Mazin stated that Acura is also contemplating taking over a lot on Harrison Street,which is owned
by New Rochelle,Town of Mamaroneck and the Village of Larchmont.
Mr. Ortiz adjourned the matter to March 11, 2015
EXECUTIVE SESSION to discuss pending litigation.
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ADJOURNMENT
Motion:The meeting was adjourned at 9:20 P.M
Action:Adjourned
Moved by Ellen Dunkin, Seconded by George Roniger
Vote: Motion carried by unanimous roll call vote (summary:Yes=8).
Yes: Edmund Papazian, Elizabeth Cooney, Ellen Dunkin, George Roniger, Ira Block,John Ortiz, Ralph M.
Engel, alternate, Stephen Marsh.
Minutes prepared by
Francine M. Brill
Planning Board Secretary
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