HomeMy WebLinkAbout2025_02_24 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@townofmamaroneckny.org
CZMC Minutes
Monday, February 24, 2025
1. Roll Call and Introductions
The meeting was called to order at 7:35pm.
CZMC Members:
Dr. C. Alan Mason, Chairman
Matthew Teitsch
Maurizio Bertini
Colin Barrett
Tara Anderson
Others Present:
Elizabeth Aitchison, Environmental Planner, Town of Mamaroneck
Councilman Jeffrey King, Liaison to the Mamaroneck Town Board
For 104 Premium Point: Edward Figura, Glen Ticehurst, Matt Gironda, Jackson Smith,
Kristen Motel, David Bleustein
For 19 Carriage House Lane:
Josh Marchetti, Matt Behrenz, Matt Schimenti Jr., Brian Sinsabaugh
2. Approval of Minutes
2.1. Approval of Minutes: September 23, 2024
Minutes approved.
2.2. Approval of Minutes: October 28, 2024
Minutes approved.
2.3. Approval of Minutes: November 25, 2024
Minutes approved.
3. Referrals
3.1. 104 Premium Point: Residential Site Plan, Wetlands and Watercourses, and
Tree Removal Permit
At the Coastal Zone Management Commission meeting on February 24, 2025,
Edward Figura, Glen Ticehurst, Matt Gironda, Jackson Smith, Kristen Motel and
David Bleustein presented the proposal for improvements at 104 Premium Point.
The project site is located on Premium Point, between the Long Island Sound and
Premium Mill Pond. Because of the amount of site disturbance and the proximity of
the property to the waterfront, the applicant is seeking Residential Site Plan approval
and a Wetlands and Watercourses permit. In addition, the applicant is seeking a
permit for the removal of 6 trees. The project will include the completion of a
stormwater retention basin (permit previously granted by the Town), the removal of 6
trees, the replacement of the existing pool and patios, the removal of part of the
driveway, the replacement of the septic system, and new landscaping.
Much of the work will be done in the wetland buffer zones, which cover most of the
property. No work will be conducted in Premium Mill Pond, the Long Island Sound
Page 1 of 3
Coastal Zone Management Commission
February 24, 2025
and only landscaping will occur in the Coastal Erosion Hazard Area (CEHA). The
applicant contacted NYSDEC and they confirmed that no tidal wetlands permit or
permit to work in the CEHA will be required.
CZMC is convinced that water quality will improve on the site after the project is
completed. The total amount of impervious surfaces on the site will be reduced by the
replacement of the patio and pool with smaller pool and patios. The new pool filtration
system will use a UV sanitization system and will not require backwashing, an
improvement from the old system. The installation of a stormwater retention basin
will improve water quality by allowing stormwater to be filtered before being
discharged on site. The old septic system will be removed and replaced with a
FujiClean residential package sewage treatment system, which is a newer, cleaner
technology than the old septic systems. A connection to the municipal sewer is not
possible for homes on Premium Point.
A tree removal permit was issued to the previous owner, and 8 replacement trees will
be planted to satisfy that old permit. A new tree removal permit application has been
submitted for the removal of six trees: 3 trees within the detention basin, and three
between the pool and the house. Twelve replacement trees will be required for these
6 trees. The applicant has proposed to replace 4 of these trees on site and will pay
$2,400 into the tree fund for the 8 unplanted trees.
CZMC found the proposed action to be consistent with the policies in the local
waterfront revitalization program.
3.2. 19 Carriage House Lane - Preliminary Subdivision
At the Coastal Zone Management Commission meeting on February 24, 2025, Josh
Marchetti, Matt Behrenz, Matt Schimenti Jr. and Brian Sinsabaugh presented the
proposal to subdivide the property at 19 Carriage House Lane. They are not
proposing to construct a new house at this time, only the creation of a new lot that
could be used to construct a single-family house in the future. The property is located
adjacent to the Winged Foot Golf Club, which is a National Landmark and part of a
Critical Environmental Area (CEA).
Even though the construction of a new home is not being proposed at this time,
CZMC considered the potential for possible impacts to the CEA and the Winged Foot
Clubhouse should one be built in the future. Before the property can be subdivided,
both parcels must be zoning-compliant. The addition will need to be removed from
the original house on the parent parcel to accomplish this and CZMC noted that this
may require the removal of several trees. The applicant agreed to determine if this
would be necessary and if so, a tree removal permit will be required along with the
planting of replacement trees.
When the new house is constructed, it may be difficult to use a Cultec stormwater
management system because of the shallow depth to groundwater. According to the
applicant’s engineer, fill material would be required to raise the grade high enough to
allow the units to function properly and allow stormwater to perc into the ground.
There may be other alternative ways to manage stormwater runoff from the property
that could be feasible. CZMC agreed that this should not prevent the lot from being
developed and any potential impact could be mitigated.
CZMC found the proposed subdivision to be consistent with the policies in the Local
Waterfront Revitalization Program.
3.3. Proposed Regulation of Solar Energy Law, Town of Mamaroneck Town Board
The Mamaroneck Town Board is proposing an amendment to the Zoning Ordinance
that would regulate the installation of solar systems within the Town. This would
apply to residential and commercial properties and would include roof mounted panels
as well as ground based systems.
Page 2 of 3
Coastal Zone Management Commission
February 24, 2025
CZMC requested that the Town Engineer, Rob Wasp attend the next meeting to
present the proposed law and answer questions.
4. Old Business
No Old Business to discuss.
5. New Business
No New Business to discuss.
6. Next Meeting
The next CZMC meeting will be held on March 24 at 7:30 pm in Conference Room D.
Page 3 of 3