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HomeMy WebLinkAbout1989_02_08 Planning Board Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK FEBRUARY 8, 1989, IN THE COURTROOM, TOWN CENTER 740 WEST BOSTON POST ROAD MAMARONECK, NEW YORK Present: Sanford A. Bell, Chairman Jerry R. Donatelli Norma Jacobson Patricia Latona Alan P. Murray James J. Romeo Absent: Anton Schramm Also Present: Lee A. Hoffman, Jr. , Town Counsel Gary Trachtman, Consulting Engineer Claudia Ng, Environmental Coordinator Shirley Tolley, CZMC Elaine Price, Town Councilwoman Stephen V. Altieri, Town Administrator William E. Jakubowski, Building Inspector Steven M. Silverberg, Special Counsel Marcy Altman, Public Stenographer Carbone, Kazazes & Associates 225 Mt. Pleasant Avenue Mamaroneck, NY 10543 Bonnie M. Burdick, Recording Secretary CALL TO ORDER The meeting was called to order by Chairman Bell at 8:24 PM. 1. PUBLIC HEARING -FINAL SUBDIVISION APPROVAL John Kuhn a/k/a Hans Kuhn 12 & 14 Copley Road Block 409 Parcel 326 On motion by Mr. Romeo, seconded by Mrs. Latona, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared open. The Public Stenographer was present for this application and her transcript will become a permanent part of this record. On motion by Mr. Donatelli, seconded by Mrs. Latona, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. The Board was concerned that the utility hookups for the two houses might be connected or that easements might be necessary. Mr. Hoffman February 8, 1989 -2- assured the members that these concerns would be answered before the subdivision map was signed. Granting of subdivison approval would be conditioned upon approval of a side yard variance by the Zoning Board. Therefore, on motion by Mr. Murray, seconded by Mrs. Latona, the following resolutions were unanimously adopted: WHEREAS, John Kuhn, a/k/a Hans Kuhn, has submitted an application for final subdivision approval for a parcel at 12 and 14 Copley Road, known as Block 409 Parcel 326 on the Tax Map of the Town of Mamaroneck; and WHEREAS, the applicant has submitted an application for final subdivision approval in proper form and complying with all the requirements of the Town, other municipal agencies, the comments of the Consulting Engineer to the Town and this Planning Board; and WHEREAS, this Board has previously determined that this is a Type II Action pursuant to SEQRA and has completed all proceedings relevant to SEQRA with respect to this application; and WHEREAS, this Board held a Public Hearing on the application for final subdivision approval on February 8, 1989; NOW, THEREFORE, BE IT RESOLVED that final subdivision approval is hereby granted to John Kuhn, pursuant to his application and subject to all the terms and conditions set forth below; 1. This approval is contingent upon approval by the Town of Mamaroneck Zoning Board of Appeals of a side lot variance on Lot 01 on the subdivision map, which would reduce the total required side yard from 20 feet to 16.8 feet; 2. The applicant shall produce one set of prints to the Office of the Consulting Engineer to the Town and one set of prints to the Building Department showing the "as built" conditions for the curb cuts, curbing and utility hookups prior to the signing of the subdivision map by the Chairman of the Planning Board; 3. If any of the utilities for the two houses are hooked up in a common hookup which require easements for access once the land is now longer in common ownership, all such easements shall be submitted to the Counsel for the Planning Board for approval as to content and form, and such easements February 8, 1989 -3- shall be recorded, prior to the signing of the subdivision map by the Chairman of the Planning Board. 2. FURTHER CONSIDERATION OF SEQRA - HIGH TECH OF MAMARONECK, INC. 2434 Boston Post Road Block 503 Parcel 326 and 3. FURTHER CONSIDERATION OF SEQRA - MR. YORRIE ABRAHAMS, PRESIDENT (George & Edith Realty Corp. ) 2434 Boston Post Road Block 503 Parcel 326 These two applicants which have been treated together were not ready for consideration at this meeting. The matters were adjourned to the next Planning Board meeting. 4. FURTHER CONSIDERATION OF SEQRA - MASTER PLAN UPDATE PHASE I AND PHASE II OF THE TOWN OF MAMARONECK On motion of Mr. Romeo, seconded by Mr. Murray, the Board unanimously RESOLVED, that the Planning Board of the Town of Mamaroneck requires the filing of a Draft Environmental Impact Statement while considering Master Plan Update Phase I and Phase II. As part of the SEQRA process, it is necessary that the Board accept the DEIS as complete. Mr. Trachtman had reviewed the document and determined that it meets State requirements. Therefore, on motion of Mr. Murray, seconded by Mrs. Latona, the Board unanimously RESOLVED, that the Planning Board of the Town of Mamaroneck accepts the Draft Environmental Impact Statement for the Master Plan Phase I and Phase II of the Town of Mamaroneck as complete. Proposed amendments to the Zoning Ordinance were included as exhibits in the DEIS. Mr. Bell requested the Board to consider these as well as the DEIS. Mr. Hoffman stated that it would be necessary to hold a Public Hearing on the DEIS at the next Planning Board meeting. Therefore, on motion of Mrs. Latona, seconded by Mr. Donatelli, it was unanimously RESOLVED, that this Board hereby sets Wednesday, March 8, 1989 at 8: 15 P.M. as the date and time for a Public Hearing on the February 8, 1989 -4- DEIS of the Master Plan Phase I and Phase II of the Town of Mamaroneck; and be it FURTHER RESOLVED, that the Board Secretary is hereby authorized to publish the Notice of said Public Hearing in the Official Newspaper of the Town of Mamaroneck. Mr. Hoffman stated that the period for written comments on the DEIS could not be closed until after the Public Hearing. The Board was concerned that the creation of the new Service Business Zone would cause the removal of the control it exerts when issuing Special Permits. It was the consensus that the sixth permitted use under Service Business should still be subject to a Special Permit. Much discussion about the Mixed Use Business District ensued especially concerning the area at Madison Avenue. It was estimated that the square footage that could be assembled there was 83,000. There are now ten parcels with many owners. Mr. Romeo reiterated his requests for new definitions in the Zoning Law particularly one for the front yard, and Mr. Jakubowski suggested making a provision to measure elevation at the curb on the street with the front yard. The Floor Area Ratio (FAR) was 1:1 in the Master Plan and 1.2: 1 in the Appendix. 1.2: 1 would allow 20% more building or a total of 72,000 square feet in the proposed new zone on a 60,000 square feet lot. Under the Master Plan new auto-related operations (gas station, dealerships etc. ) would not be permitted on the stretch of the Post Road from McDonald's to the Village of Larchmont line. Existing ones would become a non-conforming use. If an existing business were discontinued for a year, the non-conformity would no longer be allowed. The Board approved of this concept. Discussion continued about the Mixed Use Zone. The Board agreed that should apartments be created in this zone, the average-sized apartment should be a minimum of 750 square feet. There was a great deal of discussion and some disagreement among the Board members concerning the number of parking spaces which should be required for buildings built in the new zone. The Board could not agree on specifics but wants to retain control of this aspect of a new building. Concern was expressed about specifics of design and the possibility of a large building casting too large a shadow. Mr. Hoffman reminded the Board that any Type I action goes to the CZMC. February 8, 1989 -5- The Board spent considerable time reviewing and commenting upon the material in the DEIS. A letter from Mr. Altieri to Mr. Shuster which coherently summarized the Board's comments will be an addendum to these minutes. APPROVAL OF MINUTES On motion of Mr. Donatelli, seconded by Mr. Romeo, the minutes for the meeting of January 25, 1989 were approved. ADJOURNMENT On motion of Mr. Romeo, seconded by Mrs. Latona, the meeting was adjourned at 11:45 PM. • Bonnie M. Burdick OHO oTown of Mamaroneck LL Town Center 740 West Boston Post Road, Mamaroneck, NY 10543-3319 914/381-5671 Office of the Town Administrator February 10, 1989 Daniel Shuster SHUbrhat ASSOCIATES RD#1 - Box 259 Stone Ridge, NY 12484 Dear Dan: The Planning board, at its meeting of February 8, 1989, accepted as complete the Draft Environmental Impact Statement for the update of the Master Plan. The Planning Board, however, did have comments on the DEIS and the proposed zoning amendments appended to the DEIS. Let me outline for you those oanments. The proposed addition to the zoning ordinance of 89-28.1 - service business district. Section 2A(6) pianos automatic car washing facilities within the principle uses of the service business district. The Planning Board indicated their preference for this use to be placed back into the Special Permit category. Section 4B(1) - this section refers to the areas where the MUB district may be mapped in accordance with the procedure set forth in the Town's Zoning Ordinance for zoning amendments. The MUB district may be mapped in either the business or the service business district. The Planning Board has oo mented that the NUB district may not be appropriate in the service business district. They appear concerned over the mix of residential units with such uses as restaurants, nurseries, etc. The Planning Board also commented on Section 4C and D. They indicated that clarification was necessary between the category of principle use and special use. There is same confusion between the two. Therefore review this item for further explanation to the Planning Board. Section 4E(1) (b) - The Planning Board was concerned as to how building heights would be determined. Therefore they would like to see wording incorporated requiring height to be calculated from the average street grade of the site at the curb of the front yard. -2- Section 4E(1) (d) - Side and rear set back. The Planning Board proposed the following alternative formula for calculating side and rear set backs. A minimm set back of 10' would be established. Above the minim,tn, a formula of 4" per 1' of building height would be used to calculate the total set back. Section 4E(2) - Residential Density - the Planning Board would like to give consideration to a minimum or average apartment size of 750 square feet as opposed to your proposal. Section 4E(3) (b) - there was a great deal of discussion on this matter and it was felt that since the Master Plan Update discussed the over burdening of existing municipal parking, that this formula therefore would further exacerbate tt.. situation by allowing a reduction in required parking for mixed residential and commercial use. They would like for you to consider on the formula in Section 89-15 of the Zoning Code as an alternative to your proposal. Section 4E(4) (c) (i) - The Planning Board would like to know what this section means. Everyone was unfamiliar with the technical language. They could therefore not evaluate the implications of this section. Am, The Planning Board has set March 8, 1989 as the date for the public hearing on the DEIS. You should be prepared to attend this meeting and it would be preferable that your responses be available to the Planning Board prior to that meeting. If you have any questions, please call. Very truly yours, Stephen V. Altieri Town Administrator SVA/ct cc: Supervisor Battalia Councilwoman Price Chairman, Planning Board William Jakubowski