HomeMy WebLinkAbout2025_11_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, November 24, 2025
1. Roll Call and Introductions
The meeting was called to order at 7:35pm.
CZMC Members:
Dr. C. Alan Mason, Chairman
Peter Roloff
Colin Barrett
Matthew Teitsch
Maurizio Bertini
Tara Anderson
Kristin Andersen
Others Present:
Town Councilman, Jeffrey King, Liaison to the Mamaroneck Town Board
Village Trustee, Peter Fanelli, Liaison to the Village of Larchmont Board of Trustees
Elizabeth Aitchison, Environmental Planner, Town of Mamaroneck
Stephen Rabideau, Winged Foot Golf Club
Joseph Cermele, Site Engineer, KSCJ Consulting, for WFGC
Vincent Sparano, Elk Homes, 1 Vine Street
Nicholas Gaboury, Bibbo Assoc. for 1 Vine Street
Hailey Pedicano, Cuddy & Feder LLP for 1 Vine Street
Rex Gedney, Elk Homes, 1 Vine Street
Joe Forte, Elk Homes, 1 Vine Street
Mark Manley, Resident & Sustainability Collab.
2. Approval of Minutes
2.1. CZMC Meeting Minutes September 29, 2025
The Minutes of the September 29, 2025 meeting were approved as submitted.
3. Referrals
3.1. Winged Foot Golf Club - 227 Griffen Avenue & 851 Fenimore Road
Lot Line Change, Zoning Amendment, Modifications to watercourse, and tree
removal. Site Plan Amendment, Wetlands & Watercourses Permit & Tree
Removal Application.
Steve Rabideau and Joseph Cermele presented the proposal to reapportion the
property at 227 Griffen Avenue, modify the watercourse to include a new headwall
and new conveyance pipes, remove one tree and invasive plants, and restore the site.
WFGC owns two parcels on Griffen Avenue: a vacant residential property that has a
watercourse traversing it, and a developed residential property at 227 Griffen Avenue.
WFGC proposes decreasing the overall size of the property at 227 Griffen Avenue
and adding a portion of the rear yard to the Golf Course along with the vacant lot,
increasing the size of the golf course property. They also wish to change the zoning
of the newly added land from Residential to Recreational, matching the zoning of the
rest of the golf course.
Proposed site work includes relocating the existing rear yard fence on 227 Griffen
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Ave, removing one existing tree, planting new trees, adding wetland mitigation
plantings, and modifying the existing stone wall, drainage channel and headwall. The
plan proposes a minor realignment of the stream channel which will help to improve
the overall flow of the watercourse.
The proposed headwall will include a forebay and trash rack that will improve water
quality by preventing trash and debris from clogging the newly installed HDPE pipes
and ease long-term maintenance. The existing 24-inch stream outlet pipe will remain,
but proposed modifications will include installation of a second, parallel 24-inch pipe,
doubling flow capacity and flow of both the natural and man-made drainage
conveyance system. The drainage improvements will also help to reduce the flooding
of the rear yard for 227 Griffen Ave., the vacant parcel, as well as reduce the
surcharge of the Town stormwater drainage system on Griffen Ave.
These improvements are partially within the locally regulated wetland and
watercourse buffer associated with the stream channel. Mitigation of wetland
disturbances will be provided through wetland buffer enhancement planting and
invasive species removal. NYSDEC provided a letter stating that they have no
wetlands jurisdiction over the proposed project, making this action solely a local
determination.
CZMC found the proposed action to be consistent with the policies in the Local
Waterfront Revitalization Program.
3.2. Winged Foot Golf Club, 851 Fenimore Road
West Course Tee Box Additions and Improvements, Holes 14 and 15
Site Plan Amendment and Tree Removal Permit Application.
Steve Rabideau and Joseph Cermele presented the proposal to regrade and
reconstruct the existing tee boxes at Holes No. 14 and 15 West to improve overall
layout, visual aesthetics and surface drainage. All disturbed tee areas will be sodded
and restored.
New tee boxes are proposed to be constructed at both Holes 14 and 15 West to
lengthen the overall hole layout. The removal of 26 trees is required for the new tee
box at Hole 15W, requiring the replanting of 72 replacement trees.
WFGC is proposing to plant 28 replacement trees at 14 and 15 West (including 8
shagbark hickories and 7 white oak trees) plus an additional 4 trees will be planted on
the golf course property near 227 Griffen Ave as a part of another proposed project.
Twelve thousand dollars will be required to be paid into the Town tree fund in lieu of
planting 40 of the replacement trees.
CZMC found the proposed action to be consistent with the policies in the Local
Waterfront Revitalization Program.
3.3. ELK Vine Street, One Vine Street, 34-Unit Apartment Building,
Application to the Zoning Board of Appeals for 19 Variances
Hailey Pedicano, Rex Gedney, Vincent Sparano, Nicholas Gaboury and Joe Forte
presented the proposal to construct a 34 unit, 6-story residential building at 1-5 Vine
Street. Nineteen variances are being sought from the Zoning Board of Appeals. The
proposal is a Type I action under the Mamaroneck Environmental Quality Review Act
because the project site is contiguous to Memorial Park.
The proposed building will be 69-feet tall, will have a penthouse and 4 affordable
housing units. Some landscaping will be provided. A series of Cultec infiltration units
will be installed under the building to manage stormwater from the site. The current
plan is to design for a one-year storm with no release during a ten-year storm. CZMC
would like the system to be designed for the 25-year storm if feasible. In addition to
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onsite detention, the applicant is proposing to install a stormwater management
system under the Town Commuter parking lot. According to their engineer,
stormwater runoff from 1 Vine Street flows to the south, to a catch basin on Vine
Street and through Memorial Park and runoff from the Town commuter parking lot
flows north and enters a culvert that crosses under the thruway and the railroad
tracks, then flows through the Village of Larchmont.
CZMC members were concerned with the potential for soil contamination associated
with the existing building, which has historically housed a dry-cleaning business, a
gas station and an auto repair shop. Even though NYSDEC closed an open spill
record, this doesn't mean there is no contamination on the site. CZMC requests that
the applicant provides copies of relevant documents from the property's building file
that pertains to use or storage of hazardous materials as well as the removal of any
storage tanks. CZMC recommends that a Phase I and Phase II Environmental
Assessment be conducted on the property to assist in determining the potential for
soil contamination. When completed, these assessments should be provided for
review.
A review of the Environmental Assessment Form revealed that Section E.1.9 was
answered incorrectly. This question asks if hazardous waste was generated at the
site. This is incorrectly answered "NO". Both J&F and the Magic Touch (the dry
cleaner) have EPA RCRA IDs, which means hazardous waste was or is generated at
the site. J&F's ID number is NYD982718272 and is listed as a small generator of
materials and the ID for Magic Touch is NY0000204958 but may not be active
anymore. This must be corrected.
In addition, there is limited information provided on what specific variances are being
sought for the project. CZMC requests a complete list of all the variances being
sought by the applicant.
CZMC looks forward to continuing its review at the next meeting, scheduled for
January 26, 2026.
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 January 26th at 7:30pm in Conference Room C.
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