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HomeMy WebLinkAbout1982_08_18 Planning Board Minutes MINUTES OF A REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD ON AUGUST 18, 1982, IN THE AUDITORIUM OF THE WEAVER STREET FIREHOUSE, WEAVER STREET AND EDGEWOOD AVENUE, LARCHMONT, NEW YORK. ROLL CALL Present: Mr. Paul Kalos , Chairman Mrs. Mary Carlson Mr. Anton Schramm Mr. Emil Nicolaysen Absent: Mr. Warner Pyne, Jr. Also present: Mr. Charles R. Elfreich , P.E. , Town Engineer APPROVAL OF MINUTES The minutes of the joint meeting of the Planning Board and the Town Board held July 14, 1982 and the regular meet- ing of the Planning Board held on the same date were pre- sented and on motion duly made and seconded, approved as submitted. APPLICATION OF L.M. R. ASSOCIATES - 2155 PALMER AVENUE At the previous meeting of the Planning Board it had been determined that the Board was the Lead Agency for the SEQR process for the proposed project and the notices had been sent to the Agencies that are involved plus the Pine Brook District Property Owners' Association , Inc. Mr. Joseph Clifford, the Attorney for the applicants stated that he had read the letter from the Pine Brook Owner's Association that had been presented to the Planning Board members at this meeting and he claimed there were several misstatements in the letter. Mr. Clifford said that he had said at the last meeting that there were two problem areas and one was drainage and the other traffic. He, also, said that they were voluntarily undertd<ing studies of the drainage and traffic which had never been done in the Village of 1:a,chmont before. Mr. Clifford said the applicants had met with the Conser- vation Advisory Committee and they had experts present in the field of traffic and drainage who were submitting their studies to the-Board at this meeting. Mr. Kalos said the Board would have to determine what type of Action it would be and Mr. Clifford said they had antici- pated problems and they had spent money before hand. Mr. Clifford stated that they contend that the project is not creating an environmental impact of any substance since the property had been approved for a restaurant and catering business and the proposed use is the best from the point of view of economics for the Town and the School District as it will add ratables. Mr. Clifford further said that they did not think that the project would come under Type I since they were pro- viding parking for 230 cars instead of the 250 required under SEQR. Mr. Kalos pointed out that the Zoning Ordi- nance required 260 parking spaces and the lower number of park- ing spaces was part of the variance. Mr. Kalos said there was a question as to whether the applicants would have to go back to the Zoning Board if a significant environmental impact was found. Mr. Clifford said they felt there are only two major concerns which are drainage and traffic . Mr. Ernest Mosley of the firm of Raamot Associates , P. C. of 2 Pennsylvania Plaza , New York presented the drainage study and said his firm had made an investigation of the site. Mr. Mosley stated that their study showed that at present the drainage from the site goes into a ditch behind the property and ends up in the Pine Brook drainage system. Mr. Mosley said the system is already loaded to full capa- city and they had expressed concern that changes would have an adverse affect on the storm water drainage and flooding. Mr. Mosley further said that they had studied methods of controlling future storm water discharge and their conclusion is that the soils at the site are not suitable for subsur- face detention and discharge and roof detention would be the most feasible. In conclusion , Mr. Mosley said that the design of the drainage system from the roof would re- duce the discharge that is presently on the site. Mr. Elfreich said he agreed with the analysis but it should have been carried one step further to determine the value of storage for each storm. Mr. Kalos questioned as to whether a two story building would make any difference and there was a question about not going underground but it was concluded that the run- off would remain the same. Mr. Robert Jurasin , P.E. of Wilbur Smith Associates of New Haven , Connecticut who made the traffic study spoke next. He said that the traffic count had been taken during the peak period on July 29, 1982 in 15 minute intervals dur- ing the A. M. and P.M. (7:00-9:30 A.M. and 4:00-6:00 P.M. , respectively). Mr. Jurasin said they had also obtained all existing traffic volume data from the County of West- chester Department of Public Works and projected up to 1985 that traffic is increasing. Mr. Jurasin said they concluded that there should be two access drives on the site , one on Palmer Avenue and one on Harrison Drive. The one on Palmer Avenue should be located at the existing site consisting of one inbound and one outbound lane to accommodate the 86 parking spaces accessible to Palmer Avenue. The Harrison Drive site would provide access for 141 parking spaces and also consist of one inbound and one outbound lane and all lanes should be at least 12 ft. wide. Also, Mr. Jurasin said parking restrictions should be maintained and enforced on both sides of Palmer Avenue. Mrs. Carlson asked if they had discussed the possibility of a traffic light and Mr. Jurasin said that on Page 12 in his report there was a "traffic signal warrants analysis" and they determined that according to the warrants used in the "Manual on Uniform Traffic Control Devices for Streets and Highways" the proposed site would not need a traffic signal . Mrs. Carlson asked if the Traffic Engi- neer had looked at traffic by the Shopwell . Mr. Bovard and Mr. Engel of the Pine Brook District Pro- perty Owners' Association both questioned about the traf- fic that would be added. Mr. Rosenberger of 5 Robins Nest Lane said the project will add to the traffic problem. Mr. Engel pointed out that there is a park across the street and the increase in traffic will cause a problem and the impact on the drainage will affect 2000 residents of the Pine Brook area. Mr. Nicolaysen asked if the Vil- age of Larchmont had considered this when they built Shop- well and the Office Building which was just recently put up. A motion was made as to what the project should be classi- fied and Mrs. Carlson said she thought it should be Type I based on traffic and drainage. Mr. Schramm agreed that it should be Type I and the study could be a short form. Mr. Nicolaysen said it should be unlisted and Mr. Kalos said it should be Type I with his reason being because of parking. On a vote of 3 to 1 the Board decided that it should be a Type I action and the following Resolution was adopted : RESOLVED, that the Town of Mamaroneck Planning Board as Lead Agency under the provision of Local Law #1-1977 known as "Environmental Quality Review" hereby declares that the application of L.M. R. Associates is a Type I Action and a Draft Environmental Impact Study will be re- quired. Mr. Clifford expressed the opinion that he did not feel the project falls under any of these categories. Mr. Goodman, who is the Architect, for the applicant said that any further Environmental Study would take his client a minimum of at least two months more. Dr. Mason of the Conservation Advisory Commission commented on the scope of the proposed Environmental Impact Statement. After further discussion the Board decided to reopen their vote and on a motion made and seconded the Board decided to redirect their vote and unanimously voted to find the action unlisted. The Board also decided to accept the traffic and drainage report that the ap- plicant had submitted to serve as a Scoped Draft Environ- mental Impact Statement and referred to the meeting with the Conservation Advisory Commission , provided the ap- plicant would add a covering letter to be sent to the required agencies. On a vote of 3 to 1 with Mrs . Carl- son voting against the Board decided to accept the Drain- age and Traffic Study as the Draft Environmental Impact Statement and the following Resolution was adopted: RESOLVED, that the Town of Mamaroneck Planning Board as the Lead Agency under the provisions of Local Law #1 -1977 known as "Environmental Quality Review" hereby rescinds the finding that the application of L.M.R. Associates is a Type I Action and finds it is an Unlisted Action; and RESOLVED, that this Board accepts the Traffic and Drainage Studies as presented to the Board as the Draft Environmental Impact Statement; A Resolution by Mrs. Carlson for a Public Hearing was joined in by Mr. Kalos but failed to carry since only two votes were available in its favor so a Public Hearing would not be necessary. Mr. Engel said that possibly the members of the Pine Brook Property Owners' Association would get a petition to the Town Board to request a Public Hearing. Mr. Clifford made a statement that he felt Mrs. Carlson was biased APPLICATION FOR EXTENSION OF FINAST SUPERMARKET Mr. Pepe, the owner of the property appeared with his Attorney , Mr. Andrew Fiore. Mr. Pepe had submitted an Environmental Assessment Form to the Board and he said that the Planning Board had reviewed a plan in 1978 for the proposed work and had not objected to the plan. Mr. Pepe stated that they had not started the work at that time and their permit had expired. He, also, said that presently they have 273 parking spaces and the proposed plan shows an additional 117 spaces. Mr. Pepe further said that the proposed plan shows the entrance that is presently on the Boston Post Road being moved and the addition will not create any more traffic. Mr. Pepe, also, said that there would be no increase in the selling area and the State Law requires them to control the drainage as they come out on to two State Highways. Mr. Kalos said that since it had not been objected to by the Planning Board it should be an Unlisted Action. ,; REFERRAL ROM TOWN BOARD FOR RECOMMENDATIONS FOR REZONING PROPERTY ON WEAVER STREET AND PALMER AVENUE The Board postponed their discussion for the possible rezoning of the property on Weaver Street and Palmer Avenue to the next meeting as they wanted more guidance from the Town Council as to the scope of the referral . ADJOURNMENT There being no further business to come before this meet- ing it was adjourned at 11 :30 P.M. Rita A. Johns , Secretary