HomeMy WebLinkAbout2021_03_22 Coastal Zone Management Commission Minutes Town of Mamaroneck — Village of Larchmont
COASTAL ZONE MANAGEMENT COMMISSION
TOWN CENTER:740 West Boston Post Road,Mamaroneck,NY 10543-3353
TEL:914-381-7845 FAX:914-381-8473 conservationdept@townofmamaroneck.org
CZMC Minutes
March 22,2021
A meeting of the Coastal Zone Management Commission (CZMC) was held on Monday, March 22, 2021
via Zoom and was aired live on LMCTV. A public email account was monitored during the meeting for
the submission of public comments and LMCTV provided a written transcript of the meeting.
The meeting was called to order at 7:30 p.m.
MEMBERS PRESENT:
Dr. C. Alan Mason, Chaiinian
Matthew Teitsch
Kanan Sheth
Sara Hanna
Bob Fletcher
Tara Anderson
Maurizio Bertini
OTHERS PRESENT:
Elizabeth Aitchison, Environmental Planner, Town of Mamaroneck
Jaine Eney, Councilwoman, Liaison to Town Board
Peter Fanelli, Trustee,Liaison to Village Board
Rob Wasp, Engineer, Town of Mamaroneck
Stephen Moser, Architect, 3 Willow Avenue
Michael Stein, Engineer, 3 Willow Avenue
John Imbiano, Landscape Architect, 3 Willow Avenue
Greg Lewis, Architect, 60 Elm Avenue
Tyler Marshall, Architect, 59 Shore Road
Kathleen Gallagher, Site Engineer, 59 Shore Road
John Grinstead, Architect, 59 Shore Road
Bennedict Salanitro, Consulting Engineer for the Village of Larchmont
Paige Lewis,Architect, 7 Douglas Lane
1. Roll Call
2. Approval of Minutes
The minutes of the January 25, 2021 meeting were approved as submitted.
3. Thank You to Kanan Sheth
CZMC thanked Kanan Sheth who will be leaving CZMC next month. She has been a great asset
to the commission and will be missed.
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4. Referrals:
a. Town of Mamaroneck CDBG projects: Senior Center and Harmon Drive
Rob Wasp, the Engineer for the Town of Mamaroneck,presented two projects being proposed
by the Town of Mamaroneck. These projects are being partially funded by Community
Development Block Grants in cooperation with the Westchester County Planning Department
and are seeking local consistency deteiiuinations.
The first is a repaving project at the Town's Senior Center (VFW Post 1156) located at 1288
Boston Post Road. The project involves regrading, repaving and striping the lot for ADA
compliance as well as improvement of general conditions. Some tree planting could be done
on the site and efforts made to clean up the hillside at the rear of the lot. The second project
is the replacement of the sidewalk on Hainion Drive from the Town of Mamaroneck/Village
of Mamaroneck border on the east to the Girl Scout House on the west. The sidewalk will be
widened from 3'wide to 4'wide on both the north and south sides of the street. CZMC found
both projects to be consistent with the LWRP.
b. 3 Willow Avenue-Pool,Pool House,Patio & Stormwater Management
Stephen Moser, Architect; Michael Stein, Engineer; and John Imbiano, Landscape Architect
presented the proposal to construct a new pool,pool house,patio and stoiniwater management
system. Existing screening along the property lines will be preserved and supplemented with
additional infill plantings and will not block the existing views of the harbor from neighboring
properties. A fence will be installed as required by the building code. The stoiniwater system
will be located in the rear of the property and designed to handle a 50-year stoiiu event. Rock
removal will be required for the installation of both the 18' x 45' pool and infiltration system.
CZMC found the proposed action to be consistent with the policies in the Local Waterfront
Revitalization Program.
c. 60 Elm Avenue—Rear Addition and Patio
Greg Lewis, architect presented the proposal to add a two-story addition to the rear of the
house. As proposed the project is zoning compliant. The property is in the 100-year flood
zone, but the first floor of the house is above the base flood elevation. The basement has his
historically remained dry, although the backyard does occasionally get saturated with water.
An easement exists for a stoiniwater pipe that carries runoff from Elm Avenue through to
Jochum Avenue. A drywell system was originally proposed in the rear yard but may be
eliminated in favor of a direct connection to the stoiniwater pipe that is located in the
easement. Benedict Salanitro, the consulting Engineer for the Village of Larchmont has been
working with the applicant to develop a drainage plan that is acceptable to the Village. The
addition will be constructed on piers to allow flood water to pass below it, a curb will be
installed at the basement door and a backflow prevention valve will be installed on the drain
connection to protect the house during flood conditions. CZMC found the proposal to be
consistent with the policies in the LWRP.
d. 59 Shore Drive— Renovation, addition/alteration,pool
Tyler Marshall, Kathleen Gallagher and John Grinstead presented the proposal for the
renovation of the house. Because the structure is located in a flood zone, the house will be
raised so the first floor will be above the base flood elevation. The design of the house will be
altered making it more zoning compliant and the basement will be filled in with the exception
of a historic speak easy that operated during prohibition. This will be restored and left in
place. On the exterior, a pool and stoiniwater collection system will be installed and the
property landscaped.
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The stoiniwater collection system is being designed to collect the water from the perimeter of
the property and convey it to a hydrodynamic separator before being discharged to Little
Harbor Sound. At the request of the Village, a catchbasin will be added to the roadway in
Douglas Lane and tied into the drainage system at the new hydrodynamic separator. In order
to preserve the views of the harbor from Douglas Lane, the design team agreed to keep
landscape screening in this area to a maximum of 5-feet in height. The landscape plan will
need to be amended to eliminate the arborvitae in order to achieve this, and to allow access to
the hydrodynamic separator.
Because there are still so many issues and details about the project that need to be resolved it
is difficult for CZMC to offer a finding of consistency with the LWRP at this point. However,
the project appears to be on the right track and therefore, CZMC finds that the proposed action
is not inconsistent with any of the policies in the LWRP. Once more of the project's details
are worked out,the applicant is invited to return to CZMC with these updates to seek a finding
of consistency.
e. 7 Douglas Lane— Rear Deck
Paige Lewis presented the proposal to remove a patio and construct a wood deck in it's place.
In addition, a natural gas generator will be installed. The removal of the patio will reduce the
amount of impervious surface on the property and reduce stoiniwater runoff. CZMC found
the project to be consistent with the LWRP.
f. 40 Ocean Avenue
This project has been adjourned until April.
5. Old Business
No Old Business
6. New Business
No New Business
The meeting was adjourned at 9:20 p.m. The Next CZMC meeting will be held on Monday,
April 26, 2021 at 7:30 p.m.
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