Loading...
HomeMy WebLinkAbout1995_01_11 Planning Board Minutes (2) MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK JANUARY 11, 1995, IN THE COURT ROOM, TOWN CENTER 740 WEST BOSTON POST ROAD MAMARONECK, NEW YORK Present: Marilyn Reader, Chair Richard Darsky Gabriel Fay Edward Gonye Linda Harrington Alan Murray Joel Negrin Also Present: Steven M. Silverberg, Counsel Gary Trachtman, Consulting Engineer Lisa Parrilla, Public Stenographer Kazazes and Associates 250 East Hartsdale Avenue, Suite 24 Hartsdale, NY 10530 Bonnie M. Burdick, Recording Secretary CALL TO ORDER The meeting was called to order by Chair Reader at 8:24 PM. PUBLIC HEARING - SPECIAL PERMIT - Guang Liang Zhang d/b/a Little Kitchen (Take-out Restaurant at Site of Previous Take-out Restaurant) - 2423 Boston Post Road - Block 505 Lot 463. On motion of Mr. Murray, seconded by Mr. Fay, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared opened. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. Mr. Chen, manager, appeared with Mr. Zhang. He stated that the hours would be 11:30 AM to 10:00 PM from Sunday to Thursday and 11:30 AM to 10:30 PM Friday and Saturday. On motion of Mr. Fay, seconded by Mr. Murray, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. On motion of Mr. Darsky, seconded by Mr. Negrin, the following resolution was unanimously adopted. WHEREAS, Guang Liang Zhang d/b/a Little Kitchen submitted an application for a Special Permit use for a take-out restaurant located Planning Board January 11, 1995 -2- at 2423 Boston Post Road, Larchmont, New York, and known on the Tax Assessment Map of the Town of Mamaroneck as Block 505 Lot 463; and WHEREAS, a Public Hearing having been held on January 11, 1995 pursuant to notice; and WHEREAS, the Planning Board having considered the application for a Special Permit, the plans and zoning report and environmental analysis submitted by the applicant, comments and responses to questions by the applicant, the reports and comments of the Consulting Engineer to the Town and having heard interested members of the public. NOW, THEREFORE, BE IT RESOLVED that this Board makes findings of fact as follows: 1. The proposed use as limited by the conditions set forth herein is in general harmony with the surrounding area and will not adversely impact the adjacent properties due to traffic generated by said use or the access of traffic from said use to or from adjoining streets. 2. The operations in connection with the Special Permit 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 Permit. 3. The proposed Special Permit 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. BE IT FURTHER RESOLVED, that this Board approves the application of Guang Liang Zhang d/b/a Little Kitchen for a Special Permit for a take-out restaurant subject to the following terms and conditions. 1. The hours of operation of the store shall be 11:30 AM to 10:30 PM, daily. APPROVAL OF MINUTES On motion of Mr. Negrin, seconded by Mrs. Reader, the minutes of November 9, 1994 were approved, 5-0, as amended. On motion of Mr. Murray, seconded by Mr. Darsky, the minutes of December 14, 1994 were approved, 5-0, as amended. Planning Board January 11, 1995 -3- PUBLIC HEARING - SPECIAL PERMIT - Metropolis Westchester Lanes - Natural Depot (Health Food Store) - 2444 Boston Post Road - Block 503 Lot 137. Andrew Fredman, architect for the shopping center, appeared with the tenant, David Robinov. On motion of Mr. Murray, seconded by Mrs. Harrington, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared opened. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. They stated that the name had been changed to Nature's Warehouse. Mr. Robinov stated that he would be selling natural products at affordable prices. Cooking would be done off-site. The hours would be 9:00 AM to 9:00 PM. He stated that the peak hours would be lunch time and from 5 to 7 PM. Mr. Robinov promised the Board that garbage would not be a problem and stated that he was experienced in the food business. Mr. Silverberg stated that the matter had been referred to the Traffic Committee and that additional problems would be referred to the State Department of Transportation. Mrs. Reader stated that if this Board did not hear from the Traffic Committee prior to the next meeting, this Board would go ahead with the matter. On motion of Mr. Darsky, seconded by Mrs. Harrington, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared adjourned to February 8, 1995. CONSIDERATION OF AMENDED SITE PLAN - Town of Mamaroneck - Hammocks Park Apartments - Hammocks Road - Block 411 Lot 137. Stephen V. Altieri, Town Administrator, appeared. He explained that the common area had to be assigned for ramps and handicapped access but that there was plenty of green space available. On motion of Mrs. Harrington, seconded by Mr. Murray, it was unanimously RESOLVED, that the Planning Board is the Lead Agency and solely responsible for determining whether the proposed action may have a significant impact on the environment; and it is Planning Board January 11, 1995 -4- FURTHER RESOLVED, that this is a Type II Action having no significant impact on the environment as determined by New York State or corresponding local law, therefore requiring no further action under SEQRA. On motion of Mr. Negrin, seconded by Mrs. Harrington, the following resolution was unanimously adopted. WHEREAS, the Town of Mamaroneck has submitted an application for Site Plan Amendment for a apartment house construction located at Hommocks Road and known on the Tax Assessment Map of the Town of Mamaroneck as Block 411 Lots 137; and WHEREAS, the Planning Board has been designated lead agency and has conducted and completed proceedings pursuant to SEQRA; and WHEREAS, the Planning Board has reviewed all of the submissions by, and on behalf of the applicant, all correspondence fran Town officials, the Consulting Engineer to the Town, and members of the public; and WHEREAS, the Board makes findings of fact as follows The change to the site is minor and will not effect the neighborhood. NOW, THEREFORE, BE IT RESOLVED, that Site Plan Approval Hearing is hereby waived under Section 66A-8E2 of the Town Law for the application submitted by the Town of Mamaroneck, and the amended Site Plan is approved. CONSIDERATION OF AMENDED FRESH WATER WETLANDS AND WATER COURSES PERMIT - George Braverman d/b/a Nantucket Home Builders - 15 Fenbrook Drive - Block 309 Lot 7. Mr Braverman appeared with Mark Mustacato, architect. He stated that he wants to relocate the foot bridge. The elevations and span would be the same, but this place would have less effect upon the neighbors. On motion of Mrs. Harrington, seconded by Mr. Murray, it was unanimously RESOLVED, that the Planning Board is the Lead Agency and solely responsible for determining whether the proposed action may have a significant impact on the environment; and it is FURTHER RESOLVED, that this is a Type II Action having no significant impact on the environment as determined by New York State or corresponding local law, therefore requiring no further action under SEQRA. Planning Board January 11, 1995 -5- On motion of Mrs. Reader, seconded by Mr. Negrin, the following resolution was unanimously adopted. WHEREAS, George Braverman d/b/a Nantucket Home Builders has submitted an application for Amendment to a Fresh Water Wetlands and Water Courses Permit granted August 10, 1994 for house construction located at 15 Fenbrook Drive and known on the Tax Assessment Map of the Town of Mamaroneck as Block 309 Lot 7; and WHEREAS, the Planning Board has been designated lead agency and has conducted and completed proceedings pursuant to SEQRA; and WAS, the Planning Board has reviewed all of the submissions by, and on behalf of the applicant, all correspondence from Town officials, the Consulting Engineer to the Town, and members of the public; and WHEREAS, the Board makes findings of fact as follows 1. The change to the site is minor. 2. The new location for the bridge is farther from the property line, and it will be less visible from the street. NOW, THEREFORE, BE IT RESOLVED, that a Public Hearing is hereby waived for the application submitted by the George Braverman d/b/a Nantucket Home Builders, and the amended Fresh Water Wetlands and Water Courses Permit is approved. INFORMAL CONFERENCE - Site Plan - New York SMSA - 335 Fifth Avenue - Block 132 Lots 175 and 643. Leslie Snyder, attorney, appeared accompanied by Richard Targel, engineer, Edward Dorsey and Kevin Dougherty from NYNEX. Mr. Silverberg stated that under the moratorium two informal conferences were allowed and that this meeting was the first. Mrs. Reader stated that she had dealt with Mr.Aurrichio, the owner of the property, in Town Court and that she recused herself and turned the meeting over to Mr. Murray. Mr. Negrin reminded the applicant that four votes were necessary for an action. Mrs. Snyder stated that New York SMSA was part of NYNEX Mobile Communications and the company had problems finding an acceptable site for needed cell telephone antennas. It felt that this site was ideal as it is in an industrial area and near the Thruway. NYSMSA proposes to buid a 125-foot high monopole with a 312 square foot hAqe and a small adjacent concrete building. The structures would be unattended, so there would be no impact on traffic. They would be surrounded by a six-foot fence topped with barbed wire. Planning Board January 11, 1995 _6_ Mr.Targel stated that the antenna would not emit high voltage and could withstand a hurricane. He also stated that the company would have a professional snow remover and would be happy to comply with the Town's Surface Water, Erosion and Sediment Control Law. Mr. Negrin stated that the affidavit submitted concerning electrical impact of the installation was just a start. He requested more complete explanations. Mr. Silverberg stated that the application will need BAR approval, too. Mrs. Snyder and Mr. Dougherty cited several cases of nearby towns where the company had won the right in court to install similar structures. Mrs. Snyder had submitted photos of the site and nearby properties. The Board felt that the proposed monopole is very high and that showing pictures of a telephone pole confused the issue. Mr. Dorsey stated that the company would service the installation from Orangeburg, New York. He stated that the 125 feet were necessary for continuous service for cellular phone users. The Board wanted more information concerning the current cellular installation at the Brampton Apartments and wondered whether such poles could share services of different companies. On motion of Mr. Darsky, seconded by Mr. Fay, this matter was adjourned. ADJOURNMENT On motion of Mrs. Harrington, seconded by Mr. Murray, the meeting was adjourned at 11:15 PM. '4- .'V")/i'LL-(11..„, 4,{_,/}___ -6,L,41' Bonnie M. Burdick MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK JANUARY 11, 1995, IN THE COURT ROOM, TOWN CENTER 740 WEST BOSTON POST ROAD NAMARONECK, NEW YORK Present: Marilyn Reader, Chair Richard Darsky Gabriel Fay Edward Gonye Linda Harrington Alan Murray Joel Negrin Also Present: Steven M. Silverberg, Counsel Gary Trachtman, Consulting Engineer Lisa Parrilla, Public Stenographer Kazazes and Associates 250 East Hartsdale Avenue, Suite 24 Hartsdale, NY 10530 Bonnie M. Burdick, Recording Secretary CALL TO ORDER The meeting was called to order by Chair Reader at 8:24 PM. PUBLIC HEARING - SPECIAL PERMIT - Guang Liang Zhang d/b/a Little Kitchen (Take-out Restaurant at Site of Previous Take-out Restaurant) - 2423 Boston Post Road - Block 505 Lot 463. On motion of Mr. Murray, seconded by Mr. Fay, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared opened. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. Mr. Chen, manager, appeared with Mr. Zhang. He stated that the hours would be 11:30 AM to 10:00 PM from Sunday to Thursday and 11:30 AM to 10:30 PM Friday and Saturday. On motion of Mr. Fay, seconded by Mr. Murray, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. On motion of Mr. Darsky, seconded by Mr. Negrin, the following resolution was unanimously adopted. WHEREAS, Guang Liang Zhang d/b/a Little Kitchen submitted an application for a Special Permit use for a take-out restaurant located Planning Board January 11, 1995 -2- at 2423 Boston Post Road, Larchmont, New York, and known on the Tax Assessment Map of the Town of Mamaroneck as Block 505 Lot 463; and WHEREAS, a Public Hearing having been held on January 11, 1995 pursuant to notice; and WHEREAS, the Planning Board having considered the application for a Special Permit, the plans and zoning report and environmental analysis submitted by the applicant, comments and responses to questions by the applicant, the reports and comments of the Consulting Engineer to the Town and having heard interested members of the public. NOW, THEREFORE, BE IT RESOLVED that this Board makes findings of fact as follows: 1. The proposed use as limited by the conditions set forth herein is in general harmony with the surrounding area and will not adversely impact the adjacent properties due to traffic generated by said use or the access of traffic from said use to or from adjoining streets. 2. The operations in connection with the Special Permit 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 Permit. 3. The proposed Special Permit 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. BE IT FURTHER RESOLVED, that this Board approves the application of Guang Liang Zhang d/b/a Little Kitchen for a Special Permit for a take-out restaurant subject to the following terms and conditions. 1. The hours of operation of the store shall be 11:30 AM to 10:30 PM, daily. APPROVAL OF MINUTES On motion of Mr. Negrin, seconded by Mrs. Reader, the minutes of November 9, 1994 were approved, 5-0, as amended. On motion of Mr. Murray, seconded by Mr. Darsky, the minutes of December 14, 1994 were approved, 5-0, as amended. Planning Board January 11, 1995 -3- PUBLIC REARMING - SPECIAL PERMIT - Metropolis Westchester Lanes - Natural Depot (Health Food Store) - 2444 Boston Post Road - Block 503 Lot 137. Andrew Fredman, architect for the shopping center, appeared with the tenant, David Robinov. On motion of Mr. Murray, seconded by Mrs. Harrington, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared opened. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. They stated that the name had been changed to Nature's Warehouse. Mr. Robinov stated that he would be selling natural products at affordable prices. Cooking would be done off-site. The hours would be 9:00 AM to 9:00 PM. He stated that the peak hours would be lunch time and from 5 to 7 PM. Mr. Robinov promised the Board that garbage would not be a problem and stated that he was experienced in the food business. Mr. Silverberg stated that the matter had been referred to the Traffic Committee and that additional problems would be referred to the State Department of Transportation. Mrs. Reader stated that if this Board did not hear fran the Traffic Committee prior to the next meeting, this Board would go ahead with the matter. On motion of Mr. Darsky, seconded by Mrs. Harrington, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared adjourned to February 8, 1995. CONSIDERATION OF AMENDED SITE PLAN - Town of Mamaroneck - Hammocks Park Apartments - Hammocks Road - Block 411 Lot 137. Stephen V. Altieri, 'lawn Administrator, appeared. He explained that the common area had to be assigned for ramps and handicapped access but that there was plenty of green space available. On motion of Mrs. Harrington, seconded by Mr. Murray, it was unanimously RESOLVED, that the Planning Board is the Lead Agency and solely responsible for determining whether the proposed action may have a significant impact on the environment; and it is Planning Board January 11, 1995 -4- FURTHER RESOLVED, that this is a Type II Action having no significant impact on the environment as determined by New York State or corresponding local law, therefore requiring no further action under SEQRA. On motion of Mr. Negrin, seconded by Mrs. Harrington, the following resolution was unanimously adopted. WHEREAS, the Town of Mamaroneck has submitted an application for Site Plan Amendment for a apartment house construction located at Hammocks Road and known on the Tax Assessment Map of the Town of Mamaroneck as Block 411 Lots 137; and WHEREAS, the Planning Board has been designated lead agency and has conducted and completed proceedings pursuant to SEQRA; and WHEREAS, the Planning Board has reviewed all of the submissions by, and on behalf of the applicant, all correspondence frcan Town officials, the Consulting Engineer to the Town, and members of the public; and WHEREAS, the Board makes findings of fact as follows The change to the site is minor and will not effect the neighborhood. NOW, THEREFORE, BE IT RESOLVED, that Site Plan Approval Hearing is hereby waived under Section 66A-8E2 of the Town Law for the application submitted by the Town of Mamaroneck, and the amended Site Plan is approved. CONSIDERATION OF AMENDED FRESH WATER WETLANDS AND WATER COURSES PERMIT - George Braverman d/b/a Nantucket Hone Builders - 15 Fenbrook Drive - Block 309 Lot 7. Mr Braverman appeared with Mark Mustacato, architect. He stated that he wants to relocate the foot bridge. The elevations and span would be the same, but this place would have less effect upon the neighbors. On motion of Mrs. Harrington, seconded by Mr. Murray, it was unanimously RESOLVED, that the Planning Board is the Lead Agency and solely responsible for determining whether the proposed action may have a significant impact on the environment; and it is FURTHER RESOLVED, that this is a Type II Action having no significant impact on the environment as determined by New York State or corresponding local law, therefore requiring no further action under SEQRA. Planning Board January 11, 1995 -5- On motion of Mrs. Reader, seconded by Mr. Negrin, the following resolution was unanimously adopted. WHEREAS, George Braverman d/b/a Nantucket Home Builders has submitted an application for Amendment to a Fresh Water Wetlands and Water Courses Permit granted August 10, 1994 for house construction located at 15 Fenbrook Drive and known on the Tax Assessment Map of the Town of Mamaroneck as Block 309 Lot 7; and WHEREAS, the Planning Board has been designated lead agency and has conducted and completed proceedings pursuant to SEQRA; and WHEREAS, the Planning Board has reviewed all of the submissions by, and on behalf of the applicant, all correspondence from Town officials, the Consulting Engineer to the Town, and members of the public; and WHEREAS, the Board makes findings of fact as follows 1. The change to the site is minor. 2. The new location for the bridge is farther from the property line, and it will be less visible from the street. NOW, THEREFORE, BE IT RESOLVED, that a Public Hearing is hereby waived for the application submitted by the George Braverman d/b/a Nantucket Home Builders, and the amended Fresh Water Wetlands and Water Courses Permit is approved. INFORMAL CONFERENCE - Site Plan - New York SMSA - 335 Fifth Avenue - Block 132 Lots 175 and 643. Leslie Snyder, attorney, appeared accompanied by Richard Targel, engineer, Edward Dorsey and Kevin Dougherty from NYNEX. Mr. Silverberg stated that under the moratorium two informal conferences were allowed and that this meeting was the first. Mrs. Reader stated that she had dealt with Mr.Aurrichio, the owner of the property, in Town Court and that she recused herself and turned the meeting over to Mr. Murray. Mr. Negrin reminded the applicant that four votes were necessary for an action. Mrs. Snyder stated that New York SMSA was part of NYNEX Mobile Communications and the company had problems finding an acceptable site for needed cell telephone antennas. It felt that this site was ideal as it is in an industrial area and near the Thruway. NYSMSA proposes to buid a 125-foot high monopole with a 312 square foot base and a small adjacent concrete building. The structures would be unattended, so there would be no impact on traffic. They would be surrounded by a six-foot fence topped with barbed wire. Planning Board January 11, 1995 _6_ Mr.Targel stated that the antenna would not emit high voltage and could withstand a hurricane. He also stated that the company would have a professional snow remover and would be happy to comply with the Town's Surface Water, Erosion and Sediment Control Law. Mr. Negrin stated that the affidavit submitted concerning electrical impact of the installation was just a start. He requested more complete explanations. Mr. Silverberg stated that the application will need BAR approval, too. Mrs. Snyder and Mr. Dougherty cited several cases of nearby towns where the company had won the right in court to install similar structures. Mrs. Snyder had submitted photos of the site and nearby properties. The Board felt that the proposed monopole is very high and that showing pictures of a telephone pole confused the issue. Mr. Dorsey stated that the company would service the installation from Orangeburg, New York. He stated that the 125 feet were necessary for continuous service for cellular phone users. The Board wanted more information concerning the current cellular installation at the Brampton Apartments and wondered whether such poles could share services of different companies. On motion of Mr. Darsky, seconded by Mr. Fay, this matter was adjourned. ADJOURNMENT On motion of Mrs. Harrington, seconded by Mr. Murray, the meeting was adjourned at 11:15 PM. 0611.0,44: 7det44,6 Bonnie M. Burdick