HomeMy WebLinkAbout2025_06_25 Zoning Board of Appeals MinutesMINUTES
Zoning Board of Appeals Special Meeting
June 25, 2025
Conference Room C, First Floor 7:00 PM
PRESENT:
Arthur Wexler, Board Chairman
Irene O'Neill, Vice Chair and Board Member
Jonathan Sacks, Board Member
Randy Heller, Board Member
Stephen Marsh, Board Member
Dan Smith, Alternate Board Member
Arthur Katz, Alternate Board Member
OTHERS PRESENT:
Lisa Hochman, Counsel to the Board
Richard Polcari, Town Building Inspector
Anant Nambiar, Town Board Liaison
ABSENT:
Jennifer Ransom, Board Secretary
Richard Polcari, Town Building Inspector, assumed the role of Board Secretary.
The meeting commenced at 7:05 p.m.
Chairman Wexler welcomed the audience to this special meeting of the Zoning Board of
Appeals.
Mr. Polcari stated that the public hearing had been properly noticed and all documents to be
discussed this evening had been posted on the Town website at least 24 hours prior to the
meeting.
Application No. 1 - Case No. ZBA-25-21 — 1-5 Vine Street — Elk Vine Street
LLC/Mansisbro, Inc.
Motion: To open the public hearing
Moved by: Arthur Wexler seconded by Irene O'Neill
Action: Unanimously approved
Gary Hirsch of Elk Homes, on behalf of the applicant, addressed the Board and gave a brief
background of his company and an overview of the proposed project. He stated that the project
addresses needs identified in the Town's Comprehensive Plan by creating more diverse housing
stock, new rental units and improvements to infrastructure, streetscape and access to public
transportation.
Zoning Board of Appeals
June 25, 2025
Vinny Sparano, the property owner, addressed the Board. He stated that his family has operated
the current business, J&F Chatsworth, which has served the community for the last 44 years. He
further explained his partnership with Elk Homes and his family's desire to work with a
developer who cares about this community.
Rex Gedney, the applicant's architect, addressed the Board to explain the design features of the
proposed building.
The proposed ceiling height was discussed.
William Null, the applicant's attorney, addressed the Board to explain the variances requested
and describe how the project is compatible with the Town's recently adopted Comprehensive
Plan.
There was a discussion about the role of the Zoning Board in connection with implementing
goals articulated in the Comprehensive Plan and granting relief from requirements of the Town
Zoning Code.
Mr. Gedney described how the project would benefit Town taxpayers and Metro North
commuters. He explained that the project includes a public benefit of an elevator to the train
station and that they also intend to construct new sidewalks.
Mr. Hirsch stated that the project would have flood controls and stormwater would be stored
100% on site.
Mr. Gedney presented a shadow study to the Board.
Mr. Canning, the applicant's traffic consultant, addressed the Board to explain potential impacts
related to traffic and parking.
Nicholas Gaboury of Bibbo Associates, the applicant's civil engineer, explained the design of the
stormwater system.
Chairman Wexler invited members of the pubic to address the Board.
Carol Aloise of 101 Myrtle Blvd stated concerns about flooding on Cabot Road and Myrtle
Avenue.
Julia Cherashore of 5 Lafayette Road stated concerns about increased class sizes in the school
system.
Steven Kelts of 205 Larchmont Avenue questioned whether the cost to the Town would be offset
by new tax revenue and asserted an insufficient number of affordable housing units.
Karen Bonaparte of 44 Myrtle Blvd stated concerns about flooding and traffic on Myrtle Blvd
and suggested the developer work with the Town Engineer on a flood study.
Nathaniel Fox of 10 Wildwood Road expressed his support for the project.
Wage
Zoning Board of Appeals
June 25, 2025
Joel Freimark of 1 Briar Close stated concerns about school overcrowding and visual impacts
from Memorial Park and the Farmers Market due to the size of the building.
Judy Herbst of 76 N Chatsworth Ave stated that Memorial Park should be taken into account,
that the design is too modern and questioned whether it would enhance the community.
Jill Martin of 14 N Chatsworth Ave stated concerns about increase in traffic and particularly
because Vine Street is one-way.
Christopher Fathers of 38 Myrtle Blvd stated concerns about traffic on Myrtle Blvd, pedestrian
safety at Memorial Park and flooding problems.
Jack Genetempo, of 19 Cabot Road stated concerns about flooding and outdated sewer mains.
Courtney Walker of 1 Eck Place stated that she is a local realter and has observed that empty
nesters looking to downsize and people moving out of Manhattan need more housing options.
Maureen Gallagher of 105 Myrtle Blvd. stated concerns about flooding and traffic.
Susan Lipton of 17 N Chatsworth Ave. expressed her support for the project because it addresses
rental housing shortage in the Town and it provides options for those who want to downsize and
remain in Town.
George Talt of 167 Hickory Grove Dr. expressed concerns about street safety and pedestrian
safety accessing Memorial Park. He requested a more robust traffic study.
Michael Sullivan of 58 Valley Road expressed his support for the project.
Jonah Safer of 8 Cabot Road stated concerns about traffic and sewage backing up into homes.
Marie Schiraldi-Cattau of 20 Baldwin Avenue stated concerns about traffic, trees and other
environmental impacts.
Lois Scheffler of 35 N. Chatsworth Ave. stated concerns about traffic and parking.
John Catlan stated concerns about the building design and stormwater and expressed interest in
green building.
Ms. Hochman, Board Counsel, explained the New York State Environmental Quality Review
("SEQR") process, which requires the Board to identify and analyze potential environmental
impacts before making a decision on the requested variances. She further stated that she
reviewed the SEQR regulations and the Town of Mamaroneck Environmental Quality Review
("MEQR") regulations and characterizes the proposal as an "unlisted" action. She further stated
that site plan approval will be necessary and that the Town Planning Board will have jurisdiction
to review for that application. Mr. Null stated that the applicant has not yet applied to the
Planning Board for site plan approval. Ms. Hochman explained that because this is an "unlisted"
action, the Planning Board will undertake its own SEQR process, independent of the Zoning
Board. Ms. Hochman concluded by stating that the next step in the SEQR process is for the
Board to conduct an environmental assessment.
3IPage
Zoning Board of Appeals
June 25, 2025
The Board discussed whether they would need assistance and guidance in making an
environmental assessment to understand potential environmental impacts. Ms. Hochman stated
that it is not uncommon for a land use board to retain an environmental consultant for a complex
project. Mr. Null, the applicant's attorney, stated that the applicant would not object to paying
for an environmental consultant to be selected by the Board.
The Board and the applicant discussed referring the application to the Town's Board of
Architectural Review, Traffic Committee and Coastal Zone Management Commission. The
Board and the applicant discussed the timing of making such referrals.
The application was adjourned and the public hearing remains open.
Motion: For Town staff, in consultation with the Board counsel, to select and retain a consultant
to assist with environmental review, with expense passed through to the applicant
Moved by: Jonathan Sacks seconded by Dan Smith
Action: Unanimously Approved
The Board and the applicant agreed to continue the public hearing at the next regular Board
meeting scheduled for July 23rd. The Building Inspector stated that the agenda for that meeting,
once posted, will either confirm or provide an alternate date for the continuation of this public
hearing.
The meeting was adjourned at 10:20 p.m.
Minutes prepared by:
Richard Polcari
Building Inspector
Jennifer Ransom
Secretary
Wage