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HomeMy WebLinkAbout1983_04_07 Planning Board Minutes MINUTES OF A REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD APRIL 7, 1983, IN THE COUNCIL ROOM OF THE WEAVER STREET FIREHOUSE, WEAVER STREET AND EDGEWOOD AVENUE, LARCHMONT, NEW YORK. CALL TO ORDER The meeting was called to order by the Chairman at 8:20 P.M. ROLL CALL Present: Mr. Paul Kalos, Chairman Mrs. Mary Carlson Mr. Warner Pyne, Jr. Mr. Anton Schramm Mr. Emil Nicolaysen Also present: Mr. Charles R. Elfreich, P.E. , Town Engineer APPROVAL OF MINUTES A draft of the minutes of the meeting of March 8, 1983 were passed around to the members by the Chairman. After the draft was read by all the members a motion was made and seconded that the minutes be approved as submitted. �., REFERRAL FROM TOWN BOARD FOR RECOMMENDATIONS FOR APPLICATION FOR SPECIAL PERMIT - DUNKIN DONUTS - 1311 BOSTON POST ROAD The Board discussed the application and pointed out that the only changes would be in the entrance and exit. Mr. Elfreich said he had reviewed the plan with the Building Inspector and everything was in order. The Board decided that under SEQR it was a "Type 2 Exempt". After further discussion the Board decided to recommend that the Town Board approve the application for a Special Permit. OLD BUSINESS - OFFICE BUILDING - 2155 PALMER AVENUE Mr. Kalos pointed out that at the last meeting the Board had voted 3 to 2 to accept the Final Environmental Impact Statement and he had prepared a draft of a finding of fact statement. An open discussion was held between the members of the Planning Board, the Town Engineer, Pine Brook Associ- ation and the Chairman of the Traffic Commission and the Chairman of the Planning Board of the Village of Larchmont. The final Findings of Fact Statement was prepared. A mo- tionwasnade and seconded and on a vote of 4 to 1 to approve with Mrs. Carlson voting against since she said she had not accepted the Final Environmental Impact Statement. A copy of the final Findings of Fact Statement will be at- tached to the minutes as part of the record. L 01 • 4 • v REFERRAL FROM TOWN BOARD FOR RECOMMENDATIONS FOR APPLICATION FOR SPECIAL PERMIT - ANDRE'S GOURMET WORLD - 1272 BOSTON POST ROAD - VILLAGE SHOPPING CENTER The Board discussed the application and pointed out that the only change would be the addition of three of four tables. The Board decided that under SEQR it was a "Type 2 Exempt" and they recommended the Town Board approve the application for a Special Permit. ADJOURNMENT There being no further business to come before this meet- ing it was adjourned at 10:15 P.M. ita A. Johnson, Secretary 401) 0 "&U STATE1VENT CONCERNING APPLICATION OF LMR ASSOCIATES "'w FOR CONSTRUCTION OF OFFICE BUILDING AT 2155 PALMER AVENUE, LARCHMONT, TOWN OF MAMARONECK, NEW YORK 1 . The Town of Mamaroneck Planning Board served as lead agency under the State Environmental Quality Review Act and/or pursuant to Local Law 1-1977 of the Town of Mamaroneck. 2. The currently vacant site is on a commercially developed county highway, Palmer Avenue, and has had a history of other actual and proposed uses. 3. The site is currently zoned "B" business district which permits 25% building coverage, maximum floor area of 50%, a maximum height of two stories or 30 feet, and developer is seeking substantial variances tor the proposed structure. 4. Based upon an Environmental Assessment Form prepared by the Developer, this Planning Board as lead agency determined the pro- posed action was an unlisted action and required a scoped dratt Environmental Impact Statement which was prepared by expert consul- tants retained and compensated by Developer. 5. Pursuant to a petition there was a public hearing before the Town Council of Mamaroneck which determined that the action may have a significant impact on the environment. 6. The major environmental impacts were traffic and drainage with con- cern over the bulk of the building. 7. A Westcnester County Traffic study was also submitted. 8. A final Environmental Impact Statement was prepared by Developer and accepted as complete by the Town of Mamaroneck Planning Board on March 8, 1983 by a 3 - 2 vote. 9. The site is located in the narrow strip of the Town of Mamaroneck between Larchmont Village and New Rochelle. 10. The matter has been the subject of controversy in the Town of Mamaroneck and particularly in the Village of Larchmont whose Mayor, Planning Board, Traffic Commission and Parks and Trees Committee have filed substantial material and studies expressing concerns over the variances. 11 . The proposed variance of height and coverage has been opposed by the Pine Brook District Property Owners Association Inc. , a neighborhood association, which has submitted material environmental concerns. 12. No action on this matter is pending before the Town of Mamaroneck Planning Board. - • 13. Developer has stated he is prepared to appear next at the Town of .► Mamaroneck Zoning Board of Appeals to seek the variances. 14. The granting or denial of the substantial variances to be sought before the Zoning Board of Appeals is the most significant action to be taken concerning the environment under SEQRA. 15. In view of the finding of the Mamaroneck Town Council, the Zoning Board of Appeals should carefully review the technical aspects of the SEQRA process and make the appropriate fact tindings, consideration of alternatives and mitigation factors, together with rendering its decision and impose appropriate environmental conditions on any variances granted. 16. We particularly recommend a review of the various traftic reports and comments thereon, feasible site plans, driveway layouts, street turning lanes, traffic routing, parking patterns, etc. 17. We recommend the consideration by the Loning Board of Appeals of the impact the proposed variance of building size will have on the traffic pattern in the area. 18. Consideration should be given with respect to a financial contribution requirement concerning a traffic light in the affected area. 19. Since the traffic impact will be most significantly felt in the Village of Larchmont part of the Town of Mamaroneck, we recommend consulta- t. tion with their affected agencies, as well as the Town of Mamaroneck Traffic Commission. 20. The Zoning Board should carefully consider the negative impacts of a 50% height variance and a large variance with respect to site cover- age. 21 . We suggest the Town Engineer and Building Inspector propose specific conditions with respect to the adequacy, efficiency and maintenance of the proposed roof retainage system designed to mitigate the drainage problem. 22. We recommend that the Master Plan covering Larchmont Village and the l own and the development of Palmer Avenue be considered.