Village of Mamaroneck

123 Mamaroneck Ave., Mamaroneck, NY 10543
ph: (914) 777-7700


Zoning Board of Appeals Agenda

VILLAGE OF MAMARONECK ZONING BOARD OF APPEALS AGENDA
November 16, 2020 AT 7:00 PM - ZOOM
NOTICE OF FIRE EXITS AND REQUEST TO TURN OFF ELECTRONIC DEVICES

WATCH VIDEO

Watch the Zoning Board Work Session via ZOOM:

 

(The public may watch but will not be permitted to speak.

 If anyone from the public wishes to speak, you may do so at the Zoning Board’s December 3, 2020 regular meeting.  At which time, the same agenda items will be discussed and public comment/public participation may be entertained.)

 

Please click the link below to watch the webinar:

https://zoom.us/j/93833588731

Webinar ID: 938 3358 8731

Dial In: (646) 558-8656 

Passcode:  841991

You may watch the meeting on LMCTV or stream live on YOUTUBE at:

Click here to watch the meeting on LMCTV youtube livestream

A.DISCUSSION ON OPEN APPLICATIONS
1.

Case #15A-2018  416 Waverly Avenue (Village Section 8, Block 111, Lot 29-42) Located in the M-1 Zoning District.

***

The applicant seeks completeness review of the Draft Environmental Impact Statement.

***

 The applicant, East Coast North Properties, LLC., seeks to expand a self-storage facility in the M-1 (Manufacturing) Zoning District.  The proposal does not meet the following requirements:

  • The maximum building coverage permitted is 50% (22,078 square feet); the existing site has building coverage of 45% (20,891 square feet) and the proposal is 59% (25,834 square feet);
  • The maximum FAR permitted is 1.0; the existing FAR is 1.34 and the proposal is for 2.43 FAR.
  • The maximum building height is 3 for stories; the existing is 4 stories and the proposal is 4 stories.
  • The front yard setback along Fenimore Avenue is 10 feet; the existing is 4.8 inches and the proposal is 4.8 inches.
  • The required number of off-street parking spaces is 137; the existing number of off-street parking spaces is 25 and the proposed number of off-street parking spaces is 25.
  • The required number of loading spaces is 8; the existing number of loading spaces is 0 and the proposed number of loading spaces is 4.  

Accordingly, area variances are required.  SEQRA Determination: This action is classified as a “Unlisted” action in accordance with 6CRR-NY 617.6.  The Board issued a positive declaration.  

2.

360A Mount Pleasant Avenue (Section 9, Block 17, Lot 21A) Located in the C-2 Zoning District.

***

The applicant, Lisa Seenath, seeks renewal of a special permit to continue to operate an existing mini market delicatessen with hot food, Ivan’s Mini Market. Zoning Board approval is required. SEQRA Determination: This action is classified as a “Type II” action in accordance with 6CRR-NY 617.5(c)(18); ending the SEQRA process.  

B.DELIBERATIONS ON CLOSED APPLICATIONS
1.

Case 2SP-2020  419 Mamaroneck Avenue (Village Section 9, Block 11, Lot 2) Located in the C2 Zoning District.

***

  The applicant, Roaster Cafe, seeks to continue its use by requesting a renewal of its special use permit.  In addition, as it did not timely file such application as required by the resolution approving the special permit, applicant first needs approval of an extension of time to file its application. SEQRA Determination: This action is classified as a “Type II” action in accordance with 6CRR-NY 617.5(c)(18); ending the SEQRA process.

  • The Public Hearing was closed on November 5, 2020
2.

Case # 5A-2020  600 Lorraine Street (Village Section 4, Block 18, Lot 15B) Located in the R-5 Zoning District.

***

The applicant, Bryon and Ylorie Taylor, seeks to expand an existing non-conforming two-family use in a single-family zone.   The proposal does not meet the following requirements:

  •  Lesser side yard required is 6 feet and the proposal is 5.8 feet;
  • Expansion of a non-conforming structure is not permitted;
  • Combined side yard setback required is 14 feet and the proposal is 8.5 feet;
  • Floor Area Ratio maximum is 2,373 square feet and the proposal is 2,818 square feet;
  • Off Street Parking required is 4 spaces and the proposal is 2 spaces.

Accordingly, area variances are required.  SEQRA Determination: This action is classified as a “Type II” action in accordance with 6CRR-NY 617.5(c)(18); ending the SEQRA process.  

  • The applicant has requested a FAR of less than 2,818 square feet to be closer to zoning compliance - November 5, 2020 
  • The Public Hearing was closed on November 5, 2020
3.

805 Mamaroneck Avenue (Village Section 8, Block 72, Lot 1) Located in the C-1 and TOD (Transit Overlay District) Zoning District and the Village’s Central Business District.

***

The Applicant, Chipotle Mexican Grill, Inc., seeks to install a second accessory sign in a commercial zoning district.  Zoning code permits an accessory sign along the side of the building that faces a private off-street parking lot, but the proposal does not meet the following requirement:

  • The accessory sign shall not exceed approximately 32.12 square feet and the proposed sign is approximately 16.06 square feet.    

Accordingly, a sign variance is required.   SEQRA Determination: This action is a “Type II” action in accordance with Title 6 NYCRR 617.5(c)(7) of the New York State Codes, Rules and Regulations; thereby, ending the SEQRA process.

  • The Public Hearing was closed on November 5, 2020
C.PB CIRCULATION FOR LEAD AGENCY
1.

Amendments to Village Code Related to Tree Ordinance

***

The Village Board of Trustees seeks to amend Chapter 318 of the Village Code (The Tree Ordinance).  In accordance with Article 4, Section 412(1)(a) of the New York State General Village Law, the Board of Trustees seeks a recommendation from the Zoning Board of Appeals. 

D.ADMINISTRATIVE ACTIONS
1.

Proposed Letter to the Village Board of Trustees

***

The Zoning Board, during its July 23, 2020 meeting, sought clarification regarding the following definitions:

  • Event;
  • Non-Member Event;
  • Member Event; and
  • Dwelling Unit.

 

2.

Proposed 2021 Calendar Dates

***

The Zoning Board will review and finalize the Zoning Board 2021 Calendar.

3.

Amendments to Village Code Related to Tree Ordinance

***

The Village Board of Trustees seeks to amend Chapter 318 of the Village Code (The Tree Ordinance).  In accordance with Article 4, Section 412(1)(a) of the New York State General Village Law, the Board of Trustees seeks a recommendation from the Zoning Board of Appeals. 

E.APPROVAL OF MINUTES
1.

Board to consider adoption of the following minutes:

  • January 9, 2020
  • February 6, 2020
  • March 5, 2020
  • April, 2, 2020
  • May 7, 2020 Minutes
  • June 4, 2020 Minutes
  • July 23, 2020 Minutes
  • August 13, 2020 Minutes
F.NOTES
1.Note: Work Sessions will be open to the public but closed to public participation subject to the Open Meetings Law, [§ 105 of the New York State Public Officers Law, Article 7].
2.Note: Items listed on the agenda are subject to change. Amendments and/or additions may be placed on the agenda.
3.Note: The Zoning Board of Appeals will host its next work session on TBD, 2020 at 7:00pm.
4.Note: The next regular meeting of the Zoning Board of Appeals, is scheduled to be held on Thursday, December 7, 2021 at 7:00pm.
G.ADJOURN MEETING
ANY HANDICAPPED PERSON NEEDING SPECIAL ASSISTANCE IN ORDER TO ATTEND THE MEETING SHOULD CALL THE VILLAGE MANAGER'S OFFICE AT 914-777-7703. All Board of Trustee Regular, ZBA, Planning Board, and HCZM Meetings are Broadcast Live on LMC-TV: Verizon FIOS Channels 34, 35 & 36; Cablevision Channels:  75, 76 & 77; and Streamed on the Web: www.lmc-tv.org