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HomeMy WebLinkAbout1988_09_14 Planning Board Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK SEPTEMBER 14, 1988, IN THE COURTROOM, TOWN CENTER 740 WEST BOSTON POST ROAD MAMARONECK, NEW YORK ��o Present: Sanford A. Bell, Chairman ��(�0 6 ,9�� Norman L. Cannon Jerry Donatelli 0 PA Patricia Latona Qp �p�1 p N�,c0, Alan P. Murray N`pM Ny' James J. Romeo Anton Schramm Also Present: Dolores A. Battalia, Town Supervisor Elaine Price, Town Councilwoman Stephen V. Altieri, Town Administrator Lee A. Hoffman, Jr. , Town Counsel Gary Trachtman, Consulting Engineer Claudia Ng, Environmental Coordinator Mary Ann Johnson, CZMC Phyllis Wittner, CZMC Richard Young, CZMC Norma Gaztambibe, Public Stenographer 279 N. Broadway, Apt. 7L Yonkers, NY 10701 Bonnie M. Burdick, Recording Secretary CALL TO ORDER The meeting was called to order by Chairman Bell at 8:30 PM 1. PUBLIC HEARING - FINAL SUBDIVISION APPROVAL John W. Kluge Beach Road, Premium Point Block 508, Parcels 1 & 30 On motion of Mrs. Latona, seconded by Mr. Cannon, 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 Mrs. Latona, seconded by Mr. Schramm, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. Geoffrey Young, attorney, appeared on behalf of the applicant accompanied by his associate, Joanne Rosenstrach. Also appearing was Edward Hanington of Edward Hanington, Engineering Consultants. September 14, 1988 Page 2 Mr. Young reviewed the application's history and answered the Board's concerns from the previous meeting. He submitted a subdivision map drawn by Aristotle Bournazzos, Surveyor. Mr. Young stated that he had researched the issue of access to the lot and had found that such access was granted by the Premium Point Association in 1914. The third issue that the Board had wanted clarified was the septic system. William Widulski, an engineer representing a potential buyer, stated that the size of the septic system could determine the size of the house. Mr. Hanington stated that he.had been unable to schedule an appointment with a representative of the County Board of Health about the requirements of the system. Since the property abuts the Sound, there was discussion concerning where the septic system could be placed. It could be ineffective in the instance of a flood if it were placed too close to the water's edge. The placement and size of the house could vary depending upon the size of the system. It would be possible that only a small house could be placed on the lot. Mr. Cannon stated that he was reluctant to make a conditional approval of the site plan because of this factor. Mr. Schramm, Mrs. Latona, and Mr. Romeo also stated that they wanted to see a decision by the County before approving the sub-division. Therefore, On motion of Mr. Schramm, seconded by Mr. Romeo it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared re-opened and adjourned. DISCUSSION OF COUNTRY CLUB LAND STUDY - PRESENTATION BY DAN SHUSTER Mr. Shuster, of Shuster Associates, at the direction of the Town Board had prepared a study of the two country clubs in the Town which represent the two sizable parcels of undeveloped land remaining within the Town. There was a sizable audience to hear the presentation with many people anxious to speak. Mr. Bell stated that the study had been referred to the Planning Board for review by the Town Board and that the Town Board would hold a Public Hearing concerning the study and any changes proposed as a result of it. He stated that the Hearing would be the proper time for individuals to comment. Mr. Shuster was there to speak to the Board. He stated that the two clubs are of approximately 400 acres and have impact on the East and West branch of the Sheldrake River, wildlife habitats, and critical environmental areas under the LWRP. The study used Bonnie Briar Country Club as an example in its September 14, 1988 Page 3 report. Should houses be built under the current R-30 zoning, the study predicts 1500 additional residents - 300 of them children - 360 vehicle trips a day and the loss of much of the last open space available in the Town. Mr. Shuster showed several maps with suggested layouts of ways to develop Bonnie Briar for housing. He favored leaving the golf course nearly in its entirety and re-zoning to allow clustered town-houses on the fringes and on the unused middle portions of the course. DISCUSSION OF MASTER PLAN UPDATE - PRESENTATION BY DAN SHUSTER Mr. Shuster reviewed Phase I and Phase II of the Master Plan update for the Board. He appeared with larger maps than those in the copies of the reports and explained the basic points covered by these updated reports. They had been prepared for the Town and the Village of Larchmont with input from citizens and Planning and Zoning Board members from both municipalities. Phase I covers the area at or near the Larchmont railroad station. Some 6 areas of concern were delineated. Mr. Shster stated that the area at Fifth Avenue had developed as an automobile service, light industry area and that these uses were appropriate there. The report proposed making a new classification of zoning in the area near the Town yard called SB for Service Business. Another new classification - Retail Center - was proposed for the shopping area on Palmer Avenue between Larchmont and Chatsworth Avenues. He also stated that the parking problem is not a scarcity of spaces but the regulation of use and the proximity of spaces to the stores. Phase II details the Post Road area. The report urges a consistent approach to design to pull the area together esthtically - "developing a design vocabulary". The report lists some 12 ways to do this such as bus stops, consistent signage, landscaping etc. These esthetic factors should be part of a site plan review. The report suggested mandating automobile agencies to that part of the Town and Village closest to New Rochelle. Those agencies in place elsewhere would remain there. Mr Shuster stated that there should definitely be contiguous pedestrian walkways on the Post Road. Mr. Shuster stated, in conclusion, that he would be glad to reappear before the Board or to speak with members by telephone should there be more questions concerning the reports he had presented. September 14, 1988 Page 4 PUBLIC HEARING - SITE PLAN APPROVAL, INC. Hory Chevrolet, Inc. 1340 Boston Post Road Block 410 Parcel 268 On motion of Mr. Romeo, seconded by Mr. Donatelli, 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. Romeo, seconded by Mrs. Latona, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared closed. Thomas Keane, attorney, Mr. and Mrs. Thomas Hory and William Weiss, of the corporation, appeared on behalf of the application. Mr. Keane explained that, responding to the previously expressed concerns of the Planning Board, amended plans had been filed. The plans included four-foot high shrubbery next to a seven foot fence without a barbed-wire topping. To accommodate the shrubbery, the fence opening on the Post Road had been redesigned to a swinging gate. Seeing these amended plans, Mr. Romeo stated that he was no longer concerned about sight lines at the corner of Weaver Street. The Board had other concerns about this application. The main one was about oil separators in the car lot. The applicant pointed out that the large, adjacent parking lot above the grade of the applicant's lot is a major contributing factor by runoff to the seepage of oil into the ground at the dealership. The Board decided that it would be both unfair and expensive to require Hory Chevrolet to install oil separators outside its building. The Board was assured by Mr. Weiss that a method of oil pickup is in operation in order to keep new cars free from soil by oil. The Board continued to have concerns about the area of servicing the new boats, planting between properties, lighting the site locating the utilities in Ferndale Street - the "paper street" between Hory Chevrolet and the Finast parking lot. It was assured that these items could be covered by conditions in the variance. Therefore, on motion by Mr. Romeo, seconded by Mr. Cannon, the Board unanimously approved the application of Hory Chevrolet with certain condiconditions. It directed Mr. Hoffman to prepare a resolution for its approval at the next meeting. September 14, 1988 Page 5 RECESS By declaration of Mr. Bell, the meeting was temporarity adjourned at 11:35 PM At 11:40 PM Mr. Bell reopened the meeting. During the recess the members of the audience who had wanted to speak with the Board about the Country Club study with particular reference to Bonnie Briar invited the Board on a tour of the golf club at 1:00 PM on Saturday, September 24, 1988. PUBLIC HEARING - FRESHWATER WETLANDS AND WATER COURSES PERMIT Bonnie Briar Country Club Weaver Street Block 225 Parcel 1 At the last meeting, Mr. Trachtman had asked for a number of items including the Environmental Assessment Form and a scale for the submitted map. He had not received all of the items that he had requested and, therefore, was not prepared to comment on the application. Mr. Hoffman stated that for this type of application a written report by the Engineer is necessary legally. On motion of Mr. Schramm, seconded by Mr. Donatelli, it was unanimously RESOLVED, that the Public Hearing be, and hereby is, declared open and adjourned. CONSIDERATION OF SUBDIVISION APPLICATIONM - COLIN HUSTON 1154 Old White Plains Road Block 340 Parcel 9 Mr. Huston appeared with his attorney, Joanne Rosenstrach. The Board, including Mr. Trachtman, found several areas that needed more clarification. It questioned outcroppings of rocks on the property, it wanted a building envelope shown on the plan, and it needed input from the County Health Department. This applicant will need to appear before the Zoning Board for a variance of 280 A as one lot will not front on a public street. With constraints of agenda scheduling, the matter cannot appear before this Board before November - assuming that all that the applicant will need to do has been accomplished. September 14, 1988 Page 6 Therefore, on motion of Mr. Romeo, seconded by Mr. Schramm RESOLVED, that this Board hereby sets Wednesday, November 9, 1988 at 8:15 P.M. as the date and time for a Public Hearing on the application of Colin Huston; 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 CONSIDERATION OF SITE PLAN AMENDMENT - COUGHLIN REALTY CORP, INC. 178 Myrtle Blv'd Block 133 Parcel 627 Mr. Coughlin and his partner, Victor D'Ortona appeared on behalf of the application. They explained that the current economic climate had made it necessary to change their plans. The contemplated building will be now be offered as an office condominium. Also, slight changes in the architectural plans were made. Mr. D'Ortona briefly outlined these differences as it was late and the plans were not available to the Board before the meeting. On motion of Mr. Murray, seconded by Mr. Schram, it was unanimously RESOLVED, that this Board hereby sets Wednesday, October 12, 1988 at 8:15 P.M. as the date and time for a Public Hearing on the application of Coughlin Realty Corp. , Inc. ; 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. CONTINUATION OF CONSIDERATION OF MASTER PLAN AND COUNTRY CLUB STUDY Mr. Hoffman stated that the Planning Board can recommend that the golf courses be kept as golf courses. At this time in the process nothing is final. He stated that the Town Board is looking for direction from the Planning BOard. Mr. Schramm stated that all areas should be investigated for the means to keep the courses. He suggested investigating getting money from the State and County. It was decided that Mr. Donatelli would draft a reponse on behalf of the Planning Board and circulate it among the members. September 14, 1988 Page 7 On motion of Mr. Romeo, seconded by Mr. Donatelli, it was unanimously RESOLVED, that the Planning Board is the Lead Agency concerning the Master Plan Updates I and II and solely responsible for determining whether the proposed matter has a significant impact on the environment; and FURTHER RESOLVED, that this matter is a Type I Action with mandatory referral to CZMC. It was decided that, subject to completing the environmental process, this matter could be put down for a Public Hearing. Therefore, on motion of Mr. Schramm, seconded by Mr. Murray, it was unanimously RESOLVED, that this Board hereby sets Wednesday, October 12, 1988 at 8:15 P.M. as the date and time for a Public Hearing on the matter of the Master Plan Updates 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. APPROVAL OF MINUTES On motion of Mr. Donateli, seconded by Mrs. Latona, the minutes of the Board for the meetings of July 13, 1988 and August 10, 1988 were approved. ADJOURNMENT On motion of Mrs. Latona, seconded by Mr. Murray, the meeting was adjourned at 12:55 PM. 60t/+kL '/Jt4A-0 Bonnie M. Burdick Recording Secretary