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HomeMy WebLinkAbout2025_03_12 Planning Board MinutesMINUTES Planning Board Meeting Wednesday,March 12,2025 Town Center —740 W.Boston Post Road,Mamaroneck,NY 10543 7:30 PM PRESENT:Elizabeth Cooney,Vice Chair (Acting Chair for this meeting) Ira Block,Board Member Edmund Papazian,Board Member Ron Mandel,Board Member Sarah Dum,Alternate Board Member James Carroll,Alternate Board Member ABSENT:Ralph Engel,Chair ALSO PRESENT:Carol Murray,P.E.,Deputy Town Engineer Elizabeth Aitchison,EnvironmentalPlanner Anthony Oliveri,P.E.,Consulting Engineer Lisa Hochman,Counsel to the Plaming Board Jami Sheeky,Plaming Board Secretary Peter Feroe and Elaine Du,AKRF,special consultants to the Plaming Board in comection with potential impacts related to traf?c,schools and contamination from a prior oil spill CALL TO ORDER The meeting was called to order at 7:30 P.M.In the absence of Chairman Engel,Ms.Cooney chaired the meeting.The Secretary called the roll and establishedthat 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,except for the “Tree Memo 780 Forest”which was posted the morning of the meeting. MINUTES The Board discussedthe draft minutes of the February 20,2025,meeting. Motion:To approve the draft minutes of February 20,2025 Moved by Ira Block seconded by Edmund Papazian Action:Approved Abstained:Ron Mandel FOUNDED 1661 I . vI _I I; I I 'II .,I .v I .I I I .I“ I I —I. Plaming Board March 12,2025 Application #1 —l9 Carriage House Lane —19 Carriage House Lane LLC -Subdivision Continued Consideration Brian Sinsabaugh,of Zarin &Steinmetz LLP,was present on behalf of the applicant to address the Flaming Board and provided an overview of the proposed subdivision.Mr.Sinsabaugh stated that a portion of the existing house on the property would be removed to achieve zoning compliance on that lot. The applicant and Flaming Board members discussed the technical memo issued by Mr.Oliveri. Mr.Sinsabaugh stated that he appeared before the Coastal Management Commission (CZMC). Elizabeth Aitchison,the Environmental Planner to the Town stated that due to the proximity of the project to a Critical Environmental Area,the Town regulations require that this be classi?ed as a Type 1 action under the New York State Environmental Quality Review Act (SEQRA). Motion:To declare that the Flaming Board would act as lead agency for purposes of environmental review pursuant to SEQRA Moved by Ira Block seconded by Edmund Papazian Action:Unanimously approved Ms.Hochman,counsel to the Planning Board,stated that,on behalf of the Flaming Board,staff would send a notice of intent to act as SEQRAlead agency to involved and interestedagencies. The applicant requested that a public hearing be set for the next Plaming Board meeting. Motion:To schedule the public hearing for the April meeting Moved by Edmund Papazian seconded by Ira Block Action:Unanimously approved Application #2 —780 Forest Avenue —Dominic Marchese -Residential Site Plan,Tree Removal Permit —Continued Consideration Bemy Salanitro,the applicant’s engineer,and Frank Marsella,the applicant’s architect,were present to address the Plaming Board.Mr.Salanitro gave an overview of the proposed new single-family dwelling.Mr.Salanitro stated that a response memo and updated engineering plans would be submitted prior to the April submission deadline. The applicant and members of the Board discussedrock removal and soil removal. Mr.Papazian asked if an HVAC system and generator are proposed.Mr.Marsella stated no generator is proposed. :.II I I II I .III ' I ..I.I .-I |I -.III .‘III '~I I I ‘I _I '1‘I :II - _.III 3 I n-| I E .I I | I I I I I I —III _ I .;I _.,I.I-IIIII. I . I -1|-II -II I. -I1 H II II II -II I ' _I I r ‘:‘-I'II I II '-II-_I;I _. :I II.II‘I I I II I ‘I II 'II .'I "‘" I'II II.I II I.:II I —.I :I [-I II _I . I5 II II 'I I '— -.II -I.-.'I—-.II 'I.'.l ''' IV I —II -II -I I I ‘|I "’ ..-I .-I II I II I.lI--=II-II : II ....I I II~II -—I. I , II I -’I .'U =I‘II ‘II ’' _I I 'II ». I I I.III . II -.I I -I -_'II I '' |I F=I ‘I ''I l ‘ I--I -I .III I II 'I I I ' _ I _:II II I II I I I" -II'' ‘'II I 'I‘M"'U'.II ''I III ''I I I “ I I I lIlll"I If II "‘'II "‘ ' ‘ AII.II —I;I:I I II III‘'I II ---I I.: rr II .II II . {a Flaming Board March 12,2025 Acting Chair Cooney asked if the application had gone before the CZMC,to which the applicant replied they will appear at the March CZMC meeting. The applicant requested that a public hearing be set for the next Plaming Board meeting. Motion:To schedule the public hearing for the April meeting Moved by Ron Mandel seconded by James Carroll Action:Unanimously approved Application #3 —2399 Boston Post Road -2399 Boston Post Road thy Co.-Site Plan, Wetlands &Watercourses Permit,Special Use Permit —Continued Public Hearing The recently appointed Flaming Board member,James Carrol,was introduced.He recused himself from this matter and stepped off the dais. Janet Giris,of DelBello Donnellan Weingarten Wise &Wiederkehr,counsel for the applicant, was present and stated that the applicant submitted a letter responding to all issues that have been raised by members of the public. Acting Chair Cooney stated that all written comments received have been reviewed by Planning Board members.She added that the public hearing has been open since November 13thand they have heard many comments and would like to hear only comments that have not already been raised so that Board members can commence discussion of this application. Steven Feinstein of Feinstein &Naishtut,LLP,spoke on behalf of Larchmont MamaroneckConcerned Citizens,LLC,a group of neighbors who establishedan LLC to hire an attorney to represent their interests in comection with this project.On behalf of his clients,Mr.Feinstein raised concerns about the ?ndings of the CZMC and the application for a Special Use Permit.He referenced his written statement dated February 17,2025,which had been earlier submitted and entered into the record. Metus Knoblich of 7 Locust Terrace,expressedconcerns about the potential for decrease in surrounding property values,constructionimpacts,pollution,noise,increased traf?c,and overcrowding in schools.His written statement dated February 19,2025,was entered into the record. Mr.Knoblich submitteda document he characterizedas an appraisal,which was distributedto Board members and the Flaming Board Secretary and entered into the record.Board member Block requested a full appraisal,including the appraiseréscredentialsand quali?cations. Doug Bloom of 22 Myrtle Boulevard raised concerns about nature protection and pollution in the marsh. Myron Tamenbaum expressed concerns about parking,traf?c,and ?re safety ;I ' I —I , I I I I., -II -.-I H .I I. I ' I .I r ._II I ,I -I I II I II I I ‘-=_- H _ I_ I a _ I .2II .u I I ‘ I II . I —I I J .I I ,2 II II ‘ I :.. ,(I I _ ..,_ I -.- I I - ,4 -.I -_ .7 )I I _ '''r . -.I I I . II I '-_.I .. .II I .2 I _ Plaming Board March 12,2025 Amanda Lurie of 19 Deane Place raised concerns about overcrowding in schools,over?ow of parking onto Deane Place,and requested that the scope of the project be reduced and the roo?op amenity eliminated. Matthew Ragone of Elkan Road raised concerns about the approval of this project opening doors for more developments in the future. David Rooth of 22 Deane Place inquired whether the units would be rental or for purchase,and Ms. Giris stated they would be condominiums.Mr.Rooth asked if the application would be reviewed again by the Building Inspector for zoning compliance,and Ms.Hochman stated that she would con?rm that the Building Inspector has reviewed the most recent set of plans. Acting Chair Cooney stated that,after listening to public comments for several months,she would like Board members to have an opportunity to discuss potential environmental impacts of the project. Lisa Hochman,counsel to the Plaming Board,provided an overview of the SEQRAprocess.She stated that at the conclusion of the December 11,2024,meeting of the Flaming Board,Chairman Engel requested the Town’s Environmental Plamer to prepare a so-called negative declaration (i.e., determination of non-signi?cance),to facilitate discussion and identify potential environmental issues. Ms.Hochman explained that although the Environmental Plamer has prepared the draft negative declaration for discussion tonight,it is the responsibility of the Plaming Board,not the Environmental Plamer,to make a determinationof environmental signi?cance or non-signi?cance in accordance with the SEQRAregulations.She concluded by urging Board members to ask questions,propose revisions and/or request more information before making a determinationof signi?cance. Elizabeth Aitchison,EnvironmentalPlamer to the Town,read Part 2 of the draft Environmental Assessment Form (EAF)into the record. Board members discussed Part 2 of the draft EAF Construction impacts were discussed. Potential impacts to wetlands were discussed. Potential contamination was discussed.Mr.F aroe,the Planning Board’s consultant,stated that although the New York State Department of Environmental Conservation regulates contaminated soil,the applicant should also be required to submit to the Town,prior to construction,a soil managementplan.He ?arther recommended that such a soil management plan should set forth the criteria for potential mitigation measures,a testing component,including how to handle contaminated soil on site,if encountered,and periodic reports to the Town. Elizabeth Aitchison read into the record Part 3 of the EAF (i.e.,the draft negative declaration/determinationof non-signi?cance). Board members discussed Part 3 of the draft EAF. 1n .... .. *-.a - . '.H ' ~. "‘lu-MI' u H h Flaming Boar dMarch12,2025 Acting Chair Cooney asked why the draft excluded the December 2024 report submittedby the applicant’s wetland consultant in response to questions raised by members of the public regarding the CZMC ?nding and potentialimpacts to wetland habitat.Ms.Aitchison stated that she will include a reference to such report in the next draft. Acting Chair Cooney asked whether there is any government guidance about how to evaluate potential impacts to critical environmentalarea habitats.Ms.Aitchison referenced helpful information publishedby the New York Department of State and said that she would share this information with Planning Board members.Ms.Cooney asked that this information also be incorporatedinto a revised draft. Acting Chair Cooney asked Ms.Aitchison about referrals made to interested and involved agencies and Ms.Aitchison responded that this information will be included in the next draft. Board members,staff and consultants discussedwhat types of impacts would trigger a positive declaration requiring the preparation of an environmentalimpact statement (EIS). Acting Chair Cooney requested the EnvironmentalPlanner to revise the dra?,taking into account the questions and issues raised and clarifying the thresholdsof environmentalsigni?cance and then to submit the revised draft for further considerationand discussion at the next Flaming Board meeting. Acting Chair Cooney entertainedadditional public comments. Myron Tannenbaum asked if the proposed walkway would be available for the public,and Ms. Cooney replied that the proposedwalkways will be on private property.Mr.Tannenbaum also asked for additionaldetails on the traf?c study provided by the applicant and was told that all information submittedis on ?le with the Town Building Department and available for public review. Metus Knoblich of 7 Locust Terrace inquired about the methods of discovering contamination. Board Member Mandel asked if the Flaming Board should consider closing the Public Hearing.Ms. Cooney stated that the Public Hearing has been open for four months. Ms.Giris requested that the Board close the Public Hearing and leave the record open for additional written comments. Caroline Donovan,of 17 Deane Place,asked if written comment can still be submittedand Ms. Cooney replied,yes. On behalf of neighboring property owners,Steven Feinstein Esq,of Feinstein &Naishtut,LLP, requested that the public hearing remain open for both written and verbal comments. Planning Board members discussedwhether the public hearing should remain open. The public hearing remains open. nutes pre ared by Jami Sheeky, Flaming Board Secretary Flaming Board March 12,2025 OTHER BUSINESS The Planning Board discussed the referral by the Town Attorney,dated February 7,2025,of the proposed amendment to the zoning ordinance regarding solar energy.Board members shared their comments and concerns,and Ms.Hochman offered to incorporate such comments into a written Flaming Board report and recommendation to the Town Board,with Flaming Board members copied.Board members agreed. The meeting was adjourned at 10:12 P.M.