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HomeMy WebLinkAbout2003_03_25 Coastal Zone Management Commission Minutes Town of Mamaroneck — Village of Larchmont 112 COASTAL ZONE MANAGEMENT COMMISSION TOWN CENTER: 740 West Boston Post Road, Mamaroneck, NY 10543 - 914-381-7845 olit_a CZMC Minutes March 25,2003 A regular meeting of the Coastal Zone Management Commission(CZMC) was held on March 25, 2003 in the Court Room, Town Center, 740 West Boston Post Road, Mamaroneck,New York. The meeting was called to order at 8:05 p.m. MEMBERS PRESENT: Marc Godick, Chairman Madelaine Berg Frank Buddingh Elizabeth Cooney Katherine Dehais John Feingold Bernard Kaplan Howard McMichael REGRETS: Lili Andrews Dickson Brown OTHERS PRESENT: Elizabeth Paul Environmental Coordinator, Town of Mamaroneck Donald Mazin Attorney, 7 Prospect Ave. Arthur Wexler Architect, 7 Prospect Ave. Michael Bolton, Feda Hotel Corp Applicant, 7 Prospect Ave. Judy Petre (Nyberg) Applicant, 7 Prospect Ave. Fred Baron Larchmont Historical Society Jan Northrup Interested Citizen Jane Trentholm Interested Citizen Chia Lagus Interested Citizen Fred Petrosino Neighbor Judy Spikes Neighbor, Trustee of Larchmont Historical Society Theora Pierce Hahn Trustee of Larchmont Historical Society James Holiber Interested Citizen 1. Approval of Minutes The minutes of February 25, 2003 were accepted as submitted. CZMC—3/25/03,Page 1 of 3 t Revised 5/1/2003 Printed on Recycled Paper 2. Referrals • a. Site Plan Approval—7 Prospect Avenue (Manor Inn) -—Block 727, Lot 578 Referred by the Village of Larchmont Planning Commission Marc Godick explained the role of CZMC in reviewing projects that are referred by the Town or Village. The applicant was asked to present the proposal for the demolition of the Manor Inn and the construction of two single-family houses. Donald Mazin, the applicant's attorney, discussed the history of the proposal and Arthur Wexler, the applicant's architect, discussed the demolition and construction plans. The applicant and members of the public spoke in support or against the proposal. Kate Dehais was asked to abstain when voting on the consistency of the proposal because she is a member of the Larchmont Historical Society. All voting members agreed unanimously with the following findings: a) The proposed action is inconsistent with Policy 23 of the Local Waterfront Revitalization Program (LWRP). b) The proposed action will not advance the Policies of the LWRP. c) This inconsistency cannot be mitigated or outweighed by consistency with any of • the Policies in the LWRP. CZMC's finding is based upon the proposed demolition of the Manor Inn being significantly inconsistent with Policy 23, which states, "Protect and restore structures, districts, areas or sites that are of significance in the history, architecture, archeology or culture of the state, its communities or the nation." One of the criteria defining a significant historic resource in the LWRP is as follows: "A resource on, or nominated to be on, or potentially eligible to be on, the National or State Register of Historic places." The New York State Department of Parks, Recreation& Historical Preservation's evaluation of the Belvedere Hotel (Manor Inn), located at 7 Prospect Avenue, stated that the property meets the eligibility criteria for inclusion in the National Register because it: A—is associated with events that have made a significant contribution to the broad patterns of our history; and C—embodies the distinctive characteristics of a type, period or method of construction; or represents the work of a master; or possesses high artistic values; or represents a significant and distinguishable entity whose components may lack individual distinction. The document also states that: • "Based on the information submitted, it is the opinion of the NYS Historic Preservation Office that Manor Inn meets Criterion C in the area of architecture as . © a rare surviving and largely intact example of the late-19th century resort architecture in Westchester County. It also meets Criterion A for its association with Larchmont's heyday as a summer resort community. Built in 1893 as the Belvedere Hotel,the large three-story frame building has characteristics of the Queen Anne style, including its asymmetrical composition, corner towers, and elaborate prominent porches,as well as decorative elements of the Colonial Revival style. Renamed the Manor Inn in 1933,the hotel was gradually converted after 1955 into a residential hotel for senior citizens. Despite some exterior alterations, such as the removal of the fourth-story circular porches and the latter asbestos siding that covers the original shingles,the hotel retains a relatively high degree of integrity of location, design,materials, craftsmanship, feeling, and association. It is known locally as "the last of the Larchmont resort hotels."" 3. Open Space Inventory Update Kate Dehais will organize an Open Space work session during the next few weeks. 4. Old Business a. Flint Park CZMC has not received a response to the letter that was written to Mayor Bialo with comments on the Flint Park proposal. Marc Godick attended the recent Flint Park meeting and reported that CZMC should be included in the next level of review. �r 5. New Business No new business to discuss. The meeting was adjourned at 9:30 p.m. The next scheduled CZMC meeting will be held on April 22, 2003. Anyone unable to attend this meeting should contact Elizabeth Paul at(914) 381-7845 or at conservationdept@a,townofmamaroneck.org C CZMC-3/25/03,Page 3 of 3 Revised 5/1/2003