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HomeMy WebLinkAbout1991_03_13 Planning Board Minutes (2) MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MANARONECK MARCH 13, 1991, IN THE COURTROOM, TOWN CENTER 740 WEST BOSTON POST ROAD MAMARONECK, NEW YORK Present: Sanford A. Bell, Chairman Jerry R. Donatelli Norma Jacobson Patricia Latona Absent: David J. Freeman Alan P. Murray James J. Romeo Also Present: Lcc A. Hoffman, Jr. , Town Counsel Gary Trachtman, Consulting Engineer Claudia Ng, Environmental Coordinator Paul Ryan, Town Council Liaison Stephen V. Alfieri, Town Administrator Lisa Parella, Public Stenographer Carbone, Kazazes & Associates 225 Mt. Pleasant Avenue Mamaroneck, NY 10543 Bonnie M. Burdick, Recording Secretary CALL TO ORDER The meeting was called to order by Chairman Bell at 8:30 PM. PUBLIC HEARING-RENEW SPECIAL PERMIT Automotive Service Enterprises, Inc. 5 Fifth Avenue Block 132 Lot 609 On motion by Mrs. Latona, seconded by Mrs. Jacobson, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared open. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. On motion by- Mrs. Latona, seconded by Mrs. Jacobson, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed March 13, 1991 -2- The Board felt that it had covered all the issues pertaining to this matter at its last meeting. On motion of Mrs. Jacobson, seconded by Mrs. Latona, the following resolutions were unanimously adopted: WHEREAS, Automotive Services Enterprises, Inc. as lessee, has submitted an application for a Special Permit use for a facility for auto body shop repair in a portion of premises rented by it at 5 Fifth Avenue, Larchmont, New York, and a Public Hearing having been held on March 13, 1991 pursuant to notice and the Planning Board having considered the application for a Special Permit, the plans and environmental assessment form submitted by the applicant, comments and responses to questions by the applicant, the Consulting Engineer for the Town and the rnastal Zone Management Commission, and having heard interested members of the public, and WHEREAS, this Board has previously determined that this is an unlisted action pursuant to SEQRA and the Board having made a negative declaration after consideration of the environmental impact of this proposed project, 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 shall not adversely impact upon the adjacent properties due to the 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 permit will not be more objectionable to nearby properties by reason of noise, fumes, vibration, 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 (New England Thruway to the West in a generally commercial area) . It will not adversely impact upon surrounding properties or surrounding property values. 4. There are no existing violations of the Zoning Ordinance on the property which is the subject of this application. BE IT FURTHER RESOLVED that this Board approves the application of Automotive Services Enterprises, Inc. for a Special Permit for a March 13, 1991 -3- gasoline filling station and garage, including servicing, repair and bodywork facility, upon the following terms and conditions: 1. This Special Permit is limited to the facility and applicant providing the filling station, auto repairs and paint work. 2. All vehicles being serviced by the applicant and those of the employees shall be parked solely on the applicant's property and shall not be parked on the sidewalk or any adjacent public or private property. 3. All services, other than filling of gas tanks and addition of oil, shall be performed inside the structure on the premises. 4. Hours of operation shall be limited to the following: 8:00 AM to 6:00 PM Monday through Friday 8:00 AM to 6:00 PM Saturday No operations on Sunday 5. All deliveries of supplies and parts and pickup of waste shall occur only during permitted hours of operation. All waste oil, used batteries and used tires shall be disposed of by pickup only. 6. The applicant shall provide oil spill and leakage prevention devices for both inside and outside areas and for storage areas to the satisfaction of the Consulting Engineer to the Town. 7. All signs shall comply with the requirements of the Sign Ordinance-of the Town of Mamaroneck. 8. All lighting shall be internally directed, and only subdued lighting permitted after hours of operation. 9. In addition to the grounds for expiration and revocation set forth in Sections 89-52 and 89-53 of the Zoning Code of the Town of Mamaroneck, should the applicant cease to be a lessee, or owner of the premises, that shall be grounds for revocation of the Special Permit granted herein. 10. The fresh-air intake for the spray booth shall be located in the front of the building. 11. There shall be no spraying outside the building; there shall be no direct connection between the spray booth and the storm drain. March 13, 1991 -4- PUBLIC HEARINGS - AMC TO URBAN RENEWAL PLAN AND AMENDMENT TO TOWN ZONING ORDINANCE Town of Mamaroneck Appearing on behalf of the Town were Stephen V. Altieri, Administrator; Dan Shuster, Town Planning Consultant; and Edward Pires, Developer. Mr. Hoffman stated that a Public Hearing was unnecessary for the change to the Zoning Ordinance. On motion by Mr. Donatelli, seconded by Mrs. Jacobson, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared open. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. On motion by Mrs. Latona, seconded by Mrs. Jacobson, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. Mr. Altieri stated that those working on the plans for the former Larchmont Motel site to be developed as affordable housing had decided that 60 units would be economically viable. He responded to.the Board's concerns at its last meeting about parking and traffic. Mr. Pires stated that the most significant change in the site plan was that part of a building had been turned sideways to allow more parking spaces. 92 cars can now be accommodated on the site which fulfills the 1.5 ratio as required in other multi-family buildings in the Town. 6,000 square feet of green space was eliminated to make room for the additional parking spaces. Mr. Shuster stated that he felt that the 1.5 ratio was more acceptable than 1.25. He also stated that his firm had done studies at the Weaver Street/Post Road intersection and at the entrance to Elkan Court (a cul-de-sac with 49 units) while considering the impact of a larger Finast. It was his contention that the development of this project would have no significant impact on the traffic at the intersection. . There would be an additional 12 cars in the intersection at the peak morning time when cars are going in and out of the Hammocks School. Mr. Donatelli stated that he would have liked to have seen financial breakdowns which led the developer and the Town to decide that a 60-unit building was economically necessary for affordable housing. He also stated that he felt that the rents for the apartments were at a market rate. March 13, 1991 -5- Alcan Oral, of Old Hammocks Road, stated that he felt most of the tenants of the proposed building would have two cars and that he disagreed with Mr. Shuster's traffic studies. He stated that Hammocks Road is in terrible shape. Mr. Bell explained to Mr. Oral that he would have other opportunities to express his opinion as the Town Board will ultimately decide the scope of this project. The Ton Board had referred this matter to the Planning Board for its input, not decision. All of those Board members present expressed approval of the goal of building affordable housing in the Town, were in favor of a change in the parking ratio to 1.5 and agreed to the zoning changes. Mr. Donatelli and Mrs. Latona were opposed to constructing a 60-unit building at this particular location. . Mr. Bell had reservations, too, but they were not as strong as those of his colleagues. Mrs. Jacobson stated that she felt that the planned building would not have an adverse impact. On motion of Mrs. Latona, seconded by Mrs. Jacobson, Mr. Hoffman was instructed to communicate the members opinions to the Town Board in two separate memos - one for Urban Renewal amendment and one for the zoning change. APPLICATION FOR FRESHWATER WETLANDS AND WATER COURSES PERMIT - Mr. and Mrs. D. Fiedler 8 Hilltop Road Block 228 Lot 144 Mr. Fiedler appeared on behalf of his application. Mr. Trachtman stated that his firm was doing hydrological studies in this area and that it was possible that the information submitted by Mr. Fiedler on the elevation of his ground floor was incorrect. He stated that it was likely that the property was now in the 100 year flood plain. He asked that Mr. Fiedler submit new topological measurements expressed in USGS datum. On motion of Mrs. Latona, seconded by Mrs. Jacobson, 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 On motion of Mr. Donatelli, seconded by Mrs. Jacobson, the following resolutions were unanimously adopted: WHEREAS, Mr. and Mrs. D. Fiedler have applied for a permit pursuant to Local Law #7-1986; and March 13, 1991 -6- WHEREAS, this Planning Board has previously determined that the proposed action is a Type II action and that this Board is the appropriate Lead Agency with respect to Environmental.Qina1ity Review; and WHEREAS, the Consulting Engineer to the Town has submitted comments and recommendations in writing regarding this application to the Planning Board; and WHEREAS, this Planning Board has determined, pursuant to Local Law #7, Section 86-6(D) , that the activity proposed is of a minor nature and is compatible pursuant to 6NYCRR 665.7; NOW, THEREFORE, BE IT RESOLVED, that this Board makes findings of fact as follows: 1. The activity proposed is of such a minor nature as not to effect or endanger the balance of systems in a controlled area; 2. The proposed activity will be compatible with the preservation, protection and conservation of the wetland and its benefits, because (A) the proposed activity will have only a minor impact, (B) it is the only practical alternative, and (C) it is compatible with the economic and social needs of the community and will not impose an economic or social burden on the community; 3. The proposed activity will result in no more than insubstantial degradation to, or loss of, any part of the wetland, because of the minor impact of the activity and the protective conditions imposed by this resolution; 4. The proposed activity will be compatible with the public health and welfare, because of its minor impact in the controlled area; AND IT IS FURTHER RESOLVED, that this Board determines that a hearing. pursuant to Local Law #7 of 1986 be, and hereby is, waived; and BE IT FURTHER RESOLVED, that the application of Mr. and Mrs. Fiedler for a permit, pursuant to Local Law #7 of 1986, be and it hereby is, granted subject to the following terms and conditions: 1. This permit is personal to the applicants and may not be transferred to any other individual, entity, or a combination thereof; 2. All debris is to be removed prior to the completion of the project. Construction must be in accordance with the requirements of the Town Flood Damage Prevention Code. 3. During construction, in consultation with the Consulting Engineer, hay bales shall be installed between the construction and the Sheldrake River. March 13, 1991 -7- 4. Work involving site preparation shall only take place fLum Monday through Friday between the hours of 8:30 AM and 4:30 PM. 5. A cash deposit or bond for $1,000 shall be furnished to the Town by the applicants to ensure the satisfactory completion of the project and the rehabilitation of the affected or disturbed area. 6. The applicants shall submit a survey showing the elevation of the existing grades of the first floor of the residence and the proposed addition in USGS datum. 7. This permit shall expire upon completion of the proposed activity or one year from the date of its issue whichever first occurs. CONSIDERATION OF SUBDIVISION APPLICATION - Mr. R. Diforio 707 Weaver Street Block 102 Lot 181 Gabriel and Elliott Senor, engineers, appeared on behalf of the application. They stated that Mr. Diforio wishes to rearrange the layout of his property so that there will be two lots in addition to the one which holds his house. These will be flag lots with no arr ss to a public street. The lots will front on Arrowhead Lane which is owned by Mr. Diforio and which cuts through the Piper property. The lots are being reconfigured in order to allow building envelopes and to put Lot 2 completely in the Town. (Mr. Diforio's house is in New Rochelle.) The length of Arrowhead Lane to the lots is 250 feet. The proposed lots will share a common driveway and are zoned R-30. Gabriel Senor stated that a force main sewer would be installed as the lots are below the grade of Weaver Street and that foundation drains would be installed. The lots would drain into the lower lake at the Larchmont Reservoir. Mr. Hoffman asked for documentation for the ownership of the road, sewage easements, etc. and expressed concern about the rock outcroppings, particularly in connection with sewers. The Board was concerned about access for emergency vehicles and asked for further information about this matter. It also requested clearer drawings - individual ones for grade, building envelopes, etc. - at a larger scale. On motion of Mr. Donatelli, seconded by Mrs. Latona, 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 I action having a significant impact on the environment as determined by New York State or corresponding local law; and it is FURTHER RESOLVED, that this matter be referred to the Coastal Zone Management Commission for environmental review. March 13, 1991 -8- APPROVAL OF MINUTES On motion of Mrs. Latona, seconded by Mr. Donatelli, the minutes of February 13, 1991 were approved. ADJOURNMENT On motion of Mrs. Jacobson, seconded by Mr. Donatelli, the meeting was adjourned at 11:00 PM. Bonnie M. Burdick