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HomeMy WebLinkAbout2026_06_02 Town Board Meeting Packet 1 A .f , -- ,, - .iii i-, A z . .,. ri - 0 iouNDED 1,361 Town of Mamaroneck Town Board Agenda Tuesday, June 2, 2026 All Work Sessions and Regular Meetings are open to the public. Page 5:00 PM THE TOWN BOARD WORK SESSION The Work Session will convene in Conference Room A located on the Second Floor at the Town Center. WORK SESSION ITEMS 1. Request for Executive Session 2. Discussion - Budget Committee Report 4 - 17 Budget Committee Report Discussion - Pdf 3. Discussion - Debt Management Policy 18 - 23 Debt Management Policy - Pdf 4. Discussion - Town Board Regular Meeting Schedule 24 - 25 Town Board Regular Meeting Schedule - Pdf 5. Discussion - Reschedule Public Hearing - Proposed Local Law - 26 - 30 "Setback Requirements for Air-Conditioning Systems" Consideration to Reschedule Public Hearing - Proposed Local Law "Setback Requirements for Air-Conditioning Systems" - Pdf 6. Discussion - Storm Water Maintenance Agreement - Bonnie Briar 31 - 54 Country Club - 808 Weaver St. Storm Water Maintenance Agreement - Bonnie Briar Country Club (808 Weaver St) - Pdf 7. Discussion - Adoption of Negative Declaration - 2026 Storm Sewer 55 - 60 Improvements Adoption of Negative Declaration - 2026 Storm Sewer Improvements - Pdf 8. Updates 9. Changes to Regular Meeting Agenda 8:00 PM TOWN BOARD REGULAR MEETING The Town Board meeting will convene in the Courtroom located on the second floor of the Town Center. The public may also view the meeting on their cable set-top boxes — Optimum 75/76/77 or Verizon Fios 34/35/36 Page 1 of 108 -- or online at LMCMedia.org CALL TO ORDER SUPERVISOR'S REPORT RESIDENT COMMENTS STAFF COMMENTS/ PRESENTATIONS BOARD OF FIRE COMMISSIONERS 1. Call to Order 2. Fire Claims 61 - 63 Fire Claims 5-20-26 - Pdf 3. Fire Report 4. Other Fire Department Business AFFAIRS OF THE TOWN OF MAMARONECK 1. Consideration - Salary Authorization A 2. Consideration - Debt Management Policy 64 - 69 Debt Management Policy - Pdf 3. Consideration - Town Board Regular Meeting Schedule 70 - 71 Town Board Regular Meeting Schedule - Pdf 4. Consideration to Set a Public Hearing - Proposed Local Law - "Setback 72 - 76 Requirements for Air-Conditioning Systems" Consideration to Reschedule Public Hearing - Proposed Local Law "Setback Requirements for Air-Conditioning Systems" - Pdf 5. Consideration - Acceptance of Donation for the Senior Center 77 - 78 Acceptance of Donation for the Senior Center- Pdf 6. Consideration - Storm Water Maintenance Agreement - Bonnie Briar 79 - 102 Country Club - 808 Weaver St. Storm Water Maintenance Agreement - Bonnie Briar Country Club (808 Weaver St) - Pdf 7. Consideration - Adoption of Negative Declaration - 2026 Storm Sewer 103 - 108 Improvements Adoption of Negative Declaration - 2026 Storm Sewer Improvements - Pdf REPORTS OF MINUTES REPORTS OF THE COUNCIL TOWN CLERK'S REPORT TOWN ATTORNEY'S REPORT ADJOURNMENT NEXT REGULARLY SCHEDULED MEETING - Tuesday, June 16, 2026 Page 2 of 108 Any physically handicapped person needing special assistance in order to attend the meeting, should contact the Town Administrator's office at 914-381-7810. Page 3 of 108 ;:2 1 r Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Budget Committee Report Discussion Date: June 2, 2026 This is a continuation of the May 20th meeting discussion regarding the Budget Committee report. Action Requested: For discussion purposes, only, at this time. Attachment/s: Town Budget Committee Recommendations Response FINAL 4-17-26 Page 4 of 108 To: Town Board From: Meredith S Robson, Town Administrator Tracy Yogman, CPA, Town Comptroller Date: April 22, 2026 Subject: Responses to Recommendations of the 2025 Voluntary Budget Committee I. Introduction The 2025 Voluntary Budget Committee was formed to support the Town of Mamaroneck (the "Town") to: 1) Improve the budget process; 2) Identify opportunities to save money; 3) Identify opportunities to increase revenue; and 4) Identify possible operational efficiencies. This was the first time the Town of Mamaroneck established such a committee. With the help of the Town Administrator and Town Comptroller, the committee members spent a significant amount of time developing an understanding of the rules and regulations, operations and financial reporting of the Town. The topics are complicated, and we appreciate the time and information provided to us by the Administrator and the Controller. Given the various nuances and laws surrounding these processes, the rest of the report should be considered as recommendations for further exploration between the Board and the Town Administration. This report outlines a categorized set of options that, if implemented, could contribute meaningfully to the goal of tax stabilization. Each recommendation reflects a theme that emerged through our discussions and research. We encourage you to consider these proposals in the context of both immediate budgeting efforts and the Town's long-term financial strategy. We recommend that The Budget Committee be a standing committee of the Town to assist with the annual budget process and specific/one off issues. Further discussion of the future of a Budget Committee and its purpose and scope should be considered and such discussion must include the impact on staff and operations. II. Recommendations (Tier 1) — can be implemented or substantially implemented in the 2026 budget cycle and will have a significant impact 1. Changes to the Board's Procedures to Provide Early and Increased Direction to the Administration At the beginning of the budget cycle, e.g. in July or early August, the Board should provide specific goals to the Administration for the budget process. The Board might direct, for example, the tax levy increase to be no more than the New York State Property Tax cap. It might also specify, for example, that a maximum of $250,000 of fund balance can be used for operating expenses. And, it might identify projects that need to be done within capped operating budget and the KPIs (Key Performance Indicators or service levels) that need be to be met with the operating budget. Page 5 of 108 When the Administration presents its first version of the budget, it can identify the KPIs and projects, if any, that cannot be met or done within the goals proposed by the Board. This can be the starting point for the discussions between the Board and the Administration. The purpose of this effort is to communicate to the Administration the Board's expectation for the proposed budget at the start of the budget process. It allows the Administration to respond and state the impact of meeting the Board's targets and sets the parameters for the start of the discussions. This process would provide more time for the Board and the Administration to discuss the macro impact of the budget than exists in the current process. Recognizing the time commitment involved in understanding the complexities and getting to meaningful outcomes, the Board may want to consider establishing a financial sub- committee of two or three Board members that make recommendations for the full Board's discussion. We agree that the Town Board should provide policy-level guidance to inform the preparation of the budget. Establishing these parameters early helps build consensus while preserving flexibility as the process moves forward. One effective approach is to adopt a framework of priorities, such as maintaining current service levels in essential operations, taking a "fix-it-first" approach to protect existing assets, and limiting reliance on one-time revenues for recurring expenses, among others. Setting budgetary limits (caps) before the Town budget is prepared is generally considered not conducive to providing quality town services because it prioritizes spending targets over the actual, changing needs of the community. This approach forces a "cost-first" mentality that can hinder the strategic alignment of resources with necessary service levels. It does not provide for an objective, professional review, discussion and record of the current and future needs of the community. The Town does maintain performance indicators within each department; however, unlike private organizations, it cannot reduce service levels based solely on performance outcomes. Capital projects are a major component of the Town Board's annual budget discussions, including consideration of funding strategies and approaches to minimize the tax impact on residents. Discussions regarding capital projects did start earlier in the 2026 budget process and should be continued. 2. Budgeting Techniques for Greater Insight a. Zero-Based Budgeting (ZBB) Consider implementing ZBB on a pilot basis within select departments. This process requires departments to consider all service levels and expenses from the ground up, fostering a culture of intentional spending. This can result in reduced budget needs. Over time, this can be expanded or rotated to additional departments. For example: Highways or Assessments. The Town currently utilizes a zero-based budgeting approach for approximately 80- 90% of its budget. This includes contractual salaries and employee benefits, interfund transfers for capital and operating purposes, debt service, contractual leased Page 2 of 13 Page 6 of 108 equipment, and certain contractual expenses such as service agreements, library funding, and garbage commission funding. Much of the remaining portion of the budget must be developed based on estimates for variable but necessary expenses, including office supplies, uniforms, repairs, utilities, postage, vehicle maintenance, tax certiorari costs, insurance renewals, and camp-related expenses, among others. These costs fluctuate from year to year. Implementing a full zero-based budgeting approach would require significantly more time and resources, particularly given the limited regulatory and statutory timeframe available to prepare multiple versions of the budget. Municipal needs and services are broad and are intended to meet the needs of all residents as effectively and efficiently as possible. Much of this is focused on public safety and quality of life and does not lend itself to a strict focus on cost, but rather a cost-benefit analysis when trying to meet the community's expectations and needs. Often the least expensive alternative is not in the public's best interest. b. "Zero Property Tax Increase" Planning The most recent property tax increase was well in excess of the NY State Property Tax cap (this limits the annual growth of property taxes levied to two percent or the rate of inflation, whichever is less, subject to certain adjustments). We recommend the administration should begin by working with a 2026 budget with no increase in property taxes, while also reducing the use of fund balance appropriation to have a structurally balanced budget. It should encourage departments to construct their budgets by assuming no increase in property taxes and by identifying items not funded due to this limitation. This approach can highlight which expenses are truly essential and help articulate why additional investments are needed to achieve specific outcomes. Given that contractual increases in salaries and benefits alone account for approximately 65% of the total 2026 budget increase, it would be extremely difficult if not impossible for departments to achieve a no-increase budget without significantly reducing service levels to the community. While we completely understand the recommendation, administration does not consider a zero increase to be practical or responsive to the community's current and future needs. Some departments are so limited in size that even maintaining current operations would be difficult under minimal increases, let alone a zero-percent constraint. We believe that imposing an arbitrary target in the budgeting process obscures the community's true operational and capital requirements and ultimately does a disservice to the public. It undermines transparency and may leave both current and future taxpayers exposed to significant fluctuations in tax burden to address needs that were known but not properly accounted for in prior budgets. Page 3 of 13 Page 7 of 108 c. Five-Year Budget Planning The current Long Range Financial Plan (operating budget— page 35 of 2025 budget materials) shows five years of budget information, including projected budgets for the current year and the next three years. Revenue and expenses are shown by fund. We recommend: i. Revenues be shown by major revenue sources similar to the format on page 39 (property taxes, fee income, etc.). Recognizing budgets become more difficult with each subsequent year, it would be appropriate to combine certain line items. However, property taxes and use of fund balance should be shown separately due to their significance. ii. Expenses should be shown for major expenses by classification similar to the format on page 46 (personnel services, employee benefits, etc.). This recommendation is reasonable; however, implementing it would require resources beyond the current capacity of the Comptroller's Office, particularly given the limited statutory and regulatory timeframe for preparing multiple budget iterations. Additionally, the annual budget must be finalized before multi- year forecasts can be developed. A more robust multi-year forecast also requires sufficient time to evaluate various expenditure categories, align with the Town's long-term plans, and account for projected economic conditions. Given the level of effort required, the relatively limited benefit and the importance of aligning budgets with annual goals, priorities, and programs, administration can discuss this recommendation further with the Budget Committee. 3. Increasing Non-Tax Revenue a. Profit & Loss Tracking for Fee-based Town Amenities In the budget for 2025 the ice rink was projected to operate at a $180,000 loss and the pool was projected to operate at a $565,000 loss. Both amounts are on a fully loaded basis (employee benefits, debt service, etc.). We recommend these Town amenities operate at breakeven, accounting for all associated costs including personnel, fringe benefits, depreciation, and interest on debt. 2023 (Actual) 2024 (Actual) 2025 (Budget) Ice rink— net income (loss) $17,000 $(45,000) $(183,000) Pool — net income (loss) $(425,000) $(513,000) $(565,000) Total — net income (loss) $(408,000) $(558,000) $(748,000) Both the pool and the ice rink ran at breakeven or made a small profit prior to the last few years. Similar government owned facilities in other municipalities run at breakeven or make a profit today. This may require lowering expenses or Page 4 of 13 Page 8 of 108 raising fees for the use of these facilities. In the case of the indoor pool, owned by the school, it will require negotiation with the school district. We also recommend looking for grants to support the use of the Town's recreation facilities for youth programs, e.g., swimming classes and summer camp. Recreation fees are established by the Recreation Commission and have historically been based solely on the operating expenses of the two facilities, excluding debt service and employee benefits. The Town Board has consistently viewed the pool as one of the community's key amenities. Accordingly, fees have been intentionally maintained at affordable levels, with modest annual increases, while any operating shortfall has been supported through the tax levy. This decision is handled differently by each municipality that operates recreation facilities. The indoor pool is owned by the school district, which has significantly increased its rates more than doubling them since 2020—while the Town has reduced pool hours to help control costs. Debt service associated with the estimated $7.2 million outdoor pool enhancement project is projected to increase the annual pool budget by approximately $518,000. This increase cannot reasonably be absorbed through higher user fees without making them unaffordable or requiring greater tax support. Similarly, the Ice Rink has undergone substantial locker room improvements, resulting in an additional $100,000 in annual debt service since 2021. While rates have been increased in the 2026 budget, operating expenses have nearly doubled over the past ten years, compared to a 45% increase in revenues. A planned ice rink compressor replacement, estimated at $2.2 million, will add approximately $160,000 annually to the budget. As with the pool, this is a policy call as this cost cannot be fully offset through fee increases without impacting affordability and and requiring tax support. The Town's grant writers continue to actively pursue grant opportunities for all eligible Town programs Community Engagement for Financial Support b. Year-Round Outreach Campaigns Providing regular proactive communication about town services and costs can help build public trust and potentially stimulate volunteerism or philanthropic giving. That recommendation is well-founded and aligns with best practices in municipal governance. The Town already engages in regular communication through various channels, and we agree that clear, proactive messaging about services and associated costs can help strengthen public understanding and trust. Page 5 of 13 Page 9 of 108 The Comptroller provides the Town Board and the Public with quarterly budget projections, budget amendments and capital project bonding information in addition to an annual financial report and multiple budget meetings. The Town is actively pursuing other communication channels to provide the public with more information on the impact of their funding on programs and capital projects. Although we provide a significant amount of information to the public, we agree this is an area we can continue to improve upon as we have the resources to accomplish the task. c. Expansion of Volunteer Committees Encourage civic participation by supporting voluntary committees that contribute to town initiatives. Remove barriers by clearly stating what requirements (e.g., insurance, approvals) need to be met for resident-led efforts such as environmental clean-ups. The Town already has a number of opportunities for volunteer support on committees and boards and for ad hoc programs. Perhaps greater focus on constant promotion of these opportunities is warranted. d. "Friends of"Organizations Actively promote the formation of community-based support groups (e.g., "Friends of the Park", "Friends of the Rink") to raise funds and contribute labor toward specific amenities or causes. This can be done, as has been done in other communities, without Town officials becoming directly involved in the fund- raising efforts. The Town agrees with this recommendation and community volunteers are in the process of creating a not-for-profit to accomplish this. Once established, the Town can make requests directly to the "Friends ..." group to support programs and capital needs the Town has vetted and determined necessary to support and enhance recreational offerings that benefit the entire community. e. Legal Review of Sponsorship and Advertising Options Obtain legal and other guidance on how officials in other communities (Ex: Larchmont) are able to accept sponsorship or advertising for town activities and capital projects in accordance with rules and regulations. This can create potential new revenue streams. There is no authority for a municipality or its individual officials to solicit monetary or material gifts, either by advertisement or otherwise. Nor may they conduct fundraising activities. According to General Municipal Law and New York State Constitutional prohibitions, the Office of State Comptroller has rendered a number of opinions that such activity would be contrary to public policy and, therefore, not a proper municipal function. Page 6 of 13 Page 10 of 108 f. Promoting time-bound volunteer projects Residents (and students in particular) might be looking for outcome-based projects they can help with for a fixed duration of time. Below are some examples of projects that might be helpful to leverage residents'skills while being mutually beneficial to everyone i. Track the current town website usage. Implement changes that make it easier for residents to obtain the information they are looking for. ii. Identify ways to increase the number of residents who sign up and engage with the town newsletter. iii. Reimagine the recreation newsletter to better communicate information to the users of the recreation programs. iv. Increase the number of households that are aware of the alarm and pet permit requirements and are signed up for permits. v. Help each department create a one-page summary to communicate with Town residents. vi. Create a social media strategy for the Town including creating accounts where necessary. vii. Identify the latest cyber security trends and how they can be implemented cost effectively for the Town. The Town supports this recommendation and has identified potential projects for collaboration with high school OCRA groups. In addition, internship opportunities are made available across various departments on a case-by-case basis as they arise. III. Recommendations (Tier 2) —to consider in subsequent budget cycles 1. Budgeting Techniques for Greater Insight a. Staff Turnover Planning We recommend considering, in the salary and benefits budgets, a reduction for retirements, resignations and terminations for cause. This will account for the normal turnover in paid positions throughout the year. The decision to rehire should be based on the impact of the position to specific operations or projects that might be negatively impacted by the loss of that position, including where the cost of a delay would lead to a higher future cost or to an inappropriate reduction in services. The Town operates with a lean staffing model, and vacant positions must generally be filled to maintain service levels. In most years, there are between one and five vacancies across all funds. The 2026 budget does, in fact, include anticipated savings based on the projected hire dates for three vacant positions. Vacancies are always considered when preparing budgets. However, the Town is currently facing an unprecedented number of vacancies that we could not have adequately anticipated, largely due to retirement of long-term employees. We are actively attempting to fill all positions, but must work within Civil Service and contractual constraints, which Page 7 of 13 Page 11 of 108 differ significantly from the private sector. This makes budgeting appropriately for vacancies in this instance more challenging than one might expect. b. Department-Level Continuous Improvement & Metrics We recommend departments set and measure outcome-based productivity goals. For example, if capital investment is made in replacing an older truck with a newer one, there should be a reduction in repair costs associated with maintaining the older one. There are also potential savings from automating specific workflows of clerical and other functions that can free up work hours for other work. These data points can inform future operational and capital cost/investment decisions. The Town is committed to investing in automation to improve operational efficiency and expand online services for the public, enabling staff to work more effectively and enhance service delivery. The Town has implemented technology that has improved efficiencies such as Munis ERP, Opengov among many other IT systems that protect and manage our Townwide systems. There are always ways to improve operations, and the Town is committed to reviewing all appropriate opportunities. c. Items to be Included in the Capital Budget vs. the Operating Budget We recommend capital assets with a life of five or more years be financed using municipal bonds with a maturity less than or equal to the life of the assets and that meet New York State's rules for municipal debt financing. These assets should not be financed through the operating budget. This allows taxpayers to pay for the assets as they use them over the life of the asset and doesn't burden the taxpayers with paying for a long-life asset in the year they are purchased. The cost of using debt financing (bond issuance expense and interest expense over the life of the bond) should be measured against the extra property tax expense in the year of purchase. Similarly, most capital items with a life of less than five years, e.g., certain police vehicles, should be expensed in the year of purchase and not through issuing bonds. Also, other small capital expenses should be similarly financed in year the expense is incurred, I.e., these expenses should be in the operating budget. A Debt Management Policy is currently under review to establish clear borrowing guidelines. Recommendations from the Town's Financial Advisor and Bond Counsel have been incorporated into the draft policy. Consistent with best practices, the Town will not issue debt for assets with a useful life of five years or less and will prioritize pay-as-you-go financing for these expenditures. The Town Administrator and Comptroller have consistently made professional recommendations in this area with a focus on balancing the needs and tax burdens of current and future taxpayers. Our municipal financial advisor and bond counsel are routinely consulted in this matter and provide guidance on best practices for meeting fiscal needs and protecting the fiscal health of the community. Reassessing the AAA Credit Rating Strategy Page 8 of 13 Page 12 of 108 Understand key rating agency inputs to the Town's AAA rating and see if there are other levers to focus on beyond the fund balance. Also, review different rating agencies and determine if one fits the Town's characteristics better than the others. Once these are understood, also evaluate on a holistic basis, whether the pursuit and maintenance of the highest credit rating yields a net benefit for taxpayers. The Town understands the key considerations of the rating agencies and works closely with its financial advisor to maintain its Aaa bond rating. The financial advisor has suggested that the Town consider utilizing a different rating agency in the future. Moody's will continue to rate the Town's outstanding debt, as required by law, and the Town will seek out another rating agency for future financing. Increasing Non-Tax Revenue d. Grant Tracking and Effectiveness We recommend monitoring the volume, success rate, and financial impact of grant applications. The goal should be to increase the funding of operations and projects through grants. This data can also support decisions regarding grant advisor effectiveness and property tax needs. Care should be taken to limit the use of grants for on-going operating expenses and focus the use of grants on one-time expenses. Always be mindful that grants may be available for one or more years but may not be available forever. The Town supports this recommendation, including the caution regarding use of grant funding for ongoing operational expenses. The Town's grant consultants actively pursue grant opportunities for which the Town is eligible. As a result of these efforts, the Town has secured significant grant funding of over $10 million over the past four years for capital projects. In addition,the Town has implemented a grant management database to monitor, report on, and track the performance and success of its grant program. Securing grants for capital projects is a priority. e. Increasing Fee income We recommend greater communication and enforcement of existing rules. i. The volume of alarm permits has been estimated at 1,000 for 10,519 households. This number appears low. Given that a functioning alarm system provides a discount for insurance premiums, consider working with home insurance providers and alarm companies to get a true understanding of the number of alarms. Also consider partnering with these firms to communicate the rules and better compliance with permit requirements. Also, for all police visits for a tripped alarm, verify the alarm was properly permitted. While this recommendation is reasonable in concept, it is not practical to implement. The Town has made extensive efforts to notify residents through newsletters, the Town website, mailings, and announcements at Town Board meetings. Additionally, insurance companies and alarm providers do not release customer lists, as doing so would pose security and privacy risks to both the companies and homeowners. Page 9 of 13 Page 13 of 108 Furthermore, as the Town is subject to FOIL, maintaining such information could require disclosure to the public upon request, creating additional safety concerns. ii. Parking and enforcement fees seem understated. This is possibly due to reduced enforcement. We recommend the Town work with the relevant departments to track enforcement and improve the quality of life. The Town acknowledges this recommendation and agrees that parking and enforcement play an important role in maintaining quality of life. Enforcement levels can fluctuate based on staffing, operational priorities, and seasonal factors, which may impact related revenues. The Police Department records and manages the enforcement activity and identifies opportunities for improvement where appropriate. 2. Inter-Municipal Agreements There are benefits of scale that can be obtained by sharing services with various municipalities and school districts on a fully loaded cost basis. These agreements should be formalized with a 3 — 5-year renewal clause. This enhances accountability and transparency. Dump trucks, gasoline, tax collection, sewer vacuum trucks, street sweepers, etc. are some of the services which can be or are shared for which the Town should collect the full cost of providing them. Similarly, the Town may save money by"buying"services, from other governmental entities and not having to carry the full cost itself. a. School District Cooperation Explore cross-budget opportunities where Town support for school functions (e.g., crossing guards, subsidized fuel, collection of school taxes, guarantor of school taxes) could be acknowledged or balanced by increased community access to school facilities like pools or gyms. The Town works collaboratively with the Mamaroneck School District and both Villages on several initiatives and supports the recommendation to explore additional opportunities. Current Shared Services: 1. The Town currently collects taxes on behalf of the School District and remits the full tax levy. It is also responsible for collecting all outstanding taxes on open receivables. While the Town does not charge the School District for these services, it retains late payment penalties and fines, which totals approximately $450,000 to $550,000 annually about 40-50% of total penalty revenue. 2. The Town and the Village of Mamaroneck shared the cost of the sewer camera system purchased a few years ago. The Town provides camera Page 10 of 13 Page 14 of 108 services to the Village on an as-needed basis and charges an hourly rate that includes staff, equipment and supplies. 3. The Town is a member of the Westchester Joint Water Works (WJWW) that collaboratively provides water/sewer services. 4. The Town operates a vehicle garage that routinely provides vehicle repair services and fuel for the Village of Larchmont's garbage trucks, fuel for all school vehicles (reimbursed at cost by the District)and works with the Village of Mamaroneck to share road treatment materials during snowstorms as needed. 5. The Town also partners with the Village of Larchmont to provide library services to the community. b. Ambulance District Cooperation Consider ways to share resources and improve coverage between the Larchmont Volunteer Ambulance Corps (LVAC) and the Village of Mamaroneck Emergency Medical Services (MEMS) ambulance districts to help keep the costs down. Also, begin to audit the ambulance districts' use of Town appropriated funds. Both organizations are nonprofit entities, and the Town contracts with them to provide ambulance services. The Town works with both non-profits to provide reliable coverage Townwide. Costs have increased over time due to a decline in volunteer availability, resulting in a greater reliance on paid EMTs and paramedics to meet emergency service needs. The Town approves all ambulance expenditures that are reviewed as part of the Town's annual audit. c. Police Resource Sharing Explore potential shared services between the Town and the Villages of Larchmont and Mamaroneck to control rising public safety expenditures. The Town consistently seeks opportunities to partner with neighboring municipalities to help control costs. One example is the use of municipal purchasing contracts. Additionally, the Town has collaborated with several nearby departments including Bedford, Bronxville, Eastchester, Mamaroneck, and Ossining to implement shared police software that enhances communication efficiency. Mutual aid agreements also enable the Town to share services with other jurisdictions when needed for both Police and Fire operations. While shared services are generally a sound approach, sharing equipment is not necessarily feasible, as much equipment must be readily available for immediate use at the same time other communities would need the same equipment. Page 11 of 13 Page 15 of 108 3. Legislative Agenda for Long-Term Reform a. Homestead Tax Rule Modernization Work with state legislators to explore property tax reforms allowing uniform residential tax rates for future condominium and co-op apartment projects. New York State Real Property Tax Law 581 requires that condominiums and cooperative apartments be valued as if they are income-producing apartment buildings. This law requires assessments using the income-capitalization approach rather than by valuing the individual units at their fair market value (sales approach). For over 40 years, the New York State Assessors Association (NYSAA) has lobbied to eliminate this tax provision. In 2019 the Town exercised the limited control that it has in this area by enacting a local law that prevents properties that are not condominiums from being converted to condominium ownership and receiving the favorable assessment treatment provided by RPTL 581. While the NYSAA successfully pushed for a reform bill in 2022 that would have given municipalities statewide the local option to use fair market value in establishing assessments for new construction, the legislation was vetoed by Governor Kathy Hochul. The Governor did approve a similar version of this same legislation specific to the Town of Greenburgh that same year. b. Reduce accounting and administrative complexity Work with the state legislators to modify the Town-level financial structure rules to reduce the complexity of the Town's finances, specifically eliminate the need for "special districts" at the Town level and eliminate other requirements that add complexity without adding material value. In New York, a Town can eliminate (dissolve) special districts and shift services into the Town-wide general fund, but it must follow a formal statutory process under Town Law Article 12 and related provisions such as NY Town Law §202-a, §209-q — district dissolution and consolidation and General Municipal Law Article 17-A (in some restructuring contexts). This is often referred to as district dissolution and conversion to a Town function. This is a complex issue that does not lend itself to simple or straightforward changes, but the Town can explore it further. Page 12 of 13 Page 16 of 108 1. Determine Feasibility c. School and County Tax Guarantee Explore legislative changes to relieve the Town from guaranteeing 100% of school and County taxes in the face of collection shortfalls. This could improve the Town's cash flow and budgetary flexibility. This is an example of an expense for a service for which the Town is not paid. If it is not possible to eliminate the"guarantee" requirement, find a way to be reimbursed for the opportunity cost (Fed Funds or another interest rate) for the use of the Town's cash. Although the Town does not charge the School District or County for tax collection services, it retains late payment penalties and interest, which generate approximately $450,000 to $550,000 annually representing about 40-50% of total penalty revenue. These revenues more than offset the cost of collection, so eliminating this role would result in a net loss of funding for the Town. Additionally, staffing levels in the Comptroller's office would not be reduced if the Town no longer collected these taxes, as those employees perform a wide range of other financial functions as part of their regular duties. IV. Conclusion The Voluntary Budget Committee is grateful for the opportunity to contribute to the Town's efforts to maintain fiscal responsibility while delivering high-quality services to residents. These recommendations are offered as a foundation for further dialogue, prioritization, and community engagement. We remain committed to working collaboratively with the Town Supervisor, the Town Board and the administrative staff to shape sustainable financial policies that serve the best interests of the Town's residents now and in the future. The appreciate the time and effort put in by the Budget Committee to understand the complexities of the Town's finances. We will certainly assist any additional work authorized by the Town Board. Page 13 of 13 Page 17 of 108 0 1 fri, Town of Mamaroneck Town Center FoUrw8D 16151 740 West Boston Post Road, Mamaroneck,NY 10543-3353 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Debt Management Policy Date: June 2, 2026 As we have discussed previously, Tracy and I believe the attached Debt Management Policy reflects best practices and supports sound fiscal management for the Town. Therefore, I offer the following resolution for your consideration. Action Requested: Resolved that the Town Board hereby adopts the attached Debt Management Policy to guide the issuance and management of all Town debt. Page 18 of 108 r rr+. Town of Mamaroneck Comptroller, Town Center � . , FOUNDED 1661 ' 740 West Boston Post Road, Mamaroneck,NY 10543-3353 INTERDEPARTMENT MEMORANDUM TEL: (914) 381-7810 FAX: (914) 381-7809 gtowno fmamarone ckNY.org Date: June 2, 2026 To: Meredith Robson, Town Administrator From: Tracy Yogman, Town Comptroller Subject: Debt Management Policy General: The Town of Mamaroneck (the "Town") is authorized to issue debt for lawful municipal purposes in accordance with the New York State Constitution, Local Finance Law, and other applicable statutes. A prudent debt management is essential to maintaining the Town's fiscal health, protecting its creditworthiness, and ensuring that debt is issued and managed in a manner that is consistent with sound financial practices including establishing formal guidelines and procedures governing the issuance and management of debt, including compliance with all applicable federal, state, and local laws and regulations. The attached Debt Management Policy is a new policy that has been developed to provide a framework for the issuance and structuring of debt obligations; management and monitoring of outstanding debt; use of debt financing in a manner that is fiscally responsible and transparent; compliance with applicable continuing disclosure and arbitrage requirements and the protection and enhancement of the Town's credit rating and market access. The policy documents the Town's current practices. The Town's financial advisors and bond counsel have reviewed and provided feedback that has been incorporated into the policy draft. Key Aspects and Considerations: 1. Long-term debt may be issued for terms of five years or more. The Town will generally finance non-infrastructure capital projects and purchases over a period of 15-20 years, while infrastructure-related projects may be financed over longer terms consistent with their Period of Probable Usefulness (PPU). The Town's financial advisors have also recommended maintaining a minimum five-year borrowing term to provide flexibility in the event legal settlements need to be financed through bonding. Page 19 of 108 2. The Policy establishes a self-imposed limit for general obligation debt service of 15% of the annual operating budget. This level is considered moderate but manageable under municipal finance best practices. The Town's current debt service level is approximately 11% of the operating expense budget. The Debt Management Policy should be reviewed periodically, and at least every three years, and may amend it as necessary to reflect changes in laws, regulations, or best practices. All Town officials involved in the issuance and management of debt shall comply with the provisions of the Debt Management Policy, as well as all applicable legal requirements. Attachment/s: DEBT MANAGEMENT POLICY-Draft 6-2-26 Page 20 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Effective June 3, 2026 PURPOSE One of the keys to sound financial management is the development of a debt policy, as recommended by the Government Finance Officers Association. A debt policy establishes the parameters for issuing debt and managing the debt portfolio. It provides guidance to the administration regarding purposes for which debt may be issued, types and amounts of permissible debt and method of sale that may be used. POLICY Guidelines for Debt Issuance: Each project proposed for financing through debt issuance will have an analysis performed for review of tax impact and future operating costs associated with the project and related debt issuance costs. All debt issuances shall be authorized by the Town Board. Long-term debt may be issued to purchase or construct capital improvements or equipment with a minimum expected life of five years. The Town will not use long-term borrowing to finance annual operating needs. The term of any bond issue will not exceed the useful life of the capital project/facility or equipment for which funds are borrowed. Bond issues should be planned to minimize the frequency of issuance, thereby ensuring the lowest possible costs of issuance. It is the intent of the Town Board to issue only once per year, unless otherwise necessary due to exigent circumstances. When determining the size of a bond issue, consideration should be given to the cash flow needed for construction projects to be done or started within one year. Types of Debt Issuances that the Town may issue include general obligation debt for capital or other properly approved projects or needs; Tax Anticipation Notes; Budget Notes, Revenue Anticipation Notes, Deficiency Notes may be issued in anticipation of revenue streams or to fund short term operating deficits. The Town will not use short-term borrowing to finance operating deficits except in the case of extreme financial emergency. If used, such debt shall be fully paid in the current or immediately following fiscal year and shall not be rolled over. Bond Anticipation Notes (BANS): May be issued for capital related cash purposes to reduce the debt service during the construction period of projects or to provide interim financing for a project or before full project costs are known. In accordance with Local Finance Law S 23.00, BANs shall not mature more than 5 years from the date of issuance. Lines of Credit shall be considered as an alternative to other short- term borrowing options. PROCEDURES Method of Sale: The Town's preferred method of sale of bonds is via competitive sale to underwriters. If deemed advantageous and when permitted under Local Finance Law, the Town may sell bonds via a negotiated sale, private placement, or other method. If a negotiated sale process is deemed appropriate, the underwriter(s) shall be selected through a competitive process. The Town may request the Town's Financial Advisor and/or Bond Counsel to assist in this process, analyze proposals and provide recommendations with respect to the selection(s). Page 21 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Method of Structuring: The Local Finance Law permits bonds to be amortized using the 50 Percent Rule or a level or declining debt structure. The Town shall select the amortization method that produces debt service payments compatible with the Town's needs and ability to repay its existing and forecasted debt obligations. The Town shall confer with its Financial Advisor and/or Bond Counsel relating to the structuring of debt obligations. Financial Advisor Selection: The Town Administrator and the Comptroller shall select a financial advisor based on the qualifications and experience in managing bond transactions similar to that contemplated by the Town based on quality and experience of personnel assigned to the Town's engagement. The Financial Advisor shall ensure the Town's compliance with Municipal Securities Rulemaking Board (MSRB) regulations governing the priority of orders and allocations Bond Counsel: The Town shall retain legal counsel to represent them in the issuance of municipal bonds. The bond counsel will confirm that the Town is legally allowed to issue the bonds; issue a legal opinion that the debt is a legally binding obligation of the Town. The Town Administrator and the Comptroller shall select a bond counsel based on the qualifications and experience in managing bond transactions similar to that contemplated by the Town based on quality and experience of personnel assigned to the Town's engagement. In conjunction with its financial advisor, the Town will evaluate each bond sale after completion to assess the following: costs of issuance including underwriters' compensation, pricing of the bonds in terms of the overall interest cost and on a maturity-by-maturity basis, and the distribution of bonds and sales credits. The Comptroller has the authority to approve the issuance of the bonds based on the Financial Advisor's advice. Self-Imposed Debt Targets: Pursuant to the State Constitution, the total amount of the Town's outstanding debt may not exceed seven per centum (7%) of the five-year average taxable full valuation of property assessments. This is the Constitutional Debt Limit ("CDL"). The Town's water debt, budgetary appropriations, and operational financings are excluded from the calculation of the CDL. Self-supporting debt, including sewer debt, paid from non-real property tax revenue may also be excluded in full or part if authorized by the Office of the State Controller. If applicable, the COF should apply for all self- supporting debt exclusions in order to maintain sufficient debt capacity. Tax-supported general obligation debt service is intended to be at or below 15% of total expenditures in the annual operating budget. Refunding of Debt: The Town Comptroller, with the assistance of the Town's Financial Advisor, shall periodically review the Town's outstanding long-term debt to identify refunding opportunities. If a refunding opportunity is identified, the Town Comptroller shall work in conjunction with the Town's Financial Advisor to determine if the potential benefits of the refunding outweigh the risks or costs of delaying the refunding. The Town will refund debt when it is in the best financial interest of the Town to do so. Page 22 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Restructuring: Refunding for restructuring purposes will be limited to restructuring to alleviate debt service during difficult budgetary years, achieve cost savings, mitigate irregular debt service payments, release reserve funds or remove unduly restrictive bond covenants. The Town will refund bonds within the term of the originally issued debt. However, the Town may consider maturity extension, when necessary to achieve a desired outcome, provided that such extension is legally permissible. The Town also may consider shortening the term of the originally issued debt to realize greater savings. The remaining useful life of the financed facility and the concept of intergenerational equity should guide this decision. Escrow Structuring: The Town shall utilize the least costly securities available in structuring refunding escrows. A certificate will be provided by a third-party agent stating that the securities were procured through an arm's length, competitive bid process (in the case of open market securities), and that the price paid for the securities was reasonable within Federal guidelines. Under no circumstances shall an underwriter, agent or financial advisor sell escrow securities to the Town from its own account. Arbitrage: The Town will comply with all applicable U.S. Internal Revenue Service and U.S. Treasury arbitrage requirements for bonded indebtedness in order to preserve the tax-exempt status of such bonds. The Town shall take all necessary steps to optimize escrows and to avoid negative arbitrage in its refundings. Any resulting positive arbitrage will be rebated as necessary according to Federal guidelines. The Town will maintain record of any Arbitrage rebate reports and records of rebate and yield reduction payments, if applicable. Investor Relations, Disclosure and Communication: Debt ratios will be computed annually and reported in the Comprehensive Annual Financial Report. The Town will maintain communication with bond rating agencies to keep them abreast of its financial condition by providing them the Town's Comprehensive Annual Financial Report, Annual budget, and Capital Improvement Program. The Town will comply with all of its undertakings in accordance with Securities and Exchange Commission Rule 15c2-21. Debt Service Fund Balance: The fund balance of the Debt Service Fund shall be reserved for the future payment of annual principal and interest payments, which includes general obligation bonds of the Town. Page 23 of 108 ;:2 1 r Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Town Board Regular Meeting Schedule Date: June 2, 2026 Action Requested: Resolved that the Town Board hereby sets the July & August Town Board Regular meeting dates for Attachment/s: june-to-august-2026-calendar Page 24 of 108 June 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 3 4 5 6 Town Board 7 8 9 10 11 12 13 14 15 16 17 18 (LO5D 19 20 Town Board HOLIDAY 21 22 23 24 25 26 27 28 29 30 July 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 CLOSED 3 4 HOLIDAY 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 August 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Town Board 9/2 L E D Labor Day 9/7 H Or LI DAY Page 25 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator CC: William Maker Jr., Town Attorney Richard Polcari, Building Inspector Re: Reschedule of Public Hearing - Proposed Local Law - "Setback Requirements for Air-Conditioning Systems" Date: June 2, 2026 Action Requested: Resolved that the Town Board hereby reschedules the public hearing for "Setback Requirements for Air-Conditioning Systems" for the June 16, 2026 Town Board meeting. Attachment/s: PLL Setback Requirements for ACs (2026-02-27-Mx to TB and proposed LL) PB Report& Reco on Proposed Local Law - Central AC Setbacks Page 26 of 108 17 0 17 ,, 15 2 e: * a Town of Mamaroneck County of Westchester a FOUNDED 1,661 ' 740 West Boston Post Road, Mamaroneck,NY 10543-3353 COUNSEL TEL: 914/381-7815 FAX: 914/381-7809 WMakerJr@TownofMamaroneckNY.gov MEMORANDUM To: Members of the Town Board cc: Meredith S. Robson, Town Administrator Allison May, Town Clerk Richard Polcari, Building Inspector From: William Maker,Jr., Attorney for the Town Subject: Revision in the setback requirements for central air conditioning units Date: February 27, 2026 The Building Inspector has opined that the Town's current side and rear yard setback requirements for central air conditioning systems has become antiquated due to improvements in technology that have reduced the noise generated by such systems significantly. I attach a proposed local law that, if adopted, will amend section 240-59 of the Code to reduce the side and rear yard setback for central air conditioning systems to five feet. If the Town Board considers this revised law worthy of public discussion, it should refer it to the Planning Board. for a report as required by Mamaroneck Town Code §240-92B. I 11* Page 27 of 108 Local Law No. -2026 This local law shall be known as the "Setback Requirements for Air-Conditioning Systems" law. BE IT ENACTED by the Town Board of the Town of Mamaroneck Section 1—Purpose: On December 5, 2001, the Town Board passed Local Law No. 8 of 2001 which added section 240-59 to the Code of the Town of Mamaroneck. That new section regulated the location of central air conditioning systems by requiring them to comply with the setback requirements of the zoning districts in which they were placed. The primary concern at that time was to create distance between neighboring properties to lessen the impact of the noise created by central air conditioning systems. Twenty-five years later, technology has evolved to the point that central air conditioning systems no longer generate significant noise. As a result, the Board of Appeals has granted variances from the setback requirements on a regular basis. The Town Board has determined that section 240-59 should be amended due to current technological advances. In 2025, of the 80 applications for variances heard by that Board in 2025, 23 were for variances from the setback requirements for central air conditioning systems. By doing so, not only will the Code be modernized but the number of applications to the Board of Appeals should be reduced. Section 2—Amendment of a current section of the Mamaroneck Code: Section 240-59 of the Code of the Town of Mamaroneck hereby is amended by adding the following new Subsection D. D. The side and rear yard setbacks requirements for a central air conditioning system shall be 5 feet notwithstanding the side and rear yard setback requirements of the zoning district in which a central air conditioning system is installed. Section 3—Severabilit v: Should any provision of this Local Law be declared invalid or unconstitutional by any court of competent jurisdiction, such declaration of unconstitutionality or invalidity shall not affect any other provisions of this Local Law, which may be implemented without the invalid or unconstitutional provisions. Page 28 of 108 Section 4—Effective Date: This Local Law shall become effective upon its filing with the Secretary of State. February 20,2026 Page 29 of 108 From: Lisa Hochman To: Maker Jr.,William;WIlliam Maker;Meredith Robson Cc: Carol Murray;Jami Sheeky;Aitchison,Elizabeth;Anthony Oliveri;Wasp,Robert;Polcari,Richard;Ralph; Ira Block;James Carroll; Papazian,Edmund; Ron Mandel Subject: PB Report&Recommendation on Proposed Local Law-Central Air Conditioning Systems Date: Tuesday,April 14,2026 7:41:22 PM PROPOSED LOCAL LAW TO CHANGE SETBACKS FOR A/C UNITS: This message is in response to the Town Attorney's memo to the Town of Mamaroneck Planning Board dated March 13, 2026 regarding a proposed amendment to Section 240-59 of the Town of Mamaroneck Zoning Ordinance to set the side and rear yard setbacks for central air conditioning systems to five feet, notwithstanding the side and rear yard setback requirements of the zoning district in which a central air conditioning system is installed. As counsel to and on behalf of the Planning Board, I hereby report that at the April 8, 2026 regular meeting of the Planning Board, of the four members present,the Board unanimously recommended adoption of the proposed local law for the reasons set forth herein. The Planning Board also expressed concerns about potential noise impacts, as set forth herein. The Planning Board concurs in the Building Inspector's opinion, as stated in the Town Attorney's February 27, 2026 memo to the Town Board,that improvements in technology for central air conditioning systems have significantly reduced the noise generated by such systems. Additionally, the Planning Board finds it significant that according to the Building Inspector's memo to the Planning Board dated April 8,2026 over 20% of variance applications to the Town's Zoning Board of Appeals (ZBA) are for A/C compressors and that the ZBA has approved all of such variances in recent years. Considering these circumstances,the Planning Board concludes that the proposed local law to reduce side and rear yard setback requirements for central air conditioning systems is appropriate. The Planning Board questions whether or to what extent the building permit for installation of air conditioning systems mandated by Town Code Section-240-59 C would(i)require that the equipment be state-of-the-art with respect to noise and/or(ii)evaluate whether there is adequate noise mitigation. When conducting site plan review,the Planning Board typically imposes the following standard condition: "Prior to the issuance of a building permit,the Applicant shall demonstrate to the satisfaction of the Town Engineer, in consultation with the Town Building Inspector, that all proposed exterior HVAC equipment . . . conform to modern industry standards for sound emission, and that best practices for sound mitigation have been implemented." This concludes the Planning Board's report and recommendation. Page 30 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Storm Water Maintenance Agreement - Bonnie Briar Country Club (808 Weaver St) Date: June 2, 2026 Attached please find a memo from Deputy Town Engineer, Carol Murray, regarding the implementation of a stormwater maintenance agreement with Bonnie Briar County Club located at 808 Weaver Street. Action Requested: Resolved that the Town Board hereby approves the agreement between the Town of Mamaroneck and Bonnie Briar County Club (808 Weaver Street) for the monitoring and maintenance of the on-site stormwater management system and hereby authorizes the Town Administrator to execute the agreement and any related documents necessary to carry out its implementation. Attachment/s: Memo - BBCC Maintenance Agmt 5.28.2026 23007_SW Maintenance Agmt_TOM + Sched B Appendices Page 31 of 108 0 *v Engineering Department TEL:914/381-7835 �� 7�o Town of Mamaroneck FAX:914/381-8473 , Q•.' M 740 West Boston Post Road { ~FOUNDED 1661• Mamaroneck, NY 10543 INTERDEPARTMENT MEMORANDUM DATE: May 27, 2026 TO: Meredith Robson, Town Administrator CC: William Maker Jr., Town Attorney Robert Wasp, P.E., Town Engineer FROM: Carol Murray, P.E., Deputy Town Engineer SUBJECT: Stormwater Maintenance Agreement Bonnie Briar Country Club— 808 Weaver Street GENERAL: The golf/tennis facilities and driving range improvements recently constructed at Bonnie Briar Country Club (BBCC) exceeded one acre of construction site disturbance, requiring coverage under the NYSDEC General Permit for Construction Activity. As a regulated Municipal Separate Storm Sewer System (MS4) Operator, the Town implements and enforces a water quality program to ensure proper operation and maintenance of post-construction stormwater management practices (SMPs) for new or redeveloped sites. Although the SMPs are privately owned and operated, the Town typically executes a formal maintenance agreement with the property owner during the construction close-out process to ensure long-term maintenance and operation of the installed on-site stormwater management system. This legal agreement authorizes municipal staff to perform required inspections of the stormwater management practices, and in the event the property owner fails to execute the required maintenance, the Town reserves the right to perform the necessary repairs at the expense of the owner. Enclosed please find a copy of the Stormwater Control Facilities Maintenance and License Agreement along with the Maintenance and Operation Schedule for the site specific stormwater management practices. This request is for the Town Board to authorize the Town Administrator to execute the agreement on behalf of the Town. Subsequent to signing, the agreement will be recorded in the Office of the Westchester County Clerk. Page 32 of 108 STORMWATER CONTROL FACILITIES MAINTENANCE AND LICENSE AGREEMENT Dated as of the day of 2026 Section 002 Block 025 Lot 1.1./1 Town of Mamaroneck County of Westchester State of New York Record and return to: Town Attorney Town of Mamaroneck 740 West Boston Post Road Mamaroneck,New York 10543 Attn: William Maker, Jr.,Esq. Page 33 of 108 STORMWATER CONTROL FACILITIES MAINTENANCE AND LICENSE AGREEMENT WHEREAS, this day of ,2026 the Town of Mamaroneck (hereinafter the "Town"), 740 West Boston Post Road, Mamaroneck,NY and Bonnie Briar Syndicate Inc. ("BBCC"or"Property Owner"), 808 Weaver Street,Larchmont,NY 10538 desire to enter into an agreement to provide for the long term maintenance and continuation of stormwater control measures approved by the Town for the below named project, located on property known as the Bonnie Briar Country Club located in the Town of Mamaroneck, County of Westchester, State of New York(the "Property"); and WHEREAS, the Town and the Property Owner desire that the stormwater control measures be built in accordance with the approved project plans and thereafter be maintained, cleaned,repaired, replaced and continued in perpetuity in order to ensure optimum performance of the components. Therefore,the Town and the Property Owner agree as follows: 1. This agreement binds the Town and the Property Owner, its successors and assigns,to the maintenance provisions associated with the Stormwater Control Facilities depicted on: • The Plans prepared for Bonnie Briar Country Club, including the following drawings: o Phase 1 —Paddle Hut—Rev 2—Dated 03/05/2024 ■ C1.201 —Layout Plan ■ C 1.202—Grading&Utility Plan ■ C 1.203 —Erosion& Sediment Control Plan ■ C1.301 —Profiles ■ C 1.401 —Details ■ C 1.402 -Details o Phase 2—Performance Center-Rev 4 -Dated 11/27/2024 ■ C001 —Cover ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202.1 —Grading Plan ■ C202.2—Grading Plan ■ C203 —Overall Utility Plan ■ C203.1 —Utility Plan ■ C203.2—Utility Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C303 —Profiles ■ C401 —Details ■ C402 -Details o Phase 3—Driving Range Hut-Rev 1 —Dated 01/27/2024 ■ C001 —Cover ■ C 101 -Demolition Plan ■ C201 —Overall Layout Plan ■ C201.1 —Layout Plan ■ C201.2—Layout Plan Page 1 of 5 Page 34 of 108 ■ C202—Overall Grading&Drainage Plan ■ C202.1 —Grading &Drainage Plan ■ C202.2—Grading &Drainage Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C311 —Sections ■ C401 —Details ■ C402-Details o Phase 4—Pool Hut-Rev 5 -Dated 02/26/2025 ■ C-201 —Civil Layout Plan ■ C-202—Grading Plan ■ C-203 —Drainage Plan ■ C-204—Sanitary Plan ■ C-205—Erosion& Sediment Control Plan ■ C-301 —Drainage Profiles ■ C-302—Drainage Profiles & Site Sections ■ C-303 —Sanitary Profiles ■ C-401 —Details ■ C-411 —Erosion& Sediment Control Details • Stormwater Pollution Prevention Plan(SWPPP) for Bonnie Briar Country Club—Site Plans, dated Addendum(last revised) October 2023. All plans are prepared by Catizone Engineering,P.C., and as described in the document entitled. 2. The Property Owner shall maintain, clean,repair and continue the Stormwater Control Facility measures depicted in Schedule A necessary to ensure optimum performance of the measures to design specifications. 3. This Agreement shall run with the land shall be binding on the successors and assigns of the Property Owner. In the event that the Property is conveyed to another party or parties,the subsequent owner or owners shall, as a result of such conveyance, assume all responsibility for performing the maintenance and replacing the Stormwater Control Facilities to be located on the Property. The conveyance of the Property shall unconditionally release the party conveying any such land from obligations contained herein,unless provided for otherwise in a contract of sale or agreement between the parties to any such conveyance. 4. The Property Owner shall be responsible for all expenses related to the maintenance of the stormwater control facilities. 5. The Property Owner shall provide for the periodic inspection of the stormwater control measures,not less than annually,to determine the condition and integrity of the measures. Such inspection shall be performed by a Professional Engineer licensed by the State of New York. The inspecting engineer shall prepare and submit to the Town within 30 days of the inspection, a written report of the findings including recommendations for those actions necessary for the continuation of the stormwater control measures. Page 2 of 5 Page 35 of 108 6. The Property Owner shall not authorize,undertake or permit alteration, abandonment, modification or discontinuation of the Stormwater Control Facilities,without approval of the Town. 7. The Property Owner shall undertake necessary repairs and/or replacement of the stormwater control measures to ensure performance of the Stormwater Control Facilities. 8. This Agreement shall be recorded in the Office of the County Clerk of Westchester to the extent accepted by the Clerk. This Agreement shall also be on file in the Town Clerk's Office and the Building Department if the Town of Mamaroneck. 9. a. The Town shall have the right, at reasonable times and upon reasonable prior notice to the Property Owner,to enter upon the Property for the purpose of performing an inspection and determining whether the Stormwater Control Facilities are being maintained in proper working condition in accordance with the terms hereof, and the Town is hereby granted a license over the Property for the purpose of performing such inspection(s). b. In the event that the Town determines that the Property Owner has failed to construct or maintain the Stormwater Control Facilities in accordance with the approved project plans and the program, or has failed to undertake corrective actions specified by the Town or by the Inspecting Engineer or has placed any building, structure,wall or other fixture within the Stormwater Control Facilities, other than those items specified in paragraph 1 or Schedule A, (Prohibited Objects) the Town, after giving the Property Owner(10)business days' notice, shall have the right but not the obligation to enter upon the Property Owner's Property to construct or maintain the Stormwater Control Facilities in accordance with the approved project plans and the program, or undertake corrective actions specified by the Town or by the Inspecting Engineer, or remove any Prohibited Object. The Property Owner shall reimburse the Town for all the "soft"and"hard" costs of doing the aforementioned work, including the pro-rated portion of the salaries (including overtime) of Town employees who perform or supervise all or some of the work. If not paid, the Town shall have the right to add that cost to the Tax imposed by the Town on the Property Owners' Property. In addition,the Owners shall reimburse the Town for any costs the Town incurs in attempting to collect the cost of fixing the damage(e.g.reasonable attorney fees, fees paid to a collection agency, court costs, etc.). If not paid,the Town shall have the right to add such collection costs to the Tax (as defined in section 102(20) of the New York Real Property Tax Law) imposed by the Town on the Owners' Property. c. The Town may delegate the rights granted to it in this agreement;provided that the entity to which the delegation is made agrees to comply with the obligations imposed upon the Town hereunder and provided further that the Town continues to be responsible to perform those obligations if that entity fails to do so. Page 3 of 5 Page 36 of 108 10. The agreement is effective as of the date of execution of both of the parties hereto. Meredith S. Robson, Town Administrator David Caleca, Club President Town of Mamaroneck Bonnie Briar Syndicate, Inc. Joseph Napolitano, General Manager Bonnie Briar Country Club Page 4 of 5 Page 37 of 108 State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s)is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s)is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s) is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) Page 5 of 5 Page 38 of 108 SCHEDULE A Page 39 of 108 General These drawings/sheets from the following projects: o Phase 1 —Paddle Hut—Rev 2—Dated 03/05/2024 ■ C1.201 —Layout Plan ■ C 1.202—Grading&Utility Plan ■ C 1.203—Erosion& Sediment Control Plan ■ C1.301 —Profiles ■ C1.401 —Details ■ C 1.402 -Details o Phase 2—Performance Center-Rev 4 -Dated 11/27/2024 ■ C001 —Cover ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202.1 —Grading Plan ■ C202.2—Grading Plan ■ C203 —Overall Utility Plan ■ C203.1 —Utility Plan ■ C203.2—Utility Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C303 —Profiles ■ C401 —Details ■ C402 -Details o Phase 3—Driving Range Hut- Rev 1 —Dated 01/27/2024 ■ C001 —Cover ■ C101 -Demolition Plan ■ C201 —Overall Layout Plan ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202—Overall Grading&Drainage Plan ■ C202.1 —Grading&Drainage Plan ■ C202.2—Grading&Drainage Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C311 —Sections ■ C401 —Details ■ C402 -Details o Phase 4—Pool Hut-Rev 5 -Dated 02/26/2025 ■ C-201 —Civil Layout Plan ■ C-202—Grading Plan ■ C-203 —Drainage Plan ■ C-204—Sanitary Plan ■ C-205—Erosion& Sediment Control Plan ■ C-301 —Drainage Profiles Page 1 of 3 Page 40 of 108 • C-302—Drainage Profiles & Site Sections • C-303 —Sanitary Profiles • C-40 1 —Details • C-411 —Erosion& Sediment Control Details o Stormwater Pollution Prevention Plan(SWPPP) for Bonnie Briar Country Club—Site Plans, dated Addendum(last revised) October 2023. are integral components of the post-construction stormwater facility inspection and maintenance program. The owner,its successors and/or assigns shall completely familiarize themselves with the plans, details and notes. The cultecs, swales, rip-raps, detention ponds, and related appurtenances shall be collectively referred to herein as the "stormwater facilities." The owner, its successors, and/or assigns shall be responsible for the ongoing inspection and maintenance of the stormwater facilities. The purpose of the inspection/maintenance program is to provide basic instructions to the owner as to the proper inspection and maintenance of the stormwater facilities and related appurtenances and to help the owner identify if these facilities are not performing properly. Inspection, Maintenance and Operations of Permanent Stormwater Facilities Periodic long-term inspection and maintenance of the Stormwater Management Practices (SWMP) is essential to ensure that the facilities will function as designed. The facility operator shall be responsible for maintaining all onsite SWMP components. These components consist of the subsurface water quality facilities and the storm drainage collection system(pipes, drain inlets and manholes). Maintenance Schedule for Permanent Erosion and Sediment Control Devices Inspection NYS p Practice/Item Maintenance Action Corrective Action Blue Frequency Book Catch Basins and Visual inspection of Vacuum when depth p Yearly exceeds 50% of the sump Inlets structure depth. Visual inspection, JetVac if catch basin Stormwater Piping Yearly confirm flow with and/or inlet sediment depth garden hose exceeds pipe invert. When sediment accumulation exceeds 3". See Visual inspection Block outlet pipe,utilize Appendix Cultec 3 3 OXLHD Yearly through inspection JetVac to push A&B in ports accumulated sediment to Schedule outlet pipe location and B remove. Comprehensive descriptions of recommended inspection and required maintenance items and intervals for the SWMP are provided in the following publications: Page 2 of 3 Page 41 of 108 • "New York State Standards and Specifications for Erosion and Sediment Control", published by New York State Department of Environmental Conservation, November 2016 or its latest revision. 1. Water Quality Devices a. Cultec 330 XLHD Maintenance and Operations Manual included in Schedule B 2. Catch Basins Catch basins shall be cleaned out at least twice a year. Inlet structures usually are cleaned out with a vacuum truck. The resulting slurry of water, sediment and other contaminants should be discarded at an approved disposal facility such as treatment plant or approved. 3. Stormwater Piping Stormwater piping is typically cleaned by means of a high-pressure water jet. The outlet pipe can be temporally plugged so that the sediment and debris washed down from up gradient pipes is not conveyed. The accumulated sediment can be removed manually or with a vacuum truck. 4. Grassed Area Grassed Area maintenance is largely aimed at keeping the grass cover dense and vigorous and primarily involves periodic mowing, occasional spot reseeding, and weed control. Watering may also be necessary in times of drought, particularly in the first few months after establishment. Additionally, temporary, or permanent erosion control matting may be required if the maintenance involves re-grading of the channel for re-establishment of the channel section or slope. Page 3 of 3 Page 42 of 108 APPENDIX A CULTEC 330 XLHD OPERATIONS AND MAINTENANCE GUIDELINES Page 1 of 11 Page 43 of 108 in 4. ii • • ontactor0 • ,. P . _ . ' ':240 . c 1' ,.,.,... . a .. Cr a.m . The Chamber With TheStripe® -- f 1 . * r rT , . ____• ,...,, . . _ . ....,, ,,,,,•••,. ._ ...„. __ _ • . •. -- ... _ - . .--.4::,,:,,--- • . • • ,., ...,.. .. 'L- ' Aillit. , .'--;---,,,i. . ..,_;-...i , '.L!' \''..-.-;-,-,..."-- -. 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Operation and M Guidelines 11:TM Page 2 of 11 PEkIEI-T4c1O8 1— Operation & Maintenance This manual contains guidelines recommended by CULTEC, Inc. and may be used in conjunction with, but not to supersede, u local regulations or regulatory authorities. OSHA Guidelines must be followed when inspecting or cleaning any structure. Introduction The CULTEC Subsurface Stormwater Management System is a high-density polyethylene (HDPE) chamber sys- tem arranged in parallel rows surrounded by washed stone. The CULTEC chambers create arch-shaped voids within the washed stone to provide stormwater detention, retention, infiltration, and reclamation. Filter fabric is placed between the native soil and stone interface to prevent the intrusion of fines into the system. In order to minimize the amount of sediment which may enter the CULTEC system, a sediment collection device (stormwater pretreatment device) is recommended upstream from the CULTEC chamber system. Examples of pretreatment devices include, but are not limited to, an appropriately sized catch basin with sump, pretreat- ment catchment device, oil grit separator, or baffled distribution box. Manufactured pretreatment devices may also be used in accordance with CULTEC chambers. Installation, operation, and maintenance of these devices shall be in accordance with manufacturer's recommendations. Almost all of the sediment entering the storm- water management system will be collected within the pretreatment device. Best Management Practices allow for the maintenance of the preliminary collection systems prior to feeding the CULTEC chambers. The pretreatment structures shall be inspected for any debris that will restrict inlet flow rates. Outfall structures, if any, such as outlet control must also be inspected for any obstructions that would restrict outlet flow rates. OSHA Guidelines must be followed when inspecting or cleaning any structure. Operation and Maintenance Requirements I. Operation CULTEC stormwater management systems shall be operated to receive only stormwater run-off in accordance with applicable local regulations. CULTEC subsurface stormwater management chambers operate at peak per- formance when installed in series with pretreatment. Pretreatment of suspended solids is superior to treat- ment of solids once they have been introduced into the system. The use of pretreatment is adequate as long as the structure is maintained and the site remains stable with finished impervious surfaces such as parking lots, walkways, and pervious areas are properly maintained. If there is to be an unstable condition, such as improvements to buildings or parking areas, all proper silt control measures shall be implemented according to local regulations. II. Inspection and Maintenance Options A. The CULTEC system may be equipped with an inspection port located on the inlet row. The inspection port is a circular cast box placed in a rectangular concrete collar. When the lid is removed, a 6-inch (150 mm) pipe with a screw-in plug will be exposed. Remove the plug. This will provide access to the CULTEC Chamber row below. From the surface, through this access, the sediment may be measured at this location. A stadia rod may be used to measure the depth of sediment if any in this row. If the depth of sediment is in excess of 3 inches (76 mm), then this row should be cleaned with high pressure water through a culvert cleaning nozzle. This would be carried out through an upstream manhole or through the CULTEC StormFilter Unit (or other pre-treatment device). CCTV inspection of this row can be deployed through this access port to determine if any sediment has accumulated in the inlet row. B. If the CULTEC bed is not equipped with an inspection port, then access to the inlet row will be through an upstream manhole or the CULTEC StormFilter. 1. Manhole Access This inspection should only be carried out by persons trained in confined space entry and sewer inspection services. After the manhole cover has been removed a gas detector must be lowered into the manhole to ensure that there are not high concentrations of toxic gases present. The inspector should be lowered into the manhole with the proper safety equipment as per OSHA requirements. The inspector may be able to observe sediment from this location. If this is not possible, the inspec- tor will need to deploy a CCTV robot to permit viewing of the sediment. 2 Page 3 of 11 Page 45 Of 108 For more information, contact CULTEC at (203) 775-4416 or visit www.cultec.com. g TM Operation & Maintenance CULTEC 2. StormFilter Access Remove the manhole cover to allow access to the unit. Typically a 30-inch (750 mm) pipe is used as a riser from the StormFilter to the surface. As in the case with manhole access, this access point requires a technician trained in confined space entry with proper gas detection equipment. This individual must be equipped with the proper safety equipment for entry into the StormFilter. The technician will be lowered onto the StormFilter unit. The hatch on the unit must be removed. Inside the unit are two filters which may be removed according to StormFilter maintenance guidelines. Once these filters are removed the inspector can enter the StormFilter unit to launch the CCTV camera robot. C. The inlet row of the CULTEC system is placed on a polyethylene liner to prevent scouring of the washed stone beneath this row. This also facilitates the flushing of this row with high pressure water through a culvert cleaning nozzle. The nozzle is deployed through a manhole or the StormFilter and extended to the end of the row. The water is turned on and the inlet row is back-flushed into the manhole or StormFilter. This water is to be removed from the manhole or StormFilter using a vacuum truck. III. Maintenance Guidelines The following guidelines shall be adhered to for the operation and maintenance of the CULTEC stormwater management system: A. The owner shall keep a maintenance log which shall include details of any events which would have an effect on the system's operational capacity. B. The operation and maintenance procedure shall be reviewed periodically and changed to meet site conditions. C. Maintenance of the stormwater management system shall be performed by qualified workers and shall follow applicable occupational health and safety requirements. D. Debris removed from the stormwater management system shall be disposed of in accordance with applicable laws and regulations. IV. Suggested Maintenance Schedules A. Minor Maintenance The following suggested schedule shall be followed for routine maintenance during the regular operation of the stormwater system: Frequency Action Monthly in first year Check inlets and outlets for clogging and remove any debris as required. Spring and Fall Check inlets and outlets for clogging and remove any debris as required. One year after commissioning and every third Check inlets and outlets for clogging and remove any debris as year following required. B. Major Maintenance The following suggested maintenance schedule shall be followed to maintain the performance of the CULTEC stormwater management chambers. Additional work may be necessary due to insufficient performance and other issues that might be found during the inspection of the stormwater management chambers. (See table on next page) Page 4 of 11 Page 46 of 108 For more information, contact CULTEC at (203) 775-4416 or visit www.cultec.com. g • [__ of Major Maintenance (continued) � z Frequency Action Inlets and Outlets Every 3 years • Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Spring and Fall • Check inlet and outlets for clogging and remove any debris as re- quired. CULTEC Stormwater 2 years after commis- • Inspect the interior of the stormwater management chambers Chambers sioning through inspection port for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers • and feed connectors will function as anticipated. 9 years after commis- • Clean stormwater management chambers and feed connectors of sioning every 9 years any debris. following • Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors have been cleaned and will function as intend- ed. 45 years after com- • Clean stormwater management chambers and feed connectors of missioning any debris. • Determine the remaining life expectancy of the stormwater man- agement chambers and recommended schedule and actions to reha- bilitate the stormwater management chambers as required. • Inspect the interior of the stormwater management chambers for deficiencies using CCTV or comparable technique. 45 to 50 years after • Replace or restore the stormwater management chambers in accor- commissioning dance with the schedule determined at the 45-year inspection. • Attain the appropriate approvals as required. • Establish a new operation and maintenance schedule. Surrounding Site Monthly in 1st year • Check for depressions in areas over and surrounding the stormwater management system. Spring and Fall • Check for depressions in areas over and surrounding the stormwater management system. Yearly • Confirm that no unauthorized modifications have been performed to the site. For additional information concerning the maintenance of CULTEC Subsurface Stormwater Management Chambers, please contact CULTEC, Inc. at 1-800-428-5832. TM CULTEC Chamber of Choice- CULTEC, Inc. 878 Federal Road • P.O. Box 280 • Brookfield, CT 06804 Phone: 203-775-4416 • Toll Free: 800-4-CULTEC • Fax: 203-775-1462 Web: www.cultec.com • E-mail: custservice@cultec.com Page 5 of 11 Pa9 e 47 of 108 ©Copyright 2010 CULTEC, Inc. All rights reserved. CUL008 06-10 SCHEDULE B Page 48 of 108 APPENDIX B MAINTENANCE CHECKLIST Page 6 of 11 Page 49 of 108 CULTEC STORMWATER CHAMBERS CULTEC Frequency Actio W Inlets and Outlets Every 3 years • Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Spring and Fall • Check inlet and outlets for clogging and remove any debris as re- quired. CULTEC Stormwater 2 years after commis- • Inspect the interior of the stormwater management chambers Chambers sioning through inspection port for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors will function as anticipated. 9 years after commis- • Clean stormwater management chambers and feed connectors of sioning every 9 years any debris. following • Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors have been cleaned and will function as intend- ed. 45 years after com- • Clean stormwater management chambers and feed connectors of missioning any debris. • Determine the remaining life expectancy of the stormwater man- agement chambers and recommended schedule and actions to reha- bilitate the stormwater management chambers as required. • Inspect the interior of the stormwater management chambers for deficiencies using CCTV or comparable technique. • Replace or restore the stormwater management chambers in accor- dance with the schedule determined at the 45-year inspection. • Attain the appropriate approvals as required. • Establish a new operation and maintenance schedule. Surrounding Site Monthly in 1st year • Check for depressions in areas over and surrounding the stormwater management system. Spring and Fall • Check for depressions in areas over and surrounding the stormwater management system. Yearly • Confirm that no unauthorized modifications have been performed to the site. For additional information concerning the maintenance of CULTEC Subsurface Stormwater Management Chambers, please con- tact CULTEC, Inc. at 1-800-428-5832. For more information, contact PC&L+�C at (203) 775-4416 or visit www.cultec.co gage 50 of 108 ©CULTEC,Inc.CLT057 01-20 OPERATIONS AND MAINTENANCE GUIDELINES CULTEC Minor Maintenance Frequency Actio Monthly in first year Check inlets and outlets for clogging and remove any debris, as required. Notes ❑ Month 1 Date: ❑ Month 2 Date: ❑ Month 3 Date: ❑ Month 4 Date ❑ Month 5 Date: ❑ Month 6 Date: ❑ Month 7 Date: ❑ Month 8 Date: ❑ Month 9 Date: ❑ Month 10 Date: ❑ Month 11 Date: ❑ Month 12 Date: Spring and Fall Check inlets and outlets for clogging and remove any debris, as required. Notes ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: One year after commissioning Check inlets and outlets for clogging and remove any debris, as required. and every third year following Notes ❑Year 1 Date: ❑Year 4 Date: ❑Year? Date: ❑Year 10 Date: ❑Year 13 Date: ❑Year 16 Date: ❑Year 19 Date: ❑Year 22 Date: 10 For more information, contact CULVE atc 3) 775-4416 or visit www.cultec.com. Page 51 of 108 ©CULTEC,Inc.CLT057 01-20 CULTEC STORMWATER CHAMBERS CULTEC Major Maintenance Frequency Action Every 3 years Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Notes ❑Year 1 Date: ❑Year 4 Date: ❑Year 7 Date: ❑Year 10 Date: ❑Year 13 Date: ❑Year 16 Date: ❑Year 19 Date: ❑Year 22 Date: 0 Spring and Fall Check inlet and outlets for clogging and remove any = debris, as required. co Notes CU ❑ Spring Date: H ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: 2 years after commissioning ❑ Inspect the interior of the stormwater management chambers through inspection port for deficiencies using .0 CCTV or comparable technique. co ❑ Obtain documentation that the stormwater e- mans 9 s ment chambers and feed connectors will function as V anticipated. Notes ❑Year 2 Date: E O V W I— J V For more information, contactPa ig at (203) 775-4416 or visit www.cultec.co gage 52 of 1(181 ©CULTEC,Inc.CLT057 01-20 OPERATIONS AND MAINTENANCE GUIDELINES CULTEC Major Maintenance Frequency Action 9 years after commissioning ❑ Clean stormwater management chambers and feed every 9 years following connectors of any debris. ❑ Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. ❑ Obtain documentation that the stormwater man- agement chambers and feed connectors have been cleaned and will function as intended. Notes ❑Year 9 Date: ❑Year 18 Date: ❑Year 27 Date: ❑Year 36 Date: L w RI 45 years after commissioning ❑ Clean stormwater management chambers and feed sconnectors of any debris. U L ❑ Determine the remaining life expectancy of the stormwater management chambers and recommended r3 schedule and actions to rehabilitate the stormwater management chambers as required. E 0 ❑ Inspect the interior of the stormwater management 4-1 V) chambers for deficiencies using CCTV or comparable ✓ technique. W I— ❑ Replace or restore the stormwater management J chambers in accordance with the schedule determined U at the 45-year inspection. ❑ Attain the appropriate approvals as required. ❑ Establish a new operation and maintenance sched- ule. Notes ❑Year 45 Date: 12 For moreinformation, n t LP 1 f211 77 -441or visit www. ult m.o contact CU a�� Q3) 5 6 s t c ec co Page 53 of 108 ©CULTEC,Inc.CLT057 01-20 CULTEC STORMWATER CHAMBERS CULTEC Major Maintenance Frequency Action Monthly in 1st year ❑ Check for depressions in areas over and surrounding the stormwater management system. Notes ❑ Month 1 Date: ❑ Month 2 Date: ❑ Month 3 Date: ❑ Month 4 Date: ❑ Month 5 Date: ❑ Month 6 Date: ❑ Month 7 Date: ❑ Month 8 Date: ❑ Month 9 Date: ❑ Month 10 Date: ❑ Month 11 Date: ❑ Month 12 Date: Spring and Fall ❑ Check for depressions in areas over and surrounding the stormwater management system. O Notes ■7 ❑ Spring Date: a1 ❑ Fall Date: ❑ Spring Date: 3 O ❑ Fall Date: L L ❑ Spring Date: 07 ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall I Date: Yearly ❑ Confirm that no unauthorized modifications have been performed to the site. Notes ❑Year 1 Date: ❑ Year 2 Date: ❑ Year 3 Date: ❑ Year 4 Date: ❑Year 5 Date: ❑Year 6 Date: 1=1Year7 Date: For more information, contact?L11 at (203) 775-4416 or visit www.cultec.colilage 54 of 1(183©CULTEC,Inc.CLT057 01-20 *4..1'1- 1 17_1Town of Mamaroneck Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator CC: William Maker Jr., Town Attorney Re: Adoption of Negative Declaration- 2026 Storm Sewer Improvements Date: June 2, 2026 Action Requested: Resolved that the Town Board adopts the Negative Declaration which states that the 2026 Storm Sewer Improvements will not have a significant environmental impact within the meaning of the State Environmental Quality Review Act. Attachment/s: 2026-5-29-Negative Declaration FINAL (003) resolution adopting negative declaration Page 55 of 108 State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination of Non-Significance Date: June , 2026 This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Act) of the Environmental Conservation Law. The Town Board of the Town of Mamaroneck, as lead agency, has determined that the proposed action described below will not have a significant impact upon the environment and therefore a Draft Environmental Impact Statement will not be prepared. Name of Action: Storm Sewer Improvements (H5135) SEQRA Status: Type 1 No Unlisted Yes Conditioned Negative Declaration: No Description of Action: The Town of Mamaroneck plans to remove existing storm water sewer lines and replace them with lines having a larger diameter in the same or similar location as the existing lines. Location: Fenimore Road near the intersection with Winding Brook Drive (Subbasin #1); Country Road south of the intersection with Country Lane (Subbasin #3); and Old White Plains Road & Gatehouse Lane starting at the intersection with Carol Lane through the point of discharge near 1147 Old White Plains Road. Procedure: Since the areas to be disturbed by this action lie within the unincorporated area of the Town, the Town Board is the agency taking this action. Accordingly, it designated itself as the lead agency for environmental review pursuant to Article 8(State Environmental Quality Review Page 56 of 108 Act)of the Environmental Conservation Law(SEQRA).1 In doing so,it coordinated its action with the Westchester County Board of Legislators, the only involved agency and the agency that will supply a portion of the funding for this action. The Town Board caused a short form Environmental Assessment Form to be prepared to support its determination of significance within the meaning of SEQRA. Part 1 describes the action.Part 2 identifies and determines the action's potential impacts upon the environment.Part 3 evaluates such impacts. Reasons Supporting This Determination: The action will not change the collection watershed or the transportation of storm water that reaches downhill receiving points. The occurrence of flooding to Town and private property areas that occurs under current conditions will be mitigated by the proposed action. The current intake and release of total storm water volume reaching the respective outfalls will remain the same after the action is completed. There will be only a temporary disturbance of the affected locations as the existing sewer lines are removed and new, more effective ones are installed. Removal and installation will be governed by an Erosion and Sediment Control permit issued pursuant to Chapter 95 of the Code of the Town of Mamaroneck, thereby avoiding any negative environmental impacts during the removal and installation. In making its determination that there will not be significant adverse impacts upon the environment, the Town Board relied upon the Environmental Assessment Form prepared for its consideration of environmental significance. If Conditional Negative Declaration, provide on attachment the specific mitigation measures imposed, and identify comment period (not less than 30 Days from date of publication in the ENB): For Further Information: Contact Person: Meredith S. Robson, Town Administrator Address: 740 West Boston Post Road, Mamaroneck, NY 10543 Telephone Number: 914-381-7810 For Type 1 Actions and Conditioned Negative Declarations,a Copy of this Notice is sent to: 1 Chapter 92 of the Town Code contains a set of laws, called the "Town of Mamaroneck Environmental Quality Review Law", that is consistent with, and designed to implement SEQRA. 2 Page 57 of 108 Chief Executive Officer of the Town/City/Village of the: Other involved agencies (if any): Applicant(if any): Environmental Notice Bulletin (Type One Actions only): Storm water and valve replacement/2026-5-29-Final 3 Page 58 of 108 RESOLUTION DECLARING THAT THE STORM SEWER IMPROVEMENTS (H5135) WILL NOT HAVE A SIGNIFICANT EFFECT UPON THE ENVIRONMENT (NEGATIVE DECLARATION) AND THAT THE LARCHMONT DAM VALVE REPLACEMENT AND CONTROLS UPGRADE (H2140) IS A TYPE II ACTION WHEREAS, the Town Board resolved on May 27, 2026 that it intends to act as lead agency in connection with the review of this action pursuant to the State Environmental Quality Review Act,and WHEREAS, the resolution announcing the Town Board's intention was sent to the Westchester County Department of Planning which acts as advisor on environmental matters to the Westchester County Board of Legislators, the only involved agency for this action, and WHEREAS, the Town Board has been advised that the Westchester County Board of Legislators has declined to act as lead agency for this action, On the motion of seconded by BE IT RESOLVED, that, the Town Board confirms its decision to designate itself as the Lead Agency pursuant to the State Environmental Quality Review Act for the review of this action and hereby does so, and BE IT FURTHER RESOLVED, that the Larchmont Dam Valve Replacement and Controls Upgrade (H2140) is a Type II action within the meaning of the State Environmental Quality Review Act requiring no further review of any impact it may have on the environment, and BE IT FURTHER RESOLVED, that the Town Board declares the Storm Sewer Improvements (H5135) to be an Unlisted Action under the State Environmental Quality Review Act, and BE IT FURTHER RESOLVED, that for the reasons contained in the annexed NEGATIVE DECLARATION, the terms of which are approved and which by this resolution are adopted, the Town Board finds that the Storm Sewer Improvements (H5135) will not result in significant adverse impacts Page 59 of 108 upon the environment and therefore there is no reason to prepare an environmental impact statement. The above resolution was put to a roll call vote: Regenstreich Moss Nichinsky King Elkind Eney 5-29-26 2 Page 60 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center FoUrw8D 16151 740 West Boston Post Road, Mamaroneck,NY 10543-3353 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator CC: Tracy Yogman, Town Comptroller Re: Fire Claims Date: June 2, 2026 Action Requested: Resolved that the Board of Fire Commissioners hereby approves the attached list of fire claims. Page 61 of 108 z rr+. Town of Mamaroneck Comptroller, Town Center � . , FOUNDED 1661 ' 740 West Boston Post Road, Mamaroneck,NY 10543-3353 INTERDEPARTMENT MEMORANDUM TEL: (914) 381-7810 FAX: (914) 381-7809 tyogmangtownofmamaroneckNY.org Date: June 2, 2026 To: Meredith Robson, Town Administrator From: Tracy Yogman, Town Comptroller Subject: Fire Claims General: Attached is the list of fire claims for approval. Attachment/s: FIRE CLAIMS 6-2-26 Page 62 of 108 TOWN OF MAMARONECK FROM: TRACY YOGMAN-TOWN COMPTROLLER RE: Fire Claims Date June 2,2026 The following Town of Mamaroneck Fire Department claims have been certified by Chief Alex Rapp and submitted to the Comptroller's Office for payment: VENDOR DESCRIPTION AMOUNT AAA Emergency Supply Co.,Inc. Single Raker Chain $ 567.00 Amazon Supplies Building supplies,Fire Prevention Handouts $ 808.20 Fire End Croker Morris Escape System Harness,Fire Extinguisher Seal $ 314.75 K.R.B.Supply Inc. Scraper/Hook for Fire House $ 14.90 Konica Minolta Business Solutions Monthly maintenance agreement Feb-April 2026 $ 154.37 SG Fire Protection LLC Kitchen Hood Cleaning $ 450.00 TMFD Food for AirPak Training Drill $ 215.81 Verizon Fire HQ SVC ACT#251-787-230-0001-90 5/10-6/9/26 $ 308.01 Village Paint Supply Paint for lights outside $ 89.27 Village Pizza&Pasta Food for Fire Drill 5/6/26&5/19/26 $ 371.20 Total $ 3,293.51 Page 63 of 108 0 1 fri, Town of Mamaroneck Town Center FoUrw8D 16151 740 West Boston Post Road, Mamaroneck,NY 10543-3353 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Debt Management Policy Date: June 2, 2026 As we have discussed previously, Tracy and I believe the attached Debt Management Policy reflects best practices and supports sound fiscal management for the Town. Therefore, I offer the following resolution for your consideration. Action Requested: Resolved that the Town Board hereby adopts the attached Debt Management Policy to guide the issuance and management of all Town debt. Page 64 of 108 r rr+. Town of Mamaroneck Comptroller, Town Center � . , FOUNDED 1661 ' 740 West Boston Post Road, Mamaroneck,NY 10543-3353 INTERDEPARTMENT MEMORANDUM TEL: (914) 381-7810 FAX: (914) 381-7809 gtowno fmamarone ckNY.org Date: June 2, 2026 To: Meredith Robson, Town Administrator From: Tracy Yogman, Town Comptroller Subject: Debt Management Policy General: The Town of Mamaroneck (the "Town") is authorized to issue debt for lawful municipal purposes in accordance with the New York State Constitution, Local Finance Law, and other applicable statutes. A prudent debt management is essential to maintaining the Town's fiscal health, protecting its creditworthiness, and ensuring that debt is issued and managed in a manner that is consistent with sound financial practices including establishing formal guidelines and procedures governing the issuance and management of debt, including compliance with all applicable federal, state, and local laws and regulations. The attached Debt Management Policy is a new policy that has been developed to provide a framework for the issuance and structuring of debt obligations; management and monitoring of outstanding debt; use of debt financing in a manner that is fiscally responsible and transparent; compliance with applicable continuing disclosure and arbitrage requirements and the protection and enhancement of the Town's credit rating and market access. The policy documents the Town's current practices. The Town's financial advisors and bond counsel have reviewed and provided feedback that has been incorporated into the policy draft. Key Aspects and Considerations: 1. Long-term debt may be issued for terms of five years or more. The Town will generally finance non-infrastructure capital projects and purchases over a period of 15-20 years, while infrastructure-related projects may be financed over longer terms consistent with their Period of Probable Usefulness (PPU). The Town's financial advisors have also recommended maintaining a minimum five-year borrowing term to provide flexibility in the event legal settlements need to be financed through bonding. Page 65 of 108 2. The Policy establishes a self-imposed limit for general obligation debt service of 15% of the annual operating budget. This level is considered moderate but manageable under municipal finance best practices. The Town's current debt service level is approximately 11% of the operating expense budget. The Debt Management Policy should be reviewed periodically, and at least every three years, and may amend it as necessary to reflect changes in laws, regulations, or best practices. All Town officials involved in the issuance and management of debt shall comply with the provisions of the Debt Management Policy, as well as all applicable legal requirements. Attachment/s: DEBT MANAGEMENT POLICY-Draft 6-2-26 Page 66 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Effective June 3, 2026 PURPOSE One of the keys to sound financial management is the development of a debt policy, as recommended by the Government Finance Officers Association. A debt policy establishes the parameters for issuing debt and managing the debt portfolio. It provides guidance to the administration regarding purposes for which debt may be issued, types and amounts of permissible debt and method of sale that may be used. POLICY Guidelines for Debt Issuance: Each project proposed for financing through debt issuance will have an analysis performed for review of tax impact and future operating costs associated with the project and related debt issuance costs. All debt issuances shall be authorized by the Town Board. Long-term debt may be issued to purchase or construct capital improvements or equipment with a minimum expected life of five years. The Town will not use long-term borrowing to finance annual operating needs. The term of any bond issue will not exceed the useful life of the capital project/facility or equipment for which funds are borrowed. Bond issues should be planned to minimize the frequency of issuance, thereby ensuring the lowest possible costs of issuance. It is the intent of the Town Board to issue only once per year, unless otherwise necessary due to exigent circumstances. When determining the size of a bond issue, consideration should be given to the cash flow needed for construction projects to be done or started within one year. Types of Debt Issuances that the Town may issue include general obligation debt for capital or other properly approved projects or needs; Tax Anticipation Notes; Budget Notes, Revenue Anticipation Notes, Deficiency Notes may be issued in anticipation of revenue streams or to fund short term operating deficits. The Town will not use short-term borrowing to finance operating deficits except in the case of extreme financial emergency. If used, such debt shall be fully paid in the current or immediately following fiscal year and shall not be rolled over. Bond Anticipation Notes (BANS): May be issued for capital related cash purposes to reduce the debt service during the construction period of projects or to provide interim financing for a project or before full project costs are known. In accordance with Local Finance Law S 23.00, BANs shall not mature more than 5 years from the date of issuance. Lines of Credit shall be considered as an alternative to other short- term borrowing options. PROCEDURES Method of Sale: The Town's preferred method of sale of bonds is via competitive sale to underwriters. If deemed advantageous and when permitted under Local Finance Law, the Town may sell bonds via a negotiated sale, private placement, or other method. If a negotiated sale process is deemed appropriate, the underwriter(s) shall be selected through a competitive process. The Town may request the Town's Financial Advisor and/or Bond Counsel to assist in this process, analyze proposals and provide recommendations with respect to the selection(s). Page 67 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Method of Structuring: The Local Finance Law permits bonds to be amortized using the 50 Percent Rule or a level or declining debt structure. The Town shall select the amortization method that produces debt service payments compatible with the Town's needs and ability to repay its existing and forecasted debt obligations. The Town shall confer with its Financial Advisor and/or Bond Counsel relating to the structuring of debt obligations. Financial Advisor Selection: The Town Administrator and the Comptroller shall select a financial advisor based on the qualifications and experience in managing bond transactions similar to that contemplated by the Town based on quality and experience of personnel assigned to the Town's engagement. The Financial Advisor shall ensure the Town's compliance with Municipal Securities Rulemaking Board (MSRB) regulations governing the priority of orders and allocations Bond Counsel: The Town shall retain legal counsel to represent them in the issuance of municipal bonds. The bond counsel will confirm that the Town is legally allowed to issue the bonds; issue a legal opinion that the debt is a legally binding obligation of the Town. The Town Administrator and the Comptroller shall select a bond counsel based on the qualifications and experience in managing bond transactions similar to that contemplated by the Town based on quality and experience of personnel assigned to the Town's engagement. In conjunction with its financial advisor, the Town will evaluate each bond sale after completion to assess the following: costs of issuance including underwriters' compensation, pricing of the bonds in terms of the overall interest cost and on a maturity-by-maturity basis, and the distribution of bonds and sales credits. The Comptroller has the authority to approve the issuance of the bonds based on the Financial Advisor's advice. Self-Imposed Debt Targets: Pursuant to the State Constitution, the total amount of the Town's outstanding debt may not exceed seven per centum (7%) of the five-year average taxable full valuation of property assessments. This is the Constitutional Debt Limit ("CDL"). The Town's water debt, budgetary appropriations, and operational financings are excluded from the calculation of the CDL. Self-supporting debt, including sewer debt, paid from non-real property tax revenue may also be excluded in full or part if authorized by the Office of the State Controller. If applicable, the COF should apply for all self- supporting debt exclusions in order to maintain sufficient debt capacity. Tax-supported general obligation debt service is intended to be at or below 15% of total expenditures in the annual operating budget. Refunding of Debt: The Town Comptroller, with the assistance of the Town's Financial Advisor, shall periodically review the Town's outstanding long-term debt to identify refunding opportunities. If a refunding opportunity is identified, the Town Comptroller shall work in conjunction with the Town's Financial Advisor to determine if the potential benefits of the refunding outweigh the risks or costs of delaying the refunding. The Town will refund debt when it is in the best financial interest of the Town to do so. Page 68 of 108 TOWN OF MAMARONECK DEBT MANAGEMENT POLICY Restructuring: Refunding for restructuring purposes will be limited to restructuring to alleviate debt service during difficult budgetary years, achieve cost savings, mitigate irregular debt service payments, release reserve funds or remove unduly restrictive bond covenants. The Town will refund bonds within the term of the originally issued debt. However, the Town may consider maturity extension, when necessary to achieve a desired outcome, provided that such extension is legally permissible. The Town also may consider shortening the term of the originally issued debt to realize greater savings. The remaining useful life of the financed facility and the concept of intergenerational equity should guide this decision. Escrow Structuring: The Town shall utilize the least costly securities available in structuring refunding escrows. A certificate will be provided by a third-party agent stating that the securities were procured through an arm's length, competitive bid process (in the case of open market securities), and that the price paid for the securities was reasonable within Federal guidelines. Under no circumstances shall an underwriter, agent or financial advisor sell escrow securities to the Town from its own account. Arbitrage: The Town will comply with all applicable U.S. Internal Revenue Service and U.S. Treasury arbitrage requirements for bonded indebtedness in order to preserve the tax-exempt status of such bonds. The Town shall take all necessary steps to optimize escrows and to avoid negative arbitrage in its refundings. Any resulting positive arbitrage will be rebated as necessary according to Federal guidelines. The Town will maintain record of any Arbitrage rebate reports and records of rebate and yield reduction payments, if applicable. Investor Relations, Disclosure and Communication: Debt ratios will be computed annually and reported in the Comprehensive Annual Financial Report. The Town will maintain communication with bond rating agencies to keep them abreast of its financial condition by providing them the Town's Comprehensive Annual Financial Report, Annual budget, and Capital Improvement Program. The Town will comply with all of its undertakings in accordance with Securities and Exchange Commission Rule 15c2-21. Debt Service Fund Balance: The fund balance of the Debt Service Fund shall be reserved for the future payment of annual principal and interest payments, which includes general obligation bonds of the Town. Page 69 of 108 ;:2 1 r Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Town Board Regular Meeting Schedule Date: June 2, 2026 Action Requested: Resolved that the Town Board hereby sets the July & August Town Board Regular meeting dates for Attachment/s: june-to-august-2026-calendar Page 70 of 108 June 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 3 4 5 6 Town Board 7 8 9 10 11 12 13 14 15 16 17 18 (LO5D 19 20 Town Board HOLIDAY 21 22 23 24 25 26 27 28 29 30 July 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 CLOSED 3 4 HOLIDAY 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 August 2026 Sunday Monday Tuesday Wednesday Thursday Friday Saturday 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Town Board 9/2 L E D Labor Day 9/7 H Or LI DAY Page 71 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator CC: William Maker Jr., Town Attorney Richard Polcari, Building Inspector Re: Reschedule of Public Hearing - Proposed Local Law - "Setback Requirements for Air-Conditioning Systems" Date: June 2, 2026 Action Requested: Resolved that the Town Board hereby reschedules the public hearing for "Setback Requirements for Air-Conditioning Systems" for the June 16, 2026 Town Board meeting. Attachment/s: PLL Setback Requirements for ACs (2026-02-27-Mx to TB and proposed LL) PB Report& Reco on Proposed Local Law - Central AC Setbacks Page 72 of 108 17 0 17 ,, 15 2 e: * a Town of Mamaroneck County of Westchester a FOUNDED 1,661 ' 740 West Boston Post Road, Mamaroneck,NY 10543-3353 COUNSEL TEL: 914/381-7815 FAX: 914/381-7809 WMakerJr@TownofMamaroneckNY.gov MEMORANDUM To: Members of the Town Board cc: Meredith S. Robson, Town Administrator Allison May, Town Clerk Richard Polcari, Building Inspector From: William Maker,Jr., Attorney for the Town Subject: Revision in the setback requirements for central air conditioning units Date: February 27, 2026 The Building Inspector has opined that the Town's current side and rear yard setback requirements for central air conditioning systems has become antiquated due to improvements in technology that have reduced the noise generated by such systems significantly. I attach a proposed local law that, if adopted, will amend section 240-59 of the Code to reduce the side and rear yard setback for central air conditioning systems to five feet. If the Town Board considers this revised law worthy of public discussion, it should refer it to the Planning Board. for a report as required by Mamaroneck Town Code §240-92B. I 11* Page 73 of 108 Local Law No. -2026 This local law shall be known as the "Setback Requirements for Air-Conditioning Systems" law. BE IT ENACTED by the Town Board of the Town of Mamaroneck Section 1—Purpose: On December 5, 2001, the Town Board passed Local Law No. 8 of 2001 which added section 240-59 to the Code of the Town of Mamaroneck. That new section regulated the location of central air conditioning systems by requiring them to comply with the setback requirements of the zoning districts in which they were placed. The primary concern at that time was to create distance between neighboring properties to lessen the impact of the noise created by central air conditioning systems. Twenty-five years later, technology has evolved to the point that central air conditioning systems no longer generate significant noise. As a result, the Board of Appeals has granted variances from the setback requirements on a regular basis. The Town Board has determined that section 240-59 should be amended due to current technological advances. In 2025, of the 80 applications for variances heard by that Board in 2025, 23 were for variances from the setback requirements for central air conditioning systems. By doing so, not only will the Code be modernized but the number of applications to the Board of Appeals should be reduced. Section 2—Amendment of a current section of the Mamaroneck Code: Section 240-59 of the Code of the Town of Mamaroneck hereby is amended by adding the following new Subsection D. D. The side and rear yard setbacks requirements for a central air conditioning system shall be 5 feet notwithstanding the side and rear yard setback requirements of the zoning district in which a central air conditioning system is installed. Section 3—Severabilit v: Should any provision of this Local Law be declared invalid or unconstitutional by any court of competent jurisdiction, such declaration of unconstitutionality or invalidity shall not affect any other provisions of this Local Law, which may be implemented without the invalid or unconstitutional provisions. Page 74 of 108 Section 4—Effective Date: This Local Law shall become effective upon its filing with the Secretary of State. February 20,2026 Page 75 of 108 From: Lisa Hochman To: Maker Jr.,William;WIlliam Maker;Meredith Robson Cc: Carol Murray;Jami Sheeky;Aitchison,Elizabeth;Anthony Oliveri;Wasp,Robert;Polcari,Richard;Ralph; Ira Block;James Carroll; Papazian,Edmund; Ron Mandel Subject: PB Report&Recommendation on Proposed Local Law-Central Air Conditioning Systems Date: Tuesday,April 14,2026 7:41:22 PM PROPOSED LOCAL LAW TO CHANGE SETBACKS FOR A/C UNITS: This message is in response to the Town Attorney's memo to the Town of Mamaroneck Planning Board dated March 13, 2026 regarding a proposed amendment to Section 240-59 of the Town of Mamaroneck Zoning Ordinance to set the side and rear yard setbacks for central air conditioning systems to five feet, notwithstanding the side and rear yard setback requirements of the zoning district in which a central air conditioning system is installed. As counsel to and on behalf of the Planning Board, I hereby report that at the April 8, 2026 regular meeting of the Planning Board, of the four members present,the Board unanimously recommended adoption of the proposed local law for the reasons set forth herein. The Planning Board also expressed concerns about potential noise impacts, as set forth herein. The Planning Board concurs in the Building Inspector's opinion, as stated in the Town Attorney's February 27, 2026 memo to the Town Board,that improvements in technology for central air conditioning systems have significantly reduced the noise generated by such systems. Additionally, the Planning Board finds it significant that according to the Building Inspector's memo to the Planning Board dated April 8,2026 over 20% of variance applications to the Town's Zoning Board of Appeals (ZBA) are for A/C compressors and that the ZBA has approved all of such variances in recent years. Considering these circumstances,the Planning Board concludes that the proposed local law to reduce side and rear yard setback requirements for central air conditioning systems is appropriate. The Planning Board questions whether or to what extent the building permit for installation of air conditioning systems mandated by Town Code Section-240-59 C would(i)require that the equipment be state-of-the-art with respect to noise and/or(ii)evaluate whether there is adequate noise mitigation. When conducting site plan review,the Planning Board typically imposes the following standard condition: "Prior to the issuance of a building permit,the Applicant shall demonstrate to the satisfaction of the Town Engineer, in consultation with the Town Building Inspector, that all proposed exterior HVAC equipment . . . conform to modern industry standards for sound emission, and that best practices for sound mitigation have been implemented." This concludes the Planning Board's report and recommendation. Page 76 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Acceptance of Donation for the Senior Center Date: June 2, 2026 Attached is a letter from Carolyn Gallaher, Head of the Woman's Club of Larchmont Philanthropy Committee, regarding a donation for the Town Senior Center programming. Action Requested: Resolved that the Town Board hereby accepts the generous donation of$900.00 from the Woman's Club of Larchmont Philanthropy Committee to be used for the Town Senior Center programming. Attachment/s: Womens Club of Larchmont Donation 6.2.2026 Page 77 of 108 The Woman's Club of Larchmont Philanthropy Committee 57 Elm Avenue Larchmont, NY 10538 Ms.Jill Fischer Superintendent of Recreation 740 West Boston Post Road Mamaroneck 10543 Dear Ms. Fischer, Following the instructions of Stephanie Hart-Lobo, head of Larchmont-Mamaroneck Senior Center this required letter is the official statement by the Women's Club of Larchmont that we have allocated$900 from our philanthropic fundraising this year for recreational programming for our seniors. Sophie Kent, treasurer, will send a check to you at the above address within the next few days. Sincerely yours, • ‘212,62a-4, Carolyn Gallaher, Head Philanthropy Committee Page 78 of 108 ?.< o . g_ 0 1 Town of Mamaroneck n Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator Re: Storm Water Maintenance Agreement - Bonnie Briar Country Club (808 Weaver St) Date: June 2, 2026 Attached please find a memo from Deputy Town Engineer, Carol Murray, regarding the implementation of a stormwater maintenance agreement with Bonnie Briar County Club located at 808 Weaver Street. Action Requested: Resolved that the Town Board hereby approves the agreement between the Town of Mamaroneck and Bonnie Briar County Club (808 Weaver Street) for the monitoring and maintenance of the on-site stormwater management system and hereby authorizes the Town Administrator to execute the agreement and any related documents necessary to carry out its implementation. Attachment/s: Memo - BBCC Maintenance Agmt 5.28.2026 23007_SW Maintenance Agmt_TOM + Sched B Appendices Page 79 of 108 0 *v Engineering Department TEL:914/381-7835 �� 7�o Town of Mamaroneck FAX:914/381-8473 , Q•.' M 740 West Boston Post Road { ~FOUNDED 1661• Mamaroneck, NY 10543 INTERDEPARTMENT MEMORANDUM DATE: May 27, 2026 TO: Meredith Robson, Town Administrator CC: William Maker Jr., Town Attorney Robert Wasp, P.E., Town Engineer FROM: Carol Murray, P.E., Deputy Town Engineer SUBJECT: Stormwater Maintenance Agreement Bonnie Briar Country Club— 808 Weaver Street GENERAL: The golf/tennis facilities and driving range improvements recently constructed at Bonnie Briar Country Club (BBCC) exceeded one acre of construction site disturbance, requiring coverage under the NYSDEC General Permit for Construction Activity. As a regulated Municipal Separate Storm Sewer System (MS4) Operator, the Town implements and enforces a water quality program to ensure proper operation and maintenance of post-construction stormwater management practices (SMPs) for new or redeveloped sites. Although the SMPs are privately owned and operated, the Town typically executes a formal maintenance agreement with the property owner during the construction close-out process to ensure long-term maintenance and operation of the installed on-site stormwater management system. This legal agreement authorizes municipal staff to perform required inspections of the stormwater management practices, and in the event the property owner fails to execute the required maintenance, the Town reserves the right to perform the necessary repairs at the expense of the owner. Enclosed please find a copy of the Stormwater Control Facilities Maintenance and License Agreement along with the Maintenance and Operation Schedule for the site specific stormwater management practices. This request is for the Town Board to authorize the Town Administrator to execute the agreement on behalf of the Town. Subsequent to signing, the agreement will be recorded in the Office of the Westchester County Clerk. Page 80 of 108 STORMWATER CONTROL FACILITIES MAINTENANCE AND LICENSE AGREEMENT Dated as of the day of 2026 Section 002 Block 025 Lot 1.1./1 Town of Mamaroneck County of Westchester State of New York Record and return to: Town Attorney Town of Mamaroneck 740 West Boston Post Road Mamaroneck,New York 10543 Attn: William Maker, Jr.,Esq. Page 81 of 108 STORMWATER CONTROL FACILITIES MAINTENANCE AND LICENSE AGREEMENT WHEREAS, this day of ,2026 the Town of Mamaroneck (hereinafter the "Town"), 740 West Boston Post Road, Mamaroneck,NY and Bonnie Briar Syndicate Inc. ("BBCC"or"Property Owner"), 808 Weaver Street,Larchmont,NY 10538 desire to enter into an agreement to provide for the long term maintenance and continuation of stormwater control measures approved by the Town for the below named project, located on property known as the Bonnie Briar Country Club located in the Town of Mamaroneck, County of Westchester, State of New York(the "Property"); and WHEREAS, the Town and the Property Owner desire that the stormwater control measures be built in accordance with the approved project plans and thereafter be maintained, cleaned,repaired, replaced and continued in perpetuity in order to ensure optimum performance of the components. Therefore,the Town and the Property Owner agree as follows: 1. This agreement binds the Town and the Property Owner, its successors and assigns,to the maintenance provisions associated with the Stormwater Control Facilities depicted on: • The Plans prepared for Bonnie Briar Country Club, including the following drawings: o Phase 1 —Paddle Hut—Rev 2—Dated 03/05/2024 ■ C1.201 —Layout Plan ■ C 1.202—Grading&Utility Plan ■ C 1.203 —Erosion& Sediment Control Plan ■ C1.301 —Profiles ■ C 1.401 —Details ■ C 1.402 -Details o Phase 2—Performance Center-Rev 4 -Dated 11/27/2024 ■ C001 —Cover ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202.1 —Grading Plan ■ C202.2—Grading Plan ■ C203 —Overall Utility Plan ■ C203.1 —Utility Plan ■ C203.2—Utility Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C303 —Profiles ■ C401 —Details ■ C402 -Details o Phase 3—Driving Range Hut-Rev 1 —Dated 01/27/2024 ■ C001 —Cover ■ C 101 -Demolition Plan ■ C201 —Overall Layout Plan ■ C201.1 —Layout Plan ■ C201.2—Layout Plan Page 1 of 5 Page 82 of 108 ■ C202—Overall Grading&Drainage Plan ■ C202.1 —Grading &Drainage Plan ■ C202.2—Grading &Drainage Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C311 —Sections ■ C401 —Details ■ C402-Details o Phase 4—Pool Hut-Rev 5 -Dated 02/26/2025 ■ C-201 —Civil Layout Plan ■ C-202—Grading Plan ■ C-203 —Drainage Plan ■ C-204—Sanitary Plan ■ C-205—Erosion& Sediment Control Plan ■ C-301 —Drainage Profiles ■ C-302—Drainage Profiles & Site Sections ■ C-303 —Sanitary Profiles ■ C-401 —Details ■ C-411 —Erosion& Sediment Control Details • Stormwater Pollution Prevention Plan(SWPPP) for Bonnie Briar Country Club—Site Plans, dated Addendum(last revised) October 2023. All plans are prepared by Catizone Engineering,P.C., and as described in the document entitled. 2. The Property Owner shall maintain, clean,repair and continue the Stormwater Control Facility measures depicted in Schedule A necessary to ensure optimum performance of the measures to design specifications. 3. This Agreement shall run with the land shall be binding on the successors and assigns of the Property Owner. In the event that the Property is conveyed to another party or parties,the subsequent owner or owners shall, as a result of such conveyance, assume all responsibility for performing the maintenance and replacing the Stormwater Control Facilities to be located on the Property. The conveyance of the Property shall unconditionally release the party conveying any such land from obligations contained herein,unless provided for otherwise in a contract of sale or agreement between the parties to any such conveyance. 4. The Property Owner shall be responsible for all expenses related to the maintenance of the stormwater control facilities. 5. The Property Owner shall provide for the periodic inspection of the stormwater control measures,not less than annually,to determine the condition and integrity of the measures. Such inspection shall be performed by a Professional Engineer licensed by the State of New York. The inspecting engineer shall prepare and submit to the Town within 30 days of the inspection, a written report of the findings including recommendations for those actions necessary for the continuation of the stormwater control measures. Page 2 of 5 Page 83 of 108 6. The Property Owner shall not authorize,undertake or permit alteration, abandonment, modification or discontinuation of the Stormwater Control Facilities,without approval of the Town. 7. The Property Owner shall undertake necessary repairs and/or replacement of the stormwater control measures to ensure performance of the Stormwater Control Facilities. 8. This Agreement shall be recorded in the Office of the County Clerk of Westchester to the extent accepted by the Clerk. This Agreement shall also be on file in the Town Clerk's Office and the Building Department if the Town of Mamaroneck. 9. a. The Town shall have the right, at reasonable times and upon reasonable prior notice to the Property Owner,to enter upon the Property for the purpose of performing an inspection and determining whether the Stormwater Control Facilities are being maintained in proper working condition in accordance with the terms hereof, and the Town is hereby granted a license over the Property for the purpose of performing such inspection(s). b. In the event that the Town determines that the Property Owner has failed to construct or maintain the Stormwater Control Facilities in accordance with the approved project plans and the program, or has failed to undertake corrective actions specified by the Town or by the Inspecting Engineer or has placed any building, structure,wall or other fixture within the Stormwater Control Facilities, other than those items specified in paragraph 1 or Schedule A, (Prohibited Objects) the Town, after giving the Property Owner(10)business days' notice, shall have the right but not the obligation to enter upon the Property Owner's Property to construct or maintain the Stormwater Control Facilities in accordance with the approved project plans and the program, or undertake corrective actions specified by the Town or by the Inspecting Engineer, or remove any Prohibited Object. The Property Owner shall reimburse the Town for all the "soft"and"hard" costs of doing the aforementioned work, including the pro-rated portion of the salaries (including overtime) of Town employees who perform or supervise all or some of the work. If not paid, the Town shall have the right to add that cost to the Tax imposed by the Town on the Property Owners' Property. In addition,the Owners shall reimburse the Town for any costs the Town incurs in attempting to collect the cost of fixing the damage(e.g.reasonable attorney fees, fees paid to a collection agency, court costs, etc.). If not paid,the Town shall have the right to add such collection costs to the Tax (as defined in section 102(20) of the New York Real Property Tax Law) imposed by the Town on the Owners' Property. c. The Town may delegate the rights granted to it in this agreement;provided that the entity to which the delegation is made agrees to comply with the obligations imposed upon the Town hereunder and provided further that the Town continues to be responsible to perform those obligations if that entity fails to do so. Page 3 of 5 Page 84 of 108 10. The agreement is effective as of the date of execution of both of the parties hereto. Meredith S. Robson, Town Administrator David Caleca, Club President Town of Mamaroneck Bonnie Briar Syndicate, Inc. Joseph Napolitano, General Manager Bonnie Briar Country Club Page 4 of 5 Page 85 of 108 State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s)is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s)is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) State of New York ) )ss.: County of Westchester) On the day of in the year ,before me,the undersigned,personally appeared ,personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s)whose name(s) is(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument,the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. (signature and office of individual taking acknowledgement) Page 5 of 5 Page 86 of 108 SCHEDULE A Page 87 of 108 General These drawings/sheets from the following projects: o Phase 1 —Paddle Hut—Rev 2—Dated 03/05/2024 ■ C1.201 —Layout Plan ■ C 1.202—Grading&Utility Plan ■ C 1.203—Erosion& Sediment Control Plan ■ C1.301 —Profiles ■ C1.401 —Details ■ C 1.402 -Details o Phase 2—Performance Center-Rev 4 -Dated 11/27/2024 ■ C001 —Cover ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202.1 —Grading Plan ■ C202.2—Grading Plan ■ C203 —Overall Utility Plan ■ C203.1 —Utility Plan ■ C203.2—Utility Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C303 —Profiles ■ C401 —Details ■ C402 -Details o Phase 3—Driving Range Hut- Rev 1 —Dated 01/27/2024 ■ C001 —Cover ■ C101 -Demolition Plan ■ C201 —Overall Layout Plan ■ C201.1 —Layout Plan ■ C201.2—Layout Plan ■ C202—Overall Grading&Drainage Plan ■ C202.1 —Grading&Drainage Plan ■ C202.2—Grading&Drainage Plan ■ C204—Erosion& Sediment Control Plan ■ C301 —Profiles ■ C302—Profiles ■ C311 —Sections ■ C401 —Details ■ C402 -Details o Phase 4—Pool Hut-Rev 5 -Dated 02/26/2025 ■ C-201 —Civil Layout Plan ■ C-202—Grading Plan ■ C-203 —Drainage Plan ■ C-204—Sanitary Plan ■ C-205—Erosion& Sediment Control Plan ■ C-301 —Drainage Profiles Page 1 of 3 Page 88 of 108 • C-302—Drainage Profiles & Site Sections • C-303 —Sanitary Profiles • C-40 1 —Details • C-411 —Erosion& Sediment Control Details o Stormwater Pollution Prevention Plan(SWPPP) for Bonnie Briar Country Club—Site Plans, dated Addendum(last revised) October 2023. are integral components of the post-construction stormwater facility inspection and maintenance program. The owner,its successors and/or assigns shall completely familiarize themselves with the plans, details and notes. The cultecs, swales, rip-raps, detention ponds, and related appurtenances shall be collectively referred to herein as the "stormwater facilities." The owner, its successors, and/or assigns shall be responsible for the ongoing inspection and maintenance of the stormwater facilities. The purpose of the inspection/maintenance program is to provide basic instructions to the owner as to the proper inspection and maintenance of the stormwater facilities and related appurtenances and to help the owner identify if these facilities are not performing properly. Inspection, Maintenance and Operations of Permanent Stormwater Facilities Periodic long-term inspection and maintenance of the Stormwater Management Practices (SWMP) is essential to ensure that the facilities will function as designed. The facility operator shall be responsible for maintaining all onsite SWMP components. These components consist of the subsurface water quality facilities and the storm drainage collection system(pipes, drain inlets and manholes). Maintenance Schedule for Permanent Erosion and Sediment Control Devices Inspection NYS p Practice/Item Maintenance Action Corrective Action Blue Frequency Book Catch Basins and Visual inspection of Vacuum when depth p Yearly exceeds 50% of the sump Inlets structure depth. Visual inspection, JetVac if catch basin Stormwater Piping Yearly confirm flow with and/or inlet sediment depth garden hose exceeds pipe invert. When sediment accumulation exceeds 3". See Visual inspection Block outlet pipe,utilize Appendix Cultec 3 3 OXLHD Yearly through inspection JetVac to push A&B in ports accumulated sediment to Schedule outlet pipe location and B remove. Comprehensive descriptions of recommended inspection and required maintenance items and intervals for the SWMP are provided in the following publications: Page 2 of 3 Page 89 of 108 • "New York State Standards and Specifications for Erosion and Sediment Control", published by New York State Department of Environmental Conservation, November 2016 or its latest revision. 1. Water Quality Devices a. Cultec 330 XLHD Maintenance and Operations Manual included in Schedule B 2. Catch Basins Catch basins shall be cleaned out at least twice a year. Inlet structures usually are cleaned out with a vacuum truck. The resulting slurry of water, sediment and other contaminants should be discarded at an approved disposal facility such as treatment plant or approved. 3. Stormwater Piping Stormwater piping is typically cleaned by means of a high-pressure water jet. The outlet pipe can be temporally plugged so that the sediment and debris washed down from up gradient pipes is not conveyed. The accumulated sediment can be removed manually or with a vacuum truck. 4. Grassed Area Grassed Area maintenance is largely aimed at keeping the grass cover dense and vigorous and primarily involves periodic mowing, occasional spot reseeding, and weed control. Watering may also be necessary in times of drought, particularly in the first few months after establishment. Additionally, temporary, or permanent erosion control matting may be required if the maintenance involves re-grading of the channel for re-establishment of the channel section or slope. Page 3 of 3 Page 90 of 108 APPENDIX A CULTEC 330 XLHD OPERATIONS AND MAINTENANCE GUIDELINES Page 1 of 11 Page 91 of 108 in 4. ii • • ontactor0 • ,. P . _ . ' ':240 . c 1' ,.,.,... . a .. Cr a.m . The Chamber With TheStripe® -- f 1 . * r rT , . ____• ,...,, . . _ . ....,, ,,,,,•••,. ._ ...„. __ _ • . •. -- ... _ - . .--.4::,,:,,--- • . • • ,., ...,.. .. 'L- ' Aillit. , .'--;---,,,i. . ..,_;-...i , '.L!' \''..-.-;-,-,..."-- -. 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Operation and M Guidelines 11:TM Page 2 of 11 Pj1411-3-API 08 1— Operation & Maintenance This manual contains guidelines recommended by CULTEC, Inc. and may be used in conjunction with, but not to supersede, u local regulations or regulatory authorities. OSHA Guidelines must be followed when inspecting or cleaning any structure. Introduction The CULTEC Subsurface Stormwater Management System is a high-density polyethylene (HDPE) chamber sys- tem arranged in parallel rows surrounded by washed stone. The CULTEC chambers create arch-shaped voids within the washed stone to provide stormwater detention, retention, infiltration, and reclamation. Filter fabric is placed between the native soil and stone interface to prevent the intrusion of fines into the system. In order to minimize the amount of sediment which may enter the CULTEC system, a sediment collection device (stormwater pretreatment device) is recommended upstream from the CULTEC chamber system. Examples of pretreatment devices include, but are not limited to, an appropriately sized catch basin with sump, pretreat- ment catchment device, oil grit separator, or baffled distribution box. Manufactured pretreatment devices may also be used in accordance with CULTEC chambers. Installation, operation, and maintenance of these devices shall be in accordance with manufacturer's recommendations. Almost all of the sediment entering the storm- water management system will be collected within the pretreatment device. Best Management Practices allow for the maintenance of the preliminary collection systems prior to feeding the CULTEC chambers. The pretreatment structures shall be inspected for any debris that will restrict inlet flow rates. Outfall structures, if any, such as outlet control must also be inspected for any obstructions that would restrict outlet flow rates. OSHA Guidelines must be followed when inspecting or cleaning any structure. Operation and Maintenance Requirements I. Operation CULTEC stormwater management systems shall be operated to receive only stormwater run-off in accordance with applicable local regulations. CULTEC subsurface stormwater management chambers operate at peak per- formance when installed in series with pretreatment. Pretreatment of suspended solids is superior to treat- ment of solids once they have been introduced into the system. The use of pretreatment is adequate as long as the structure is maintained and the site remains stable with finished impervious surfaces such as parking lots, walkways, and pervious areas are properly maintained. If there is to be an unstable condition, such as improvements to buildings or parking areas, all proper silt control measures shall be implemented according to local regulations. II. Inspection and Maintenance Options A. The CULTEC system may be equipped with an inspection port located on the inlet row. The inspection port is a circular cast box placed in a rectangular concrete collar. When the lid is removed, a 6-inch (150 mm) pipe with a screw-in plug will be exposed. Remove the plug. This will provide access to the CULTEC Chamber row below. From the surface, through this access, the sediment may be measured at this location. A stadia rod may be used to measure the depth of sediment if any in this row. If the depth of sediment is in excess of 3 inches (76 mm), then this row should be cleaned with high pressure water through a culvert cleaning nozzle. This would be carried out through an upstream manhole or through the CULTEC StormFilter Unit (or other pre-treatment device). CCTV inspection of this row can be deployed through this access port to determine if any sediment has accumulated in the inlet row. B. If the CULTEC bed is not equipped with an inspection port, then access to the inlet row will be through an upstream manhole or the CULTEC StormFilter. 1. Manhole Access This inspection should only be carried out by persons trained in confined space entry and sewer inspection services. After the manhole cover has been removed a gas detector must be lowered into the manhole to ensure that there are not high concentrations of toxic gases present. The inspector should be lowered into the manhole with the proper safety equipment as per OSHA requirements. The inspector may be able to observe sediment from this location. If this is not possible, the inspec- tor will need to deploy a CCTV robot to permit viewing of the sediment. 2 Page 3 of 11 Page 93 of 108 For more information, contact CULTEC at (203) 775-4416 or visit www.cultec.com. g TM Operation & Maintenance CULTEC 2. StormFilter Access Remove the manhole cover to allow access to the unit. Typically a 30-inch (750 mm) pipe is used as a riser from the StormFilter to the surface. As in the case with manhole access, this access point requires a technician trained in confined space entry with proper gas detection equipment. This individual must be equipped with the proper safety equipment for entry into the StormFilter. The technician will be lowered onto the StormFilter unit. The hatch on the unit must be removed. Inside the unit are two filters which may be removed according to StormFilter maintenance guidelines. Once these filters are removed the inspector can enter the StormFilter unit to launch the CCTV camera robot. C. The inlet row of the CULTEC system is placed on a polyethylene liner to prevent scouring of the washed stone beneath this row. This also facilitates the flushing of this row with high pressure water through a culvert cleaning nozzle. The nozzle is deployed through a manhole or the StormFilter and extended to the end of the row. The water is turned on and the inlet row is back-flushed into the manhole or StormFilter. This water is to be removed from the manhole or StormFilter using a vacuum truck. III. Maintenance Guidelines The following guidelines shall be adhered to for the operation and maintenance of the CULTEC stormwater management system: A. The owner shall keep a maintenance log which shall include details of any events which would have an effect on the system's operational capacity. B. The operation and maintenance procedure shall be reviewed periodically and changed to meet site conditions. C. Maintenance of the stormwater management system shall be performed by qualified workers and shall follow applicable occupational health and safety requirements. D. Debris removed from the stormwater management system shall be disposed of in accordance with applicable laws and regulations. IV. Suggested Maintenance Schedules A. Minor Maintenance The following suggested schedule shall be followed for routine maintenance during the regular operation of the stormwater system: Frequency Action Monthly in first year Check inlets and outlets for clogging and remove any debris as required. Spring and Fall Check inlets and outlets for clogging and remove any debris as required. One year after commissioning and every third Check inlets and outlets for clogging and remove any debris as year following required. B. Major Maintenance The following suggested maintenance schedule shall be followed to maintain the performance of the CULTEC stormwater management chambers. Additional work may be necessary due to insufficient performance and other issues that might be found during the inspection of the stormwater management chambers. (See table on next page) Page 4 of 11 Page 94 of 108 For more information, contact CULTEC at (203) 775-4416 or visit www.cultec.com. g • [__ of Major Maintenance (continued) � z Frequency Action Inlets and Outlets Every 3 years • Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Spring and Fall • Check inlet and outlets for clogging and remove any debris as re- quired. CULTEC Stormwater 2 years after commis- • Inspect the interior of the stormwater management chambers Chambers sioning through inspection port for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers • and feed connectors will function as anticipated. 9 years after commis- • Clean stormwater management chambers and feed connectors of sioning every 9 years any debris. following • Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors have been cleaned and will function as intend- ed. 45 years after com- • Clean stormwater management chambers and feed connectors of missioning any debris. • Determine the remaining life expectancy of the stormwater man- agement chambers and recommended schedule and actions to reha- bilitate the stormwater management chambers as required. • Inspect the interior of the stormwater management chambers for deficiencies using CCTV or comparable technique. 45 to 50 years after • Replace or restore the stormwater management chambers in accor- commissioning dance with the schedule determined at the 45-year inspection. • Attain the appropriate approvals as required. • Establish a new operation and maintenance schedule. Surrounding Site Monthly in 1st year • Check for depressions in areas over and surrounding the stormwater management system. Spring and Fall • Check for depressions in areas over and surrounding the stormwater management system. Yearly • Confirm that no unauthorized modifications have been performed to the site. For additional information concerning the maintenance of CULTEC Subsurface Stormwater Management Chambers, please contact CULTEC, Inc. at 1-800-428-5832. TM CULTEC Chamber of Choice- CULTEC, Inc. 878 Federal Road • P.O. Box 280 • Brookfield, CT 06804 Phone: 203-775-4416 • Toll Free: 800-4-CULTEC • Fax: 203-775-1462 Web: www.cultec.com • E-mail: custservice@cultec.com Page 5 of 11 Pa9 e 95 of 108 ©Copyright 2010 CULTEC, Inc. All rights reserved. CUL008 06-10 SCHEDULE B Page 96 of 108 APPENDIX B MAINTENANCE CHECKLIST Page 6 of 11 Page 97 of 108 CULTEC STORMWATER CHAMBERS CULTEC Frequency Actio W Inlets and Outlets Every 3 years • Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Spring and Fall • Check inlet and outlets for clogging and remove any debris as re- quired. CULTEC Stormwater 2 years after commis- • Inspect the interior of the stormwater management chambers Chambers sioning through inspection port for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors will function as anticipated. 9 years after commis- • Clean stormwater management chambers and feed connectors of sioning every 9 years any debris. following • Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. • Obtain documentation that the stormwater management chambers and feed connectors have been cleaned and will function as intend- ed. 45 years after com- • Clean stormwater management chambers and feed connectors of missioning any debris. • Determine the remaining life expectancy of the stormwater man- agement chambers and recommended schedule and actions to reha- bilitate the stormwater management chambers as required. • Inspect the interior of the stormwater management chambers for deficiencies using CCTV or comparable technique. • Replace or restore the stormwater management chambers in accor- dance with the schedule determined at the 45-year inspection. • Attain the appropriate approvals as required. • Establish a new operation and maintenance schedule. Surrounding Site Monthly in 1st year • Check for depressions in areas over and surrounding the stormwater management system. Spring and Fall • Check for depressions in areas over and surrounding the stormwater management system. Yearly • Confirm that no unauthorized modifications have been performed to the site. For additional information concerning the maintenance of CULTEC Subsurface Stormwater Management Chambers, please con- tact CULTEC, Inc. at 1-800-428-5832. For more information, contact PC&L+�C at (203) 775-4416 or visit www.cultec.co gage 98 of 108 ©CULTEC,Inc.CLT057 01-20 OPERATIONS AND MAINTENANCE GUIDELINES CULTEC Minor Maintenance Frequency Actio Monthly in first year Check inlets and outlets for clogging and remove any debris, as required. Notes ❑ Month 1 Date: ❑ Month 2 Date: ❑ Month 3 Date: ❑ Month 4 Date ❑ Month 5 Date: ❑ Month 6 Date: ❑ Month 7 Date: ❑ Month 8 Date: ❑ Month 9 Date: ❑ Month 10 Date: ❑ Month 11 Date: ❑ Month 12 Date: Spring and Fall Check inlets and outlets for clogging and remove any debris, as required. Notes ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: One year after commissioning Check inlets and outlets for clogging and remove any debris, as required. and every third year following Notes ❑Year 1 Date: ❑Year 4 Date: ❑Year? Date: ❑Year 10 Date: ❑Year 13 Date: ❑Year 16 Date: ❑Year 19 Date: ❑Year 22 Date: 10 For more information, contact CULVg atc 3) 775-4416 or visit www.cultec.com. Page 99 of 108 ©CULTEC,Inc.CLT057 01-20 CULTEC STORMWATER CHAMBERS CULTEC Major Maintenance Frequency Action Every 3 years Obtain documentation that the inlets, outlets and vents have been cleaned and will function as intended. Notes ❑Year 1 Date: ❑Year 4 Date: ❑Year 7 Date: ❑Year 10 Date: ❑Year 13 Date: ❑Year 16 Date: ❑Year 19 Date: ❑Year 22 Date: 0 Spring and Fall Check inlet and outlets for clogging and remove any = debris, as required. co Notes CU ❑ Spring Date: H ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: 2 years after commissioning ❑ Inspect the interior of the stormwater management chambers through inspection port for deficiencies using .0 CCTV or comparable technique. co ❑ Obtain documentation that the stormwater e- mans 9 s ment chambers and feed connectors will function as V anticipated. Notes ❑Year 2 Date: E O V W I— J V For more information, contactPa ig at (203) 775-4416 or visit www.cultec.c Rage 100 of 1(181 ©CULTEC,Inc.CLT057 01-20 OPERATIONS AND MAINTENANCE GUIDELINES CULTEC Major Maintenance Frequency Action 9 years after commissioning ❑ Clean stormwater management chambers and feed every 9 years following connectors of any debris. ❑ Inspect the interior of the stormwater management structures for deficiencies using CCTV or comparable technique. ❑ Obtain documentation that the stormwater man- agement chambers and feed connectors have been cleaned and will function as intended. Notes ❑Year 9 Date: ❑Year 18 Date: ❑Year 27 Date: ❑Year 36 Date: L w RI 45 years after commissioning ❑ Clean stormwater management chambers and feed sconnectors of any debris. U L ❑ Determine the remaining life expectancy of the stormwater management chambers and recommended r3 schedule and actions to rehabilitate the stormwater management chambers as required. E 0 ❑ Inspect the interior of the stormwater management 4-1 V) chambers for deficiencies using CCTV or comparable ✓ technique. W I— ❑ Replace or restore the stormwater management J chambers in accordance with the schedule determined U at the 45-year inspection. ❑ Attain the appropriate approvals as required. ❑ Establish a new operation and maintenance sched- ule. Notes ❑Year 45 Date: 12 For moreinformation, n t LP 1 f211 77 -441or visit www. ult m.o contact CU a�� Q3) 5 6 s t c ec co Page 101 of 108 ©CULTEC,Inc.CLT057 01-20 CULTEC STORMWATER CHAMBERS CULTEC Major Maintenance Frequency Action Monthly in 1st year ❑ Check for depressions in areas over and surrounding the stormwater management system. Notes ❑ Month 1 Date: ❑ Month 2 Date: ❑ Month 3 Date: ❑ Month 4 Date: ❑ Month 5 Date: ❑ Month 6 Date: ❑ Month 7 Date: ❑ Month 8 Date: ❑ Month 9 Date: ❑ Month 10 Date: ❑ Month 11 Date: ❑ Month 12 Date: Spring and Fall ❑ Check for depressions in areas over and surrounding the stormwater management system. O Notes ❑ Spring Date: a1 ❑ Fall Date: ❑ Spring Date: 3 O ❑ Fall Date: L L ❑ Spring Date: 07 ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall Date: ❑ Spring Date: ❑ Fall I Date: Yearly ❑ Confirm that no unauthorized modifications have been performed to the site. Notes ❑Year 1 Date: ❑ Year 2 Date: ❑ Year 3 Date: ❑ Year 4 Date: ❑Year 5 Date: ❑Year 6 Date: 1=1Year7 Date: For more information, contact?L11 at (203) 775-4416 or visit www.cultec.cRage 102 of 1(183©CULTEC,Inc.CLT057 01-20 *4..1'1- 1 17_1Town of Mamaroneck Town Center F o U rw 8D 1661 740 West Boston Post Road, Mamaroneck,NY 10543-3 3 53 OFFICE OF THE TOWN ADMINISTRATOR TEL: (914) 381-7810 FAX: (914) 381-7809 mrobson@townofmamaroneckNY.org To: Supervisor and Town Board From: Meredith S. Robson, Town Administrator CC: William Maker Jr., Town Attorney Re: Adoption of Negative Declaration- 2026 Storm Sewer Improvements Date: June 2, 2026 Action Requested: Resolved that the Town Board adopts the Negative Declaration which states that the 2026 Storm Sewer Improvements will not have a significant environmental impact within the meaning of the State Environmental Quality Review Act. Attachment/s: 2026-5-29-Negative Declaration FINAL (003) resolution adopting negative declaration Page 103 of 108 State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination of Non-Significance Date: June , 2026 This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Act) of the Environmental Conservation Law. The Town Board of the Town of Mamaroneck, as lead agency, has determined that the proposed action described below will not have a significant impact upon the environment and therefore a Draft Environmental Impact Statement will not be prepared. Name of Action: Storm Sewer Improvements (H5135) SEQRA Status: Type 1 No Unlisted Yes Conditioned Negative Declaration: No Description of Action: The Town of Mamaroneck plans to remove existing storm water sewer lines and replace them with lines having a larger diameter in the same or similar location as the existing lines. Location: Fenimore Road near the intersection with Winding Brook Drive (Subbasin #1); Country Road south of the intersection with Country Lane (Subbasin #3); and Old White Plains Road & Gatehouse Lane starting at the intersection with Carol Lane through the point of discharge near 1147 Old White Plains Road. Procedure: Since the areas to be disturbed by this action lie within the unincorporated area of the Town, the Town Board is the agency taking this action. Accordingly, it designated itself as the lead agency for environmental review pursuant to Article 8(State Environmental Quality Review Page 104 of 108 Act)of the Environmental Conservation Law(SEQRA).1 In doing so,it coordinated its action with the Westchester County Board of Legislators, the only involved agency and the agency that will supply a portion of the funding for this action. The Town Board caused a short form Environmental Assessment Form to be prepared to support its determination of significance within the meaning of SEQRA. Part 1 describes the action.Part 2 identifies and determines the action's potential impacts upon the environment.Part 3 evaluates such impacts. Reasons Supporting This Determination: The action will not change the collection watershed or the transportation of storm water that reaches downhill receiving points. The occurrence of flooding to Town and private property areas that occurs under current conditions will be mitigated by the proposed action. The current intake and release of total storm water volume reaching the respective outfalls will remain the same after the action is completed. There will be only a temporary disturbance of the affected locations as the existing sewer lines are removed and new, more effective ones are installed. Removal and installation will be governed by an Erosion and Sediment Control permit issued pursuant to Chapter 95 of the Code of the Town of Mamaroneck, thereby avoiding any negative environmental impacts during the removal and installation. In making its determination that there will not be significant adverse impacts upon the environment, the Town Board relied upon the Environmental Assessment Form prepared for its consideration of environmental significance. If Conditional Negative Declaration, provide on attachment the specific mitigation measures imposed, and identify comment period (not less than 30 Days from date of publication in the ENB): For Further Information: Contact Person: Meredith S. Robson, Town Administrator Address: 740 West Boston Post Road, Mamaroneck, NY 10543 Telephone Number: 914-381-7810 For Type 1 Actions and Conditioned Negative Declarations,a Copy of this Notice is sent to: 1 Chapter 92 of the Town Code contains a set of laws, called the "Town of Mamaroneck Environmental Quality Review Law", that is consistent with, and designed to implement SEQRA. 2 Page 105 of 108 Chief Executive Officer of the Town/City/Village of the: Other involved agencies (if any): Applicant(if any): Environmental Notice Bulletin (Type One Actions only): Storm water and valve replacement/2026-5-29-Final 3 Page 106 of 108 RESOLUTION DECLARING THAT THE STORM SEWER IMPROVEMENTS (H5135) WILL NOT HAVE A SIGNIFICANT EFFECT UPON THE ENVIRONMENT (NEGATIVE DECLARATION) AND THAT THE LARCHMONT DAM VALVE REPLACEMENT AND CONTROLS UPGRADE (H2140) IS A TYPE II ACTION WHEREAS, the Town Board resolved on May 27, 2026 that it intends to act as lead agency in connection with the review of this action pursuant to the State Environmental Quality Review Act,and WHEREAS, the resolution announcing the Town Board's intention was sent to the Westchester County Department of Planning which acts as advisor on environmental matters to the Westchester County Board of Legislators, the only involved agency for this action, and WHEREAS, the Town Board has been advised that the Westchester County Board of Legislators has declined to act as lead agency for this action, On the motion of seconded by BE IT RESOLVED, that, the Town Board confirms its decision to designate itself as the Lead Agency pursuant to the State Environmental Quality Review Act for the review of this action and hereby does so, and BE IT FURTHER RESOLVED, that the Larchmont Dam Valve Replacement and Controls Upgrade (H2140) is a Type II action within the meaning of the State Environmental Quality Review Act requiring no further review of any impact it may have on the environment, and BE IT FURTHER RESOLVED, that the Town Board declares the Storm Sewer Improvements (H5135) to be an Unlisted Action under the State Environmental Quality Review Act, and BE IT FURTHER RESOLVED, that for the reasons contained in the annexed NEGATIVE DECLARATION, the terms of which are approved and which by this resolution are adopted, the Town Board finds that the Storm Sewer Improvements (H5135) will not result in significant adverse impacts Page 107 of 108 upon the environment and therefore there is no reason to prepare an environmental impact statement. The above resolution was put to a roll call vote: Regenstreich Moss Nichinsky King Elkind Eney 5-29-26 2 Page 108 of 108