Loading...
HomeMy WebLinkAboutWashington Square Town of Mamaroneck Development and Parking Study 10/1/2000 XWELL V N E WASHINGTON SQUARE o t < Town of Mamaroneck z Four-story jhreeltory �fL.J MAXWELL AVENUE sy > 'uI D Basketball DEVELOPMENT AND PARKING STUDY `T' o Spc:rYr ;. - 340'x22tY Spectator Area 7r-7MAXWELL AVENUE Existing Use, O Buckhurst Fish & Jacquemart, Inc. o aZ Z Perking 40 spaces October 2000 z `1 Washington Square Development and Parking Study prepared for Mamaroneck Town Board by Buckhurst Fish & Jacquemart, Inc. 881 Broadway New York, N.Y. 10003-1216 October 2000 Table of Contents 1.0 STUDY OBJECTIVES 1 FIGURES 2.0 EXISTING CONDITIONS 2 Figure 1. Aerial View of Study Area and Surroundings 3 2.1 Land and Building Uses 2 Figure 2. Study Area 4 2.2 Zoning 6 Figure 3. Principal Land and Building Uses 5 2.3 Ownership 8 Figure 4. Zoning Districts 7 2.4 Revenue and Value 8 Figure 5. Ownership, with Block and Lot Numbers 9 Figure 6. Existing Off-Street Parking 14 3.0 EARLIER AND ON-GOING PLANNING STUDIES 11 Figure 7. Overnight Parking: Existing and Proposed 22 3.1 Myrtle Boulevard Area Study, Final Draft 11 Figure 8. Myrtle Blvd. Municipal Lot 3: Existing Conditions 26 3.2 Master Plan Update, Phase 1 11 Figure 9. Myrtle Blvd. Municipal Parking Deck Proposal 27 3.3 County Streetscaping Plan 12 Figure 10. Photographs a -c: Myrtle Blvd. Municipal Parking Deck Proposal 28 4.0 PARKING RECOMMENDATIONS AND BOULEVARD CONCEPT Figure 11. Chatsworth Gardens: Photograph 29 13 Figure 12. Chatsworth Gardens: Private Parking Deck Concept 30 4.1 Introduction 13 Figure 13. Madison Avenue-Myrtle Blvd. Median Concept 31 4.2 Survey Findings 13 Figure 14. Photographs a-d: Madison Avenue-Myrtle Blvd. 32 4.3 Recommendations 21 Figure 15. Illustrative Cross-Section 34 4.4 Boulevard Concept 25 Figure 16. Concept A: As-of-Right Residential Development 36 Median Concept 32 Figure 17. Concept B: High Density Residential Development 38 Figure 18. Concept C: Senior Assisted Housing 39 5.0 DEVELOPMENT OPTIONS 33 Figure 19. Concept A: Mixed Recreation and Commercial Uses 41 5.1 Option 1: Residential Development 33 Figure 20. Concept B: Mixed Recreation and Commercial Uses 42 5.2 Option 2: Recreational Development 40 Figure 21. Concept C: Full Site Recreation 43 5.3 Option 3: General Business Development 44 Figure 22. Concept A:General Business Development, Two Parcels 46 Figure 23. Concept B: General Business Development, Two Parcels 6.0 SUMMARY 50 with New Road 47 j Figure 24. Concept C: General Business Development, One Parcel 48 TABLES APPENDICES 54 Table 1. Privately Owned Tax Parcels on Block 132 10 Appendix A: Photographs of Study Area 55 Table 2. Parking Regulations and Occupancy 15 Appendix B: Parking Survey Results 55 Table 3. Illegal Parking 18 Table 4. Build-Out Analysis for Commercial and Residential Development Concepts 35 Table 5. Summary of Development Options 52 1 .0 STUDY OBJECTIVES s i Washington Square 1 Town of Mamaroneck, NY 1.0 STUDY OBJECTIVES The Town of Mamaroneck asked the planning firm of Buckhurst Fish & Jacquemart, Inc. to undertake a land use, design, and parking study of the Washington Square area. The study's objective was to better inform the town about development potential in the Washington Square area and to solve parking problems that have affected the neighborhood. The original request from the town asked for an analysis of four alternatives. These were housing (specifically market-rate housing, affordable housing, and assisted living for senior citizens), indoor and outdoor recreation, parking facilities and structures, and a private school. In the course of our initial discussions with town officials on each alternative's realistic development potential, the scope of work was changed somewhat at our suggestion and with the agreement of the Town Board. The school alternative was replaced with a general business alternative that would look at the area's existing and potential commercial capacity. The study focussed on one part of a specific block within t the Washington Square area as the prime locus for new development. This is a roughly 95,000 square foot area with frontage on Madison Avenue, Byron Place, and Maxwell Avenue, and does not include the town's public works yard. The study recommendations are based on field visits, land use and parking surveys, tax and market value information, and discussions with r town officials, local developers, and other stakeholders. 1 2.0 EXISTING CONDITIONS Washington Square Town of Mamaroneck, NY 2.0 EXISTING CONDITIONS residential properties are grouped on either side of Washington Street and North Chatsworth Avenue, with one located at 172 The study area is known as Washington Square. It is directly west of Myrtle Boulevard. The apartment houses have outdoor surface the New England Thruway, and .is bounded by North Chatsworth parking and some have indoor garages, with the exception of 14 Avenue, New Jefferson Street-Maxwell Avenue, Myrtle Boulevard- North Chatsworth Avenue, also known as Chatsworth Gardens,. Byron Place and the outer limits of the town's Public Works yard. which has no proprietary parking. The cluster of apartment The area is near Mamaroneck's border with the Village of buildings on North Chatsworth Avenue and Washington Street has Larchmont and the City of New Rochelle. (See Figures 1 and 2.) an attractive and distinctive urban design, enlivened with well-kept Comprised of four blocks, the largest block in the study area is the landscaping. At the end of Maxwell Avenue, there is a cluster of triangle bounded by Madison Avenue, Byron Place, and Maxwell three small houses, a mix of one-, two and three-family structures. Avenue. About one-half of the land area of this block is the two acre These houses show their age in their poor condition, but also in the Public Works yard, recycling center, and site of Village of impressive magnolia and dogwoods on the properties. Larchmont water tanks. The remaining two and one-half acres are sited with three small houses, a three-tenant strip mall, restaurant, Madison Avenue, Myrtle Boulevard, and Byron Place are medical office building, tree service, and surface parking lots. This commercial. The mix of uses and structures here comprises medical 2.5-acre site has the greatest development potential within the study and non-medical office buildings, a small strip mall, nail and hair area. salons, a variety store, dry cleaner, restaurant, liquor store, and parking lots serving these businesses. The larger businesses provide The study area is contained within three major roadways: it is some on-site parking for their employees and patrons, with one bounded on the east by the New York State-New England Thruway exception. The Clock Tower Building (a.k.a. Two Madison Avenue (1-95); on the north by North Chatsworth Avenue which is an or 200 Myrtle Boulevard) has its parking lot on the opposite side of important east-west corridor; and on the west, just beyond the study Madison Avenue. The overall character of the commercial area is boundary, by Fifth Avenue, an another locally important corridor, small-scale and well-kept, save for the non-conforming and running north-south. Thus the unconstrained flow of through traffic dilapidated Moriarty Tree Service property. Most of the retail is important, while at the same time the traffic and parking needs of businesses likely draw their clientele from the surrounding area. local residents and businesses must be served. All streets in the New York Sports Club and the professional offices have a more study area are town-owned. This significant fact has allowed us to regional customer base. The Public Works yard is an outdoor light make more comprehensive recommendations than if the streets industrial operation. However, its look and functioning are screened were county-owned. by its location and topography. It is the use farthest from the apartment buildings and it lies to the rear of the Madison Avenue 2.1 Land and Building Uses businesses. The predominant land use in the study area is residential. (See Figure 3.) There are more residential structures than other types, and these apartment buildings are six to seven stories, making them significantly larger than all other area uses. They are taller than current zoning would allow. There are eight apartment buildings, some with medical or dental offices on the ground level. These 2 rg� . '� - � y�' �� 3^�' ' ° "`fi`f ����•�,,�� F 1j } � �. � ��!I'y�7F1- qt• j �� i i� �M � V � � P'f� r 4 r f s i �tl h 8 -y, r � , 71 TRAAU�1{84Lj� g1 'ti -3f1� — - 1��8� t � y t �� ��� t .- �.T` ■,AL��Yi 1,. �, y �,�gYiY''niyr _ l` q�, t, .. �• �� �� .i 11 r _ �•� YNA t �a�+q•4 �Z . � �nryA 77 S � t r r +� s :. '' r + b''� '•ar J ,�! k ., �k� „F';�J" a �'.�MFY'se�!^�F°1iS1,� ,�;aiHisf�teGti�1 _ �7�r �f �fl"a;.nen�>MAnE�:� 'S1v-.,. �` v � i FYI r ; 151 /6 t ,y.A p ,•. �c� -- M3 ,,� �� + fir` W _:. `.- ,• f -' �. i„'�,��a y _ !A��"6�a !. ., �� w r di i1 �� 6� y�y ►{x'+1171 `` �w.. ``�_'•T_ 'nryJ� .v :�nr GSC'n��'A��' ,.� r` irwr�y+� �.q�^"^.n� n:, 1 ...i � �, �„r f9"//�!�)r Y,�y'n ��yf`�i1117�y-�1.1�3h.1,' r N 0 Ire' . g y� .9:� �t'ec' '�,_ a.. � ��' � Y, �' r[3141 � L.1=�1 '�, t ISI•��'ni • or .- S r �_. �asm.. WASHINGTON SQUARE AREA Figure 1, Aerial View of Study Area Town of Mamaroneck, NY and Surroundings m Study Area Boundary ® BFI Buckhurst Fish &Jacquemart, Inc. r trTn A9ENUE �..i�.. N[W IftiERSOH STPH7 1-95 ENTRANCE RAMI 6OUTN9OUNU1 1-95 IXIT RAMP(EXIT Ell AWfWFLLAVENUE Q - 13 WASH.M0.SQUARE JA r� ,>• M 1 IYRON�RACF 1 _ MYIIiL!WUI[VARO MYRtIt IaANAPU WASHINGTON SQUARE AREA Figure 2. Study Area Town of Mamaroneck, NY Study Area Boundary ® 0 240 480 k BF) Buckhurst Fish &Jacquemart, Inc. O1YD1A WX Iw5 FNEMNfE tAAlf ISE1lI IIMUIIWp yy J 135 fkl l YAMS Qxll 1I11---- I- .. W ELLAvflillE O �.. a ❑ WAENNL7DNIQIARE f>'4 MYRIEE NXAE VAMD M New 'O/q[yARD Residential Municipal 1-3 Family 0 Park 4+ Family(Apartment Buildings) M Police Business ® Public Works Yard Q Office - Industrial W Personal Service; retail; food and drink F-1PrivateOff-Street Parking . Indoor Recreation (Garage and Surface) WASHINGTON SQUARE AREA Town of Mamaroneck, NY Figure 3. Principal land and Building Uses ® 0240 480 ft BFj Buckhurst Fish &Jacquemart, Inc. ratio, gross floor area per use, use per floor, and parking regulations 2.2 Zoning and design guidelines. Any mixed-use development application is The area lies in four zoning districts (Figure 4). The apartment subject to site plan approval by the Planning Board. buildings are zoned R-TA (residential-tower apartments), and were erected before current zoning was adopted. This district allows multi-family residences up to six stories and professional offices. The properties with frontage on Myrtle Boulevard and those on the north side of Madison Avenue are zoned B (business), which allows general business, retail, professional offices, municipal uses, and indoor recreation. Properties with frontage on Byron Place, Maxwell Avenue, and the south side of Madison Avenue are zoned B-MUB (business-mixed use business). This district allows business and residential uses, and allows such uses to be mixed within structures. All parcels, with the exception of One Madison Avenue (the doctors' offices), within the B-MUB district are considered development sites. The municipal yard is zoned LI, light industrial. The Hoffman tree surgeon property is non-conforming. The B-MUB-zoned parcels are zoned to allow the same principal permitted uses as the town's Business (B) district. The special permit uses are: • Radio, television, and other electronic transmission structures and towers • Motels and hotels • Veterinary hospital, boarding, and care of small pets • Undertaking and funeral homes • Newspaper printing and publishing • Plant nursery • Restaurants • Mixed-use developments of multi-family dwellings, business and professional offices, and retail stores and personal service establishments. All mixed-use developments must have a minimum lot size of 80,000 square feet, and are further subject to height, yard, floor area 6 ► IAeo r y pl M,wUR6w V` / �O _ ! Legend: Ji RTA -Tower Apartments f B - Business LI - Light Industry B-MUB - Business Mixed Use Business SB - Service Business Study Area oto WASHINGTON SQUARE AREA Figure 4. Zoning Districts Town of Mamaroneck, NY lu0 400 Boo ft Source: Revised 1997 Zoning Map,Town of BF) Buckhurst Fish &)acquemart, Inc. Mamaroneck, NY town realized total tax revenues of $122,128 (column 7) on these 2.3 Ownership properties. The estimated market value of the land alone is $2.4 Within the larger study area, we analyzed the development million (column 8). potential of the block bounded by Madison Avenue, Byron Place, and Maxwell Avenue, known as Block 132 on the town's tax maps. Two-thirds of the land area is owned privately, by a number of different owners. (See Figure 5.) The remaining property is publicly owned, either by the Town of Mamaroneck, the Village of Larchmont, or the New York Thruway Authority. The largest publicly owned parcel is the two-acre Public Works yard. Town- owned land that abuts the Thruway's right-of-way and the right-of- way itself are used for assigned, permitted, and open public parking, to satisfy the demand for parking in this area, created by both the residences and businesses. 2.4 Revenue and Value Table 1 identifies the privately-owned parcels on Block 132 relevant to this study. The doctors' office at One Madison Avenue (Lot 440) in Block 132 is excluded, as this parcel is not considered a potential development site. The information in Table 1 shows current land use, parcel size, valuation, and assessment for the developable parcels in Block 132. All parcels are contiguous, except for Lot 300.1 which is located on the east side of Byron Place and serves as a private parking lot for a building on the north side of Madison Avenue. Given that Byron Place is a short dead-end, Lot 300.1 can be considered part of a development assemblage requiring the abandonment of Byron Place beyond the entrance to One Madison Avenue's parking lot. (The Village of Larchmont has an easement at the end of Byron Place for access to its water tanks. However, village trucks and personnel actually get to the tanks from Maxwell Avenue and through the town's public works yard.) The total area of the potential development site is nearly 118,000 square feet or 2.7 acres (column 3). The developable site is somewhat larger than this as part of the public right-of-way of Byron Place could be folded into a development program. In 1999, the 8 o � 0 ,_ EMTN AVdi/F •�••�• ^�,' NEW'....' 195 NRA ) 111""""`��i +---.a✓J J� TO ❑ - MAXWELL AVFNIIE �I Y WA946CTON SQUARE JE yr ASYRTIE KXUVARD Block tt 132 (Partial) Q HYRTn NL•». R""�Fvnen Lot Owner Use "�EAND srAa 300.1 Coughlin Condo Assn Parking _ { 410 Charles and Paul Jr. Hoffman Warehouse 435 Clock Tower Associates Parking 458 Clock Tower Associates Parking 463 Paul and Frances Torre Restaurant 469 Madison-Larch mont Inc. Shopping Center 504 Ralph Towers Residence 511 Helen Powers Residence 521 Ralph Towers Residence WASHINGTON SQUARE AREA Town of Mamaroneck, NY Figure 5. Ownership with Block and lot Numbers ® 0 BF) Buckhurst Fish &Jacquemart, Inc. Table 1 Washington Square Study, Town of Mamaroneck Privately-Owned Tax Parcels on Block 132 1 2 3 4 5 6 7 8 ' 9 10 Land Building Total 1999 Estimated Land Estimated Market Value, Use Parcel Size Valuation Valuation Valuation Assessment(1) Market Value(2) Land and Buildings Owner of Record BLOCK 132 Lot 300 1 Parking Lot 10,454 sf 100 n/a 100 69.91 2,710 2,710 Coughlin Condo Association Lot 410 Warehouse 33,750 sf 41,800 3,200 45,000 31,458.15 1,132,791 1,219,512 Charles&Paul,Jr. Hoffman Lot 435 Parking Lot 6,750 sf 3,800 3,000(3) 6,800 4,753.67 102,981 184,282 Clock Tower Associates Lot 458 Parking Lot 6,000 sf 4,800 2,700(3) 7,500 5,243.06 130,081 203,252 Clock Tower Associates Lot 463 Restaurant 6,000 sf 4,500 10,000 14,500 10,136.55 121,951 392,954 Paul&Frances Torre Lot 469 Stores; Parking Lot 28,125 sf 25,000 55,000 80,000 55,925.60 677,507 2,168,022 Madison-Larchmont Inc. Lot 504 Single Family 9,375 sf 3,000 3,000 6,000 4,194.42 87,977 162,602 Ralph Powers Lot 511 Two Family 11,875 sf 3,700 2,600 6,300 4,404.13 108,504 170,732 Helen Powers Lot 521 Three Family 5,625 sf 1,800 6,700 8,500 5,942.13 52,786 230,352 Ralph Powers Total Size 117,954 sf Land Valuation $88,500 Building Valuation $86,200 Land and Building Valuation $174,700 Taxes Assessed $122,128 Estimated Land Market Value $2,417,288 Estimated Market Value, Land and Buildings $4,734,418 Estimated Market Value without Lot 469, Shopping Center (Option 2: Recreation) $2,566,396 Note 1 The assessment is computed as follows: (1999 county tax rate+ 1999 town tax rate+ 1999-2000 school tax rate)x 1/1000 of assessed valuation or 699.07 per$1,000 of assessed valuation. Note 2:The town's 1999 equalization rate is 3.69%for non-residential and residentially zoned vacant lots. The town's 1999 residential assessment rate for residential(built)properties is 3.41%. The total valuation divided by 0.0369(or 0.0341)yields the parcel's approximate land market value. Note 3: At the present time, these parking lots do not have buildings on them but the tax records show a value for building valuation. (Table 1,Block 132,07/25/00/ 3.0 EARLIER AND ON-GOING PLANNING STUDIES i Washington Square Town of Mamaroneck, NY 3.0 EARLIER AND ON-GOING PLANNING STUDIES Washington Square Town of Mamaroneck, NY 3.0 EARLIER AND ON-GOING PLANNING STUDIES and appearance, with specific instances of "present or potential conflicts between different land uses... or where sites were The relevant earlier planning studies that address this area are the inappropriately used." Master Plan Update, Phase I (Shuster Associates) and the Myrtle Boulevard Area Study (Ferrandino Associates). The Washington Square study area lies within Planning Unit 2 of the Master Plan Update. The planning policy for this unit was set as follows: "The business designation east of Madison Avenue is 3.1 Myrtle Boulevard Area Study, Final Draft appropriate give the established uses and the few parcels remaining This study analyzed a number of characteristics of the area — which are subject to development. West of Madison Avenue, the zoning, land use, parking, traffic, and streetscaping - and proposed underutilized block bounded by the Thruway is suitable for high zoning amendments, improvements to the parking and traffic density residential, office or commercial use or a combination of situation, and aesthetic corrections. The sum of these such uses. It has excellent access and visibility and there are no recommendations was aimed at making the study area more adjacent uses to be directly impacted. The primary consideration is functional, developmentally uniform, and attractive. One of the that adequate parking and supporting facilities be provided. It is recommendations that is seconded by this study is the boulevard proposed that land use controls permit such a range of uses — either median concept on Myrtle Boulevard and Madison Avenue. This is singly or in combination — rather than the current designation, described with some modifications in Section 4.0. We recommend which allows only business use or an exclusive residential district pursuing this idea because it provides the Washington Square area such as applies in adjacent areas. Assemblage of the smaller parcels with an effective traffic calming technique that would slow but not in the block, to create larger, more efficient development units, is to reduce the volume of the traffic and would probably enhance traffic be encouraged." (p. vi.) and pedestrian safety. The median would offer pedestrians a half- way stopping point when crossing the street in heavy or constant The major development issue was determined to be the traffic. At the same time, aten-foot boulevard median planted with underutilization of the Madison-Byron-Maxwell collection of trees and grass would contribute much towards the area's aesthetic parcels. Proper utilization, at the highest and best use, was quality, understood to be dependent on property assemblage and constrained by the municipal yard. The Public Works yard has nowhere else in the town where it would be welcomed; the master 3.2 Master Plan Update, Phase 1 plan recognized that "it will remain in public ownership and use." The plan update focused on a study area that encompassed Thus, the major recommendation was the creation of a new mixed- Washington Square within a larger confine "all of the business areas use zone that would implement the flexible land use policy on the on either side of the rail line," and so covered commercial, remaining half-block. This was done, with the creation and residential, and parking areas from Palmer Avenue to Depot Way mapping of the B-MUB district in 1990. Further, the plan felt that East to Fifth Avenue. The purpose of the plan was "to establish Maxwell Avenue and/or Byron Place could be demapped to further policies and guidelines for land use, traffic control, parking and rationalize the developable part of the block: site area and site design in the Study Area....Implementation of the policies is planning flexibility would be enhanced. This has not yet been proposed in the form of specific actions — physical, legislative or clone. However, in this study's recommendations, part of Byron administrative." The major issues were noted to be parking, traffic, Place is demapped and converted to another use. Maxwell Avenue is necessary for access to the public works yard and to future 11 . development, so there is no recommendation to demap. In some of the development concepts presented here, the parking spaces on Maxwell Avenue are shifted to the other side of the road so that drivers are no longer separated by a street traveled by heavy trucks from their place of business or residence. We concur with a second recommendation in the master plan update. In the discussion on parking issues (p. iii), the plan presents a measure for assessing when a parking lot is operating at maximum efficiency: "Eighty-five percent occupancy is the appropriate criterion for full occupancy of shopper/visitor parking. Ninety-five .percent is more appropriate for commuter parking." This seems a useful and accurate measure; we use the 85% occupancy criterion in the parking discussion in Section 4.0. 3.3 Streetscaping Plan At present, Westchester County's Department of Planning, Division of Housing and Community Development is preparing the survey materials for a streetscaping plan for the Washington Square area. The Town of Mamaroneck will receive a grant from the Community Development Block Grant (CDBG) program to fund a portion of the new streetscape. The plan is expected to comprise landscaping, crosswalks, and possibly a planted boulevard median on Myrtle Boulevard and Madison Avenue. The county has expressed its willingness to coordinate its plan with the town's efforts in improving this area. 12 4.0 PARKING RECOMMENDATIONS AND BOULEVARD CONCEPT Washington Square Town of Mamaroneck, NY 4.0 PARKING RECOMMENDATIONS AND BOULEVARD CONCEPT Washington Square Town of Mamaroneck, NY 4.0 PARKING RECOMMENDATIONS AND BOULEVARD CONCEPT Washington Square Town of Mamaroneck, NY 4.0 PARKING RECOMMENDATIONS AND BOULEVARD Thursday, May 25, 2000 and between 9 AM and 5 PM on Saturday, CONCEPT May 27, 2000. In addition, BFJ observed evening parking conditions through spot-checks on Monday, June 19, 2000 between 6 PM and 9 PM and on Tuesday, July 11, 2000 at approximately 11 4.1 Introduction PM. Table 2 summarizes the findings of these surveys and shows To determine the availability of parking in the study area and to the parking regulations, peak occupancies and average occupancies identify parking issues, BFJ conducted surveys of parking occupancy for individual parking areas. The results of these parking surveys and turnover and surveyed residents of Chatsworth Gardens in the indicate that while many areas have high occupancies (80% or Washington Square area. This section summarizes the findings of greater), other areas are underutilized including the 24 Hour permit these surveys and provides a two-phase series of recommendations spaces in Municipal Lot 3, Municipal Lot 4, and Lot 2 (on street and outlines a possible streetscape improvement. The first phase parking) on street parking on Maxwell Avenue. The areas with the recommends strategies to alleviate parking shortages through a tightest parking conditions during the weekday (80% or greater) are more efficient use of the existing parking supply and by changes to the short term spaces in Lot 3, the Lot 3 annex, New Jefferson Street, existing regulations and enforcement. The essence of the parking Washington Street, Chatsworth Avenue, Myrtle Boulevard, Byron management strategy is to move long-term parking into off-street Place, and Madison Avenue. lots and keep on-the-street parking available for short-term users. These parking management strategies should be tried for one to two Surveyors also determined the number of vehicles who parked years. If a shortage still exists at the end of this trial period, the longer than the permitted period by recording the last three digits of second phase recommendation outlines how a parking deck could parked vehicles' license plates. Table 3 summarizes the percentage be constructed over Municipal Lot 3 to supply additional parking. of vehicles that parked longer than permitted during the daytime Before the town undertakes this capital improvement, the following surveys. The survey found high rates of illegal parking. In many findings and recommendations should be considered and the cost- locations, more than 60% of the vehicles parked for longer than the effective methods of improving the efficient use of existing parking permitted period and in some cases, 80% or more of the vehicles should be implemented first. parked for longer than permitted. Our survey did not examine whether or not the people who parked longer than permitted had fed the meters or if they had received tickets. However, the high 4.2 Survey Findings rates of illegal parking indicate that the duration regulations are not Figure 6 shows the existing parking in the full study area. On-street enforced. While this makes things easier on residents who need to parking is allowed on most streets in the study area. However park their vehicles in one place for the day, it also creates a overnight restrictions exist in some areas; these are in greater detail situation where commuters can park for free all day rather than below. Off-street parking is provided by four municipal lots: Lot 2 utilize the lot near the train station. Thus, the abuse of duration on Maxwell Avenue, Lot 3 and the Lot 3 Annex on Myrtle regulations limits the number of spaces available to shoppers and Boulevard, and Lot 4 on Byron Place. A number of private parking other short-term users. areas serve the local apartment houses, office buildings, and businesses. BFJ conducted surveys of parking occupancies and turnover of on-street parking and critical off-street parking fields in the Washington Square area between 10 AM and 5 PM on 13 Roll AVEW( \..'. ..... � NFW MfiF1130N AlIHT Shopping 1.95 EN1YA.I YAAIP WNI//IYIN" 1.931%11 wAAw Q%11�1j----- Center Lot 2 3enxweinv[Nuc g O � � -� Q ❑ WAW4"MN SQUAft 1 . �t Two Madison Ave fl > .vr<w Acr NYSC Lot 4 A Tuswuvmo Annex aPly �( MARE 1"Ul[VARU ,^"ND SI.hf T/y�,wAP 495 Lo`3 Restauran '� NYSC Private Parking for t Doctor's Lot 3 Businesses Office Annex F-1 Private Residential Parking F3] Municipal Lots WASHINGTON SQUARE AREA Figure 6. Existing Off-Street Parking Town of Mamaroneck, NY 0 BFJ Buckhurst Fish &Jacquemart, Inc. Table 2. Parking Regulations and Occupancy Parking Location Regulations Total Weekday Occupancy Saturday Occupancy Notes S aces (10 AM-5 PM) (9 AM- 5 PM) Public Parking Peak Average Peak Average Municipal Lot 2 4 Hour Meter 8:30 AM - 8:30 PM 20 65% 52% 35% 35% 90% at 7 PM (Maxwell Avenue) Overnight Permit 8:30 PM - 8:30 AM 10 AM-12 PM 1 1 AM-12 PM employee 8% at 7 PM Town Employee Parking 1 PM- 2 PM No Parkin 3 AM-6 AM 3 PM-4 PM Municipal Lot 3 24 Hr. Permit 60 52% 48% 50% 48% 50% at 7:30 PM 10 AM-12 PM 3 PM-4 PM 67%% at 9 PM 4 Hr. Meter 8:30 AM-8:30 PM 17 100% 99% 94% 88% 99% at 9 PM (Overnight Permit 8:30 PM- 8:30 AM) 10 AM-2 PM 1 1 AM-12 PM 3 PM-5 PM 1 PM-2 PM 3 PM- 4 PM 2 Hr. Meter 8:30 AM- 8:30 PM 3 100% 93% 100% 96% 100% 9 PM (Overnight Permit 8:30 PM- 8:30 AM) 10 AM-4 PM 9 AM-3 PM 4 PM-5 PM Municipal Lot 3 4 Hr. Meter 8:30 AM-8:30 PM 6 100% 90% 83% 54% 16% at 9 PM Annex 10 AM - 12 PM 1 PM- 2 PM 2 PM-4 PM Municipal Lot 4 Daytime Permit 7:30 AM-7:30 PM M-F 31 74% 59% 6% 4% Conflicting signage one sign (employees of 178 Myrtle) 10 AM-12 PM 3 PM-4 PM says visitors and tenants only 7 Nighttime Permit 7:30 PM-7:30 AM M-F AM-7 PM other says 7:30 AM 24 Hour Permit Sa/Su -7:30 PM, 6% at 7 PM New Jefferson Street No Parking Thursday 9AM- 12 PM 30 53%* 3S%* 63% 56% could clean from 7 AM-9 AM (Northwest Side) No Parkin 3 AM-6 AM 3PM-4PM 9 AM- 11 AM New Jefferson Street No Parking Tuesday 9AM- 12 PM 31 90% 88% 71% 61% could clean from 7 AM-9 AM (Southeast Side) No Parking 3 AM-6 AM 10 AM- 12 PM 9 AM- 10 AM 3PM-4 PM Washington Street 1 Hour Parking 8 AM - 1 1 AM 16 88% 84% 81% 69% Implement alt. Side pkg. rules (Northwest Side) No Parking 3 AM- 6 AM 10 AM-12 PM 4 PM-5 PM to clean 7-9 AM? 3 PM-4 PM Handicapped 1 100% 100% 100% 100% see above LOAM- 5 PM 9PM-5 PM Washington Street 1 Hour Parking 8 AM - 11 AM 20 100% 96% 95% 87% see above (Southeast Side) Parkin 3 AM - 6 AM 2 PM-4 PM 9 AM- 10 AM Myrtle Blvd. 1 Hour Parking 8 AM - 8PM 19 84% 77% 79% 53% 63% at 7 PM (Northwest Side) No Parkin 3 AM-6 AM 10 AM-12 PM 9 AM- 10 AM Handicapped 1 100% 60% 0% 0% 10 AM-12PM 2PM- 4PM *Parking prohibited in this location between 9 AM and 12 PM on day of weekday survey. BF) conducted surveys between 10 AM and 5 PM on Thursday. May 25, 2000 and between 9 AM and 5 PM on Saturday, May 27, 2000. In addition, BF) observed evening parking conditions on Monday, June 19, 2000. Parking Location Regulations Total Weekday Occupancy Saturday Occupancy Notes S aces (10 AM — 5 PM) (9 AM— 5 PM) Peak Average Peak Average Myrtle Blvd. 3 Hour Parking 8 AM - 5 PM 18 89% 82% 89% 72% 38% at 7 PM (Southeast Side) No Parkin 3 AM — 6 AM 10 AM-2 PM 10 AM-12 PM Chatsworth Avenue 3 Hour Parking 8 AM - 5 PM 28 100% 96% 93% 88% (Northeast Side) No Parking 3 AM— 6 AM 10 AM-12 PM 9AM — 10 AM 2 PM-3 PM Handicapped 1 100% 100% 100% 100% 10 AM-5 PM 4 PM - 5 PM Chatsworth Avenue 3 Hour Parking 8 AM - 5 PM 28 100% 98% 93% 860/,, (Southwest Side) No Parking 3 AM— 6 AM 2 PM- 5 PM 9 AM — 10 AM 1 PM - 2 PM Handicapped 1 100% 100% 100% 100% l OAM —5 PM 9 AM —5 PM Madison Avenue 3 Hour Parking 8 AM - 5 PM 16 94% 90% 44% 24% 90% at 7 PM (Northeast Side) No Parking 3 AM— 6 AM 10 AM-12 PM 9AM — 10 ANI 2 PM— 3 PM I Madison Avenue 3 Hour Parking 8 AM - 5 PM 16 100% 84% 56% 20% 80% at 7 PM (Southwest Side) No Parkin 3 AM —6 AM 10 AM-12 PM 10 AM-1 1 AM Byron Place 3 Hour Parking 8 AM - 5 PM 7 100% 80% 0% 0% No Parkin 3 AM — 6 AM 10 AM-12 PM Murray Avenue 3 Hour Parking 8 AM - 5 PM 16 88% 64% 88% 67% (West Side) No Parkin 3 AM— 6 AM 4 PM- 5 PM 9 AM — 10 AM Handicapped 2 100% 90% 100% 75% 10 AM-12 PM 12 PM —4 PM 2 PM — 5 PM Murray Avenue 3 Hour Parking 8 AM - 5 PM 19 89% 79% 116% 95% (East Side) No Parkin 3 AM — 6 AM 10 AM-12 PM 10 AM-1 1 AM f IBFJ conducted surveys between 10 AM and 5 PM on Thursday. May 25, 2000 and between 9 AM and 5 PM on Saturday, May 27, 2000. In addition, BFJ observed evening parking conditions on Monday, June 19, 2000. Parking Location Regulations Total Weekday Occupancy Saturday Occupancy Notes Spaces (10 AM — 5 PM) (9 AM— 5 PM) Private Parking Peak Average Peak Average NYSC Annex Private 15 27% 16% 20% 13% 13% at 7 PM 10 AM-12 PM 11 AM-12 PM NYSC Lot— Private 44 68% 64% 84% 81% 85 % - 90% at night Shopping Center 10 AM-2 PM 11 AM-12 PM L Private Handicapped 1 100% 67% 100% 100% 10 AM-2 PM 1 PM — 2 PM 3 PM —4 PM Doctors' Office Private 10 60% 47% 0% 0% 3 PM —4 PM 2 Madison Ave. Private 49 73% 72% 6% 6% Empty at night 10 AM-12 PM 11 AM-12 PM 3 PM - 4 PM . 1 PM - 2 PM 3 PM —4 PM _BFJ conducted surveys between 10 AM and 5 PM on Thursday. May 25, 2000 and between 9 AM and 5 PM on Saturday, May 27, 2000. In addition, BFJ observed evening parking conditions on Monday, June 19, 2000. Table 3. Illegal Parking Parking Location Regulations Total % Vehicles Parked Longer Spaces than Permitted Weekday Saturday Municipal Lot 2 4 Hour Meter 8:30 AM - 8:30 PM 20 16% 27% (Maxwell Ave.) Overnight Permit 8:30 PM - 8:30 AM Town Employee Parking No Parkin 3 AM- 6 AM Municipal Lot 3 24 Hr. Permit 60 4 Hr. Meter 8:30 AM - 8:30 PM 17 44% 22% (Overni ht Permit 8:30 PM - 8:30 AM) 2 Hr. Meter 8:30 AM - 8:30 PM 3 100% 100% (Overni ht Permit 8:30 PM- 8:30 AM) Municipal Lot 3 4 Hr. Meter r 8:30 AM - 8:30 PM 6 22% 11% Annex Municipal Lot 4 Daytime Permit 7:30 AM- 7:30 PM M-F 31 (employees of 178 Myrtle) Nighttime Permit 7:30 PM - 7:30 AM M-F 24 Hour Permit Sa/Su New Jefferson Street No Parking Thursday 9AM- 12 PM 30 (Northwest Side) No Parkin 3 AM - 6 AM New Jefferson Street No Parking Tuesday 9AM — 12 PM 31 (Southeast Side) No Parkin 3 AM — 6 AM Washington Street 1 Hour Parking 8 AM - 11 AM 16 69% 71% (Northwest Side) No Parkin 3 AM- 6 AM Handicapped 1 Washington Street 1 Hour Parking 8 AM - 11 AM 20 62% 84% (Southeast Side) Parkin 3 AM - 6 AM Myrtle Blvd. 1 Hour Parking 8 AM - 8PM 19 35% 22% (Northwest Side) No Parkin 3 AM - 6 AM Handicapped 1 Myrtle Blvd. 3 Hour Parking 8 AM - 5 PM 18 60% 43% (Southeast Side) No Parkin 3 AM - 6 AM Chatsworth Avenue 3 Hour Parking 8 AM - 5 PM 28 73% 63% (Northeast Side) No Parkin 3 AM - 6 AM Handicapped 1 Chatsworth Avenue 3 Hour Parking 8 AM - 5 PM 28 82% 60% (Southwest Side) 18 Handicapped 1 Madison Avenue 3 Hour Parking 8 AM - 5 PM 16 80% 30% (Northeast Side) No Parking 3 AM —6 AM Madison Avenue 3 Hour Parking 8 AM - 5 PM 16 57% 0% (Southwest Side) No Parkin 3 AM— 6 AM Byron Place 3 Hour Parking 8 AM - 5 PM 7 63% 0% No Parkin 3 AM — 6 AM Murray Avenue 3 Hour Parking 8 AM - 5 PM 16 64% 27% (West Side) No Parkin 3 AM— 6 AM Handicapped 2 Murray Avenue 3 Hour Parking 8 AM - 5 PM 19 23% 37% (East Side) No Parkin 3 AM — 6 AM 19 f BFJ also distributed questionnaires to residents living in Chatsworth only street in the study area with overnight parking signs. Our Gardens, an apartment building at 14 N. Chatsworth and received evening spot checks (at 9 PM and 1 1 PM on weeknights) found responses from 25 households out of the total 74 residents. 96 % of that overnight parking is in fact allowed on most area streets. the responding households own one or more vehicles. While the Overnight parking should continue where it is now allowed. It parking lot surveys show that some underutilized parking does exist should be expanded to the east side of Myrtle Boulevard, and in the study area, the responses to the residential survey indicate both sides of Madison Avenue. (See Figure7.) The net increase that it is the perception of many residents that parking is a problem. in overnight parking would be 35 spaces. Also, the town could The survey found that 96% of the respondents feel that there is a expand overnight parking outside the study area by allowing it parking problem in the neighborhood. Many respondents attribute on both sides of Murray Avenue, where an estimated additional the nature of this parking problem to a lack of parking (particularly 25-30 overnight spaces could be added. This might help the on-street parking), alternate side parking rules, prohibited overnight residents of 14 North Chatsworth. parking, and commuters filling available spaces. Appendix B During the day, all on-street parking except for New Jefferson contains the complete survey questionnaire and responses. and Washington Streets should be limited to short durations to provide parking for retail and other short-term uses and to 4.3 Recommendations prevent commuters from parking on town streets all day. (Long term parkers will be accommodated in off-street lots as Based on the parking lot surveys, residential surveys, and described below.) We recommend a 2-hour daytime parking observations in the field, BFJ proposes the following parking limit on Myrtle to facilitate parking for shoppers and visitors and management strategies to alleviate parking shortages in those areas 3-hour daytime parking on other streets. Daytime 3- hour where they do exist and to better utilize existing parking throughout parking should be allowed all along Madison Avenue, except at the Washington Square area. As indicated in the introduction to the curve where it meets Madison Avenue. this section, the parking management strategies should be considered the first phase in alleviating parking problems in the The overnight and daytime parking regulations should be clearly Washington Square area. If these strategies do not adequately indicated by the signage and strictly enforced (see below). relieve the parking shortages in the area after a one to two year trial Standard on-street signage might read: "8:30 AM — 6:00 PM period, the town should then consider building a parking deck over Maximum 3 HR Parking, Overnight Parking Allowed." Another Municipal Lot 3 as outlined in the Phase II Recommendation. alternative would be to provide residential permits for overnight parking, however this would require permission from the state Phase I Recommendations: Parking Management Strategies for legislature. If the residential permit system is pursued, the On-Street Parking standard signage might read, "8:30 AM — 6:00 PM Maximum 3 HR Parking, 3:00 AM — 6:00 AM No Parking Except with General Residential Permit." • Increase On-Street Overnight Parking. The Town of Mamaroneck prohibits on-street parking between the hours of 3 AM and 6 AM on all town streets except those that are signed otherwise. As indicated in Figure 7a, Washington Square is the 21 t EP. qJ"EV fW M AVENUF 195 fNIMNCF VAMP(SOUTUBOIINDI I - Overnight Parking: Myrtle Boulevard Prohibitions 1-95 EXIT RAMP!EXIT 111 b .. .. r�w.) MA WELLAVP" I O o -J a o o o W�IIwGTOH _ 20 t 25-30 j g ..J - M1nTe RoulfvARD _ Q MYf i1 F bULEYARD NflyfNCIANDfGi Parking allowed overnight filyRUFyAY f,9s f �± at present Proposed overnight parking Estimated Count of New 17 Overnight Spaces WASHINGTON SQUARE AREA Figure 7. Overnight Parking: Town of Mamaroneck, NY Existing and Proposed M0 BFJ_ B�hurst I ish &Jacquemart, Inc. • Enforce Parking Regulations and Implement Graduated Fines. $250/year for a 24-hour permit. (Senior citizens receive a Our residential surveys and informal interviews of residents discount.) These prices are low compared to the fees charged indicate that commuters unwilling to park in the commuter lot by other towns in the area and do not cover the costs of fill many of the on-street spaces near residential buildings. Also, maintaining and enforcing the system. We recommend these a high percentage of vehicles in the Washington Square area fees be raised to at least $175 for an overnight permit and $300 park for longer than the permitted period. The lax enforcement for a 24-hour permit. of short-term parking regulations exacerbates the problem of Prohibit parking for longer than 48 or 72 hours. In all off- commuters parking in resident and shopper spaces. street parking fields, the town should consider prohibiting Mamaroneck could both increase its enforcement and parking for greater than either 48 or 72 hours to prevent implement graduated fines to discourage parking violations. parking lots from becoming long-term storage for rarely used Under a graduated fine system, violators would pay the current vehicles. fine ($10) for the first three violations. After the third violation, the fee would be $20. After the sixth or seventh violation, the Lot 2 fee would rise to $30. After ten violations, the town might use Allow Parking in Town Employee Spaces after Business Hours. a boot, inconveniencing violators and deterring them from In the Maxwell Avenue Lot 2, approximately 20 spaces are accumulating multiple violations and occupying spaces better reserved during daytime business hours, Monday through used by residents and shoppers. This system would not affect Friday, for town employees working in the adjacent Public occasional violators. Works Yard. The town could issue permits for these spaces for • Adjust Alternate Side Parking Rules and Street Cleaning Times. use after DPW's hours of operation. The permits would be The town should adjust parking restrictions for street cleaning reserved for those working in the immediate area. This will on streets with high occupancy rates such as New Jefferson provide additional spaces of particular benefit to the New York Street. Parking is prohibited on New Jefferson between 9 AM Sports Club employees during its busy evening hours. Signs and 12 PM on Thursday on the northwest side of the street and should say "8 AM — 5 PM, Town Employees Only." on Tuesday on the southeast side of the street, In place of these Lot 3 regulations, overnight parking for residents should be permitted as discussed above and street cleaning should occur where Discontinue System of Numbered Parking Spaces and Sell necessary between the hours of 8 AM and 10 AM when a high Additional Permits to Employees and Residents. The use of turnover of parked vehicles naturally occurs due to school and numbered spaces where each vehicle is assigned a particular work trips. Parking should be prohibited during these times for parking space is not an efficient use of parking resources. It cleaning once or twice a week on each side of the street. does not allow parkers to take advantage of all available spaces. In Lot 3, near an area where on-street parking Phase I Recommendations: Parking Management Strategies for occupancies are high, 60 spaces dedicated to 24-hour permit Off-Street Parking holders exist but are not fully utilized. The average occupancy of these spaces on weekdays and Saturdays is only 48% and a General spot check of the weekday evening occupancy found a rate of • Raise parking permit fees. The Town of Mamaroneck currently 65% as late as 9 PM when many residents have likely returned charges $125/year for an overnight parking permit and home. Even though all permits for this lot have been sold, 23 some spaces will likely always remain open due to permit Phase 11 Recommendation: Parking Deck holders who are out of town or parking somewhere else for some reason. Our survey shows that approximately 30 spaces If the above parking management strategies do not prove successful are available during the day and 20 spaces are available after the recommended one year trial period, the Town should overnight in Lot 3. By removing the numbering system, the consider building a parking deck. The most logical place for a deck town could distribute a greater number of permits and take is at the current location of Lot 3 (see Figure 8). Municipal Lot 3, on advantage of the fact that not every permit holder will need to the south side of Myrtle Boulevard, is the largest municipal lot, use his or her space at the same time. We recommend having 80 spaces. Figure 9 shows a potential parking deck scheme gradually selling additional permits for this field to the that is designed to preserve the existing trees and to utilize the approximate 40 people on the waiting list. We recommend existing change in topography. The Lot 3 Annex would be selling 15-20 24-hour permits to residents and 15-20 daytime eliminated as part of this proposal. The common entry and exit permits for Lot 3 to employees and merchants who work in the point for one level would be separate from the other level, taking area. The town should carefully monitor Lot 3 as more permits advantage of the change in grade as Myrtle Boulevard climbs up are sold to ensure that permit holders are finding places to park. towards the stoplight at North Chatsworth Avenue. (See Figures 7 The permits could be called Lot 3 permits. and 8.) To park on the upper deck, one would enter near the intersection. To park on the lower level, one would enter further • Eliminate the Short-Term Spaces in Lot 3. If all on-street short- term parking is enforced in the Washington Square area, short- down Myrtle Boulevard. Virtually all street trees would remain. The upper deck would have 67 spaces and the lower 68 spaces, for a term spaces in Lot 3 will no longer be necessary. Lot 3 would total of 133 spaces. This is 53 more parking spaces than the existing serve permit holders only as describe in the above lot. recommendation. Lot 4 We make the following estimates on the cost of construction and financing of 67-space deck, based on our experience with the • Allow Short-Term Parking without a Permit in Lot 4 in the successful Village of Mamaroneck Library Lane municipal deck. At Evenings. Currently, Municipal Lot 4 requires a daytime a cost of $10,000 per space, the subtotal cost of constructing 67 permit, nighttime permit, or 24-Hour permit. While this lot has spaces would be $670,000. To this, the town can expect to add 74% peak occupancy during the day, in the evenings the 35% or $234,500 in soft costs (architectural and engineering design occupancy is quite low (6% at 7 PM). Lot 4 permits could be fees), bringing the subtotal up to $904,500. A 10 contingency fee sold to local employees. We estimate that at least 35 permits should be added, bringing the grand total to $994,950. can be sold for the 31 spaces. The sign would say, "9 AM — 4 PM, Lot 4 Permit Parking Only." The village should consider If the town were to finance $994,950 at 6% interest for a twenty- allowing short-term parking here without a permit in the year period, the annual debt payments would be $85,536. The town evenings (after 4:00 PM). This will provide additional parking might apply permit fees and meter income towards the annual debt for the New York Sports Club during the busy evening hours. payment. If permits for the 133 spaces in Lot 3 were oversubscribed by 20% for a total of 158 permits and these were then sold for $300 a piece, $47,400, or over one-half the annual debt would be generated towards debt reduction. The remainder might be collected from meters. The contribution would of course be more 24 or less depending on the actual number of permits sold and their attractively planted median as recommended to the Village in the fee. earlier Myrtle Boulevard Area study. Figures 13 and 14 show a potential design for such improvement and a cross-section. Using the town's excellent AA rating, tax exempt financing could be used. The Village of Mamaroneck Village used tax exempt financing In the proposed design, the median is 10 feet wide with plantings of for the Library Lane cleck and is paying down the debt using meter groundcovers, shrubs, and trees. The median has openings where income. A second financing option would be the creation of necessary to allow access to side streets and driveways. On Myrtle special assessment district that would contribute annual payments Boulevard, the median stops short of the Chatsworth Avenue towards the debt. The district would comprise only those buildings intersection to allow stacking lanes for turns. Parking would not be that do not provide their own parking. allowed on either side of Myrtle Boulevard within about 50 feet of the intersection with North Chatsworth Avenue. Another possible location for a parking deck is over an existing parking lot (98 spaces) behind the Chatsworth Gardens apartments In Section 3.3, the report discussed the town and county joint (see Figure 11). This would be a private deck and would not planning effort on better streetscaping for the Washington Square require the Town's involvement. The two residential buildings area. The plan includes this boulevard concept. We recommend would negotiate between themselves to build this deck. Figure 12 that the town continue to pursue this option. shows a potential design concept for this deck that accommodates residents' concerns about the deck's visibility. Following this design, the private parking deck would provide a lower deck with 94 spaces and an upper deck with 70 spaces resulting in a net increase of 66 new spaces. If built, it may eliminate the need for the town to build a deck over Municipal Lot 3. 4.4 Boulevard Concept The above recommendations will help improve parking conditions in the Washington Square area. To improve the safety and aesthetics of the area, we recommend redesigning Myrtle Boulevard and Madison Avenue as a true boulevard. A tree-planted boulevard would have a calming effect on the volume of traffic that moves through these streets. Other traffic calming techniques — such as neckdowns at intersections - cannot be used in this area due to the need for buses to make the curve joining Myrtle Boulevard and Madison Avenue, and the need for turn lanes at the intersection of Myrtle Boulevard and North Chatsworth Avenue. However, the narrowing of the unnecessarily wide streets and the addition of visual interest with median landscaping will reduce traffic speeds. Sufficient right-of-way exists on these two streets to add a wide and 25 +30 MYRTLE BOULEVARD +40 +so Entry/Exit +40 LLj=UT1 I n 2 O z D m Z C rn WASHINGTON SQUARE AREA Figure 8. Town of Mamaroneck, NY Myrtle Boulevard Municipal Lot 3, Existing Conditions: 80 Spaces o ao 160 rt BF)��urs & Jacquemart, Inc. J Entry/Exit MYRTLE BOULEVARD Lower Level 0 � o D 2 D m Lower Level: 66 Spaces C m MYRTLE BOULEVARD Entry/Exit Upper Level y -r-- c o C� D m Z 0 80 160 ft C Upper Level: 65 Spaces (TOTAL 133 ESQ rm BF) Buckhurst Fish & Jacquemart, Inc. WASHINGTON SQUARE AREA Figure 9. Town of Mamaroneck, NY Myrtle Boulevard Municipal Parking Deck Proposal . Photograph A Photograph WASHINGTON SQUARE AREA Figure .t . 1 Town of Mamaroneck, Boulevard MunicipalParking Deck Proposal 1 •L I I' lip !4 ► IC � �� lIIIUl114 �� WASHINGTON SQUARE AREA Figure 11. Chatsworth Gardens: Town of Mamaroneck, NY Photograph BFJ Buckhurst Fish &Jacquemart, Inc. 7 i zz o j o o/ n --_ 0 0 -y = S S _ � S p O O i = _ z i i Existing Conditions Proposed Lower Level Proposed Upper Level WASHINGTON SQUARE AREA Figure 12. Chatsworth Gardens: Private Parking Town of Mamaroneck, NY Deck Concept ® 0 BFI Buckhurst Fish & lacquemart, Inc. NEW JEFFERSON STREET 3 t a - v O z - _ a z C: T O Z WASHINGTON SQUARE z O H n s D CH 1 G / O - D M M z C m 11 MYRTLE BOULEVARD P NEW ENCtANo TNRUwAYi 1-95 i WASHINGTON SQUARE AREA Figure 13. Madison Avenue-Myrtle Town of Mamaroneck, NY Boulevard Median Concept With Parking Deck and Lot 3 Redevelopment on Block 132 0 BFl Buckhurst Fish &Jacquemart, Inc. uN r t6 :( a h , .. ..._ .Life. i 4 i A. B T i SIDE- STREET UND. WALK PARKING TRAVEL LANE SOAPED TRAVEL LANE STREET SIDE- EXISTING MEDIAN PARKING WALK TREES PROP(15LD PARKING DECK 6 FT R FT 17 FT 10 FT 17 FT R ri 6 FT VARIES 60 rT WASHINGTON SQUARE AREA Town of Mamaroneck, NY Figure 14. Photographs A - B: Madison Avenue-Myrtle Boulevard Median Concept BF1 Buckhurst Fish &)acquemart, Inc. 5.0 DEVELOPMENT OPTIONS i i i i Washington Square Town of Mamaroneck, NY 5.0 DEVELOPMENT OPTIONS Concept A. If the site were developed under B-MUB zoning at the allowed 1.0 FAR for a special permit multi-family structure, about This section identifies three potential development options for Block 124 dwelling units are possible. (See Table 4 and Figure 16.) We 132. Within each option, we present three concepts. The options have used an average 950 square- foot area for all units, to reflect a are: mix of one-bedroom and two-bedroom units of respectively 850 and 1100 square feet. The building would be no more than four • Option 1: Redevelop the site primarily for housing. stories, with resident parking in a below-ground deck and • Option 2: Redevelop the site primarily for town-owned playing commercial parking in a separate surface lot. fields. The floor by floor development program is: • Option 3: Keep the site zoned and used as a general business area, with modifications to the zoning text to encourage the • Basement: 10,000 square feet health club or other development of general business. commercial use, and parking for residents in below-ground deck 5.1 Option 1: Residential Development . Ground floor: 15,000 square-foot retail space Multi-family development on the site would fulfill the original intent 27,500 square feet in residential use of the B-MUB rezoning. In Concept A, we have worked out a development program to show what the zoning allows on the site 2nd - 3rd floors: 41,500 square feet each in residential use under special permit for multi-family housing but without a need for . 4th floor: 26,500 square feet in residential use variances. There are two actual development plans that have been discussed with the town; these are summarized below as Concepts The fourth floor is smaller to allow the building elevation to set back B and C. The predominant use in each concept is multi-family from Madison Avenue. The basement parking would provide 170 residential buildings. However, the Madison Avenue portion of the spaces for residents. The separate surface parking lot would provide site is retained for commercial development, whether stand-alone or 124 spaces for the retail use. integrated into the residential structure to maintain the commercial Concept B. A high-density proposal by Forest City/Daly assumes nature of the street and provide residents with access from a quieter control of the total site except for the doctors' office building and side street. In each case, parking would be provided in a structure, whether amulti-level garage or below-ground deck. The doctors' approval for a special permit multi-family use with variances. (See Figure 17.) The proposal by Forest City/Daly involves approximately offices at One Madison Avenue are never part of the redevelopment program. Figure 15 shows the existing building elevations in the 200 rental units, larger than the allowable density on the site. Half full study area, as seen in cross-section from Myrtle Boulevard the units would be one-bedroom units, and the remainder would be looking west. The change in grade is shown, indicating how much two-bedroom units. Twenty townhouses, two bedrooms each, are the apartment buildings sit above the Block 132 development site, planned as part of the 200-count total. These would be built into the The elevation of a four-story building is shown on the development overall structure, not as stand alone attached units. About 25,000 site. Such a building reflects the bulk and height allowed under square feet of retail space is planned along the Madison Avenue special permit for multi-family uses in the B-MUB district. This is frontage, to be contained within the overall structure. This is likely detailed below. to be occupied solely by the New York Sports Club or another 33 n a Bo®00 B^ tHl B a 0 I n g u o 8o Hll B p0® °p B0m fttl OB e 0 tpt,q 0 p7 � � �®ueo Outline of As-of-righl Madison 178 Myrtle 176 Myrtle 172 Myrtle Chatsworth Residential Building Avenue Boulevard Boulevard Boulevard Avenue WASHINGTON SQUARE AREA Figure 15. Illustrative Cross Section Town of Mamaroneck, NY BFI Buckhurst Fish &Jacquemart, Inc. Table 4 Washington Square Study, Town of Mamaroneck Build-Out Analysis for Commercial and Residential Development Concepts Build-Out Analysis -Commercial Parcel Size(square feet) Achievable Floor Area (1) BLOCK 132 Lot 300.1 10,454 sf 4,182 sf Lot 410 33,750 sf 13,500 sf Lot 435 6,750 sf 2,700 sf Lot 458 6,000 sf 2,400 sf Lot 463 6,000 sf 2,400 sf Lot 469 28,125 sf 11,250 sf Lot 504 9,375 sf 3,750 sf Lot 511 11,875 sf 4,750 sf Lot 521 5,625 sf 2,250 sf Total Parcel Size 117,954 sf Maximum Achievable Floor Area 47,182 sf Note 1: The maximum floor area ratio(FAR)for special permit uses in the B-MUB zone is 1.0. However,once the area for surface parking and on-site circulation is taken into consideration, the actual achievable FAR drops to 0.4. Multiplying the land area(parcel size) by the FAR yields the maximum achievable floor area. Build-Out Analysis -Residential Parcel Size(square feet) Achievable Floor Area(2) BLOCK 132 Lot 300.1 10,454 sf 10,454 sf Lot 410 33,750 sf 33,750 sf Lot 435 6,750 sf 6,750 sf Lot 458 6,000 sf 6,000 sf Lot 463 6,000 sf 6,000 sf Lot 469 28,125 sf 28,125 sf Lot 504 9,375 sf 9,375 sf Lot 511 11,875 sf 11,875 sf Lot 521 5,625 sf 5,625 sf Total Parcel Size 117,954 sf Maximum Achievable Floor Area 117,954 sf Note 2.The maximum floor area ratio(FAR)for special permit multi-family uses in the B-MUB zone is 1.0. According to the zoning code, the 1.0 FAR includes principal and accessory uses, such as a parking garage. Therefore, multiplying the land area(parcel size)by the FAR yields the maximum achievable floor area. [maximum build out,sheet 1,07/26/00] MAXWELL AVENUE Z � w Q ' T par in[ Z -_----- Blow. G . p 4-story3-story < urtac . -king 24 126 dwelling units tt t0RKsrjiFrqRt tv� Below-ground y g garage and sur- � 95 face lot WASHINGTON SQUARE AREA Figure 16. Town of Mamaroneck, NY Option 1, Concept A As-of-Right Residential Development 0 BFI k3ucl:hurst Fish & Jacquemart, Inc. health club. The structure is expected to be five stories, with a four square foot tax revenue of $3.72 currently paid by the 15,500 or five level parking garage. The minimum parking space count is square foot Larchmont Shopping Center on site. 470 spaces: The Savoy senior citizen proposal would leave all existing • 275 spaces for residents, based on zoning requirements development in place with Madison Avenue frontage. These parcels generate about $76,000 in taxes annually. • 125 spaces for commercial use, based on zoning requirements Community Services: Based on phone conversations with the • 70 spaces to replace the existing spaces that would be Police, Fire/EMS, and DPW departments, these municipal eliminated by development services have sufficient capacity to handle the two proposed residential developments, even at the larger resident count represented by the Forest City/Daly proposal and the possibly Forest City/Daly expects to design the garage for between 500 and greater emergency services need created by elderly residents. 525 actual spaces. The difference between the actual number of We spoke with the School District; the office confirmed that the built spaces and the 470-count requirement (30 to 55 spaces) will addition of perhaps 20 schoolchildren — even assuming all be made available to the town for use as public parking. were new to the district and all went to public school — could be absorbed. The experience of the Village of Mamaroneck Concept C. A proposal by the Savoy Senior Housing Corporation with Avalon Willow indicates that luxury apartments of a provides for a 135-unit complex, located in the southern portion of similar design and market have an insignificant impact on the the site. The New York Sports Club, La Villeta restaurant and the school district: the 227 apartments in Avalon Willow have only doctors' offices facing Madison Avenue are retained exactly as they thirteen schoolchildren. The impacts created by senior housing are. Parking is provided for 68 cars, most of which would be on the site are fewer than those inherent in the as-of-right located at a lower level beneath the proposed housing. The units program or the Forest City/Daly proposal: traffic would be would be occupied solely by senior citizens. (See Figure 18.) somewhat lower and there would be no schoolchildren. Impacts. • Revenue: The tax revenue generated by new residential construction is difficult to quantify. In the general area, the Avalon Willow development in the Village of Mamaroneck is the most similar to Concepts A and B, where upscale rental apartments are constructed over a parking deck. The annual tax bill for Avalon Willow is $794,500, or $3,500 per unit. Using this as a rough guide to what the town may expect, the 124 units in Concept A would generate $434,000 annually and the 200 units in Concept B would generate $700,000. In both concepts, the 25,000 square feet in retail space would generate about $93,000 annually. This last figure is based on the per 37 t t :t, t 1 MAXWELL AVENUE I. =L4 _ ._T-... Uj I ! I z (.` 'i z O � I Para ra 220±dwelling units _� �,. • 25,000 sq ft retail / health club SFW 4-5 story parking garage for R STgTf -Hk(7tvAY//` 9 500-525 cars 5 WASHINGTON SQUARE AREA Figure 17. Option 1, Concept B Town of Mamaroneck, NY High Density Residential Development Submitted by Forest City / Daly ® o BFJ Buckhurst Fish &Jacquemart, Inc. 1• l D z D MAXWELL AVENUE m Z C - ' I Existing _ I Development � � I Existing Development - 1T T-1. _ • 135 Senior Citizen Units • Parking for 68 cars NEW YORK srar WASHINGTON SQUARE AREA Figure 18. Option 1, Concept C Town of Mamaroneck, NY Senior Assisted Housing o Lfjl3fJ urs & lacquemart, Inc fields are overplayed, necessitating that they occasionally be taken Cout of service for reconstruction. More basketball courts and/or Character: The character of the site would change substantially • uLittle League baseball fields are needed and could be sited here. nder any large multi-family residential proposal. Under the as- One new soccer field would allow the Recreation Department to of-right program and the proposed Forest City/Daly program, institute a maintenance rotation schedule. the commercial nature of Madison Avenue would be retained, but the character would be improved, with a uniform street The following Figures 19, 20, and 21 illustrate three recreation frontage of new development and planting. The area behind the concepts: commercial frontage would be a four or five story apartment building, larger than the existing structures, but two or three Concept A shows a modified soccer field, with commercial stories lower than the apartment buildings north of the site. frontage retained on the south side of Madison Avenue. Parking Overall, the area would become more uniform in scale and for 60 additional cars can be accommodated with the closing land use: Madison Avenue on both sides would be fully of Byron Place. The modified field is 55 yards by 100 yards and developed with two-story commercial structures and the land is acceptable for youth soccer games. However, it is not a uses to the rear of these office and retail buildings would be regulation size for competition adult soccer. This is provided in substantial apartment buildings. Traffic in and out of the site Concept C. Parking spaces for Two Madison Avenue are shifted would be greatly increased over the existing uses. Noise and air to the demapped Byron Place land and the existing access to quality impacts would be minimal. Under the Savoy proposal, One Madison's lot is preserved. the commercial frontage on Madison Avenue would remain as is, as the development is located to rear of these properties. The Concept B shows a junior baseball diamond, adequate for Little character of Madison would remain the same, while the overall League use. Again, commercial uses on Madison Avenue are character of the larger Washington Square area would be made retained, providing some continued tax revenue to the town. more uniform with the construction of a new apartment Parking for 71 cars is provided, in two locations. The parking building. would include Two Madison's spaces, as with Concept A. • Concept C shows the entire site developed for recreation. A 5.2 Option 2: Recreational Development regulation soccer field is provided. Parking for ten cars is The second development scenario envisions recreation as the provided and a larger spectator area than in the previous two primary use on the site. Most of the site's existing uses would have concepts. There is no provision for Two Madison's parking to be purchased and cleared. This significant action could be needs made on this site; parking would have to be provided in contemplated because of the great need for public playing fields. the Myrtle Boulevard municipal lots. There are few vacant or available sites in the town that could be redeveloped for active recreation. This site is one, and has the added advantages of good access from major arterial and collector roads, enough land area for parking, and no immediately abutting neighbors except for the public works yard. The apartment houses north of the site would be separated from the field by Madison Avenue and its commercial buildings. The town's existing soccer 40 't MAXWELL AVENUE II Retail/ D Ll Health 0 -- ��---r--— Club p -v < Q Soccer Field z - m ,Ilrr,�Parking J • Modified Soccer Field • 12,000 sq ft Retail / Health Club • Parking for 60 Cars NEW YpRK.Sr WASHINGTON SQUARE AREA Figure 19. Option 2, Concept A Town of Mamaroneck, NY Mixed Recreation and Commercial Uses 0 BFI Buckhurst Fish & lacquemart, Inc. H ----------------------------- MAXWELL.AVENUE D Retail/ o BaseballHealth p Club Z D - C m t' T • Baseball Facility • 12,000 sq ft Retail / Health Club • Parking for 70 Cars KfW YORE ST,�TE WASHINGTON SQUARE AREA Figure 20. Option 2, Concept B Town of Mamaroneck, NY Mixed Recreation and Commercial Uses ® o BFJ Buddiurst Fish &lacquemart, Inc. MAXWELL.AVENUE D Qaseball F-� 0 z Basketball m --r-- --'---j C Soccer 340'x220' Q Spectator Area • Regulation Soccer Field Parking for Cars NEW Yp WASHINGTON SQUARE AREA Figure 21. Option 2, Concept C Town of Mamaroneck, NY Full Site Recreation 0 FIX BF) buckhurst Fish & lacquemart, Inc.. Impacts. • Community Services: New facilities here would increase the town's ability to offer recreation to youth and adult players. • Costs and Revenue: The town would be responsible for . Character: The character of the site would change acquisition, demolition, and construction costs. The burden substantially. The large expanse of green presented by the could be somewhat lessened with a successful application for soccer field or ballfield could be attractive, although hidden Land and Water Conservation Funds, a federally-funded behind a one- or two-story new commercial building lining program aimed locally-sponsored recreation projects. The cost Madison Avenue. The issue for residents in the apartment Of purchasing all developable land and buildings on Block 132 buildings may be the bubble's appearance, if the fields are is estimated to be about $4.7 million (see Table 1). However, if covered with an inflatable structure for year-round and night the shopping center were rebuilt along Madison Avenue, the use. As mentioned above, such bubbles can be constructed of effective cost of purchasing land devoted to recreation use is an opaque material, rendering them dark at night from the reduced to about $2.6 million. outside. There may also be an issue of noise from the players, According to Bill Zimmerman, the former recreation director, a though this may be minimal compared to the sounds from the cost of about $2.00 per square foot can be assumed for the Thruway and public works yard. construction of a 220' by 340' natural turf field and $7.50 per square foot for a synthetic turf field. The construction cost of the 5.3 Option 3: General Business Development soccer field alone would thus range from $149,600 to $561,000. To this cost would be added other recreation The site is .zoned B-MUB Business- Mixed-Use Business. The facilities if built and new parking areas. existing uses are conforming, with the exception of the Powers residences and the Hoffman tree-surgeon property. The immediately In Concepts A and B, tax revenue would continue from a new surrounding zoning is non-residential: LI Light Industry on the retail building on Madison Avenue. Assuming a 25,000 facility public works property, B Business on the north side of Madison (as in the Residential Concepts A and B above), an annual tax Avenue, and SB Service Business to the west. This and the Post revenue of $93,000 could be expected in addition to the .Road are the town's most substantial commercial locales. The unchanging $12,000 annually from One Madison Avenue. In Washington Square business area is well-located, with good access Concept C, all tax revenue from the site would be foregone. from the 1-95 arterial and the Chatsworth Averiue and Fifth Avenue One Madison Avenue would remain the sole taxpayer. collectors and with adequate separation from neighboring apartment houses. As detailed above, the uses on the site serve a If the-fields were in year-round and evening use, the fields could mix of local and regional markets, and offer a variety of personal, generate revenues for the town, somewhat offsetting the tax medical, convenience, and food-and-drink-related services and revenue loss. The fields could be covered with an inflated goods. Most businesses appear in good repair and have full parking structure and professionally managed, with the operator paying lots during the day. Therefore, one option for the town would be to a leasing fee to the town. The inflated structure, also known as a leave the site as is, with all properties remaining on the tax rolls. bubble, should be opaque so that no indoor light escapes at night to bother residents in the buildings above the site. The B-MUB district anticipated that the site would attract a mix of businesses and multi-family residences. It is not likely that residential uses would be attracted to individual parcels on the site, 44 but to an assemblage of virtually the whole site. The non-residential Concept C again leaves the Madison Avenue frontage intact, character of the zoning has been achieved, but not the full density and locates all new construction in one 22,500 square foot allowed by zoning. Special permit uses are allowed a higher FAR — building. Visitor/employee and truck access to this building is 1 .0 - than as-of-right uses on a minimum site area of 80,000 square from two separate points on Maxwell Avenue. Byron Place feet, with the exception of plant nurseries which may have a exists in this concept solely as a driveway access to One minimum lot size of 60,000 square feet. If the town wishes to keep Madison's and Two Madison's parking lots. The 40 spaces for Block 132 fully commercial, we recommend that Mamaroneck Two Madison are the same configuration as Concepts A and B. modify the B-MUB zone allow general business uses by special permit, to encourage the market towards this site. Impacts. In Table 4, we present a build-out analysis showing maximum Revenues: If the site were to be commercially developed at its achievable floor area on the 118,000 square foot developable area. maximum with special permit uses, at an effective FAR of 0.4, a In the top half of this table, we assume that all development would total of 47,000 square feet of commercial space would be be non-residential. This analysis indicates that a maximum total created. A rough estimate of the potential taxes generated can achievable floor area is 47,000 square feet, if all parcels were be based on the taxes currently paid by the Larchmont developed for special permit uses. In Figures 22, 23, and 24, we Shopping Center strip mall on Madison Avenue. The building is illustrate how this commercial square footage could realistically be approximately 15,500 square feet on its ground floor and pays built on site. $55,926 annually in taxes or $3.72 per built square foot. This same unit cost applied to 47,000 square feet in special permit • Concept A shows the existing commercial uses on the northern retail or personal service establishments would yield an annual half of the site left intact while the parcels adjacent to the tax revenue of $174,840. public works yard are redeveloped as two new structures. These buildings are 10,000 square feet and 8,500 square feet in area with access respectively from Maxwell Avenue and Byron Place. Each has access for visitors and employees separated from truck deliveries. The lot reconfiguration allows 40 parking spaces for Two Madison Avenue to be redone in a more efficient manner, with access from Byron Place. • Concept B shows two similarly sized new construction buildings of roughly 9,000 square feet apiece. As with Concept A, the existing buildings on Madison Avenue remain. One new building is served by a relocated Byron Place, while the other has its access from Maxwell Avenue. Each has visitor and employee parking separated from truck deliveries. The lot reconfiguration allows 40 parking spaces for Two Madison Avenue to be redone in a more efficient manner, with access from Byron Place. 45 I MAXWELL. AVENUE D O O 10,000 sq ft Existing Uses D < m Z C m ---- — — — I Parking: 40 Spaces -- 8,500 sq ft • 2 New-construction buildings Reconfigured private parking for Two Madison Avenue WASHINGTON SQUARE AREA Figure 22. Option 3: Concept Town of Mamaroneck, NY General Business Development, Two Parcels o BFJ wrst Fish & lacquemart, Inc. I I MAXWELL AVENUE JI � D O O Existing Uses z C m L C / m w U Parkin 94 40 Spaces J 0 V } CG • 2 New construction building; _ • 1 New service road �� - • Reconfigured private parking for Two Madison Avenue WASHINGTON SQUARE AREA Figure 23. Option 3, Concept B Town of Mamaroneck, NY General Business Development, Two Parcels with New Road 1 0 BFI Buckhurst Fish & laccluemarl, Inc. i MAXWELL AVENUE D U r O Existing Uses z T Z C T 22,500 sq ft Parking: ---- �'( 40 Spaces U Service E�j LD • 1 New construction building • Reconfigured private parking for Two Madison Avenue WASHINGTON SQUARE AREA Figure 24. Option 3, Concept Plan Town of Mamaroneck, NY General Business Development, One Parcel o BFI buckhurst Fish & ►acquemart, Inc. i Using Concepts A, B, and C as more realistic approaches to improved. Changes in air quality and noise would be minimal, commercial development on the site, a maximum of 22,500 given the overriding presence of the Thruway and public works square feet could be achieved on an assemblage involving only yard and the nature of the uses permitted under B-MUB. half the developable site. Using the same rough guide of $3.72 per square foot, such a building would generate $83,700 annually in tax revenue. This would be added to the existing $78,000 generated by One Madison Avenue, La Villetta, and the Larchmont Shopping Center for a total of $161,700. This is an increase of $27,340 over the current taxes paid. • Community Services: Based on phone conversations with the Police, Fire/EMS, and DPW departments, most of these municipal services have sufficient capacity to handle the additional commercial development. We spoke with Lt. Bob Koziak of the Police Department regarding the impact of new non-residential development. Although he could not tell us the exact impact on police services, since it largely depends on the type of commercial development (office, retail, etc.), he did not think there would be an increased demand on police services. We spoke with David Goessl at DPW regarding the impact on stormwater and sewer infrastructure. He does not anticipate any impact on stormwater drainage as a result of new - commercial development. However, depending on the type of commercial development, there may be an impact on the sewer system. A restaurant, for example, would place a higher demand on sewer service than an office or retail establishment. We spoke with Ed McCormack, the ambulance/EMS supervisor, and he believes that new commercial development will not affect the delivery of emergency services. • Character: The character of the neighborhood would not be substantially changed, as the site is already largely developed for commercial purposes. However, the built quality and urban design of � the site itself would be improved with new commercial development and general clean-up. If streetscaping, lighting, signage, and parking on Madison Avenue, Byron Place, and Myrtle Boulevard were improved, the aesthetics and efficient functioning of the area will be 49 i 6.0 SUMMARY Washington Square Town of Mamaroneck, NY 6.0 SUMMARY • Provide residential permits for overnight parking. (This would require permission from the state legislature). The report presents three basic options for the Town of Mamaroneck to consider with respect to the development potential • Increase enforcement of parking regulations and implement for Block 132, bounded by Madison Avenue, Byron Place, and graduated fines. Maxwell Avenue. Given the mix of land uses in the larger study • Adjust alternate side parking rules and street cleaning times. area, the development site could be residential, commercial, or a mix of both. In addition to these two obvious choices, we have Consider, as a second phase, building a parking deck over presented, at the town's request, a recreation option. We make no Municipal Lot 3. recommendation on which of these options is in the town's long- Phase One, Off-Street Parking Strategies term best interest. There are important public policy considerations to be weighed of maximizing tax revenue, enhancing the town's . Raise parking permit fees. recreation capacity, and providing more housing stock. (See Table 5.) • Prohibit parking for longer than 48 or 72 hours. However, the report does present a number of area-wide • Allow parking in town employee spaces in Lot 2 after business recommendations that the town can undertake, regardless of the hours. ultimate decision on Block 132. If Mamaroneck were to put in place . Discontinue system of numbered parking spaces in Lot 3 and the following recommendations, the Washington Square sell additional permits to employees and residents. neighborhood would have more on-street and off-street parking, greater traffic and pedestrian safety, and more attractive Eliminate short-term spaces in Lot 3. landscaping. The overall community character would be improved. • Allow short-term parking without a permit in Lot 4 in the evenings. Phase One, On-Street Parking Strategies Utilize parking management strategies as a first phase to alleviate Phase Two, Parking Deck parking shortages and better utilize existing parking throughout the Washington Square area. These are: If the above parking management strategies do not prove successful after the recommended one year trial period, the town should • Allow on-street overnight parking between the hours of 3:00 consider building a parking deck at the current location of Lot 3. a.m. and 6:00 a.m. on Madison Avenue and the east side of The Lot 3 Annex would be eliminated as part of this proposal. The Myrtle Boulevard (excepting the first three spaces on the common entry and exit point for one level would be separate from northwest side of Myrtle Boulevard south of North Chatsworth the other level, taking advantage of the existing change in grade as Street as shown in Figures 7a and 7b. Myrtle Boulevard climbs up towards the stoplight at North Chatsworth Avenue. Virtually all existing street trees could remain. • Limit daytime on-street parking to short durations to provide The upper deck could have 70 spaces and the lower deck 80 spaces parking for retail and other short-term uses and to prevent for a total of 150 spaces or 70 more parking spaces than the existing commuters from parking on town streets all day. lot. These 70 net new spaces are anticipated to fulfill the parking 50 deficit in the area. Tax exempt financing could be used to finance construction of the deck using meter income and permit fees to pay down the debt or a special district could be formed that would contribute annual assessments to pay off the debt. The special assessment district would only comprise buildings that do not provide their own parking. Boulevard Concept The above recommendations will help improve parking conditions in the Washington Square area. To improve the safety and aesthetics of the area, Myrtle Boulevard and Madison Avenue should be transformed into leafy boulevards. Sufficient right-of-way exists on these streets to create a ten-foot wide tree-planted median. Westchester County is currently working on a streetscape improvement plan for this area that includes this boulevard concept. The town should pursue this aspect of the streetscaping design with the county's design team. 51 Table 5 Washington Square Study,Town of Mamaroneck Summary of Development Options Tax Revenue Impact Net gain Development Option Use Annual Assessment or loss Other Current Conditions Residential uses $14,540 Commercial uses(1) $107,588 Total $122,128 Option 1:Residential Concept A.Mid density Residential component 124 d.u. $434,000 Commercial component 25,000 sf $93,000 Total $527,000 $404,872 Concept B:High density(Forest City/Daly) Residential component 200 d.u. $700,000 Commercial component_ 25,000 sf $93,000 Total $793,000 $670,872 Concept C:Senior housing(Savoy) Residential component 135 d.u. $472,500 Commercial component $107,588 Total $350,372 Option 2:Recreation Concept A:Soccer field/recreation component $2.6 million in acquisition costs Recreation component(2) $0 $150,000-$561,000 construction costs Commercial component $93,000 ($29,128) Concept B;Baseball field $2.6 million in acquisition costs Recreation component(2) $0 Commercial component $93,000 ($29,128) Concept C:Full recreation $4.7 million in acquisition costs Commercial component(2) $0 ($122,128) Option 3:General Business Concept C:22,500 sf building(3) Commercial $174,840 $52,712 Notes: (1)We do not include One Madison Avenue in any of these calculations,as the doctors'offices are not part of the development site. In all options,the annual tax revenue generated by this property-about$12,000-remains constant. (2)The town of Mamaroneck could lease the recreation facility(ies)to a professional operator if an inflatable structure covered the facility. In this way,a PILOT(payment in lieu of taxes)would recoup some of the lost tax revenue. (3)The three general business concepts are similar.We present here the largest build-out of the three. or a special district could be formed that would contribute annual assessments to pay off the debt. The special assessment district would only include those buildings that do not provide their own parking. Boulevard Concept The above recommendations will help improve parking conditions in the Washington Square area. To improve the safety and aesthetics of the area, Myrtle Boulevard and Madison Avenue should be transformed into leafy boulevards. Sufficient right-of-way exists on these streets to create a ten-foot wide tree-planted median. Westchester County is currently working on a streetscape improvement plan for this area that includes this boulevard concept. The town should pursue this aspect of the streetscaping design with the county's design team. 52 Appendix A: Photographs Of Study Area Washington Square Town of Mamaroneck, NY 4 , n P 4 ��I�yi"ti.d�'�:h,�€ �lx;',n1 . I qq.. ,G ,� ,7 ,,gg 'Jy P ��yry'fy i , , dlq�•1N n� i!Ig`i'! '; �, IIIN H .' �'4" 'wJn, " !d' r, �- t y Mill r .yR, '�+• �, Jff��' s: } ,ry ' 1 ,y�.a i.,'r�A •49yJ:,E"GY .. ..;r ri F d r' F � wnr. : �'.�.tk. .: ,,�'y5,,�,.cy5', ad'�� __:dfE H?'::l;J.,;. "��{��� :,�,�;I;•µiP �'� ��'�'` Ir�h r N Imam '•'�_� 'r �Hhih,,.�ti�l-, �'I:: "G(.nl i {Jd n��'�d �al ti- :' � r. •4. .�, �.�'�i'�-,dir�,v;J,1d"'•��: ??,, '?":,��;•''a:-� � ' a: � '••A`.w .t�t t,�ii'oi�N{;�j'�;i�;�P', id.: � 4+�*11�'F �' ""�� :OET •�''�"':�,3§��'4' � ,��,,��-�:r':!i h I i; } a tl €. m by P'Irr �i j eIN iii 5F 1 ti"1h ai i a" � { i i tl q %�• 1h t '..' x:. �fN kk ld��h w I a d �t I ��rq t•T mt ItG�( „ ,��iH. I ,��.#.fia�a, .;r.7 �,,;:_;i, - .. Ilrl � �;r ,rte, t.i�l.l�. ;r ��: r.:�: �pbu�;;�:�"�r7d".•' ,,.. •.a.., ('�,•,�a .r.. ,: .fe �, •. ,,,. ,. n.v'R{LL I.-.� < _�ditl6 n4'. .?•� .F;::'�J:;i,�,:.d,;_i I,n41(•i; ':,.n'� ,:.�,,.-deA, e.!�=rr ,I-j: ski. ' � '+f7 G iF .N r- 9t � , 3 -i�:fr, _ ..4"Y f .i,�^' � :Wi:' '✓I : '� 5..,,• a� � ,:�r �a �'i., ,,:_'":P:� =,.' ,'�,.'.. t "'n�J i �,r rl t �d.: .,,. :iry�J.r�'�., r .q T,.�•r+h�.� N�t' u:' 1 T _ .�a"�'� ,�� iJr;� :'� - h ,•r:t. -�. P.:J.'., kr'M! �,�� ',,t i=:l ��,I����xi,�i �9:r 'l9rS:i 'u -F .,.4 „"6','i•., ,,.z'�.,{•,,..i,� F - ��'�I:.',�,i" �'� N} .nl, MI,:�•',,�,-., S� ', `la''-. .�,i,. r,k�1J;. �9� C��d� - , �_ .. ., �'¢�G ;��ijt�[.'. •�„�, '� n " i.�"�Giv' '� a � Wn,�{d`uJ � 7i+ ,.@�if � ;rn.y!•. — ,.�a � ,r �.r t ,: �d �"•i 4 _; is i.s , l.p,r �' �. 1 `""�„ ,p I k l... F * , y� ' �' �' i ''I•�u+- -+, ;•If,[,d+..,w, 'N 'I�. •6'� ' ��,+i € , ..�� :i`�z•is 'A`� €. '.. ,. ::. �11= • o- Jn, 4 �� � �IY �.}�. ' ', � ' �' .�,•,� }� Tt a. i i .'"�-. I, i' ,�GI i, y �.'�. !.'I eti Vii::., ❑ .',, e ,�tIN�k, pu t ,.,; !.:'lrF t' N•� •.�.t ;,. . } ;w , ... .i�• .:� �1.,� "t i w .:. :r: f id�.�L9r+r,u,t' � :�� : N• �'' '.,( .��� b' rirl.��`t� - 4 € �Sy!;1,1�'�li`' �. •xNrr�ma'Rrrr7- g .r I. _ t I' 4r r i ..... s Mu IdF. ;, : :.::. :. �. -t:r.�_�-'�—�':•� k,� . :,. •i�;IiiF::::'i'-'�r;;;.i.r. ,!r;r :,. - ��! s -..e M{"��� .: �..:.:.�..:.,::. � �. .. Il _.'�x..�•�.1.�i tic :I .. � _ .,�r _.. j�' y I. RIMe:r.. yA_:- ^ _..:, ._...:. ...,rv' --.�L. P•°°P:,::. •. r,T!k' „!, , �:.,: ._ I ;.::"-: ,r.,,i�. 'y E,,� f j" p .;I P' :!IN r,, r�'f! _'•r+..t r.; �� .... � _.ry -.:.r,-:!.: 4x. ".,"•��;�:�,t �i�, �=�;:J!!�u'..�R.:.., ,�,"h. ai-. _�, �!� E rx fir: � L �,,, ��'N �n �� �.r:ryp!� �-1d-„ I 6;i!+� '•• r. .k ;:if°!'Sf,Pt•• -r#�•' nkG;. . .�� .k. ,r��, I ,, ._az p� ..d.r, .. 4. �x.(.1p I _ �@r - ;r,Gl.�'r d:4 :°k�!' �`�-�.:v:-. ..r.; .:�r:•,::.: ..,. r .::. _r.x�,;. "'rh'�•ri•-•:-rLLry��.: - �i.L� k. `7r`{ ri!R_�'' F !;'.�:d, .x ,r .I:N.n:. r .....i ..... 1 ;�..:,.:..... ., '.:: � t .u�"h.._�, ... wi�mr:•�.. :,r ,!-ir': t: s�_t;: � ��r... :+;'1'-__ 'i.r.'�:' �I :�'�'., ,.�"nF ;A3. r_ �:��,__e S-. r.L'; !:. r.3.:x .. � ;. .r._. _ .i� ... .I :. :;!, .!, .::... ; �_. ,...�"•�I!�h�":. �:�. �r:+r.:a9k �'ter--��:�` _:K ,. ,;k. ,, r..�- :. �.u; h r.-,:i' ..,. .Ir. �. �.... !,: ,1!, 4 12211 �' 1�,. Ar;d .,r r 14. ..�q:F.. � w:.,:r, is :Ii a.. .,i 4�r rr!,.4.t ..i ''I�i.r sd-�__. ""� •., ��'L 1. r .� J ��:.: �!''�•r. L 1 ...�. .y k+�I�� ::.:.�-: �vl rl9 � � 'i•4•��-:�F.i� k - "I .4= .s}�:� :r.i .L l.: 4'Irui•�1..: rL.�;r .j 2'i., ���•!•=•!--� �::=:-!:':. F��:�!�! 7`"!{-�:...:.�� .-..' ,...:..... ,� �:_,.y....r�' .K. re �! ;�ry i,:..F i '!��'�rrr II!! 5 —#�: +� ,..d�� �ij�,!::;�, ^m� � ! e �'��::F.,_.... :_ �.. .. .. .! , ._i"— _o-r _., .el: �..n:.:�.ix !! •"rx. .lir!;fl'(' I '.! -s:l -::�,>'t!f !u.i ,k�';,.y i r-.fit,•. :� . .. .- ;4 �;�.� ":a'?,,,,, :;;�.L L+.a•.4•� b.l,d ;�x4 Ma !' ..t+ �TI'•1:f �L`j;,,F�':. _ _ :>4�^.�E, F t �yi^ �'��'..,vS•i:p��:,,..'�.; .� .i,'.::-. �:.:;I I !I .r ..:r .. _ _:: �.... :..:... .� '41•ilk..�..:,.. :F. ,qq i -.Y`1.-.�.1..�i!p:ti,r?i It _ (: �5.�'F ::, :r �. ,. .,:��.... .. .... ?�4.'bl.:el.. •",'- ''1-t":•AI �';�;rr..§:• .f i::Idt J.1" - 1. air a!:' 'k r ,k is r ,i�k•t'��4:"!!,r r�!:�F:y'x;1���,:i�,1�+.� �ti!:4 � `�+ JJ t I. 11 F i' i ,1 y_��, 11 I: i i • N I I ......... ... .,. Iq 11I�I Il nn ' ` III i'I I,I I1�11IyIlI�°II $� I i i;I ri II.I"NI tiy .,— Ii,ryl t L!I��II�I lu Ililll I, r., iTH.:, : III�u?l'IlI l I il'�,ili l II'��l i:tl I 111 A'I n 11 11l,.,Il,lISIII I II II II'Ii,,liilii;,uil,,i I1II1 I I II, ' IhIIs 11lil,l r AIF'6 r '�rtir..e. tS" II j r i 4 rte: I i ijEMIR, it ! , ' ,. I i I I I III f II�lp1� ;IIPi Iq it i lil '�I 11'1 I III Y IIII I Ililhili�Nl�IPi�il1� I,,,I I ■ i�n F.I„M, , it ll l C. New York Sports Club C. Jay's Wine and Liquors, Tennyson Cleaners Location: Madison Avenuie and Maxwell Avenue Location: Madison Avenuie and Maxwell Avenue Land Use: Strip Mall and Parking Lot Land Use: Strip Mall and Parking Lot Owner: Madison-Larchmont, Inc. Owner: Madison-Larchmont, Inc. Block 132, Lot 469 Block 132, Lot 469 WASHINGTON SQUARE Town of Mamaroneck, NY BF) Buckhursl Fish & Jacquernart, Inc. 7• ! ',x 11� e9/Er !i t 4 r:i(xGrtiM tdy� 5 •• ?4N TT. N � tir rI NT'x 4��jr•3d j' I d,. all y+kyr i ! UxIL9 �i!�rE lI� yi !�.� rdF M1M 'Pry num MI u.._!=P .r+{jj!•,:.qF x.a hi!:!:i ;# �!!F 'liLg :,;y! .. ,�ffl�'' ��..!:r�.F.'lat..'I.'4!��v�.'.'!jE!'!IT1.1 k -+`( 3 i , ..rr. �d:::_..� _v:_a;M.!,•i� �!�, y:�:n::. � ...�,. r �.y;�9' �_:5. �.!L v.-L{�!: 1�.�,'}�`P i!. ..y ,,,���;.i, I: :..u.. :..=:LL.ai`' , a:I�!'';�4 :'+=P ,.!. .. ..� - ru��'�.�'!,:_. t! i� •!{ � r'h!Ih•:- ���! . .�,..!.. t !..!Li.. : ._:.1�.r ..;:. ...� !.. !ay; PxI!: �:i - ,1.:!-d::-:.:.._:6.C, .�L';:�x=•1�'4�s�,.,,s.. .,:.r:.,;-, 6...:I! .:!!, .F�r `t;-.,. �' .:y:= ,FI dl I d i .. .�� �� ':.T ni•i��G!i.�.j:!4'!r..;a., � �,�! F I �{11 i•I'I �rF I 'l =(ih�!�,'„ t � ! G 1 n i� 9 wi i°n..: �:.::'^ ��:.., M:': .!' �,..�� �. !$!q!I!��'r. 1{ „�'k.: � (.:.:i.- !!'C.-.i:. �rah�!• JF'• "*eMlh...j''LI� 2�"��� :tai � ,. � r:- -_ c �. '. i '' I �' �' 1 I.�j!�,�� " i � -, � � a a # ,, �,�''S t•etrV� !.P .......� -::... ......_...,:: !..Jµ�`.:.�- �:dF ..;._, Y�.::� _ {'! � d C!!mE ..'M,�, 4.a ,f;l�� 'LIF. ,N! .,; -� � _ -r!•'II,.. �1�(tK... .�?�E i -.!�':. _. .:_ � �,. �..., :.�,� �..4i,1 +M1�^t L'.�.:�,p.j Ln•. !„C a..:..�:' d�H"'II iY i.;ai�a; ::.. - :r= 'y7 � _. +, .:. PM1.:'�'h�,. � , � !•���' sfi,_ � 3 _ ::!:• -�I F ..I�d.:�u°P , . ,a:;. i ,4yW�l'G'6!hL I!II! dpitiu � _�'� �! -,u-#x!��' ,� "�'..�. !...r• ! 'f i'r;� :.� �:� 'F�u. :�.,,{.(I�{r7:;.�4rh .:i� .... I- E F ! � sF F ��,-,._1�;��_._._ S.;,n.�dihl :[n�:F - _ ';+'!I'P• - �!'1�. .,.:... •+- e' mfr!�,�!:_I.�` ;_!.g;�e;p,.r.!I tE,=-=iC:E�:!:ii'i';'�. !' k !� '..k ..f:`..�ii�-.__ I d g, :'•'• . ...__•-.!'_�¢.!,.!�x1cr�=:+1!I;;!,;. 'i'!x a+k ��:a.:? �YI'Et— �I - - 1_=:I,. �!'1.! t F .. .F•"x,r+ e���'Pl:�#,•r�.rv:l :!!�;• .i:.:•=t.�:�y -'�'R'`!ir �a!I'x.l - :i1 F�.y;:F,�.. rr.. f_ERI. : ,:::.4• :.:,!•'!I�3!P�i;��,r.,ix� ; r � `7 :_::a ,.o� . d • i • dl a a I e 4v�Ape IW,ay a I ay kn'NI" i ,laa �Ir�jildl�i�U r I '.4 'WPI Y �t�i��nII��I -Ia1il i *EIu +� d P p l y p dy P Wj�k IIut ti�$�� 1L a Id r IF i Try lr�� I oliIW I - 777 D. Byron Place Land Use: Warehouse Owner: Charles and Paul Jr. Hoffman Block 132, Lot 410 �, r 7, Iul, x a.P 4 1 I§ YNjMI,,ill ��Igtai.�p x a� �� xd �i I III ,i+r :4.la l I E. Clock Tower Parking Lot Location: Corner Madison Avenue, p�w1Iplli'u I IInIN�li�d wyllll it I " Myrtle Boulevard, and Byron Place Ill i III'I,II„I „ IIIill "�: Land Use: Private Parkin I;!I111,6u,dl�n�t�i .,,,� g ' Owner: Clock Tower Associates Block 132, Lot 435 and 458 f WASHINGTON SQUARE Town of Mamaroneck, NY BFJ Buckhurst Fish &)acquemart, Inc. ! 1 ..::r:.r:._.;.::.�.i. :,. ,�:r.., r ry ,� i. .yir.t-� •.iw ,�:i����'t 5 ".� ,-.,Y!..,...;Lrr:rr r:r.;i-�'!�'x,�'. M. _. x !.rr!#x' r: .!#i #Y. !@II'"''Nfi' r:h!.aT:gg:i!xr_ di,�r,�l:;xhk•'','^,h _ E•n ! ar i S r ... _. .:r ..u!.ra?p•IY,:,,,.. �'; '... _'.i !!�._.. Ir_'i..�. :!!i.4�'- F 4�r -N!i'!6! -.:.fi r?d..N- ?'.d'.�:1-r ...7. .,..w.:.....r..�_r.......... ! ...r ..._...._._......._.__......... � ., ....:.la.:....r..! ........i.:.r.r' �.:,.r:L.:�. �..'_.....,:.._............... ....:......h:... IFl ...kr.....r ..!:....___.._ �: .:.r�I, ..3:d:....x..A..u......_......_.- _. .. .L.._a.ms:....... .....__•....�J..�..._._.. r r..... _........n....!..:.,_.............. ......... .... r:rr.. ... �:::.d r: .r. ..._,................ ._.. ...! ._n::..._._...r.,...r. .. .!r..Cn,-...I..I.L.in...r..:.... :.{.._., .............r...rr. ..._,........r....,.. :� -r:�"�. r i H!!::n:,:n'�"�'..,.n';: ...4.r..r r.i..:...w..�...:nn., n.. ! !:r r..3..rih... ....r. .. ....._ r.....n r_...r.....L... ..............___rr...z_L_.:....2:._..i.......'I..i�aP .:., .......i_ .. r. ...v rr _...� .d:l. d.:-....................e....ru -::i�r i..um!:::e-. ... .... ... .._..r. ......x....r.a...t.........r''lr'...:r.r.... r...._...!r.�.k_....F........ .._ .......�!....!r.. .w... ..r.;i. r.r... -! .....r:.r�: - { ...M.. _._!........... ....w_u.:'Fr r!I ..d.... ,.rr......_,.r,....,.r: .,..,:r.._..!L.._. r...!..........r....r.rrr::.r ... ........�:.L..,_...... .....rl..:. ..Ir i... 4. - �$.!:r� z.: - ..�a.l. . .,...._r._r..._._ ia._....�..r-_._.................r.._ v ,.!.._.E.a .r..!.....r.r....._.__r.:__... :.,...:+:.:, ! i:.�_.r:!.Il.......rr• ...n.:aN':{..�:.-.C...._ .:�_r E. ,r�� .........I_r.�i.r...__._..i......r,r rr._..._._..._......_........_..............rrH.._...d.... ....,:r:_:r..... ........ ...�._ .._-I.i... ... .....: ..:.c...l.... - - .!:..I_....... ........r.....:..r r..................__._-....,.......x..,._..._.r.r......,.r._,!..r. .._ ..... :. :L..,....... ...._.r. ..k. .fir. ._:x. .L.. .,a.:.uYr.... ......:r... ... ..¢............. ._..... _v .._.........._.._._ _._._...._..i..n..i _. :. .... .. _.s.1....il ... .� rr,,�� ��!!,,yyv.,•x..-!� H'.:r.+" - !:':Hii!!IN._e_IN.....r.....,} �......: ._ .. ... ...................__....n.:...k..r.......a.._._.._.._._......_..._.......r........:....._r_,:x.... �...,,... .... .. ....,.. c:._.. ..,`.M!I... ....a..r:...r::..i;...:,+J�:....r.......r_..... .__I:.i._r...a i. ....r.... ...¢.._..._................r._.._....h....._......_...._......!....r,.... �a�... .I..... ........:.......5�.� :__•{.:. : r..r... ... ....!_!..��.:_,..__.r_k..::::r:::l::nrr:r•....,, .,.r_r..,:_._... .....!....... �_... .... .°T..._r.,r..._.....r._r.r._.._..r......_.._..i. r... !..,.._....._......._,..r. ......... _a................ i.. ... .4 r. �L'-:L-. ..,.7..._ - :�F�}�I::: ._.: _.......,_..a:n!an"::u......_................_.__r..._...... .._........._._......_...................:nt.uL_v....I .5.I.._._ _ ......._ d1..i...1 .Y:.. ri —:a:i,.;!...1...1. f'Ty: .r ...._...:_e..r..__....,Lr...�r.r...e..r.uv....r.......................r.n.:::A:.::...nn .. �?�r�N.ni_ i. •4" 4 .2y, .a -.ri._.r:.... , pl.. .r..a...i.......•._ i... ..:..1>:... T.!� .. :!•:-. ..r u.nv,?:?@rr ':"r.n.r_.i_ .rc...a. � �,{� ..r.C..v.i_r r.�l, ..._:::-:....-:_:—.::. .......i...._ :,•::::..-:::. .........:.....e.L .. ..d!. ._.. .ty..r�u.a._. :..,�. .... Hit?._ .:.i.:!:- :-=!n: ,u�!N�^!i::f.:TF.ri!ril!..n�:u,��: ::I:i.... ......._ n.......;.._.,:. .•..!iu.s .: ... .......;.r.:... ..niW! ...,5.............T....... ..........__. .!:k:!nur.i,:.r.:-..;;:u, i..,'._.....:..IF!'!rh..�..h:_.......r._.....w:!I"....._. ....I:.. i. ! :a-..r.,a•L:. ._. .,r :,:.u3�� �i�� !.'!'I". _.f�TFLik'.�'.a..`H�F.sc�f.. eu. -:::...�t' -� :Lh i'-,ri I f' u.k.I.H::_ '.v''4!:I pr.k! !x!.i!ui x';; h in' ,.:' <1.y:!:.r i.t,._..#` irn h!. -d' :?: _:,:. :.!:f... .d + ... �p:r. l!:...,a�`. na-: d,--= II'lire:+!..:,n::=::':"r-'!nrx. � •!R' .� 14rr -m"'I'M ,fxt!, i� mffl �r 1 rrI! 4 i ! �h +f tali III1><�N! �t{ !,a IIL�ri� s!j irF �.,MAN. A! 5: ry Kti..?. 1 • p, i � p��Hr;'I IFi��..,! +� �I �a In+ay I�� r�i' ' ;r��a�. I "; i �lih!i'l1dva, rp4',�AIR+,q:rN I! it r r 111:^wl -r�.r ,!•i rl ar.'s(I,f, ili4!!.. ''1 }Inl nr1.p'll' lifi�!ya nH!5 4 K i t( +IY i0 I I mh .! 11 a • • • dl'' s 6 t+ '1' { �1 €' yu nW l�-1�1.! ti$rL14f ui'du I i.• i I 1 I r�N "�I Pd!,t ' �F I M 4 I i "aht'y �auF�+ }��yw } p rwe4 • • • •° • ::.!SNC a P � i• • . • : • • • • ,�c n, �: - I rr •r�1. :: 3,��n r, �,,,1�.1!iri:`�!(;a�i"'!!d�nt!__Ni'aifi I•1'�ar-,3,a{c�� • • i _ 5'._t:�,:N;: �i.15 'w5�hiiu°L'trd?�i::• �x!H 1 i tl: . I�-", ��Y P IC��'1.h�a k���Miry,�.r a •I I a ,i;: .' {I,k i�mr i s,l riWl,liffiIP 1�j15 k !• iF h 1ryi h}{l hg,'LkyIINr.+ i'i1 atiE��I'i>r:ju�'dGtl'�Ih'-y ; T511"Ii�a11II•4ay�t ,R AP: Iil I ' WON Tir ¢� ..: ,o ,!�, h �{ 4�1 I}5�y,= W� t r � �!,�,L!�1 14.��,,�fi��,,'�I.I'� i� :.! Ak5 ��-�� ' � .... ,i •: 7 ':.' ki!A.1'IL..�;'1,'I111:,�i '' G`k,:17�{11 4+j�'�I ,_ 1. h I' ' • :'w.. I:q I 1 F'P�: i tl �lll a..' I .51..I!:H .�'.,Rf I..J, i,1. 1�.4 :h�:. 11, Y.-�l,'1F 1�;.u, � �: �::f' _— ',f ,yam"A.�'E 6�1.j�_..i .:i k".. 4'y `I��s.._I• �I �f! L ,�kd5 a h!' ff {r I f I r �F Y'�, F �� Na;s ..�k�� � -�.�I y,:` -'�''•w�� '�'�,•' .dL�- 1. } �'L�='i .Ir t•u . r. €�' .r iY! �!i " e,1 r } '� I:-i .I-.. t:_LI IJ IPnF.,,''t�", i Yp..} * ��.. .: ,:' n•* . Sp: " :- � a 1,,- ,. ,: ,_: _. ... -�,,..r�j r..; .. � '•9�,�.a . ,..:.. - L.. :.� A'' t � ,. t I I I '.'. .-� .; I:.:.�. r .:__`� `f'9'F.�:,+I'�';IA Ih.Le p..lA ��.a.. ilh'wfu�-F •I••'�• a::a*vd4-L ] ti'.y g : Fa r• A•. .. ,I.,,.,:�: � .,i i � ..._... ..:. I,jJ. :: + • I y la: d 1 -!�f i rr ��. k .� -' ,.,.�;I .FL ��'+ - ':.�.� it'41�' !'.9z°�:•'h'v.;.n 'i ''� 1 ' u •.. * a' {`+A.i�le I � .._ ..r+t' t a:. ..�'•"r�'6 c i'i I, ,�y W i I � 1.. , �.. k" ,..� :' � N{. 'g _ 1� ,j•� �" �.�11lP.LiilYi'�k �o-ltil ak$ wA'W!IIoi4J, �is ? �'"�....:—r ;���`,! _---s.�lu�fAffli�i li #ui :J:..:.u•-.,. ri, ":iy. I�PrcS;�ail9!t; • 1 1 1 1��7i1l�ll II IJI:LI:�I •11 -.., ;� _ - t :.. I I ,;I` I I IIII II'I}I'1 i, 111 4 1 fw� A ;p. I ,A �- tlii *�IIIhIII,lWllil * os � .4. €�M Jy 4 I LI �IIl�I�j�II°ILII II ,4 11,111 I I f „I t ! r I " � ` ,� •�� _ ',� i i '_ �.u . ( 16 '� �I I" Ifl I I rill Iry v i ..:' III I ..,.... IMIN IIII G. One Madison H. Location: Corner Madison Avenue, Myrtle Boulevard, Location: Washington Square, Madison Avenue and Byron Place Land Use: One2-story Garage and Business (3 Washington Square) Land Use: Medical Office Building and Parking Lot Block 133, Lot 449 Owner: C&C Realty of NY LLC Block 132, Lot 440 WASHINGTON SQUARE Town of Mamaroneck, NY BFJ Buckhurst Fish & Jacquemart, Inc. '''.,� �?.:.:�� ; F 3j �r,' aY`� �t• " y 1.� �� a� �`� m ,r. ��r'j�..� ,.'3'.'. ale'..... 3'' r�• ,.+. �� .; �, '� ,� ...sx��> F IrIN� i�l ? Rin.I • i • • mom.y.�N - • . ;I NII -a t. ..... :- is IM 1'i : 7i" } I; l p+�, Lam`,. S�"4 Xid i • � • • • • i'•i'IM• ib 1 1 1 q iz A NI; r I l��'� �r r n1mLi a -� I!�II I!a'i!h�,'RI II I II° I SII •:br•�'` .,�y✓ _+i � .:.;.,, ...;.•... ;';, y�1I I,,.,.,, "�,,.t :, IP !ull ''II.;,I,y��h�.,I!�•f�!I,,II;,,,', �I'p ' .'I�I -i....�I,� I!', '!111111 ,ill�j'I'�a'4!;1 '�t�F��h�I�1 tll','�IIi�I I -"'Yf✓ �� ,..9 y 1 � I� .f , I aI I 2 I r 1 I fl ,hlh!�,h. ' L I allu�:.I ''!1,,. I ,!�I, I�I � I; ':�' �, " •r ,:;!,•- I i,l 11 li' I,'�� I I I III.. I,,1! 1 t I,.: I., ',' •,.r �y�'.. ul - I NI�,� '�I �• .,.�n.I,;I,I n,11Ji::a I I I ,:,.,�I.�, I I "" ._ +%+' I cj�' I j I ;�, .:, ,,!!� ,!.,. ...i, -- 'I,glvjit���ll 31 v� n I h I I� I; I I .t III II I III „y I':II ;I.. !!I!I n, .li�'!!II Il!!1�11•�;.,''III II'h 1 II i�� a ��I!�,II. L-al ,: Ir. I Ii I h n I i...a ,I'a4,tea u1114t1i1 � w.: I � nhl!!enq�,Il 111.11 7 q. d pl F ! yJ p q!' - -- �I t , Oy4M!?11 1 L:! .,,• r: "�;' r �w+•!•••W,L,mmw�wwwwmwwu�w�r"';. K. L. Location: 176 Myrtle Boulevard Location: 168-170 Myrtle Boulevard Land Use: Stores (Larchmont Nails, Gjoko Salon, vacant storefront) Land Uses: Stores (Peter's Variety, Tony DiRoma Salon, Laundry and Dry Owner: Gjoko and Lucy Shkreli Cleaners, vacant storefront) Block 133, Lot 642 Owner: Hof and Pof Realty Company (Apartment building behind is "Larchmont Terrace" on Washington Street.) Block 133, Lot 657 WASHINGTON SQUARE I Town of Mamaroneck, NY BF) Buckhurst Fish&Jacquemart, Inc. f ' y 9r F I 1�sf1 1 9;y IZ! 4 M1 trA s ^ r E _j ` ltll _ W1 II I11fll I!h;, I,� �� � '"'� � -. , �. y 'i illllll Il.r• M. Views of Byron Place off-street parking Owner: Coughlin Condo Association Block 132, Lot 300.1 WASHINGTON SQUARE Town of Mamaroneck, NY BFI Buckhurst Fish & Jacquemart, Inc. Appendix B: ParkingSUrvey ReSUItS i i Washington Square Town of Mamaroneck, NY Washington Square Area Parking Survey Summary Total reponses 25 households. 1a) How many people live in your household on a regular basis? Number of People Frequency Percent 1 7 28% 2 15 60% 3 2 8% 4 1 4% Total 25 100% 1b) Please indicate their ages. Acme Frequency Percent Less than 16 1 2% 16-30 6 14% 31-45 16 36% 46-60 3 7% Over 60 18 41% Total 44 100% 2) How many cars are owned by your household? Number of Cars Frequency Percent 0 1 4% 1 14 56% 2 8 32% 3 1 4% 4 1 4% Total 25 100% 3a) If you Typically park on the street, which streets? Street Name Frequency Percent Murray 20 57% N. Chatsworth 10 29% Side Street To 95 2 6% Edgewood 1 3% New Jefferson 1 3% Washington Sq 1 3% Total 35 100% 3b) If you typically park off-street,which lot do you use? Lot Name Frequency Percent Municipal Lot# 3 12 100% 4) How much do you currently pay to park your car? Response Frequency Percent $175 per year 3 30% $125 per year 2 20% $30 per month 1 10% $75 per year 1 10% $85 per year 1 10% $250 per year 1 10% $100 per year 1 10% Total 10 100% 5a) Do you feel there is a parking problem in your neighborhood? Response Frequency Percent Yes 24 96% no 1 4% Total 25 100% 5b) What is the nature of the problem? unload pkgs. diffclt, tradesmen prkng, visitor prk commuter parking taking up space too many cars not enough parking, commuters alternate side parking rule, commuter not enough parking, too short commuters not enough parking not enough parking work nights, all spaces taken when get home commuters not enough, alt side parking creates problems no overnight parking no public spaces no daytime parking, no nightime prkng, commtrs Parking unavailable after 7PM more prkng, HC closer to bldg, ovrnght on Myrtle commuters, increasing car ownership not enough parking, alt side prkng is hard not enough space in lot 3, no ovrnght Chatsworth not enough on-street parking, commuters not enough on-street parking 6a) Would you be interested to park in a parking facility? Response Frequency Percent no 3 13% yes 20 87% 23 100% 6b) If so, how much would you willing to pay? Response Frequency Percent $20 or less/ month 5 28% $21 - $49 /month 5 28% $50/ $69 / month 4 22% $70 or more / month 4 22% Total 18 100% 7) Do you have any additional comments? on-street prkng for neighborhd resdnts with permit more info parking deck, deck should be at rr stn poor parkers are bad, mark streets for parking no structures tickets, problem increasing, vandalism, desperate not enough parking on-street, resident permits car stolen & wont replace, alt side park rule hard less ticketing get rid of Island in Murray Avenue, diagonal prkng enfrce 3 hr, rmve Murray isle, diagnal prk Murray more public transport not more cars(parking) diag prkng Myrtle, street cleaning rules on-street priority to rsdnts through permit system too many HC spaces more security in lot, car theft is a problem CREDITS Buckhurst Fish & Jacquemart, Inc. (BFJ) Frank Fish, Principal, Planning Paul Buckhurst, Principal, Design Georges Jacquemart, Principal, Traffic Harlan Sexton, Associate, Project Manager Tamberly Sufi, Traffic Planner Martin Torre, Design/Graphics Town of Mamaroneck, New York We received important assistance from the people listed below. We would like to thank them for their willing guidance and useful information. Stephen Altieri, Town Administrator Susan Bickerstaff, Town Assessor David Goessl, Town Engineer Lt. Robert Koziak, Police Department Michael Liverzani, Fire Chief Edward M. McCormack, Ambulance Director Sarah Tate, Assistant Superintendent for Operations, Mamaroneck Union Free School District William Zimmerman, past Superintendent of Recreation 56