Loading...
HomeMy WebLinkAbout2025_07_09 Planning Board MinutesPRESENT: ABSENT: MINUTES Planning Board Meeting Wednesday, July 9, 2025 Town Center _ 740 W. Boston Post Road, Mamaroneck, NY 10543 7:30 PM Ralph Engel, Chair Elizabeth Cooney, Vice Chair Ira Block, Board Member Edmund Papazian, Board Member James Carroll, Alternate Board Member Ron Mandel, Board Member Sarah Dunn, Alternate Board Member Elizabeth Aitchison, Environmental Planner Carol Murray, P.E., Deputy Town Engineer ALSO PRESENT: Anthony Oliveri, P.E., Consulting Engineer Lisa Hochman, Counsel to the Planning Board Jami Sheeky, Planning Board Secretary CALL TO ORDER The meeting was called to order at 7:30 P.M. The Secretary called the roll and established that a quorum was present. The Secretary stated that all applications on the agenda for public hearing were duly noticed and all documents to be discussed had been posted to the Town website at least 24 hours prior to the meeting. MINUTES The Board discussed the draft minutes of the June 11, 2025, meeting. Motion: To approve the draft minutes of June 11, 2025 Moved by Elizabeth Cooney seconded by Edmund Papazian Action: Approved Abstained: Ira Block Application #1—1-16-450 Seton Road — JAF Builders Corp. — Residential Site Plan, Tree Removal Permit — Continued Public Hearing Steve Anderson, from the office of Gabriel Senor, engineers for the applicant, and Fred Grippi, architect for the applicant, were present to address the Planning Board and explained that the Planning Board July 9, 2025 application is to build a new single-family dwelling on a currently vacant lot. Mr. Anderson stated that since the previous meeting the proposed patio has been relocated and an arborist's report has been provided. Mr. Grippi stated that composite sketches have been provided depicting the proposed height in in scale with neighboring• properties. Representatives for the applicant and the Planning Board discussed the updated plans including shadows, landscaping, and themew proposed location of the patio. The Planning Board requested the. . applicant to update all plans to reflect the new location of the patio. The Planning Board and staff discussed the zoning compliance memo issued by the Town's Building Inspector. In response to questions by Planning Board members, Ms. Hochman stated that she would request clarification from the Building Inspector with respect to the application of Section 240-70 of the Town Zoning Code. Ms. Hochman also explained the process if the applicant decides to challenge a determination by the Building Inspector, which would require an application to the Town's Zoning Board of Appeals. Andrew and Megan Radcliff of 12 Seton Road expressed concerns about the size and design of the proposed house, zoning compliance, and shadows over their property. Mr. Grippi said he would provide a video showing the sun going around the site throughout the day. The public hearing remains open. Application #2 — 15 Edgemont Road — Paula Kirby and Peter McWhinnie — Subdivision — Continued Public Hearing Greg Lewis of Lewis + Lewis Architects was present to address the Board and provided an overview of the proposed subdivision. Mr. Lewis stated that a response memo was submitted as well as an updated site plan showing an alternate driveway location. Mr. Engel stated that if and when there is an application for site plan, the location of the driveway would be fully discussed at that time. David Katz of 1 Knollwood Drive expressed concerns about sight lines if the location of the driveway were to be on Knollwood Drive near Locust Ridge Road. He requested that the Planning Board add a condition to the subdivision resolution limiting the location of the driveway to Edgemont Road. Dan Silverman of 5 Knollwood Drive expressed concerns about a driveway being added to Knollwood Drive near Locust Ridge Road and requested that the Planning Board add a condition to the subdivision resolution limiting the location of the driveway to Edgemont Road. Arthur Brown of 9 Knollwood Drive expressed concerns about sight lines if the driveway location is on Knollwood Drive near Locust Ridge Road. 2 Planning Board July 9, 2025 Jennifer Rubina of 10 Locust Ridge Road asked for clarification on whether the subdivision plat must show the driveway. Mr. Oliveri stated that a subdivision plat must show only the feasibility of a driveway. Steven Strauss of 2 Knollwood Drive asked if a subdivision can be approved with showing the location of the driveway. Mr. Block responded that for purposes of subdivision approval, the location of the driveway is hypothetical. Cecelia Absher of 1 Knollwood Drive expressed concerns about the validity of the applicant's sight line study and requested that the Planning Board add a condition to the subdivision resolution limiting the location of the driveway to Edgemont Road. She further requested a recital be added to the draft resolution to ensure that the record reflects the neighbors' concerns regarding a driveway on Knollwood Drive near Locust Ridge Road. The Planning Board declined to make such change to the draft resolution. Motion: To close the public hearing - Moved by Ira Block seconded by Edmund Papazian Action: Unanimously approved The Planning Board discussed the draft negative declaration prepared by the Town's Environmental Planner. The Planning Board discussed the draft resolution prepared by Counsel. The applicant stated that water would be provided by Veolia Water, not Westchester Joint Water Works. Chairman Engel reminded everyone that this application requires a new public hearing for final subdivision approval once the applicant has received necessary signoffs related to water and sewer service. Motion: To adopt the draft negative declaration prepared by the Town's Environmental Planner Moved by Elizabeth Cooney seconded by James Carroll Action: Unanimously approved Motion: To approve the draft resolution prepared by Counsel, as modified Moved by Ira Block seconded by James Carroll Action: Unanimously approved RESOLUTION Decision on Preliminary Subdivision Layout 15 Edgemont Road, Town of Mamaroneck, New York On motion of Ira Block, seconded by James Carrol, in connection with a subdivision application by 3 Planning Board July 9, 2025 Paula Kirby and Peter McWhinnie (the "Applicant"), the Planning Board conveys its tentative conclusion that the preliminary subdivision layout is satisfactory pursuant to the requirements of the Town Code of the Town of Mamaroneck (Town Code) Subdivision Law, upon the following resolution, which was adopted by a vote of 5 to 0, with no abstentions. 'WHEREAS the subject property is located at Section 1, Block 5, Lot 140 with a street address of 15 Edgemont Rdad in the Town of Mamaroneck (the "Subject -Property"); and:l •., • WHEREAS the Applicant filed an application for the subdivision of one lot into two lots (the "Proposed Action") pursuant to Chapter 190 of the Town Code (the "Town Subdivision Law"); and WHEREAS the Applicant has provided all of the information required by the Town Subdivision Law and the Application was deemed by the Planning Board to be complete; and WHEREAS the Town Building Inspector issued a memorandum, dated June 3, 2024 (the "Zoning Compliance Memo"), which, based upon review of plans dated April 30, 2025, prepared by Ronald Persaud, LLS for a proposed subdivision at Edgemont Road, he found that the proposed subdivision is zoning compliant for the two lots in a R-10 Zoning District: 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 submitted in connection with this Application (hereinafter referred to as the "Plans"): • "Subdivision Plat prepared by Ronald Persaud, LLS dated April 30, 2025 WHEREAS the Coastal Zone Management Commission ("CZMC") reviewed the Application at its meeting on April 28, 2025, and issued a letter to the Planning Board, dated May 2, 2025 (the "CZMC Letter"), which stated that it found the proposed action to be consistent with the Local Waterfront Revitalization Program ("LWRP"); and WHEREAS a duly noticed public hearing on the preliminary layout was conducted on June 11 and July 9, 2025; and WHEREAS another public hearing will be conducted in connection with the final subdivision plat; and WHEREAS the Proposed Action is an unlisted action pursuant to the New York State Environmental Quality Review Act, 6 NYCRR §617 et seq. (SEQRA) the Town of Mamaroneck Environmental Quality Review Law (MEQR); and WHEREAS the Board reviewed and discussed a draft determination of non -significance of the Proposed Action (the "Negative Declaration") on July 9, 2025; and WHEREAS, Section 190-8(A) of the Town Subdivision Law provides that, before the Board accepts submission of the final layout of the subdivision plat, the subdivider shall obtain the approval, without qualification, of the Westchester County Department of Health and Veolia Water (together, the "Necessary Certifications"); and 4 Planning Board July 9, 2025 WHEREAS, the Planning Board has considered the Application and the preliminary layout; the Plans, the Zoning Compliance Memo, statements and responses to questions by the Applicant and its representatives; memos, letters, reports and comments of the Town Engineer, the Town Environmental Planner, the CZMC and the Planning Board's consultants and the counsel to the Planning Board, and has heard and read testimony and reviewed other submissions from interested members of the public; and NOW, THEREFORE, BE IT RESOLVED, that pursuant to SEQRA and MEQR, the Planning Board hereby APPROVES the adoption of the Negative Declaration dated July 9, 2025, a copy of which will be kept on file with the Town Building Department. BE IT FURTHER RESOLVED, that the Planning Board hereby conveys its tentative conclusion that the preliminary layout is satisfactory pursuant to Section 190-7 of the Town Subdivision Law and authorizes the Applicant to obtain the Necessary Certifications pursuant to Section 190-8 of the Town Subdivision Law and thereafter return to the Planning Board for potential approval of the final plat. This decision is hereby certified and shall be filed with the Town Clerk. Application #3 — 59 Myrtle Blvd. — Form Tec USA LLC — Residential Site PlanPublic Hearing Andrew Zimmerman, architect for the applicant and Dave Goessl, engineer for the applicant, were present to address the Board and provided an overview of the proposed single-family home. Mr. Oliveri stated that his outstanding comments have been addressed. Motion: To open the public hearing Moved by Elizabeth Cooney seconded by James Carroll Action: Unanimously approved Ms. Hochman stated that a zoning compliance memo has not yet been issued. Mr. Engel asked whether a Tree Removal Application is needed. Mr. Zimmerman stated that they will need a report from an arborist to determine whether trees can be saved. There were no questions or comments from members of the public. The public hearing remains open. Application #4 — 7 Evergreen Lane — Robert Santangelo — Residential Site Plan, Tree Removal Permit — Public Hearing John Knoetgen, the applicant's architect, and Dan Sherman, the applicant's landscape architect, were present to address the Board and provide an overview of the application for a new single-family residence and proposed tree removal. Mr. Knoetgen stated that since the last meeting, the wetlands were flagged. He further stated that the applicant is scheduled to appear at an upcoming CZMC meeting. 5 Motion: To open the public hearing Moved by Elizabeth Cooney seconded by James Carroll Action: Unanimously approved Nancy Goodman of 6 Evergreen Lane commented that the property abuts a asked the applicant to consider helping to clean up the area. Mr. Oliveri reminded the applicant to submit a Wetlands and Watercourses proposal meets the required threshold. The public hearing remains open. Planning Board July 9, 2025 Westchester land trust and Permit application if the Application #5 — Trader Joe's, 1262 Boston Post Road — Brixmor Property Group — Special Use Permit Extension — Public Hearing Christie Addona of Silverberg Zalantis LLC, counsel to the applicant, along with a manager of the store, were present to address the Board and provide an overview of the application for a Special Use Permit Extension. Ms. Addona stated that Trader Joe's has and will continue to abide by conditions set forth in the Special Use Permit other than a requested change in the delivery windows. Mr. Engel entered into the record photos he had taken and printed of the interior and exterior of the store. The Planning Board and applicant discussed the proposed changes in the delivery times and the Planning Board asked the applicant to return in August with a suggestion of proposed hours and number of trucks for delivery. Motion: To open the public hearing Moved by Ira Block seconded by Elizabeth Cooney Action: Unanimously approved A neighbor who lives on Richbell Road spoke in favor of the application and stated that as a nearby resident, she is unaffected by the delivery trucks. The public hearing remains open. Application #6 — 398 Weaver Street — Six25 Concierge 11 LLC — Residential Site Plan. Wetlands and Watercourses Permit, Tree Removal Permit — Consideration Pierre Sarrazin, the applicant's architect, Shay, the applicant's engineer and William Kenny, the applicant's landscape architect, were present to address the Board and gave an overview of the project which proposes a new single-family dwelling. 6 Planning Board July 9, 2025 The Planning Board and applicant discussed the plans including HVAC, to be included on the plans for the next submission and the proposed driveway layout. The Planning Board asked Mr. Kenny to update his memo to reference the Town of Mamaroneck where it currently references the Village of Larchmont. • Mr Oliveri asked the applicant to include a wetlands narrative in the next submission and Mr. Carroll asked the applicant to include details for the stone wall protecting the Sheldrake on the next set of plans. The Planning Board referred the application to the CZMC and scheduled the public hearing for August. The meeting was adjourned at 10:20 P.M. Minutes pre �par-d by Jami Sheeky, Planning Board Secretary 7