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HomeMy WebLinkAbout1982_12_08 Planning Board Minutes MINUTES OF A REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD DECEMBER 8, 1982, 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 8:15 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 The minutes of the meeting of November 10, 1982 were pre- sented and on motion duly made and seconded, approved as corrected. OLD BUSINESS - LARCHMONT APARTMENTS - GARFIELD HOUSING Mr. Kalos said that he had written to the Town Attorney and received a reply, copies of which had been sent to the Board members. Mr. Johnston said in his reply that the vote of 3 to 2 was in conformity with the Rules and Regulations of the Planning Board and the adoption of ad- ditional remaining conditions for the Resolution will con- clude the Planning Board process for subdivision approval . A motion was made and seconded with a vote of 3 to 2 (Mrs . Carlson and Mr. Nicolaysen against) to add the additional conditions (10 through 14) to the Resolution approving the application of Garfield Housing Corp . REQUEST FROM TOWN BOARD FOR RECOMMENDATIONS FOR REZONING 6 WEAVER STREET The Town Board had sent a letter to the Board from Dr. Serlin of 6 Weaver Street requesting recommendations for the rezoning of the property. Mr. Kalos asked the Town Engineer what the plans were for the widening of Weaver Street and Mr. Elfreich said that he believes they intend to widen and move the curb line on the Hory Chevrolet side and it will extend around 200 ft. Mr. Elfreich told the Board that the properties Dr. Serlin owns are listed as separate parcels and if the land is ever sold to another individual they may wind up creating a nonconforming use. The parcel that Dr. Serlin's busi- ness is on is zoned business and the parcel in question is presently zoned residential . Dr. Serlin wants to have CERTIFICATION I hereby certify that the following is a true copy of a Resolution adopted by the Planning Board of the Town of Mamaroneck at hearings held on November 10, and December 8, 1982. WHEREAS, the Final Environmental Impact Study for the Larchmont Apartments , dated September, 1982, which was prepared after the submission and review of a Draft Environmental Impact Study in accordance with State Environmental Quality Review Act procedures , was on September 15, 1982 found to be complete and in accordance with local and State statutes, and • WHEREAS, after considering the Final Environmental Impact Study, it is deter- mined that, subject to the conditions outlined below, consistent with local social , economic and land use considerations , to the maximum extent practicable from among the reasonable alternatives available, the development of Larchmont Apartments is such as to minimize or avoid adverse environmental effects. In making this finding, the following social , physical and economic factors as outlined in the Environmental Impact Study have been considered: 1 . The site consists of two parcels of land one owned by the Town and one privately owned. 2. The property was rezoned to R-TA in 1979. 3. The site near the railroad station is close to shops. 4. The adjacent uses are high-rise apartments to the south, and single family houses to the north. Thus , the site may be called a transition zone. 5. The development of the site is proposed in a manner that clusters the buildings on the southerly end of the combined parcel , and leaves a buffer; area including recreational space, open space, and vegetation along the ` northern side of the property nearest to the single family homes. 6. Under existing zoning, a six story high rise building could be built. 7. The building as proposed (consisting of 7,8 and 9 story portions) would be taller than permitted by zoning and taller than the adjoining structures. The building is to be developed in a topographic low point. 8. The density of the proposed building exceeds the RTA density standards 9. The proposed apartment exceeds the coverage limits of the RTA zone. 10. The accessory garage would require another variance. 11 . The property is part of the Pine Brook drainage basin which suffers from flooding downstream of the site. The proposed plan would provide storm water retention on-site in order to reduce peak flows from the pro- ' perty and thus avoid any downstream increase in flooding as a result of the project. 12. Nearby properties suffer from flooding during rainstorms. The Town's sewer system (with the proposed improvement in 5th Avenue) can handle the sewer loads, although storm water will continue to overload the system during peak rain periods. Thus requiring mitigative measures if no fur- ther impact is to be created. 13. Nearby intersections have traffic problems which previous studies have pointed out are a result of inefficient utilization of the available curb-to-curb street widths and improper traffic signal timing. Traffic • engineering studies have shown that with implementation of the improve- ments recommended in the Town TOPICS study at these intersections, they will opr?.ratt: at satisfactory levels of service with the added traffic from Larchmont Apartments. 14. Analyses of air quality and noise show that projected increases in noise and carbon monoxide emissions will not be significant. 15. The projected increase in school children is very small and can be accommodated in the existing classrooms. P li _ • -2- 16. A significant impact expected from the proposed building will be the visual change in the area from a vacant to a developed site, and the northward extension of the existing apartment development, closer to the single family homes. 17. The alternative use most often suggested was to retain the Town held parcel for use as a park , leaving the Guadagnolo parcel for high rise development. Under existing zoning, this could result in a six story apartment of approximately 75 units. The building could be much closer to the nearby single family homes than the proposed project. If the Town kept the parcel for a park, it would lose the net value of the sale plus the annual income from property taxes , which would grealy exceed any re- quired public expenditures , for both the Town and the School district. 18. The developer has agreed to modify the proposed plan to provide a second means of access and egress onto Madison Avenue from the garage. This access will be directly to the southeast of the Madison Avenue bar- rier which will remain. This will reduce the Larchmont Apartments traf- fic on North Chatsworth Avenue by providing a more direct approach to the Thruway ramps and Fifth Avenue. Ii NOW, THEREFORE, BE IT RESOLVED, that pursuant to the requirements of Article 8 of the Environmental I I; Conservation Law of the State of New York and Local Law No. 1-1977 of the Town r of Mamaroneck, the Planning Board of the Town of Mamaroneck, hereby finds as 0 follows : 1 . Consistent with social , economic and other essential considerations of State policy, to the maximum extent practicable, from among the reasonable: alternatives thereto, the action to be carried out or approved is one which minimizes or avoids adverse environmental effects , including the effects disclosed in the relevant Environmental Impact Statement. !!f _ 2. All practicable means will be taken in carrying out or approving the action to minimize or avoid adverse environmental effects , including the effects disclosed in the relevant Environmental Impact Statement. FURTHER RESOLVED, that based on the above findings and factual record, the Planning Board of the Town of Mamaroneck hereby approves the subdivision appli- cation for the amalgamation of the two parcels of land as shown on the sub- mitted subdivision plan, and further approves the closing of Garfield Street and the amalgamation of the present Thruway ramps into a new street at the easterly end of the newly created parcel . Considering the findings outlined above, and in order to minimize the environmental effects of this approval the following recommendations and conditions are attached to and made part of the Planning Board's approval of the Larchmont Apartments subdivision: 1 . Automotive ingress and egress shall be provided to both North Chats- 1 worth Avenue and to Madison Avenue, southeast of the existing barrier. 2. The existing barrier on Madison Avenue shall be retained. 3. In order to insure that traffic flow is unimpeded, the width of new Jefferson Street, presently proposed as 60 feet, shall be reviewed by the Town Engineer in consultation with all appropriate authorities including the Thruway Authority, taking into account the amount of traffic projected to use the street and the required parking thereon. The width of new Jefferson Street shall be set at a figure satisfactory to the Town Engi- neer which simultaneously fully and safely accommodates the required traf- fic flow and parking and which provides for the maximum possible width of ' ' the buffer area on the western part of the site. The sidewalk shall be con- structed as proposed, including new Jefferson Street and North Chatsworth Avenue. ii 4. In order to provide for both a smooth flow of traffic on North Chats- !: worth Avenue and proper provision for left turns into the site, subject to ' the approval of the Town Engineer the curb-to-curb width of North Chats- worth Avenue shall be widened west of the new Jefferson Street, to match the width east of Jefferson Street, with a smooth transition effected to -3- the existing cross section at Adams Street. 5. In order to provide for safety of area residents , the detention basin shall be surrounded by a fence, vegetative barrier or combination thereof satsifactory to the Town Engineer. 6. Whenever feasible considering the site plan , parking layout and re- quired engineering improvements, every attempt shall be made to retain all existing trees larger than 8" in diameter at breast height which are in open, landscaped parts of the site. 7. Compliance shall be made with all terms of the contract with the Town of Mamaroneck. 8 The Conservation Advisory Commission recommendations shall be dealt with by the Town Engineer. 9. The site is zoned for high rise construction. The Planning Board re- commends that appropriate agencies of the Town of Mamaroneck, including particularly the Zoning Board of Appeals , give consideration to the signi- ficant impact of the proposed structure. 10. That the applicants obtain approval of the Westchester County Health Department for all public water supply facilities and public sanitary sewer to serve all structures intended for human occupancy constructed in said subdivision. 11 . That the applicants obtain approval from the Westchester Joint Water Works and from the Town Board of the Town of Mamaroneck for extension of the water main as shown on the construction drawings and that an amount sufficient to cover the installation of said water lines and appurtenances as estimated by the Manager of said Water Works be deposited with said Water Works. 12. That no building permits shall be issued for the construction of any buildings in said subdivision until the applicants complete all the road- ways, utilities and all public improvements or post a cash deposit and/or performance bond in an amount specified by the Town Engineer for the com- pletion of such improvements, such bond to run for a term of one year and to be issued by a bonding or surety canpany approved by the Town Attorney as to form, sufficiency and manner of execution. 13. That the applicants shall install all street improvements in accord- ance with the plans filed with this application and in accordance with the. standards and specifications and procedure acceptable to the appropriate Town Departments and any revisions which are noted on the final plans. 14. That formal offers or deeds of cession to the public of all streets, highways or public places and any necessary easements indicated on the plans filed with the Planning Board shall be in form satisfactory to the Town Attorney and shall be held by said Attorney until such streets are formally accepted by the Town Board, provided that such delivery of such offers or deeds shall not constitute an acceptance by the Town of the dedication of any such street, highway, easements or public places , nor waive the payment of necessary title charges and recording fees, but that 110 such acceptance shall be based solely upon the adoption of a Resolution by the Town Board. FURTHER RESOLVED, that upon compliance with the above conditions, the Chairman of the Planning Board is hereby author. ed to sign such subdivision map as evi- dence of the approval of the same. Rita A. Johnson , cretary Sworn to before me 7 thi _ Ir;et day of 1982 ROSE P.SOPER Mowry Public.Stets of N.Y. Notary Public l i c Qualifiedll westci ester co. ,1 1 1 Term Expires March 30. 19 P the entire property zoned for business. The applicant said that he does not intend to make a parking lot but does need additional parking for his business and would be willing to merge the two pieces of property into one. The Planning Board said that they thought it was a reason- able request and recommended that the Building Inspector and the Town Attorney be asked to write a memo stating whether the joining of the two properties would be proper and useful and giving their opinions and recommendations . The Planning Board decided that they saw no objection to the rezoning. OFFICE BUILDING - PALMER AVENUE AND HARRISON DRIVE - 2155 PALMER AVENUE Mr. Kalos said they had not recevied the Final Environ- mental Impact Statement for the proposed office building. The Chairman said that the developer of the property is waiting for a traffic report from the County and a motion was made authorizing the Chairman , if requested by the applicant, to extend the tine for the filing of the Environ- mental Impact Statement to February 28, 1983. REQUEST FROM THE TOWN BOARD FOR THE REZONING OF THE COURT HOUSE PROPERTY The Board thought they would have to look into the rezoning more in detail but did think it should be zoned residential . Mrs. Joan Williams, who is the Chairman of the Planning Board for the Village of Larchmont said the Village is interested in all building on Palmer Avenue and that they had requested the County to make a study of Palmer Avenue. Mrs. Williams said they would be happy to accept any input we would have and Mr. Kalos said he would put that on an agenda for discussion. DISCUSSION OF POSSIBLE LONG RANGE PROBLEMS The Board did decide that they should review the Master Plan and the Master Plan Review Study. Mr. Kalos , also, thought it would be a good idea to suggest that the Town consider appointing members to a Board of Architectural Review. These general matters will be discussed at future meetings. ADJOURNMENT There being no further business to come before this meet- ing it was adjourned at 9:45 P.M. Rita A. Johnson cretary