HomeMy WebLinkAbout1991_05_16 Board of Architectural Review Minutes MINUTES OF THE BOARD OF ARCHITECTURAL REVIEW
MEETING OF MAY 16, 1991
IN THE SENIOR CENTER, TOWN CENTER
740 WEST BOSTON POST ROAD
MAMARONECK, NEW YORK
Present: E. Robert Wassman, Chairman
Robert M. Immerman, member
Joan F. Williams, member
Pamela T. Washington, member
William Jakubowksi, Building Inspector
Elaine Price, Councilwoman
Steve Altieri, Town Administrator
Mary Farrell, Recorder
CALL TO ORDER
The meeting commenced at 8:05 P.M. •
ADMINISTRATIVE MATTERS
Last Meeting - The regular meeting scheduled for April 18, 1991 was
postponed.
Approval of Minutes - There were 2 minor changes to the Minutes of the
March 21, 1991 Meeting they were so noted and were approved as amended.
APPLICATIONS PRESENTED
1. Boston Post Road improvements from
Hommocks Road to Rock Ridge - Town
of Mamaroneck
The Chairman said that the first order of business on the agenda is
the Boston Post Road improvements on the sidewalks from the area of the
corner of Hommocks Rd. to the corner of Rock Ridge Rd. , Town of Mamaroneck.
He said we received plans prepared by the Town introducing the subject of
improving the sidewalk and planting areas. This is an initial effort on the
part of the Town of Mamaroneck, subject to BAR review and recommendation.
This idea was recommended by the Long Range Planning Committee Report.
Certain recommendations were set forth there as objectives for the
improvements of the entire Post Rd. area. The plan does not deal with any of
the particulars that the BAR will address at subsequent hearings. That would
be (1) nature of planting, (2) dimensions and (3) type of trees. Principally
we need to bring forth and discuss the issue whether this plan can be
accomplished at this location or if it needs to be relocated to some other
initial effort. The objectives of the BAR and the Town Council is to improve
the entire Boston Post Rd. area and that this is an initial step towards that '
goal and the BAR feels it is a very important one.
Mr. Steve Altieri stated he felt what they wanted to accomplish this
evening is some general presentation of concept and whether this plan is
moving in the right direction. This is the first step, and if conceptually
the plan is favorably considered by this Board, we would like to have the
State Department of Transportation give it a preliminary look because they
will have to approve the plan and issue a permit to do the work. We will be
working within their right of way so they must review the plans and issue the
permit.
Mr. Jakubowski said the State also controls the walkways and the curbs
for size, pitch and type of finish.
The Chairman said that the Board has not had an opportunity to make
any input on this. We cannot see this plan being accomplished in this
fashion because of the conditions that exist out there which are (1) the
area, (2) the dimensions are incorrect and (3) the elevations are not shown.
The Board feels that we cannot properly rule on this application tonight. We
thought the purpose of this meeting was to bring it to the attention of the
community and to the property owners who are adjacent to the area we have
selected. There are many comments that we could make about this plan but I
do not think that the plan is ready.
Mr. Altieri said that he thinks that those comments are very
important. He also pointed out to the BAR that the details on the plan are
requirements that are mandated by the State Department of Transportation on
curbs and sidewalks.
The Chairman said he attended that hearing and he did not get the
impression that they had any such requirements.
The Chairman raised the question about New Rochelle and other
communities.
Mr. Altieri said New Rochelle is a had example because City roads are
not State roads so we would have to use some other examples such as
Larchmont, Mamaroneck, Rye etc.
The Chairman asked if the Long Range Plan was submitted to the State
with other than concrete or brick surface than would that plan not be
approved?
Mr. Altieri said he thinks that would be a good possibility. He also
said that he could have that confirmed. He did follow the State
specifications to do the draft.
Mr. Jakubowski said he felt that the State would not object to a brick
feature but not for the sidewalk itself.
The Chairman said they are not looking for the entire area to be brick
but that there be a planting bed for the trees and something more decorative
than a concrete slab. He said what we are trying to accomplish in the long
run is a footprint for establishing an aesthetic approach to the entire Post
Rd. If it is essential to submit to the State to get the right to work
there, then right now we are not seeing the whole picture.
Mr. Altieri asked what do you need?
Mr. Immerman said we must go back to the Master Plan Document as a
place to start which lays out the guidelines of space and relations.
Although there are questions as to curb cuts etc. , the Master Plan talked
about Post Rd. design concepts and policies. We must then look from one end
to the other from Mamaroneck to Larchmont Village and put together total
possibilities. I think we are asking the Town to bring to the BAR, a plan or
concept that follows the guidelines that the document is trying to set out.
He then pointed out various aspects in the plan such as street trees (various
kinds)and the sidewalk improvements. He did point out that much of the road
is not a pedestrian walking/village feeling that you have within the
Larchmont Village but the Town might want to consider Weaver St. and Post
Rd. , particularly as impacted by the additional 66 dwelling units on the
motel property, as something that may have Village character. Once again I
feel we need a comprehensive uniform diagram that then will let each piece
fit into it appropriately.
Mr. Altieri indicated that the town prepared this; with a look toward
how much we have to expend to prepare the plan. We do not profess to have on
staff architects to do glorious designs that one might want to see. The
other thing to consider is that we will have to maintain this property. You
can point to a lot of very attractive sidewalk treatment and designs but if
you cannot maintain it, it's not pretty anymore and it can actually look
worse. We have had to balance all of these things when we prepared this
plan.
The Chairman said that this request from Councilwoman Price was an
initial opportunity to make a statement as to how the Post Rd. sidewalk area
was going to be treated. I asked for the perimeters of the set back and what
the conditions of the entire Post Rd. were, so that we could along with
trying to make the determination of the best architectural aesthetic
appearance; see what functional and physical relations we should try to
accomodate and make it as uniform as possible. This plan partly brings to
light some things that we hoped it would bring to light, for example the
effective curb cuts ,however, we feel that we cannot approve this plan
tonight.
Mr. Altieri said you can give us some indication of what you would
like to see, so we can make the appropriate revisions. In terms of the curb
cuts: whatever curb cuts are existing would remain. There are a couple we
would like to consider an alternate treatment of; but essentially those curb
cuts would remain. I don' t know if the curb cuts are the most critical
issue.
The Chairman said they feel it is important and that this plan does
not show where the existing curb cuts are. They feel it should show the
cuts.
Mr. Jakubowski said he hoped that the curb cuts would be removed. He
hoped that this meeting would provide some of the people directly affected by
the work, the opportunity to review this plan. They would then state their
own opinion regarding that area behind the sidewalk which the Town hopes to
restore to a landscaped area and would also direct entrance or egress into
the stores, thru set locations, as opposed to along the broad frontage of the
stores.
Ms. Washington made a comment that she like the idea of moving the
trees from directly on the street and placing them to the inside and having
the curb or the walking portion close to the street. She would like to have
it more like the property across the street because if there were a car
accident and you hit the curb you would soon hit the tree - killing the tree
or in the winter, with snow, when they salt the road it would leak into the
planting bed and stunt the growth of the tree. This would cost the Town more
money by having to replace the trees.
The Chairman said that he thinks the matter of encouraging the
adjacent property owners to support a plan like this along the entire
Post Road would be relative to how attractive and how much improvement this
is going to be to the area and what is involved. He didn' t think this plan
reflects that detail and he thinks there is a lot more to be done. He again
stated that we are not in position to approve this plan or give input until
the total plan is submitted.
Ms. Williams said we have a great opportunity to do something good
here. We would not necessarily have to start with this particular section if
that is a problem and; we don't know yet what's going to happen at the Motel.
Mr. Altieri said we have given you a concept and we feel that this
area was the best place to start because it was the area which was in most
need of improvement and repairing.
Mr. Jakubowksi said; "I like to make one point here, this was not a
result of a building permit or application. It has not been directly
referred to the BAR from one of the Town Boards, so therefore, at this point,
it is informal and there is no approval or denial of what you do. At this
time, this was the best public means for the merchants, who are directly
affected by this, to meet with us and have input on what they thought of the
whole plan" .
The BAR stated what we need now is a more defined plan listing
existing conditions and a diagram of the confines of the Town.
Mr. Jeff Meaghan, who represents Mrs. Novak and her son Robert Novak,
stated; it's not that they are not willing to cooperate but that they are
disturbed that no one had the courtesy to come to them with a plan.
The Chairman said it is not his position to defend the Town but just
to bring them up to date, this plan is not more than three weeks old. The
Master Plan was approved by the Town and there were public hearings on it.
The pictures of the improvements on Post Rd. were displayed in the Town
offices. Therefore, anyone who wished to see what was in mind for the Town' s
improvement could have attended any of those meetings and seen them. Funding
is always a question and just recently some money has been obtained to start
on this phase of the Master Plan. What was requested of this Board was to
input and advise the Town what would be desirable in the way of improving the
side walks, tree planting etc. . They had to chose one spot and they picked a
spot that they thought might really be improved by this plan and they had to
know what restraints there would be being that this a State highway. A
meeting was set up two weeks ago with the State Highway Representative and at
that meeting a discussion came up of the impact of what we were thinking of
doing and the Town laid this plan out to the best of its ability. We had an
announcement of this meeting to discuss this plan and invited you to it. So
what I am saying is that nothing was done behind anyone's back. We did not
do anything ahead of time and all we did do was put the plan together so we
could show it to you. As you know part of this plan is on your property, so
we cannot do it without your approval. If we are going to help the Town put
this plan together I would like to know what some of the input will be. Mr.
Meaghan, "what points would you like to see addressed" .
Mr. Meaghan stated that the two major concerns are (1) Trees that
would affect the commercial visibility of the Building and (2) the curb cuts.
Mr. Jakubowski said at one point, there was another plan which
involved closing part of Hommocks Rd, and creating some off street parking.
That plan involved the closing of curb cuts and that plan was given to the
Novaks some time ago.
Mr. Meaghan said the main part of that plan was not about the curb ,
cuts but about Old Hommock Rd. It discussed the back exits and the residents
along Hoimnocks Rd. but did not center at all on the frontage of the property.
Mr. Jakubowski said this plan which has been discussed and given to
the Novaks had total direction toward eliminating the use of the Boston Post
Rd. frontage of the Novak's building for parking. It had removal of the curb
cuts and the installation of parking at another location at the end of
Hommocks Rd.
The Chairman said that this is a legal matter and it is a matter for
the Town Attorneys to settle. The Plan also cannot be approved by the BAR
because it does not reflect the proper conditions, nor does it have the
approval of the parties who's help is needed to support it.
Mr. Altieri said we feel that this is the worst strip of Post Rd.
There is no intention by the Town to move ahead without the approval of the
merchants and that is why they were given letters inviting them to this
meeting. That was also why there was a public notice three years ago when we
filed for the grant application to improve the strip of the Boston Post Rd.
area. That public notice was a requirement of the County when we filed for
the grant application. This is an initial concept and the Town Board is
looking to the BAR for some direction as to what additional detail and
information will be required to improve on this plan. In the back of our
mind is also the safety concern; (1) there are a lot of children in this area
and (2) it is also a heavily trafficked street. We do not want to lose sight
of these safety concerns. There are a variety of areas which we can expand
on and then bring it back to the BAR and the merchants.
The Chairman said in the mean time one of the State requirements is
the tree size. Due to truck traffic along Post Rd. , the tree limbs must be a
certain height and another consideration is that we do not obscure store
windows. So, therefore, the type of tree is important and there will be a
lot of consideration given to this.
Mrs. Novak stated that she would not like to see trees there but that
bushes would be okay. She feels the trees would limit her visibility.
Mr. Jakubowski said the height of the trees are usually 13 ' above the
street along the curb and 8' above on the sidewalk and pedestrian areas for
safety reasons.
The Chairman made mention that the nursery informed him that if there
are low lying limbs that kids have a tendency to play on them. So, there are
a lot of things to be considered here.
Ms. Washington said that she would like to see a drawing that would
reflect the existing trees.
Mr. Novak states that Blockbuster Video and his store share a common
sign with different logos. He states that he has a financial interest in the
signage and any obstruction of this sign is a hardship to his business. He
continued to say that the State made the 1st curb cut - they gave them no
warning. He also said that there are 3 curb cuts presently and in 40 years
there has been no problem (no accidents) .
Mr. Metzner who is a CZMC liason said having less pavement and more
landscaping would be favorable to the CZMC.
Mr.Jakubowski told Mr. Patsas who represents Dunkin Donuts that it
would have some impact on Dunkin Donuts.
Mr. T. Nolan who represents Blockbuster Video said he had a glimpse of
the plan for the first time and he applauds the effort of the Town. The
sidewalk could definitely use improvement. He then said that they have the
least to lose.
Mr. Immerman said that there should be a Comprehensive Study done and .
in turn a Comprehensive Plan submitted. Then we could see how everything is '
going to to be effected and how it would fit into the whole plan.
Mr. Jakubowski said that to do a comprehensive study it would have to
go out to contract or possibly have a summer intern work on it.
Mr. Altieri said what we can give you is a (1) Photograph panarama
and/or (2) as built drawing which would cover properties from Tristar Ford to
McDonalds.
Mr. Burdie said he would just like to make suggestions that certain
guidelines be drawn up and maybe try a pilot program.
The Chairman adjourned this matter pending resubmission to the Board.
2. Rainbow Colour Lab Boston Post Rd. Block 407 - Lot 192 - Sign
Relocation
Mr. Fisher's application is to move a sign from the current location.
Ms. Williams said that she felt there should be some kind of
conformity for the total shopping center. She would not object to the color
if it was all white.
Mr. Fisher said the colors and the design is a trademark of his
business.
Mention was also made of the neon sign in the window and Mr.
Jakubowski did say that a notice did go out to all stores to remove the neon
signs from the windows. Mr. Jakubowski then informed Mr. Fisher that the
neon sign can be put on a back wall or a side wall.
After a discussion and motion it was recommended that relocation of .
Rainbow Colour Labs sign be granted with condition that neon "One Hr
Processing" sign not be displayed in the front window at the new location.
The BAR approved the application with exception noted above.
3 . James Dandry (TriStar Ford Truck Division)
1380 Boston Post Rd. - Block 409 - Lot 194
New Car Sales
Mr. Burde was present to represent Mr. Dandry.
The Chairman stated that this is a Type II action and that it is a
site plan application. He then said that our only role this evening would be
to make recommendations to the Planning Board. We will make recommendations
to you and to the Planning Board and- that is what we will vote on tonight.
Mr. Immerman stated that he felt that he did not want to see all the
trees removed as in the plan and that some thought should be given to more
landscaping on this project.
The BAR recommended approval of this application with the exceptions
noted below:
1. Sign 30 square feet - 15' high
2. Pole and light cuts and parking lighting
3 . Taxus Densiformus at South side interior lot
line on an acceptable plan.
4. Increase off street loading area to allow on site
auto carrier unloading
5. Trees at North line (evergreen) half way back
6. Address curb details at parking near front and planters
7. Screening along South side frontage to be at least
2 approved trees and low plants
The meeting adjourned at 10:40 p.m.