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HomeMy WebLinkAbout1988_08_23 Coastal Zone Management Commission Minutes• Town of Mamaroneck Village of Larchmont COASTAL ZONE MANAG EMENT COMMISSION MINUTES AUGUST 23, 1988 A regular meeting of the Coastal Zone Management Commission (CZMC) was held on Tuesday, August 23, 1988 in the Court Room of the Town Center, 740 West Boston Post Road, Mamaroneck, New York. The meeting commenced at 8:05 PM. Members Present: Robert S. Schoenberger, Chairman Bruce Allen Charles Bernstein Elinor Fredston Mary Anne Johnson Larry Lowy C. Alan Mason Howard McMichael c ( 2 Jane k. Moss-1 • S 'rley Tetley 41) Phyllis Wittner Richard Young Others Present: Elaine Price, liaison, Town of Mamaroneck Council Cheryl Lewy, liaison, Village of Larchmont Board Wallace Irwin, Sound View News • Irma Volk, Conservation Advisory Commission Daniel Schuster, Planning Consultant • Steve Altieri, Town of Mamaroneck Administrator Corey Mc White, Daily Times • Claudia Ng, Environmental Coordinator Barbara Cleary, Recording Secretary Master Plan Update • Mr. Dan Shuster explained the findings and recommendations of the 2 year study concerning the Master Plan for the Town of Mamaroneck. The Master Plan • has two phases. Phase I deals with the Larchmont Railroad Station Business district and the adjacent areas. Phase II deals with the entire Boston Post • Road from the Village of Mamaroneck to the City of New Rochelle. The purpose of the plan was to offer guidelines and institute policies for land use, • traffic control, parking, and design of public and private buildings and businesses. Recommendations were made in each of these four subject areas. • A survey revealed that one of the major concerns of the village residents is the parking situation. The findings of Phase I revealed that there is ample parking to serve the various demands of the people near the Larchmont ,LL 41:10 Railroad, but there is a problem in the way the parking spaces are • Address Correspondence to CZM Commission, 740 West Boston Post Road, Mamaroneck, NY 10543 (Phone 914-381-6133) • CZMC minutes 8/23/88 ® distributed and managed. Measures were proposed to adjust the way the current parking spaces are mananged. One of the recommendations called for using adjacent street parking near the business district after commuter rush hours. The findings also concluded that creating new spaces would be very expensive. Minor adjustments to intersection traffic signals were also recommended to facilitate traffic flow. Mr. Shuster stated that Larchmont and Mamaroneck have done a good job in controlling land use. He also presented a map depicting existing and proposed zoning. One of the recommendations to stem from the study is to create a new business district which would not necessitate the currently required parking spaces now mandated for businesses. One site being considered for a zoning change is the area of 5th Avenue which is presently dominated by auto service uses. The proposal would designate this area as a service business (SB) and limit those uses in the Retail area. Madison Ave. and Maxwell Ave. near the Thruway entrance are presently , zoned for business and light industrial use. The study revealed that this . �����`` area can have increased density, and a mixture of office, residential and ' business use. It proposes an amendment to the zoning regulations to allow ' 0i "for a range of uses there. `�'‘P Phase II of the Master Plan was devoted to the entire area of the Boston Post (.1"e1".. Road. The study also evaluated and made recommendation s as to land use, parking, traffic flow and design. The study devoted much attention to the design and beautification of the Post Road. Recommendations included the planting of trees and sidewalk landscaping. Increasing the parking supply in the center of the Larchmont 4:: business district was also proposed. Suggestions which were investigated included the building of additional parking space under the Chatsworth Avenue School yard, or installing a parking deck on top of the existing lot. Both suggestions were found not to be cost effective. Phase II, also recommends restricting the number of automotive uses along — the Post Road. Another important recommendation was the preservation of the nursery properties on the Post Road. The study advocated, should development of this zone ever take place, that cluster type condos would be preferable to other types of development. This would allow some open space to be preserved. Phyllis Wittner interjected that these properties are adjacent to the Pine Brook and Premium Critical Environmental Area (CEA) and must be preserved. She also questioned whether upzoning would be more beneficial than cluster zoning. Mary Anne Johnson warned of the significant effects of sea level rise and questioned whether the study took this into consideration. A Study of Land Use Regulations and Development Impacts in the Golf Course Area Another major concern addressed by Mr. Shuster was the possible development of the country clubs. He was asked by the Town of Mamaroneck to study these areas to see what impacts would take place should development occur and suggest methods of dealing with it. Mr. Shuster stated that site analysis of Bonnie Briar under current zoning, could provide homes for as many as 1500 new residents. This could also produce 500 additional school age children, and more volume of traffic. C The first and least desirable option would be the development of as many as 125 single family homes on 30,000 square foot lots (current zoning) . This would leave very little open space available. The 2nd option would be cluster homes built on 15,000 square foot lots preserving some open space. -2- CZMC minutes 8/23/88 The third and least detrimental possibility would be 125 townhouse units which would preserve the wooded area aswell as the golf course. Recommended as the best way to preserve the features of the site was to establish basic number of units to be permitted and establish how it would be administered by the Planning Board. The Planning Board has the power to require clustering if needed. Richard Young questioned what the impact of development would be, particuliarly Jan concerning traffic on an already crowded community. This Land Use study did not do an extensive economic — analysis of the possible development. Mr. Shuster stated that a detailed Environmental Impact Statement will be required. Mr. Schoenberger questioned if there was any way to preserve open space if the Town should decide it is not in the best interest of the Town to have development. There will be a special meeting to discuss further the recommendations of the CZMC in order to compose their recommendations to the Planning Board. Rock Ridge Road Re-Zoning Dan Shuster stated the upzoning of Rock Ridge Road was an error in haste and that Rock Ridge Road was included inadvertently in the upzoning. He recommended that it be rezoned back to R 7.5, as stated in his letter. Mr. Shoenberger pointed out that the tax map shows large parcels extending behin some of those houses. Mrs. Price noted that these lots are within a wetland and usually underwater. Ms. Ng noted that all but one were merged with the front parcels. It was recommended that the R-3a boundary be drawn along the ewer easement_ line to prevent the possibility of creating additional buil ing lots. FWWC Application - Bonnie Briar Country Club Michael Medonis, grounds superintendant of the Bonnie Briar Country Club, explained his intention to extend the 5th tee at the_club, since he was offered fill free of charge from the county sewer project. The Town became aware that dirt was filling in a small portion of the Wetlands. Mr. Mason suggested that they be permitted to put dirt in such a way as to expand the Wetlands. The expansion would more than compensate for the encroachment of the 5th tee extension. Mr. Jakubowsky, Building Inspector, will monitor the project. Mr. Medonis also said that Bonnie Briar will plant more trees to obtain better water retention in that area. Premium Feasibility All members of the Commission approved a motion to accept the final document of the Premium Feasibility Study prepared by Malcolm Pirnie, Inc. One hundred copies of the final draft are now ready for distribution. The document will be accompanied by a cover letter written by Phyllis Wittner which contains CZMC's recommendations for implementation. The letter addressed to the Supervisor and Town Council, and Mayor and Village Trustees will be released after some minor editing. Mr. Schoenberger will assist Phyllis Wittner in the final editing. Members of the Commission received their copies at the meeting. 10 Bruce Road - Grossman Mr. Grossman would like to obtain a permit for an existing deck on his property. Ms. Ng inspected the property and finds no inconsistency with the LWRP. The motion was approved with the exception of Mr. Mason who abstained. Approval of Minutes The minutes for the meeting of July 26, 1988 were approved with corrections. CZMC minutes 8/23/88 New and Other Business Waterways Mapping - Mrs. Tolley informed the Commission that the CAC is considering having a study conducted of the waterways of the Sheldrake River around the Bonnie Briar area. She said that it is imperative that these contour maps be done and that the CZMC should help the CAC in this regard. Overlay Zoning - Mrs. Wittner noted that she would like to investigate overlay zoning. Meeting adjourned 10:45pm -4-