Loading...
HomeMy WebLinkAbout2023_04_12 Planning Board Minutes 47 � k\ MINUTES O Planning Board Meeting m Wednesday,April 12, 2023, 7:30 PM in the Town Court Room 740 W. Boston Post Rd Mamaroneck,NY 10543, NY 10538 FOUNDED 1661 • PRESENT: Ralph Engel, Chair Elizabeth Cooney, Vice Chair Edmund Papazian, Planning Board Member Ira Block, Planning Board Member Sarah Dunn, Alternate Planning Board Member ABSENT: Ron Mandel, Planning Board Member Lisa Hochman, Planning Board Counsel Robin Nichinsky, Town Councilwoman Anthony Oliveri, Consulting Engineer Carol Murray, Assistant Civil Engineer Elizabeth Aitchison, Town Environmental Planner Francine Brill, Planning Board Secretary CALL TO ORDER The meeting was called to order at 7:30 P.M. and Mr. Engel welcomed everyone. Ms. Hochman asked if all documents to be discussed this evening had been posted on the website for more than 24 hours and whether this meeting and all public hearings to be conducted tonight had been duly noticed and whether all required referrals were made. Ms. Brill answered yes to all. MINUTES Motion: To approve and adopt the draft minutes of March 8, 2023, as modified Moved by Elizabeth Cooney seconded by Edmund Papazian Action: Approved, 4 in favor with Board Member Block abstaining • 2 Madison Avenue-Madison Strength Lab LLC/ Koryo - Site Plan - Consideration Required Approval(s) Site Plan Town Code Chapter 177 Location: 2 Madison Avenue District: B-R Planning Board April 12, 2023 Project Description New use for two tenant modifications Steven Wrabel of McCullough, Goldberger& Staudt stated that the applicant appeared before the Zoning Board of Appeals and was granted a variance to allow a reduced number of parking spaces being spaces for the building. Ms. Hochman explained the rationale of the Zoning Board's decision. Mr. Block stated that he had been told the Planning Board had requested a traffic study. Mr. Engel read into the record the key portion of the required form that he had submitted to the Town Traffic Committee. He further had stated that Mr. Wasp told him that he had attended the meeting of the Traffic Committee and that the Committee requested signage at the two cross walks across Murray and Myrtle near the parking lot. Mr. Engel stated that all but seven the of the parking spots in the lot had posted signs which restricted who could park there, none of which related to either applicant, and questioned where the promised 16 spaces assigned to the two new uses would come from. He also suggested that, so that parents/caregivers could drop their children at the entrance to the karate school and then park in the parking lot in the newly assigned spaces, the traffic flow within the parking lot be reversed. In addition he stated that the person who said he represented the landlord at the last meeting said that the landlord was willing to re-assign spaces so that those closest to Madison would be assigned to the two new uses. Mr. Engel suggested that the 16 dedicated parking spaces be marked and that appropriate signage be installed. He also informed the applicant that the Town is proposing to make changes to Madison Avenue. Ms. Hochman stated that she had conferred with Ms. Aitchison and that they agreed that the application is exempt from review by the CZMC, because Section 234-2(a) of the Town Code exempts maintenance or repair involving no substantial changes in an existing structure or facility. Mr. Engel proposed to set a public hearing for May 10. Motion: To set the public hearing for May 10 Moved by Ira Block, seconded by Edmund Papazian Action: Unanimously approved • 2430 Boston Post Road- Nordone and Sons - Special Use Permit Extension - Public . Hearing Required Approval(s) Special Use Permit Extension Town Code Sections 240-31.B(1) and 240-60- 65 Location: 2430 Boston Post Road District: SB-R 2 Planning Board April 12, 2023 Project Description Continuation of autobody repair shop Sam Nordone appeared and addressed the Board to request an extension of the Special Use Permit. Ms. Murray stated there were no open violations. Ms. Cooney inquired whether there would be any changes to the hours of operation and Mr. Nordone responded that no changes are requested. Motion: To open the public hearing Moved by Ira Block, seconded by Elizabeth Cooney Action: Unanimously approved There were no questions or comments from members of the public. Motion: To close the public hearing Moved by Ira Block, seconded by Elizabeth Cooney Action: Unanimously approved Motion: To approve the draft resolution approving the special use permit extension which had been earlier prepared and circulated by counsel. Moved by Ira Block, seconded by Elizabeth Cooney Action: Unanimously approved RESOLUTION EXTENSION OF SPECIAL USE PERMIT NORDONE & SONS AUTO BODY,INC. 2430 Boston Post Road,Town of Mamaroneck,New York On motion of Ira Block, seconded by Elizabeth Cooney, the application of Nordone & Sons Auto Body, Inc. (the "Applicant") to extend its special use permit of was GRANTED by the Planning Board of the Town of Mamaroneck (the "Planning Board") upon the following resolution, which was adopted by a vote of 5 to 0,with no abstentions. WHEREAS,the Applicant submitted an application to extend its special use permit for use of the premises at 2430 Boston Post Road, and known on the Tax Assessment Map of the Town of Mamaroneck as Block 503, Lot 421,to perform auto body and fender repairs; and WHEREAS, Section 240-31(B)(2) of the Zoning Code of the Town of Mamaroneck permits "facilities for servicing and repair" of automobiles as a special use; and 3 Planning Board April 12, 2023 WHEREAS, the Planning Board has determined that the proposed action is a Type II action having no significant adverse impact on the environment and that, therefore, no further action is requited under the New York State Environmental Quality Review Act or the Town of Mamaroneck Environmental Quality Review Act; and WHEREAS,the Planning Board held a duly noticed public hearing on April 12, 2023; and WHEREAS, the Applicant's prior extension of its special use permit will expire on April 14, 2023; and WHEREAS, the Planning Board has considered the application to extend the special use permit, the Special Use Permit Extension Checklist certified as accurate and complete by the Applicant, the memorandum from the Town Building Inspector dated April 10, 2023, comments and responses to questions by the Applicant,the reports and comments by members of the Town staff and its consultants, and any comments by members of the public. NOW,THEREFORE, BE IT RESOLVED,that the Planning Board makes findings of fact as follows: A. The proposed use, as limited by the conditions set forth herein, is in general harmony with the surrounding area and shall not adversely impact upon the adjacent properties due to traffic generated by said use or the access of traffic relating to said use onto or off of adjoining streets. B. The operations in connection with the special use permit will be no more objectionable to nearby properties by reason of noise, fumes, vibrations, flashing of lights or other aspects than would be the operations of any other permitted use not requiring a special use permit. C. The proposed extended special use permit, as limited by the conditions set forth herein, will be in harmony with the general health, safety and welfare of the surrounding area by the nature of its particular location. It will not adversely impact upon surrounding properties or surrounding property values. D. There are no existing violations of the Town of Mamaroneck Zoning Code affecting the property which is the subject of this special use permit extension. E. There has been no change in circumstances in the area which would require the Planning Board to deny this request; and BE IT FURTHER RESOLVED,that the Planning Board GRANTS the application to extend the applicable special use permit for an automobile repair facility performing auto body and fender repair at the premises located at 2430 Boston Post Road, subject to the following terms and conditions: 4 Planning Board April 12, 2023 1. Services on the premises shall be limited to auto body and fender repair. No repairs requiring breakdown of the motor,transmission or universal joints shall be permitted. Repairs to the electrical system shall not be performed, except as related to accidents and theft. 2. Only sanding,painting,polishing and reassembly of vehicles shall be performed on the lower level. 3. The Applicant agrees to provide and maintain the pollution control services and activities previously set forth in a memorandum from the Coastal Zone Management Commission, dated December 5, 1990, and providing and maintaining such services and activities shall constitute conditions of this special use permit extension. 4. Hours of operation shall be only from 8:00 a.m. to 7:00 p.m. Monday through Saturday. Drop-off and pickup, however, shall be permitted outside of these hours. 5. No noise emanating from inside the building shall be audible outside the building, and there shall be no externally audible public address system, bullhorns or walkie-talkies used on the premises. 6. All lights, except for security lighting, shall be turned off when the premises are closed for the evening. 7. All lights for the driveway and parking area shall be directed toward the building. 8. All doors shall be kept closed while work is in progress,except when pedestrians or vehicles are then moving into or out of the building. All work shall be performed inside the building. 9. The Applicant shall maintain and use state of the art odor control technology. 10. The Applicant shall use a containment tracking material in the exterior drains ("pig mat" or equivalent) and have the mats collected by an approved toxic waste removal company on a regular basis,but no less frequently than annually. In addition, the Applicant shall maintain sufficient absorbent material in the interior floor drain to collect any pollutants, so as to prevent them from entering the sanitary sewer system. 11. The Applicant shall maintain all necessary permits from the Westchester County Depailiuent of Health and the New York State Department of Environmental Conservation relating to air pollution emissions, waste disposal and spray- painting processes. 5 Planning Board April 12, 2023 12. This special use permit is subject to the termination requirements set forth in the Zoning Code of the Town of Mamaroneck. 13. This extension shall expire on April 12, 2025. 14. Parking on the premises in front of the overhead doors shall be permissible only for vehicles operated by the Applicant's customers,or the Applicant's suppliers making deliveries to the Applicant, and such parking only shall be permissible for one(1)hour or less. 15. There shall be no overnight parking or storage of vehicles owned by the Applicant, its customers or its employees on the adjoining Van Guilder Street right-of-way, unless such use is permitted by an agreement between the Applicant and h the Town of Mamaroneck, or the Applicant has purchased, leased or obtained a license to use the referenced property for such purpose, and any such lease or license is then in effect. This Resolution shall be filed with the Town Clerk. • 2434 Boston Post Road- Larchmont Car Wash- Special Use Permit Extension - Public Hearing Required Approval(s) Special Use Permit Extension Town Code Sections 240-31.B(1) and 240-60- 65 Location: 2434 Boston Post Road District: SB-R Project Description Continuation of car wash/ detailing Elmer Gomez, the manager, addressed the Board to request an extension of their special use permit. Ms. Murray stated that there were no open complaints or violations. Motion: To open the public hearing Moved by Ira Block, seconded by Elizabeth Cooney Action: Unanimously approved There were no questions or comments from members of the public. Motion: To close the public hearing Moved by Ira Block, seconded by Elizabeth Cooney Action: Unanimously approved 6 Planning Board April 12, 2023 Motion: To approve the draft resolution approving the special use permit extension which had been earlier prepared and circulated by counsel. Moved by Elizabeth Cooney, seconded by Edmund Papazian Action: Unanimously approved RESOLUTION EXTENSION OF SPECIAL USE PERMIT LARCHMONT CAR WASH 2434 Boston Post Road Town of Mamaroneck, New York On motion of Elizabeth Cooney, seconded by Edmund Papazian, the application to extend the special use permit of 2434 Boston Road Realty Corp. (the "Applicant") was GRANTED by the Planning Board of the Town of Mamaroneck (the "Planning Board") upon the following resolution, which was adopted by a vote of 5 to 0 with no abstentions: WHEREAS, the Applicant submitted an application to extend its special use permit for the operation of a car wash on the premises located at 2434 Boston Post Road and known on the Tax Assessment Map of the Town of Mamaroneck as Block 503, Parcel 326.1; and WHEREAS, Section 240-31(B)(1) of the Zoning Code of the Town of Mamaroneck permits car washes as a special use; and WHEREAS, on April 10,2019,the Applicant's special use permit was extended for two years; and WHEREAS, the Planning Board has determined that the proposed action is a Type II action having no significant adverse impact upon the environment and that, therefore, no further action is required under the New York State Environmental Quality Review Act or the Town of Mamaroneck Environmental Quality Review Act; and WHEREAS, the Planning Board held a duly noticed Public Hearing about the application on April 12 2023; and WHEREAS, the prior extension of the special use permit expired on April 10, 2023; and WHEREAS, the Planning Board has considered the application to extend the special use permit, the special use permit extension checklist certified as accurate and complete by the Applicant, the memorandum from the Town Building Inspector dated April 10, 2023, comments and responses to questions by the Applicant,the reports and comments of members of the Town staff and any comments by interested members of the public; and WHEREAS, Section 240-64 of the Town Code states: "All special permits shall be issued for a period of not more than two years, and, upon the expiration of the two-year period, the applicant must apply for an extension of the special permit and demonstrate that there has been 7 Planning Board April 12, 2023 no change in circumstances in the area which would require the Planning Board to deny such extension." NOW, THEREFORE, BE IT RESOLVED, that the Planning Board makes findings of fact as follows: A. The proposed use, as limited by the conditions set forth herein,is in general harmony with the surrounding area and shall not adversely impact upon the adjacent properties due to traffic generated by said use or the access of traffic relating to said use onto or off of adjoining streets. B. The operations in connection with the special use permit, as limited by the conditions set forth herein, will be no more objectionable to nearby properties by reason of noise, fumes, vibrations, flashing of lights or other aspects than would be the operations of any other permitted use not requiring a special use permit. C. The special use permit use, as limited by the conditions set forth herein, will be in harmony with the general health, safety and welfare of the surrounding area by the nature of its particular location. It will not adversely impact upon surrounding properties or surrounding property values. D. The property subject to this special use permit has no existing violations of the Town of Mamaroneck Zoning Ordinance. E. There has been no change in circumstances in the area which would require the Planning Board to deny the extension of the special use permit; and BE IT FURTHER RESOLVED,that the Planning Board GRANTS this application to extend the Applicant's special use permit, subject to the following terms and conditions: 1. There shall be no signage placed at or facing the rear of the site. 2. No gasoline shall be sold at the site. 3. The hours of operation shall not exceed from 7:00 a.m. to 8:00 p.m. Monday through Saturday and 7:00 a.m. to 7:00 p.m. on Sunday. 4. There shall be no externally audible public address system, bullhorns or walkie-talkies used on the premises. 5. All lights,except for security lighting,shall be turned off at the close of business each day. 6. All lights,including those for the driveway, shall be directed toward the building and away from neighboring properties, particularly the residential properties to the rear. 7. The special use permit extension shall expire on April 12, 2025. 8 Planning Board April 12, 2023 8. This special use permit extension is subject to the termination provisions set forth in the Zoning Code of the Town of Mamaroneck. 9. Re-installation of pavement markings shown on the approved site plan shall be completed by May 12, 2023, to the satisfaction of the Town Engineer. 10. Onsite stormwater management systems shall be inspected and maintained on a regular basis. A licensed professional engineer shall complete an inspection of all on site storm water management systems, at the Applicant's expense. Said engineer shall prepare a written report, to the satisfaction of the Town Engineer, based upon the inspection findings, detailing the condition and required system maintenance, and shall submit the report for review by the Town Engineer. Such maintenance and inspection reports shall be made not less frequently than once every 12 months, and shall be submitted to the Town Engineer within 30 days after the date of such inspection and prior to the expiration of this special use permit extension. 11. The Applicant shall submit to the Town Engineer documentation to demonstrate, to the satisfaction of the Town Engineer, the performance of all necessary maintenance for the proper operation of the car wash water recovery and reuse systems. Maintenance records shall be prepared and submitted by an individual having knowledge of the proper operation of such car wash mechanical systems acceptable to the Town Engineer, and be based upon such individual's inspection of the systems on a specified date or dates. Such maintenance and inspection reports shall be made no less frequently than once every 12 months, and shall be submitted to the Town Engineer within 30 days after the date of such inspection and prior to the expiration of this special use permit extension. 12. The Applicant shall ensure that the car wash is operated and staffed so as to preclude any cars from waiting on and/or backing up onto Boston Post Road. This Resolution shall be filed with the Town Clerk. • 2423 Boston Post Road- Majestic Glass & Mirrors - Special Use Permit Extension - Public Hearing Required Approval(s) Special Use Permit Extension Town Code Sections 240-31.B(1) and 240-60- 65 Location: 2423 Boston Post Road District: SB-R Project Description Continuation of glass store The matter was adjourned because the applicant was not present. • 851 Fenimore Road-Winged Foot Golf Club - Site Plan Amendment-Public Hearing Required Approval(s) Site Plan Town Code Chapter 177 Location: 851 Fenimore Road 9 Planning Board April 12, 2023 District: REC Project Description New Storage Building/ Building Addition Motion: To open the public hearing Moved by Board Member Cooney, seconded by Board Member Papazian Action: Unanimously approved An email received by Ms. Nichinsky was read and entered into the record and marked Exhibit 1 Darius Chafizadeh, the applicant's attorney, Joe Cermele, the applicant's engineer, and the applicant's architect were present and addressed the Board to request a site plan amendment for a 5,000 square foot storage facility with employee restrooms and a storm shelter and an addition to the caddy building. Board members and representatives of the applicant discussed the project. The Board and representatives of the applicant discussed noise. The Board and representatives of the applicant discussed lighting. The Board and representatives of the applicant discussed water quality of the upper pond. Ms. Aitchison stated that the Coastal Zone Management Commission (CZMC) found the project to be consistent with the Local Waterfront Revitalization Plan. There were no additional questions of comments from members of the public. Motion: To close the public hearing Moved by Elizabeth Cooney, seconded by Ira Block Action: Unanimously approved Ms. Aitchison explained the draft determination of environmental non-significance, and asked if the Board had any questions or comments. Motion: To accept the draft Negative Declaration prepared by Ms. Aitchison Moved by Board Member Cooney, seconded by Board Member Papazian Action: Unanimously approved The Board discussed the draft resolution prepared by Ms. Hochman. Ms. Hochman suggested modifications to the conditions, which were read into the record. Motion: To approve the draft resolution approving the site plan amendment which had been earlier prepared and circulated by counsel. 10 Planning Board April 12, 2023 Moved by Edmund Papazian, seconded by Elizabeth Cooney Action: Unanimously approved RESOLUTION Site Plan Amendment Winged Foot Holding Corp. d/b/a Winged Foot Golf Club 851 Fenimore Road,Town of Mamaroneck On motion of Edmund Papazian, seconded by Elizabeth Cooney the application of Winged Foot Holding Corp., d/b/a Winged Foot Golf Club (the "Applicant"), for approval of a site plan amendment was APPROVED by the Planning Board of the Town of Mamaroneck (the "Planning Board")upon the following resolution, which was adopted by a vote of 5 to 0 with no abstentions. WHEREAS, the Applicant submitted an application to amend its site plan to construct a new 5,000 square foot maintenance and storage building, a new on-course bathroom/lightning shelter and a 1,900 square foot addition to its existing caddie building (the "Application"); and WHEREAS, the Property is located at 851 Fenimore Road and known on the Tax Assessment map of the Town of Mamaroneck as Parcel Number 3-47-1.1 (the "Property") in the Recreation District; and WHEREAS, the Town Engineer, the Town Building Inspector and AI Engineers, Inc., Dolph Rotfeld Engineering Division, (the "Town's Consulting Engineer") reviewed the following plans and reports (hereinafter referred to as (the "Plans"): • Survey prepared by TC Merritts Land Surveyors, dated 4/15/2021 • Various Architectural plans and renderings, prepared by Christopher M. McCagg, • Stormwater Pollution Prevention Plan Report(SWPPP),prepared by Kellard Sessions Consulting, dated 1/2023 • Plan set titled Simulator and Storage Building Improvement Plans, prepared by Kellard Sessions Consulting, dated 1/11/2023; and WHEREAS,the Applicant provided all information required by Chapter 177 of the Town Code of the Town of Mamaroneck(the"Mamaroneck Town Code"); and WHEREAS, the Town Building Inspector, in a memorandum dated April 10, 2023, stated that the proposed site work is zoning compliant; and WHEREAS, the Secretary of the Planning Board stated that all required referrals were made in accordance with Section 177-11 of the Mamaroneck Town Code; and 11 Planning Board April 12, 2023 WHEREAS, pursuant to the requirements of Chapter 234 of the Mamaroneck Town Code,the Town's Coastal Zone Management Commission ("CZMC") reviewed the Application at its meeting on February 27, 2023 and issued a letter to the Planning Board, dated March 3, 2023 (the "CZMC Letter") stating that the Applicant's proposal is consistent with the policies of the Local Waterfront Revitalization Program; and WHEREAS, according to the Town Engineer, the project would disturb less than one (1) acre of land and is defined as a"Minor Land Development Activity"in accordance with Chapter 95 of the Mamaroneck Town Code: Erosion and Sediment Control, which requires the Applicant to prepare a SWPPP to the satisfaction of the Town Engineer; and WHEREAS,the Planning Board held a duly noticed public hearing for the Application on April 12, 2023; and WHEREAS, the Planning Board has considered the Application, comments and responses to questions by the Applicant and its representatives, the CZMC Letter, the memorandum from the Building Inspector, the reports and comments of the Town Engineer, the Town Environmental Planner and the Town's Consulting Engineer, and heard comments from any interested members of the public, including, without limitation, an email which was entered into the record on April 12 and marked Exhibit 1; and WHEREAS, the Board finds that the Application conforms to the standards established by Section. 177-5 of the Town Code; and WHEREAS, due to its location adjacent to a "Critical Environmental Area", as defined in Chapter 92 of the Town Code, and located on a site listed on the National Register of Historic Places,the Board determined that the application,which otherwise would have been an unlisted action under the New York State Environmental Quality Review Act ("SEQRA"), is a Type 1 action pursuant to the Environmental Quality Review regulations found in Chapter 92, Article 1 of the Town Code ("MEQR"); and WHEREAS,the Planning Board reviewed Part 1 of the Full Environmental Assessment Form ("EAF") submitted by the Applicant in support of the Application, sought comments from all interested agencies and, based upon such information, and in consultation with the Town Environmental Planner, completed Part 2 of the EAF; and WHEREAS, the Planning Board reviewed a draft of Part 3 of the EAF,prepared by the Town Environmental Planner, which proposes a determination of non-significance, also known as a negative declaration. NOW,THEREFORE,BE IT RESOLVED,that the Planning Board hereby APPROVES the authorization of a determination of non-significance (the "Negative Declaration") dated April 12, 2023, a copy of which will be kept on file with the Building Depaitinent; and BE IT FURTHER RESOLVED,that the Planning Board APPROVES the Application for an amendment to the site plan for the Property as reflected in the hereinabove-referenced Plans, 12 Planning Board April 12, 2023 subject to the following terms and conditions: Conditions: 1. All site work shall be in accordance with the latest revised Plans, as hereinabove referenced, as conditioned and/or modified in accordance with the direction of the Board, which modifications were agreed to by the Applicant. 2. Any and all applicable county, state and regional permits shall be obtained prior to the issuance of any Town permits. 3. In the event that subsequent events may require any modification to the amended site plan as approved by this resolution,a determination shall be made by the Town Engineer as to whether the modification is substantial and should be further considered by the Planning Board. 4. The Applicant shall address all outstanding technical review comments to the satisfaction of the Town Engineer prior to the issuance of any Town permits. 5. Work conducted in accordance with Town permits shall be open to inspection at any time, including weekends and legal holidays,by the Town Building Inspector,the Town Engineer, the Town's Consulting Engineer, the Town Environmental Planner and/or their designated representative(s). 6. All permits shall be maintained and prominently displayed at the project site during the undertaking of the activities authorized by the permits. 7. Immediately prior to the Applicant's request for the issuance of a letter of completion or a certificate of occupancy,the Applicant shall deliver to the Town Engineer,in a form and size acceptable to him, on paper and digitally, an updated as-built plan or survey, showing the entire Property, on which all improvements shall be shown and identified, and on which each golf course hole shall be shown and identified. 8. No letter of completion or certificate of occupancy shall be issued until all of the required conditions of this approval have been met. 9. The term "Applicant" is used herein with the intent to impose a future obligation or condition and shall include the Applicant, as defined above, and any successors or assignees in/of an ownership interests in the Property or any portion thereof. 10. The Site Plan drawings shall include an endorsement block for the Planning Board Secretary in accordance with Section 177-14 of the Town Code,including the following statement"Approved by Resolution of the Planning Board dated April 12, 2023." 11. The Applicant shall pay to the Town the actual cost of technical reviews, including, without limitation, consulting fees,prior to the issuance of any Town permits. 13 Planning Board April 12, 2023 12 All tree removal, tree protection and landscape plantings shall be in compliance with the approved Plans and Chapter 207 of the Town Code (Trees), to the satisfaction of the Town Environmental Planner. 13. Prior to the issuance of any Town permits, and to the satisfaction of the Town Engineer, the Applicant shall prepare and submit to the Town Engineer a SWPPP in compliance with Chapter 95 of the Mamaroneck Town Code. (a) If the Town Engineer determines that land disturbances exceed one (1) acre at any time during construction, before proceeding, the Applicant shall be required to obtain permit coverage under the NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity (Permit # GP-0-20-001) to the satisfaction of the Town Engineer and the Town Attorney; and (b) If NYSDEC SPDES permit coverage is required, before proceeding, the Applicant shall provide documentation, to the satisfaction of the Town Engineer, evidencing that such permit has been obtained. 14. Prior to the issuance of any Town permits, and to the satisfaction of the Town Engineer in consultation with the Town's Consulting Engineer, the Applicant shall provide the Town Engineer with a finalized SWPPP in accordance with the requirements of Chapter 95 of the Mamaroneck Town Code: Erosion and Sediment Control. This Resolution shall be filed with the Town Clerk. • 808 Weaver Street- Bonnie Briar Country Club - Site Plan Amendment-Public . Hearing Required Approval(s) Site Plan Town Code Chapter 177 Location: 808 Weaver Street District: REC Project Description Master Facilities Plan Mr. Engel stated that the applicant appeared before CZMC and additional information has been requested by it. Mr. Chafizadeh, the applicant's attorney, stated that the applicant's representatives are present to address any questions by Board members. Mr. Salanitro,the applicant's engineer,presented slides and explained the components of the proposal: a new pool complex, a new golf and tennis performance center, a new warming hut,near the recently built platform tennis courts and a redesigned partly regrades golf practice range. 14 Planning Board April 12, 2023 The Board and representatives of the applicant discussed the proximity of the golf practice range to neighboring homes. The Board and representatives of the applicant discussed whether there would be potential noise impact resulting from any proposed changes. The Board and representatives of the applicant discussed whether there would be potential impacts resulting from any type of proposed changes. The Board and representatives of the applicant discussed lighting. The golf practice range was discussed in considerable detail, and was the new performance center. Mr. Heatwell, the golf course architect, explained the proposed targets and course design. The Board and representatives of the applicant discussed potential neighbors' objections to parts of the project. The Board and representatives of the applicant discussed the timing of the construction of different project components. The Board and representatives of the applicant discussed erosion, utilities and potential stormwater impacts. Motion: To open the public hearing Moved by Elizabeth Cooney, seconded by Ira Block Action: Unanimously approved PUBLIC COMMENTS Martin Kaplan of 1 Cornell Street stated that he is appearing on behalf of most of his neighbors on his side of Cornell, which is contiguous to the golf course. He further stated that the proposed changes will negatively impact the neighborhood and he is concerned about more golf balls on residential properties. He expressed a concern for safety, especially regarding children. Mr. Kaplan further stated that the proposed changes would intensify the use of the club, with respect to noise, lighting and traffic Mr. Kaplan also objected to the height of the new golf and tennis building. 15 Planning Board April 12, 2023 Mr. Engel asked whether the neighbors would oppose a barrier to block golf balls. Representatives of the applicant indicated that they would bear the financial cost of such barrier, if required. The Board, representatives of the applicant and members of the public discussed the roof line and design of the proposed new golf and tennis building. Ms. Pascutti of 7 Cornell, stated that even with only one or two golfers, there are dozens of balls hitting her property, and she feels that the proposed changes would create more danger because even good golfers can hit errant balls. She emphasized her concerns about safety but also stated that she would object to the visual impacts of a net/barrier. The Board and representatives of the applicant and members of the public discussed the inherent risks of buying property adjacent to a golf course. The Board and representatives of the applicant discussed proposed grading changes. Mt. Mitsuo of 17 Cornell stated that one of his neighbors asked him to trim the trees between their properties but he said he needs what little protection they provide from errant golf balls. Mr. Engel adjourned the matter to next month and suggested that the neighbors and club representatives meet and discuss the matter and try to resolve their differences in the interim. The public hearing remains open. • 29 Carriage House Lane-Jennifer&Damon Wright-Residential Site Plan - Consideration Required Approval(s) Residential Site Plan Town Code Chapter 178 Location: 29 Carriage House Lane District: R-20 Project Description House addition and swimming pool Damon and Jennifer Wright, the homeowners, addressed the Board to explain their project. They stated that a variance is necessary in connection with the encroachment of the pool into the required rear yard setback. The Board and the applicant discussed the project. The matter was referred to the Coastal Zone Management Commission, and awaits a determination by the Zoning Board of Appeals. 16 Planning Board April 12, 2023 Mr. Engel announced the pending retirement of the Planning Board's long time devoted Secretary, Francine M. Brill , thanked her for what she has done to assist the Planning Board. ADJOURNMENT The meeting was adjourned at 10:00 PM. Respectfully submitted, Carol Murray Assistant Civil Engineer 17