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HomeMy WebLinkAbout2001_09_25 Coastal Zone Management Commission Minutes Town of Mamaroneck — Village of Larchmont COASTAL ZONE MANAGEMENT COMMISSION 4 Ill TOWN CENTER: 740 West Boston Post Road, Mamaroneck, NY 10543 - — 914-381-7845 CZMC Minutes September 25,2001 A regular meeting of the Coastal Zone Management Commission(CZMC) was held on September 25, 2001 in Conference Room A, Town Center,740 West Boston Post Road, Mamaroneck,New York. The meeting was called to order at 8:10 p.m. MEMBERS PRESENT: Madelaine Berg, Chairperson Lili Andrews William Bailey Dickson Brown Frank Buddingh Marc Godick Bernard Kaplan Dr. C. Alan Mason Howard McMichael REGRETS: Elizabeth Cooney Katherine Dehais OTHERS PRESENT: Chris Verni Trustee,Village of Larchmont, Liaison to CZMC Phyllis Wittner Councilwoman, Town of Mamaroneck, Liaison to CZMC Elizabeth Paul Environmental Coordinator, Town of Mamaroneck Bruce J. Levy Architect, Larchmont Shore Club, 1 Oak Bluff Ave. Gaetano Scutaro Architect, 2040 Palmer Ave. Michael Csorgo MSC Group, 9 Willow Ave. 1. Approval of Minutes A draft of the August 28, 2001 minutes was sent to all members by email. Corrections will be made and a revised draft will be sent to all members. A vote to approve these minutes as corrected will be made at the next meeting. 2. Referrals a. Demolition of Existing Single Family Residence and Construction of a New Single Family Residence at 9 Willow Avenue—Block 718, Lot 1 Referred by the Village of Larchmont Planning Commission The architect, Michael Csorgo presented the proposal for the demolition and construction of a single-family house at 9 Willow Avenue. The existing home will be demolished and a new home will be constructed to the rear of the lot. The proposed house will be a Cape Cod style home of approximately 3500 CZ_0901M CZMC—8/28/01, Page 1 of/P-1 ay Revised 10/25/2001 Printed on Recycled Paper square feet, including terraces. The proposed driveway will be made of gravel. Five drywells will handle the runoff from the house. Percolation tests have not yet been conducted on the site but will be completed shortly. There are several large trees on the property that will remain. Marc Godick asked that the Village Engineer review the results of the percolation tests and test pits for the proposed drywells. The test pits should be dug to a depth equal to that of the proposed drywells at a minimum. Frank Buddingh asked that the existing trees be protected and that the construction contractor refrain from storing construction materials under the tree canopies. The CZMC found the proposal to be consistent with the policies set forth in the LWRP provided that the driveway remains gravel, the drywell design be reviewed by the Village Engineer,the existing trees are adequately protected during construction and that Best Management Practices for sediment and erosion control are specified on the site plan and are implemented during construction. b. Subdivision of the Property and Construction of a New Single Family Residence at 2040 Palmer Avenue—Block 601, Lot 137 Referred by the Village of Larchmont Planning Commission The architect, Gaetano Scutaro presented the proposal for the subdivision of the property and the construction for a new single-family home at 2040 Palmer Avenue, east of Harrison Drive. The subdivision of the property and the location of the proposed structure will conform to all of the zoning setbacks and requirements. No variances or special permits are needed for the proposal. The proposed house will be a 4-bedroom house with approximately 2,500 square feet of living space. The house will have a two-car garage and an asphalt driveway with a turn around area. Runoff from the roof and driveway will be contained by two 6'x4' drywells—one in front of the house and one to the rear. Percolation tests have been conducted but the drywell calculations have not yet been completed. According to Mr. Scutaro, the percolation tests were conducted yesterday and the site drained well even with the recent heavy rainfall. He did not anticipate any problems with the drywell design. Marc Godick asked that the Village Engineer review the results of the percolation tests and calculations for the proposed drywells. The site is mostly grass and has several very small trees. One pine tree will need to be removed to construct the house. The CZMC found the proposal to be consistent with the policies set forth in the LWRP provided that the drywell design calculations be reviewed by the Village Engineer and that Best Management Practices for sediment and erosion control are specified on the site plan and are implemented during construction. CZ_0901M CZMC—8/28/01,Page 2 of 4 Revised 10/25/2001 c. Demolition of the Existing Cabana Building and Construction of a New Cabana C Building at the Larchmont Shore Club, 1 Oak Bluff Avenue—Block 725,Lot 243 Referred by the Village of Larchmont Planning Commission The Larchmont Shore Club is proposing to replace the existing cabana building, which is in poor condition, with a new cabana building. The proposal requires a special use permit and a zoning variance for an accessory structure. The new building will be built in the same location as the previous structure. The site is on a 4%slope,on top of a bluff that overlooks the water. The proposed structure will have 375 cabana units placed on top of a plastic `wood' deck. Prefabricated concrete piers will support the structure. Currently,water pours off of the roofs of the cabana units onto the ground surrounding the structure. On the proposed building, the runoff from the cabana roofs will pour through the decking onto the gravel bed located beneath the structure. Hay bales will be used for erosion control during construction. The CZMC found the proposal to be consistent with the policies set forth in the LWRP provided that Best Management Practices for sediment and erosion control are implemented during construction. 3. Open Space Inventory © Completed packets were collected& new packets were distributed. Members discussed the parcels that were visited this past month. Once the inspections of the parcels are completed, appropriate parcels will be reviewed. Criteria should be established to determine what parcels are suitable for protection. Property owners should then be contacted about setting up conservation easements, or selling the land to the Town of Mamaroneck or Village of Larchmont. A public education program explaining the open space inventory and the value of conservation easements will be helpful. Nancy Seligson's group will be a good resource in accomplishing this next step. Developers are not necessarily checking the multiple listings to find available property. They are most likely knocking on people's doors to see if the property owner is willing to sell the land. We should use the same method for protecting open space. In the past, many parcels were apparently protected because they were geographically difficult to develop. For example,the property at 5 Country Lane was primarily rock. No one thought that it could ever be developed and now,a developer is chipping away at the rock in order to build a single-family home. . Bernie Kaplan mentioned that a woman he spoke to had no idea what the CZMC was or what it did. It may be a good idea to have an article published about the Commission or some sort of publicity. 4. Old Business © The Village of Larchmont Planning Commission has not referred the Manor Inn project to CZMC. Syrette Dym Grant,the Chairperson,has referred this to CZMC at their last meeting. Madelaine Berg spoke to the project's attorney,Don Mazin,and invited him to bring the project before CZMC when his client had determined what form the project would finally take. Elizabeth should call him to invite him again. The project is on the CZ_0901M CZMC—8/28/01,Page 3 of 4 Revised 10/25/2001 • F agenda for the next VOL Planning Board meeting. The project is still in the planning stages. It has not been decided if they propose to build two single-family houses or will keep the Manor Inn structure and find a new tenant. The VOL Planning Commission has not referred 34 Beech Avenue yet. This project may not be ready for us to review. Chris Verni wrote a memo to Joe Morgan and Anne McAndrews requesting that the CZMC receive more referrals from the Village of Larchmont. This memo was very effective. 5. New Business Members of the CZMC noticed that several construction sites in the Town need to have better enforcement of the sediment and erosion control permits. Bernie Kaplan visited a site on the corner of Gate House Lane and Marbourne Drive that is under construction. The site did not have silt fencing. Howard McMichael visited Lakeside Drive and noticed that that project also lacked adequate erosion control measures. Country Lane is also a site without silt fencing. Elizabeth agreed to visit these sites more frequently to enforce the sediment and erosion control permits. The building department has divided up a list of all of the open permits and several staff members are inspecting these sites. The meeting was adjourned at 9:20 p.m. r The next scheduled CZMC meeting will be held on October 23, 2001. Anyone unable to attend this meeting should contact Elizabeth Paul at(914) 381-7846 or at' conservationdept@a,townofmamaroneck.org CZ 0901 M CZMC—8/28/01,Page 4 of 4 Revised 10/25/2001