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HomeMy WebLinkAbout2002_08_27 Coastal Zone Management Commission Minutes Town of Mamaroneck — Village of Larchmont COASTAL ZONE MANAGEMENT COMMISSION TOWN CENTER: 740 West Boston Post Road, Mamaroneck, NY 10543 - = 914-381-7845 CZMC Minutes August 27,2002 A regular meeting of the Coastal Zone Management Commission(CZMC)was held on August 27, 2002 in Conference Room A, Town Center, 740 West Boston Post Road, Mamaroneck,New York. The meeting was called to order at 8:05 p.m. MEMBERS PRESENT: Madelaine Berg, Chairperson Dickson Brown Elizabeth Cooney John Feingold Bernard Kaplan Dr. C. Alan Mason Howard McMichael REGRETS: Lili Andrews Frank Buddingh Katherine Dehais Marc Godick OTHERS PRESENT: Phyllis Wittner Councilwoman, Town of Mamaroneck, Liaison to CZMC Elizabeth Paul Environmental Coordinator, Town of Mamaroneck Steven Grogg TRC/Raymond Keys Associates, Bonnie Briar C.C. Todd Zorn Applicant, Bonnie Briar Country Club Michele Callisto Applicant, 52 Country Road Mark Mustacato Architect, 52 Country Road 1. Approval of Minutes The minutes for July 23, 2002 were accepted as amended. 2. Referrals a. Site Plan Approval/Freshwater Wetlands and Watercourses Permit—Bonnie Briar Country Club /Todd Zorn—808 Weaver Street—Block 225, Lot 1 Referred by the Town of Mamaroneck Planning Board Todd Zorn, the General Manager for Bonnie Briar and Steve Grogg, its consulting engineer, presented the proposal for additional modifications to the golf course. The CZMC-8/27/02, Page 1 of 4 ff Revised 9/30/2002 Printed on Recycled Paper current proposal is to add two new tees to create additional length to the course and to build a comfort station with a septic system on the property. The comfort station would be located on the southeast corner of the property and the leach field would be located in a depression,within 100 feet of a wetland area. The Westchester County Department of Health is responsible for approving the installation of the septic system. Approximately 3 feet of fill material would be required to create the leach field. Access to the construction site would be by an existing service road from the maintenance staging area. A second part of the proposal is to create an additional tee for Hole#18 near Weaver Street. A retaining wall would be constructed, and fill material would be brought in to create a tee. Evergreen trees would be planted to provide screening from Weaver Street. The third part of the proposal is the construction of a tee for Hole#12 that would require the clearing of approximately.4 acres of wooded area,within 100 feet of a wetlands. Fill material would be brought into the site from the country club's main entrance on Weaver Street and then across the fairway to the tee location. Several large trees would be removed to allow a clear shot from the new tee to Hole#12. The Applicant is proposing to begin work on Hole#14 in mid-September, followed by Holes#4, #12 and the driving range. The comfort station would be constructed next spring or summer. In order to minimize traffic impacts, the applicant is proposing to limit the number of trucks to 30 to 50 truckloads of fill per day. Bonnie Briar has already started working on the maintenance yard and is in the process of creating a schedule with its contractor for other site work for which application was made and approval granted in June 2002. CZMC found the proposed modifications to the golf course not to be inconsistent with the policies set forth in the LWRP,provided that the proper erosion and sediment control measures are used during construction. CZMC reached this conclusion, despite its proximity to a wetlands area,because there is no express prohibition in the LWRP against projects such as the applicant proposes, and because there may be no feasible alternatives. At the same time,however,because the Bonnie Briar Country Club lies in a designated Critical Environmental Area, CZMC questioned the advisability of the proposed installation of a septic system to serve the planned comfort station. CZMC urged the applicant to re-evaluate the installation of the septic system and to take a hard look at the possibility of installing instead a sewage holding tank,to be pumped out at regular intervals. The applicant said it would consider the alternative. In addition, because this was the second significant proposal to be brought before CZMC by the applicant in several months, CZMC cautioned the applicant against the segmentation of its applications in order to avoid a review of the cumulative impact of this application together with a prior application several months ago. The applicant represented to CZMC that Bonnie Briar has no additional plans for modifications to the Ogolf course property with the exception of future modifications to the Clubhouse CZMC—8/27/02,Page 2 of 4 Revised 9/30/2002 F structure several years from now. Because of the proximity of the two applications, however, CZMC considered the cumulative impact of both of the Bonnie Briar applications in making its determination. b. Freshwater Wetlands and Watercourses Permit-Michael Targoff/Michele Callisto -52 Country Road-Block 315,Lot 463 Referred by the Town of Mamaroneck Planning Board Mark Mustacato,the Architect and Michele Callisto, submitted revised plans,runoff calculations&topographic information for the proposed single-family house at 52 Country Road. The driveway has been redesigned so that the majority of it will be covered with gravel except for an asphalt area at the top near the garage, and an asphalt apron at the end. The driveway itself will act as a detention system and will contain two 24"perforated pipes, covered with gravel. CZMC found the construction of the proposed driveway to be inconsistent with the policies set forth in the LWRP due to its location in a wetlands buffer area and the potential for a negative impact upon drainage in the area. However,because of the need for access into the rear of the flag lot,and the fact that there is no other alternative location, CZMC made the following findings and recommendation. The applicant has proposed to mitigate the drainage impacts caused by the project by using the driveway as an additional stormwater detention system, as indicated in the revised plans (dated 8/21/02). This detention system relies upon the use of 640 lineal feet of 24"diameter perforated pipe, surrounded with crushed stone, and would be rendered ineffective if the driveway were to be paved. Therefore, CZMC recommended that a deed restriction be placed on the parcel stating that the driveway may not be paved with an impervious surface beyond the proposed paved area shown in the plans. In addition, CZMC recommends that the proper erosion and sediment control measures be used during construction. 3. Open Space Inventory There was nothing new to report this month. 4. Old Business a. Moratorium on Zoning Variances in the Village of Larchmont The minutes of June 25, 2002 erroneously stated that the Village of Larchmont has a six- month moratorium period on all new permits and applications. The Village of Larchmont will only have a moratorium on setback variances and coverage variances. 5. New Business a. Conservation Area Update Elizabeth Paul,the Environmental Coordinator for the Town,gave an update on the status of the Leatherstocking Trail Survey and the work that had been accomplished by the conservation crew this summer. CZMC-8/27/02,Page 3 of 4 Revised 9/30/2002 w The meeting was adjourned at 9:55 p.m. The next scheduled CZMC meeting will be held on September 24, 2002. Anyone unable to attend this meeting should contact Elizabeth Paul at(914) 381-7845 or at conservationdept@townofmamaroneck.org CZMC-8/27/02,Page 4 of 4 Revised 9/30/2002