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HomeMy WebLinkAbout1998_02_24 Coastal Zone Management Commission Minutes Town of Mamaroneck — Village of Larchmont COASTAL ZONE MANAGEMENT COMMISSION TOWN CENTER: 740 West Boston Post Road, Mamaroneck, NY 10543 914-381-7845 CZMC MINUTES February 24, 1998 A regular meeting of the Costal Zone Management Commission(CZMC)was held on February 24, 1998 in Conference Room A,740 W.Boston Post Road,Mamaroneck,New York. The meeting was called to order at 8:10 p.m. MEMBERS PRESENT: Lili Andrews, Co-Chairwoman William H. Bailey Marc Godick Ruth Gyure Bernard Kaplan C. Alan Mason Howard McMichael Nancy Seligson, Co-Chairwoman Richard Ward Eileen Weingarten REGRETS: Madelaine Berg OTHERS PRESENT: James W. Athey Jr. Environmental Coordinator, TOM Bobby Ben-Simon Property Owner- Griffen Avenue, Block 305 Lot 903.2 Elliot Senor Engineer- Griffen Avenue, Block 305 Lot 903.2 Phyllis Wittner Liaison, TOM Fredric Zonsius Architect - Griffen Avenue, Block 305 Lot 903.2 1. Approval of Minutes: - The minutes from 1/27/98 were approved with corrections from members on a motion by B.Kaplan, seconded by R.Ward. CZ 0298M.WI'D CZMC-2/24/98 Pg.1 L J Printed on Recycled Paper 2. Consistency Referrals: Freshwater Wetlands and Watercourses Permit- Griffen Avenue, Block 305 Lot 903.2 Requested by:Town of Mamaroneck Planning Board - The project in question calls for the construction of a single family residence, swimming pool, driveway and a bridge (over a tributary to the Sheldrake River) on a "substantially wooded lot" (as defined by §207-6B of the Mamaroneck Town Code) on Griffen Avenue in the Town of Mamaroneck. - The Commission noted that due to the topography and the wet nature of the site (observed during a recent site visit) it is possible that the area serves an important function for the storage and filtering of water before entering the stream, therefore drainage and buffering capacity are probably the key issues regarding development of this site. It was noted that potential loss in flood storage area may also be a factor. - E.Senor stated that three test pits had been dug on the property and perc tests had been performed. The slowest rate calculated was 21 minutes for a three inch drop. Using this information in combination with the total increase of impervious surface and rainfall data for a 25 year storm, it was determined that six drywells will be needed on site. He noted that four drywells will be placed on the upper portion of the property, one under a catch basin in the driveway turn-around and one off of a catch basin at the bottom of the hill towards the bridge. Mr. Senor also noted all water falling on the driveway between Griffen Avenue and the bridge will be directed into catchbasins and into a dissipating structure before entering the tributary to the Sheldrake River. - The Commission asked Mr. Senor what the proposed elevation will be of the lowest drywell in relation to the stream elevation. - E.Senor stated that the streambed elevation is 81' and the ground elevation at the drywell site is 86'. This will put the elevation of the drywell bottom at about 82'. Mr. Senor stated that if, when digging the hole for the drywell, the hole fills with water, the drywell will be located to a point of higher elevation. - Mr. Senor stated that the site is not located within the 100 year flood plain. After a brief discussion and viewing of contour and flood maps it was agreed that this site exists outside of the 100 year flood plain. - The Commission asked if utilities are to be brought across with the bridge and what is the size of the proposed bridge. - E.Senor stated that utilities will not be brought across the bridge. The proposed bridge will be 15' wide and approximately 28' long, which puts the ends around 5' or 6' past the stream's edge. The bridge will be a pre-cast model that is in compliance with all applicable regulations. CZ O298M.WPD CZMC-2/24/98 Pg.2 - The Commission inquired if the bridge pilings are adequately spaced so that they will not inhibit the stream's flow. - Mr. Senor stated that the pilings will be well outside of the stream path at normal flow. - The Commission asked what material will be used for the construction of the proposed driveway. - E.Senor replied that the entire driveway will be blacktop. He added that the slope between the road and the bridge was such that blacktop is, in his opinion, the best alternative. - The Commission asked if pavers had been considered for other parts of the driveway, especially the turn-around area. - Mr. Ben-Simon stated that he would have no objection to using pavers at least in the turn-around portion of the driveway. - It was then agreed by everyone present that paving stones will be used in the turn-around portion of the driveway. It was noted that a plastic liner, or any other type of impermeable layer, should not be used in construction of the turn-around (or any other areas where paving stones are to be used). - E.Senor stated that the proposed erosion control measures consist of hay bails and silt fencing along the entire length of the stream on both sides. There will also be a series of hay bail catchment areas on the proposed driveway during construction. These hay bails will be removed during the day so that vehicles will be able to access the site, however they are to be replaced every night to prevent silt from entering the stream via the driveway. - The Commission asked when the property entrance (between the bridge and Griffen Avenue) will be paved, before construction or after completion of the project? - E.Senor stated that 2" crushed stone will be used in the driveway area until the work has been completed. F.Zonsius added that they did not want to install the driveway prior to construction because they were afraid that the construction vehicles would damage the road and it would have to be repaved upon completion of the project. - The Commission stated that because of the steep slope of the property entrance and the proximity of the stream, the road should be paved before construction begins. This will ease the maintenance of the driveway during construction, lessen possible effects of erosion and help to increase the effectiveness of the proposed erosion control measures. - After a breif discussion, Mr. Ben-Simon stated that they would follow these CZMC recommendations and pave the driveway entrance prior to construction. - It was then agreed by everyone present that the driveway entrance will be paved prior to construction. CZ 0298M.WPD CZMC-2/24/98 Pg.3 - The Commission stated that there are several large trees on the site which are probably contributing significantly to the uptake and storage of water. The Commission inquired about how many trees are to be removed and what may be in the landscaping plans to compensate for their removal. - Mr. Senor stated that although he is unsure of the exact number of trees to be removed, the home and driveway design are such that as many trees as possible will be saved. - A discussion ensued and Mr. Ben-Simon stated that he has plans for extensive landscaping and he would like to accommodate the requests of this Commission (and any other involved Boards or Commissions) in an effort to minimize the possibility of adverse environmental impacts, increase the value of his home and to contribute to the aesthetics of the surrounding neighborhood The CZMC recommended the following measures which will promote consistency with the policies set forth in the LWRP: (1) where possible, measures be taken to minimize stormwater runoff from the property and to maximize absorption and infiltration of water into the groundwater. Not only will this reduce the surface runoff rate of storm water to minimize the possible effects of erosion, but it will also allow water to filter through the soil before entering the nearby stream (relates to Policies 14, 33 and 37); (2) especially due to the on-site stream, measures taken in accordance with the Surface Water, Erosion and Sediment Control Law should be closely monitored during construction to minimize erosion and siltation. Special care should be exercised at the site entrance because of the steep slope towards the stream (relates to Policies 14, 33 and 37); and (3) landscaping should be performed in a manner that not only replaces the trees that will be removed (as per Tree Commission decision) but also so that vegetation between the developed area and the stream allow for sufficient slowing and filtering of stormwater runoff. The CZMC recommends the use of native plant species in landscaping to minimize the need for fertilizers and pesticides (relates to Policies 14, 17, 33 and 37). It should also be noted that Griffen Avenue, Block 305 Lot 903.2 property owner, Mr. Bobby Ben- Simon, agreed to the following: (1) to use pavers at least in the circular portion of the driveway; (2) to pave the site entrance (leading down to the proposed bridge) during construction in an effort to ease the maintenance and increase the effectiveness of proposed erosion control measures; and (3) to take appropriate measures in landscaping, including tree replacement, to accommodate the requests of this Commission and other involved Town Boards and Commissions in order to maintain, if not enhance, the quality of the neighborhood, minimize potential adverse environmental impacts and to enhance the value of his home. CZ O298M.WPD CZMC-2/24/98 Pg.4 Request for a Variance to Construct an Addition to the Front of an Existing Building 176 Myrtle Boulevard, Block 133 Lot 642 Requested by: Town of Mamaroneck Zoning Board of Appeals After a brief discussion, the CZMC agreed that the addition to the front of the existing building at 176 Myrtle Boulevard will neither advance nor hinder the policies set forth in the Local Waterfront Revitalization Plan (the LWRP) and accordingly is neither consistent nor inconsistent therewith. 3. Detailed Discussion of Proposed Freshwater and Tidal Wetlands Law: MAPPING: - J.Athey stated that the Wetlands Mapping Committee met on Wednesday, February 4th. At this meeting, the Committee assessed the data/maps currently in the Town's possession, discussed what additional information may be useful in creating the Town of Mamaroneck's and Village of Larchmont's wetlands maps and discussed how this information should be compiled before involving a consultant. It was agreed that before hiring a consultant, all existing wetland data should be compiled onto one map so that the CZMC can gain a greater perspective of the work that lies ahead and to simplify procedures as much as possible for the consultant. - A discussion ensued and the Commission agreed to the following: Separate maps will be prepared for the VOL and TOM. The TOM Wetlands Map(s) will be prepared using a compilation of the CAD produced maps (from ASI Landmark GIS, Inc.) as a base map. Once a compilation of the CAD produced maps has been obtained, J.Athey volunteered to consolidate all available wetlands data onto this map. This map will be presented to the Commission for discussion to determine the scope of work and how to proceed next. This map will ultimately be supplied to a wetlands consultant as a field map for his/her wetlands delineations throughout the Town. Since there are no known freshwater wetlands in the VOL and tidal wetland data already exists from NYS, the VOL Wetlands Map.will be much simpler to produce. DISCUSSION OF LAW: - It was stated that perhaps the definitions of wetlands and watercourses and wetland and watercourse boundaries should be more specific in order to avoid the possibility of future misinterpretations and to assure consistency of future decisions. - A discussion ensued and it was agreed that the wetlands and watercourses definitions are adequate, however the wetland and watercourse boundary definitions are much more subjective and this is where disputes often arise. Commission members stated that it is sometimes difficult to determine the boundaries and they may have to be disputed on a case by case basis. - It was stated that any CZMC members that would like to attempt to refine these definitions may do so, and this matter will be discussed further at the next Wetlands Law discussion session. - A new draft of the proposed Wetlands Law has been prepared by Phyllis Wittner and it will be distributed to all Commission members before the next meeting of the CZMC. CZ 02v8M.WPD CZMC-2/24/98 Pg.5 4. Chairpersons' Reports: - Nancy Seligson stated that she had recently spoken to Joe Morgan, VOL Building Inspector, about an unusually large amount of water being pumped from the Shadow Lane properties that had come before the Commission in September, 1997 (17 and 19 Shadow Lane). J.Morgan informed her that the developers had accidentally uncovered an underground stream and the water will somehow be diverted so that development of the lot(s) will proceed as planned. The Commission expressed interest in finding out how they (the developers) plan to deal with this problem. R.Ward volunteered to find out more about this matter and report back to the Commission at the April 28th meeting. - N.Seligson stated that a detailed memo had been prepared for the VOL (as per their request) regarding the proposed changes to the Consistency Law. She stated that it will possibly be discussed at one of the April VOL Board of Trustees meetings and she would like to encourage as much CZMC member participation as possible. Members will be notified when meeting date is known. The meeting was adjourned at 10:50 p.m. The next scheduled CZMC meeting will be held on March 24, 1998. CZ 0298M.WPD CZMC-2/24/98 Pg.6