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HomeMy WebLinkAbout2025_09_04 Zoning Board of Appeals MinutesMINUTES Zoning Board of Appeals Special Meeting September 4, 2025 Courtroom - 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 Sabrina Fiddelman, Town Board Liaison Jennifer Ransom, Board Secretary The meeting commenced at 7:02 p.m. Chairman Wexler welcomed the audience to this special meeting of the Zoning Board of Appeals. Ms. Ransom 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. — Continued Public Hearing This is a continuation of a public hearing that was opened on June 25. Chair Wexler invited the applicant to explain changes to the project which were proposed after the June 25th meeting. Gary Hirsch of Elk Homes addressed the Board and gave a brief overview of the proposed changes to the project. Such changes would include decreasing the building from 7 to 6 stories, reducing the number of units and parking spaces and changing the configuration of apartments. Mr. Hirsch stated that he shared with the Town Board his proposal to contribute a substantial amount of money to improve stormwater control on Myrtle Blvd, Cabot Road and Wood Street, which would require Town Board approval. He further stated that the Town Board indicated that no decision would be made prior to a decision by the Zoning Board. Zoning Board of Appeals September 4, 2025 He further stated that the previous site owner removed an oil tank removal and that any contamination, if found, would be remediated at the applicant's expense. He further stated that he met with community members concerned about green space and discussed the possibility of donating money to the Town to create new green areas from excess parking spaces. Mr. Hirsch addressed the public comments on the project and characterized the feedback as around 50/50 with an unusual amount of community support for a project of this scope. He concluded that the community support is, in part, based on the need for rental housing in the Town of Mamaroneck. Mr. Hirsch stated that the applicant would submit new plans to reflect the revised proposal which would be reviewed by the Building Inspector, resulting in changes to the requested variances for building height, floor -area ratio and parking spaces. William Null of Cuddy and Feder, the applicant's attorney, addressed the Board to further describe the benefits of the proposed project. Mr. Null noted the unique features of the site, including its relatively small size, proximity to mass transit and completely impervious surface. Board members asked questions and there was wide ranging discussion among Board members and representatives of the applicant which included topics such as the number of affordable units, building height, parking, the need for the proposed elevator to Metro North, anticipated traffic impacts, stormwater and flooding issues, school enrollment, results of a shadow study, architectural features, potential opportunities for solar panels, economic viability, fiscal impacts to the Town and consistency with the Town's recently adopted Comprehensive Plan. Jan Johannsen of KSCJ Consulting, the Board's environmental review consultant, addressed the Board to explain the environmental review process. He summarized a memo to the Board he had prepared after reviewing the applicant's submissions in context with the relevant Town Code and New York State environmental review requirements (MEQR and SEQR, respectively). Ms. Hochman explained that given Mr. Johannsen's characterization of the project as a Type 1 action pursuant to SEQR and MEQR, there would need to be a coordinated environmental review and the establishment of a lead agency. Motion: For the Zoning Board to declare itself as the lead agency for purposes of a coordinated environmental review, directing staff to circulate notice of its intent to all interested and involved agencies Moved by: Randy Heller seconded by Irene O'Neill Action: Unanimously approved Chairman Wexler invited members of the public to address the Board and also noted that Board members read all submitted written comments. Ted Utz of 73 Myrtle Blvd and Vine Street Music expressed support for the project with hopes for a facility within the building that could be used by the community including a soundstage for musicians. His business flyer was presented to the Board and entered into the record as Exhibit A. Wage Zoning Board of Appeals September 4, 2025 Tricia Patterson, of 717 Forest Avenue, a Town resident since 2008 and the manager of the Farmers Market, expressed support for the project with regard to creating more patrons for local businesses, more affordable housing, an elevator to the train platform and for flood mitigation measures proposed. She did not think there would be a significant increase in traffic. Richard Martin of 14 N. Chatsworth Avenue stated concerns about traffic, parking and school overcrowding. Chuck Flynn of 37 Bonnie Briar Lane, a Town resident for 40 years, expressed his support for the building and his appreciation of an elevator installation. Philip Huffman of 43 Ellsworth Road, stated concerns about the look of the building, traffic and overcrowding of the Town and schools. Steve Keltz of 205 Larchmont Avenue stated concerns about the project, particularly the proposed height and questioned the applicant's assertions about the economic viability of the proj ect. David Kries of 15 Woodbine Avenue, a Town resident for 35 years, expressed his support for the project specifically with regard to the current limited rental housing options and the significant economic benefit to the Town. He further suggested that people trust the professionals and experts who are providing reports. Jim Lawless of 49 Sheldrake, a Town resident for 31 years, expressed his support for the owners of the property and his appreciation for their years of service to the community. He further stated his support citing the need for rental housing and for the economic benefits to the community. John Saccio of 99 Myrtle Blvd. and a Town resident for 69 years, stated his objections to the project with regard to safety and fire truck access to I-95. Carol Aloise of 101 Myrtle Blvd stated concerns about flooding and the number of variances. Maria Chattau of 20 Baldwin Avenue and a member of the Memorial Park Neighborhood Assoc., stated concerns about the scale of the project, flooding, potential strain on infrastructure, school, traffic and environmental concerns. The applicant requested feedback from the Board about how or whether to proceed and Board members indicated their interest in moving forward, evaluating the applicant's amended submission and continuing the conversation. The Board and the applicant agreed to continue the public hearing at the next regular Board meeting scheduled for October 22nd. The public hearing remains open. In recognition that this is the last board meeting for Jonathan Sacks, the Board thanked him for his many years of service. The meeting was adjourned at 9:40 p.m. 3IPage Minutes prepared by: Jennifer Ransom Secretary Zoning Board of Appeals September 4, 2025 Wage