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HomeMy WebLinkAbout1982_11_10 Planning Board Minutes MINUTES OF A REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD NOVEMBER 10, 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 8:20 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. James J. Johnston ,Town Attorney Mr. Charles R. Elfreich , P. E. , Town Engineer APPROVAL OF MINUTES The minutes of the meeting of October 13, 1982 were pre- sented and on motion duly made and seconded, approved as submitted. ADJOURNED HEARING OF LARCHMONT APARTMENTS - GARFIELD HOUSING The Board discLssed the findings as set forth in the Final Enivronmental Impact Study and based on the findings and the factual record approved the subdivision plan for the amalgamation of the two parcels and extinguishing of three streets and the creation of one new street on a vote of three to two with Mrs. Carlson and Mr. Nicolaysen voting against. The Board, also, discussed the recommendations and con- ditions that could be attached to their approval and the following Resolution was adopted: WHEREAS, the Final Environmental Impact Study for theLarchmont La chmont 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 Environ- mental Impact Study, it is determined that , subject to the conditions outlined below, consistent with local social , econo- mic and land use considerations , to the maxi- mum extent practicable from among the reason- able alternatives available, the development NMI of Larchmont Apartments is such as to minimize or avoid adverse environmental effects. In C making this finding, the following social , physical and economic factors as outlined in the Environmental Impact Study have been con- sidered: 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 staTon 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 pro- perty nearest to the single family homes . 6. Under existing zoning, a six story high rise building could be built, 7. The building as proposed (consist- ing of 7,8 and 9 story portions) would be taller than permitted by zoning and taller than the adjoining struc- tures. The building is to be developed in a topographic low point. 8. The density of the proposed build- ing 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 6 water retention on-site in order to reduce peak flows from the property and thus avoid any downstream increase in flooding as a result of the pro- ject. 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 con- tinue to overload the system during peak rain periods. Thus requiring mitigative measures if no further impact is to be created. 13. Nearby intersections have traf- fic problems which previous studies have pointed out are a result of in- efficient utilization of the avail- able curb-to-curb street widths and improper traffic signal timing. Traf- fic engineering studies have shown that with implementation of the im- provements recommended in the Town TOPICS study at these intersections, they will operate at satisfactory levels of service with the added traf- fic 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 class- rooms. 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 exist- ing 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 apart- ment 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 greatly exceed any required 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 barrier which will remain. This will reduce the Larchmont Apartments traffic on North Chatsworth Avenue by providing a more direct approach to the Thruway ramps and Fifth Avenue. NOW, THEREFORE, BE IT RESOLVED, that pursuant to the requirements of Article 8 of the Environmental Conservation Law of the State of New York and Local Law No. 1-1977 of the Town of Mamaroneck, the Planning Board of the Town of Mamaroneck, hereby finds as follows : 1 . Consistent with social , economic and other essential considerations of State policy, to the maximum ex- tent practicable, from among the reason- able 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. 2. All practicable means will be taken in carrying out or approving the action to minimize or avoid ad- verse environmental effects, includ- ing the effects disclosed in the rele- vant Environmental Impact Statement. FURTHER RESOLVED, that based on the above find- ings and factual record, the Planning Board of the Town of Mamaroneck hereby approves the sub- division application for the amalgamation of the two parcels of land as shown on the submitted 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 . Con- sidering the findings outlined above, and in f � i. order to minimize the environmental effects of this approval the following recommendations Q and conditions are attached to and made part of the Planning Board's approval of the Larch- mont Apartments subdivision : 1 . Automotive ingress and egress shall be provided to both North Chatsworth Avenue and to Madison Avenue, south- east 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- ILO 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. 4. In order to provide for both a smw th 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 Chatsworth Avenue shall be widened west of the new Jefferson Street, to match the width east of Jefferson Street, with a smooth transition effected to the existing cross section at Adams Street. 5. In order to provide for the safety of area residents , the detention basin shall be surrounded by a fence, vega- tative barrier or combination thereof satisfactory to the Town Engineer. Alt 6. Wherever feasible considering the site plan , parking layout and required engineering improvements , every attempt shall be made to retain all existing ICC ) trees larger than 8" in diameter at breast height which are in open , land- scaped parts of the site. 7. Compliance shall be made wit h all terms of the contract wit h the Town of Mamaroneck. 8. The Conservation Advisory Commis- sion recommendations shall be dealt with by the Town Engineer. 9. The site is zoned for high rise construction. The Planning Board reco- mmends that appropriate agencies of the Town of Mamaroneck, including particularly the Zoning Board of Ap- peals , give consideration to the signi- ficant impact of the proposed struc- ture. A Court Stenographer was present and his Report will be the record of the hearing. ADJOURNMENT There being no further business to come before this meet- ing it was adjourned at 12:00 P.M. (2. i a A. Johnson , ecretary