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Home My WebLink AboutDraft Generic Environmental Impact Statement (DGEIS) Proposed B and SB Zoning Text and Map Amendments 10/3/2012Town of Mamaroneck Westchester County, New York Lead Agency: Town of Mamaroneck Town Board Mamaroneck Town Hall 740 West Boston Post Road Mamaroneck, New York 10543 Westchester County Stephen V. Altieri, Town Administrator (914) 381-7810 Prepared by: BFJ Planning 115 5'h Avenue New York, NY 10003 (212) 353-7484 Applicant: Direct Action by Town Board Date ®GEIS Accepted: October 3,2012 Date of Public Hearing: Closing Date of Public Comment! Period: Web address for electronic copy of this DGEIS-. List of Contributing Professionals: McMillan, Constabile, Maker & Perone, LLP 2180 Boston Post Road Larchmont, NY 10538 (914) 834-3500 Contact: William Maker, Jr., Town Attorney Planning Consultants BFJ Planning 115 51h Avenue New York, NY 10003 (212) 353 — 7484 Contacts: Frank S. Fish, FAICP, Principal Sarah K. Yackel, AlCP, Associate Principal Michael Keane, AlCP, Senior Planner BAND SB ZONING TEXTAND MA PAMENDMENTs DGEIS October 3, 2012 1.0 EXECUTIVE SUMMARY ................................................................. .................................. 1 1.1 Introduction—_.___—.._.__..~.... -_..-.-._................-...-........_.....1 1.2 Description ofthe Proposed Action ....................................................................................... 4 1.3 Alternatives ... ......................................................................................................... ................ 5 1.4 Significant Impacts and Mitigation Measures .......................................................................... S 1.5 Involved and Interested Agencies ........................................................................................... 8 1.6 Required Reviews and Approvals ............................................................................................. 8 2.0 PROPOSED ACTION ................................................................................... ~.~.~^..~.^^....... 9 2.1 Project Locadom-.—.......... ...... ................................. .......................................................... g 2.2 Project Purpose and Need ......................................................................................................... 9 2,3 Project Description .................................................................................................................. 11 2"4 Involved and Interested Agencies ........................................................................................... 28 2.5 Required Review and Approvals .............................. ...... ............. ........ ._~.___....~.23 3.0 ENVIRONMENTAL SETTING, SIGNIFICANT IMPACTS, AND MITIGATION MEASURES ....... 25 3.1 Land Use, Zoning, and Public Policy ................................................................................ 25 3.1.1Existing Conditions ................................... ......................................................... ......... Z5 3.1.1.1Land Use .............................................................................................................. 2S 5.1.12Zoning ...................................... ... ....... _...... _....... ._... ........... _......31 3.%.1.3Public Policy .......................... ........ ............ .._..~...__.............. ........... ..34 3.1.2Potential Impacts ............................................................................................................... 34 3.1.2.1Zoning ......................... ............ .... ................ ........ ......._.~....--...........34 3.1.l2Public Pohcv................. .... .................................................................... ....... 42 3.1.3Mitigation Measures .................................................................................................... 42 3.2 Historic, Cultural and Vbmm| Resources .............................................................. ........... 43 3.2.1 Existing Conditions ....................................................................................................... 3].11Historic and Cultural Resources ....... —.... ....~.—...... ..... ......... ....._..... 43 3.2.12Visual Resoorces—......... ................................................................... ......... 43 3.2.2Potential Impacts ........................................................................................................ 45 3.2.2.1Cultural Resources ................................................................................................ 4B 3L2.2.2Visual Resources ......................................................................... ......... ............... 45 3.2.3 Mitigation Measures ..... ---- ..... .............................................................................. 4G 3.3 Land and Water Resources ............................................................................................ 47 3.3.1Existing Conditions ...................................................................................................... ..47 33.2Potential Impacts —_---_----.--__—_—_.___—__—_----.53 3.3.3 Mitigation Measures .................................................................................... .............. .6O BAND 3BZONING 7EXTwwoMAP AuEwoMcwoQG8IS 3.4 Traffic and Transportation ...........,.....~...............,...~.....~.,..,....,,.................. 61 3.4.1Existing Conditions ........................................................................................................ 61 3.4.2Potential Impacts .............................. ....... ................. ......_......... ......... .... -..65 3.4.3Mitigation Measures ... _.~....... ........ ._............................................................... 66 3.5 A!r Quality and Noise ................................................................................................... G7 3.5.1Existing Conditions ................................................................................ ...................... 67 IEi1.1Air Quality ............................................... ....................... ................. ........ ,...... 67 3.5.1LZNoise ...................................................... ....... ....... ............... ........ ......... 69 3.5.2Potential Impacts ........................................................................................................ 73 3.S.l1Air Quality .................................. ...... --.._-........._.-...... ~.,......... ..73 @.S.2.2Noise .................................. _...... ~...__..................................................... 75 3.5.3Mitigation W1easunes—...-........................................................................................ 75 3.6. Community Facilities, Services and Utilities ................................................................... 77 3.6.1Existing Conditions ...................................................... .............................. ................. 77 3.8.l1Community Facilities and Services ....................................................................... 77 3.6.1IUtilities .............................................................. _.......... _...__................ ..79 3.6.3Potential Impacts ............................ ............................ ........ ........._........ .._....82 3.6.2.1Community Facilities and Services ~-._........................................................ Q2 3.6.2.2Utilities .................................... .......................................................... ................. 84 3L6.3Mitigation Measures .............................................................. ...... ............................... A5 3.7 Socioeconomics ...................^..............,..........,..........,.~...^^........^.....^......^.... 87 3L7.1Existing Conditions ................................ ............... .~... ...... ..................................... O7 33.2 Potential Impacts ...... .................... .._.......,._...................................... ................ 87 4.0 OTHER ENVIRONMENTAL IMPACTS ............................................................................... 91 4.1 Unavoidable Adverse Environmental Impacts ....................................................................... 91 4.2 irreversible and Irretrievable CnmnnitmmntofRexnurcen—__--------_-~—__..91 4.3 G,ow1h-ndudng,Cumulative and Secondary Impacts ........ ................ .......... ~...... ...-91 5.0 ANALYSIS OFALTERNATIVES ................................................ ......................................... 93 8AND JBZONING TEXT AND MA*AmENomENTs DGEIS 1v Appendix A: Proposed B -R and SB -R Zoning Text and Map Amendments Zoning Report 1-1: Regional Location Map 1-2: Existing Zoning Map 1-3: Proposed Zoning Map 2-1: Existing Zoning Map 2-2: Proposed Zoning Map 2-3: 8and URDistricts — Along Boston Post Road 2-4: 8and SBDistricts — West of1-95 2-5: SB District 3.1-1: Existing Land Use 3.1-2: BDistrict (Boston Post Road) I1-3: B District 8Nvrde 8lvd./MadbonAxe. and Vine Street) 3.1'4: S8 District (Fifth Avenue) 3.1-5: 5BDistrict (Boston Post Road) 3.1-6: Existing Zoning Map 9.1-7: Proposed Zoning Map 3.3'1: Critical Environmental Areas 3.3-2: FEMA 100 and 500 Year Flood Plains 3�-1: Roads Map 3.4-2: Public Transit KXap 3.6'1: Parks and Open Space 3.6-2: Westchester County Sewer Districts LIST OF TABLES 2-1: Area and Bulk Standards |nExisting 8and Proposed 8 2-2: Area and Bulk Standards |nExisting SQand Proposed SB 2-3: Parking Standards within the Proposed 8-Rand 6B-RDistricts 3.1-1: Area and Bulk Standards —8District 3.1-2: Area and Bulk Standards — SB District BAND J8ZONING TEXT AND MAP AMENDMENTS DGylS v 3~1-3: Area and Bulk Standards for the Q -R District 3.1-4: Area and Bulk Standards for the SB-RDistrict 3.1-5: Parking Standards within the Proposed 8-Rand SB-RDistricts 3.1-6: Residential Development Potential inthe 8 -Rand SB-RU|stdcts 3.3-1: Local Waterfront Revitalization Program Consistency 3.4-1: Traffic Generation Calculations 3.4-2: Percent PM Peak Hour Traffic Increase Calculations 3.5-1: National Ambient Air Quality Standards Attainment Status for Westchester County (June 2DQ5) 3.5-2: Average Ability toPerceive Changes inNoise Levels 3.5'3: Estimated Community Response 1n Increases in Noise Levels 3.5'4: A -Weighted (dBA)5ound Love|snfTyp|cal Noise Environments 3.6-1 Potential Public School Age Children in the B -R and SB -R Districts 3.7-1 Potential Residential Development and Potential Population increase in, the B -R and SB -R Districts 5-1: Proposed Action v. No Action Alternative Development Scenarios BAND 56ZONING TEXrAmoMAP AmsNDmaws DGEIS Vi 110 EXECUTIVE SUMMARY 1.1 Introduction The Town of Mamaroneck proposes to adopt amendments to the Town of Mamaroneck Zoning Code (Chapter 240) and Zoning Map (See DGEIS Appendix A: Zoning Report) with respect to the Town's business districts d Business (B) and Service Business (SB) and ren�,,ime thiese districts i3kis,411ess ilesklentW, �vgrvice Ve, In addition, the Town proposes fy to rezone a small portion of the existing Urban Renewal Area, District (UR) along the, Boston Post Road to the new B -R. These actions constitute the "Proposed Action." The Town's_o" ec pv J,,,; 1,p eM�.,q2d Ries for fair and affordab�e f,�,ousipg �6 tL_Tqvvn, The Town Board consider's th(,.� best,way ........... ....... . ..... t SM I o advance, faqr and affordabie hous" *5 u h _Kqnh� j,M�q!gflons that wiH alk)w for s q, !JL,�L nent in zones where cornrrrerc�a� and resdentW uses cg�n be gi ixed. The Town of Mamaroneck is located on the Long island Sound in Westchester County, approximately 20 miles north of New York City. Both 1-95 and the Boston Post Road (US Route 1), a historically significant road, run through the Town providing connections south to New York City and north to New England (see Figure 1-1: Regional Location Map). The Town is also situated along the Metro -North Railroad (New haven line), a 35 -minute train ride (from Larchmont) to Midtown Manhattan. The proposed project area totals approximately 54 non-contiguous acres and approximately 77 parcels (the "Project Area"), encompassing all of the Town's existing B Business and S13 Service Business Districts and a portion of the UR Urban Renewal District., These zones are primarily located along Boston Post Road and north of 1-95 and the Metro -North Railroad (see Figure 1-2: Existing Zoning Map). The potential impacts resulting from this action are analyzed in this Draft Generic Environmental Impact Statement (DGEIS). This DGEIS was prepared in accordance with the State Environmental Quality Review Act (SEQRA) and its implementing regulations (6 NYCRR Part 617). The Town of Mamaroneck Town Board is the Lead Agency for this environmental review, as only the Town Board can amend the Zoning Code. Under SEAR, a "Generic" EIS, or GEIS, is prepared when a proposed action represents a comprehensive program having wide application and defining the range of future projects in the affected area. A GEIS, ,according to the New York State Department of Environmental Conservation (NYSDEQ SEAR handbook, is "a type of EIS that is more general than a site-specific EIS, and typically is used to consider broad- based actions or related groups of actions that agencies are likely to approve, fund, or directly undertake... A Generic EIS differs from a site or project specific EIS by being more general or conceptual in nature..." B AND SB ZONING TEXT AND MAP AMENOMENTs DGE15 October 3, 2712 ,SB /A - 'A YO, <l/ ir DGEIS: Nomm"t) B AND SB Zom--s FiGua- 1--2: Emriw3, ZONIN(.-, MAP R- fr ME= The DGEIS is intended to provide the Mamaroneck Town Board, the public and interested and involved agencies with an understanding of the type of potential environmental impacts, that may be associated with adoption ufthe Proposed Action. Amimportant aspect oftheenvironmemta|review process |athat itincorporates public review into the decision-making process. The, DGE|S presents a comprehensive assessment of the potentially significant adverse impacts associated with the Proposed Action, identifies impacts which will likely require mitigation, and considers a No -Action Alternative - o condition in which the proposed amendments to the Town's Zoning Code and Zoning Map are not adopted. The steps in preparing and finalizing the DGEIS include,: m 0GE|S— a draft document accepted by the Mamaroneck Town Board and released for public and agency review and comment, � Public review of at least 30 days, including a public hearing at which any individual, group or agency may comment omthe DGE|S. m Final GEIS (FGE|S)—acceptance and publication by the Mamaroneck Town Board as Lead Agency, which incorporates relevant comments and responses, if any, made during public review ofthe DGE1B. � F/ndingsStatenment—adopted and passed by the Mamaroneck Town Board as Load Agency no sooner than 10 days, nor more than 30 days after publication of the F8E|S. The Rmd|mQs Statement must: 1) consider the relevant environmental impacts, facts and conclusions presented in the GEIS; 2) provide a rationale for the agency's decision; B) certify that SEQR's requirements have been met; and 4) certify that consistent with social, economic and other essential consideradons, from among the reasonable alternatives available, the action is one that avoids or minimizes adverse environmental impacts to the maximum extent practicable, and that the adverse environmental impacts will be avoided or rminimized to the maximum extent practicable. 1.2 Description of the Proposed Action The Proposed Action is the adoption of amendments to the Town of Mamaroneck Zoning Code (Chapter 240} and Zoning Map (See QGE|8Appendix Afor Zoning Report) with respect tothe Town's buo{maso d|*triczs—Business (B) and Service Business (SB). Included in these Zoning Code amendments are changes to the B and 613 zoning districts to allow for multi -family residential and mixed-use (comnmnemiaU/neoVdent|u|)development (with associated use, bulk, setback, and parking requirements), rganuUve ,. The proposed Zoning amendments also require a 10% housing mandate for all new residential projects developed under the districts. The affordable housing provision in both the new B'R and SB -R Districts will assist the Town in expanding the opportunity for housing. BAND S8ZONING TEXTemo MAPAMENDMENTS DGEIS 4 to requests from Westchester County for municipalities to expand such housing opportunities. In addition, two Zoning Map changes are also proposed. First, the Town proposes to rezone a small portion of the existing Urban Renewal Area District (UR) akvm8 the Boston Post Road to the new B'R District. Second, the Town proposes to rezone the small B zoning district adjacent tothe Larchmnomt Train Station to the new SB -R (see Figure 1-3: Proposed Zoning Map). All ofthe commercial uses allowed under the existing Band S8districts, with the exception ofhotels and motels will remain as allowed (principal or special permit) uses. The significant change is the addition of residential uses asanallowed use |nthe new B 41 Mstidct andosaspecial, permit use within the _nevy, SB- R. district in order to create mixed-use corridors along the, Boston Post Road, Fifth Avenue and Myrtle Boulevard. in order to improve the pedestrian environment and encourage mixed-use redevelopment of properties along these corridors, the Town proposes area and bulk standards for residential or mixed- use development in both the R districts that are more generous than the area and bulk standards for rommercia�bus|mnss development alone. The existing two story (30 foot) height limit for business uses within the B and SB Districts would remain; however, as a means mfimcent|v|z|ngthe development ofmixed-use buildings, as well as affordable housing, the maximum height limit for mixed- use/residential development has been increased to stories (44 feet). This increase in height will not only lead to buildings that, from an urban design perspective, better frame the Boston Post Road, Fifth Avenue and KAyd|e Boulevard, but vvi|| also provide additional floors in new buildings for housing. 1.3 Alternatives The alternative 10the Proposed Action analyzed inthis DGE|S isthe No'AodomAlternative. (See Chapter 5.0: Analysis of Alternatives). The No -Action Alternative assumes that the Zoning amendments would not be adopted and development within the Town's Bamd SIB districts would proceed under existing zoning. 1.4 Significant Impacts and Mitigation Measures The proposed zoning text and map amendments are not expected to result in any significant environmental impacts. Therefore, no mitigation measure are required. The potential number ofnew residential units created in the new 8-13 and SB -R Districts (308 units) would result in additional public school students (23) and an increase in traffic volume of roughly 2 — 3%. These impacts are not considered significant. It is important to note that any property owner seeking to redevelop a site with a residential or mixed- use 8xmD S8ZONING 7EXTxmm MAP AMENDMENTs DGI%S 5 Planning Board, special permit approval by the Planning Board (within the SB -R district), and site-specific review under SEOR. Those subsequent reviews will ensure that future projects are protective of the community and do not result in any unmitigated site specific environmental impacts. BAND SB2omnvsDn_r*woMAP AwavowewTs DGfIS 'A S,B,-,R wl, DGEIIS: PROPOSED B AND SIB ZONES ,e.+» l?Akr M�l R-7 5 FIGIM 1-1 PROPOSED ZONHNG MAP R- LA BFJ Phnnning 1.5 involved and interested Agencies involved Agencies ® Town of Mamaroneck. Town Board (Lead Agency) • Town of Mamaroneck Coastal Zone Management Commission Interested Agencies Town of Mamaroneck Planning board ® Town of Mamaroneck Zoning Board w Town of Mamaroneck Traffic Committee Mamaroneck Union Free School District Village of Larchmont Village of Mamaroneck ® Town of Harrison ® City of New Rochelle ® Village of Scarsdale Westchester County Department of Planning New York State Department of Environmental Conservation New York State Thruway Authority ® New York State Department of Transportation ® Metro North Commuter Railroad 1.6 Required Reviews and Approvals • Town of Mamaroneck Town Board: Adoption of amendments to Mamaroneck Zoning. Code and Official Zoning Map • Town of Mamaroneck Planning Board: Recommendation Town of Mamaroneck Coastal Zone Management Commission: Coastal Zone Consistency Determination Westchester County Planning Board: General Municipal Law §ZBq-m Review B AND SB ZoN1NG TEXTAND MAPAmFNomENTs DGEIS 8 October 3, 2012 The Town of Mamaroneck proposes to adopt amendments to the Town of Mamaroneck Zoning Code (Chapter 240) and Zoning Map (See DGElS Appendix A for Zoning Report) with respect to the Town's business districts — Business (8) and Service Business (SB), In addition, the Town proposes to rezone a small portion of the existing Urban Renewal Area District (UR) along the Boston Post Road to the new B -R) and the small B District adjacent to the LarchmomtTraim Station to the new S8 -R. These actions constitute the "Proposed Act1on.° 2.1 Project Location The Town of Mamaroneck is located on the Long Island Sound in Westchester County,approximately 20 miles north ofNew York City, Both 1-9Band the Boston Post Road (US Route 1),ohistorically significant road, run through the Town providing connections south to New York City and north to New England (see Figure 1-1: Regional Location Map). The Town is also situated along the M:etro-North Railroad (New haven line). The Town of Mamaroneck is divided into three parts: the Village of Lanohnmmnt, the unincorporated Town, and a portion of the, Village of Mamaroneck, the rest of that vi:llage being in the town of Rye. The Villages ofLamhmont and Mamaroneck are governed by their own set of municipal regulations and are not subject bzthe Town ofMamaroneck Code. The Town Code only applies tothe unincorporated portions ofthe Town. The proposed project area totals approximately 54 non-contiguous acres and approximately 77 parcels, encompassing all of the Town's existing B Business and 513 Service Business Districts and a portion of the UR Urban Renewal District (°PnojectAnea°).These zones are primarily located along Boston Post Road and north of| -95 and the Metro -North Railroad along Fifth Avenue and Myrtle Boulevard (see Figure 2- 1: Existing Zoning Map). 2.2 Project Purpose and Need BAND S8ZONING 7EXMAP DG8IS 9 SR K*�= I'm ,m- fJ 71 Q9 A�Oft% LA, fg,M,) I hAD L DC37EIS: PROPOSED 13 AND SB ZONES FIGURE 2-1. ExoING ZONING MAP B.F"I planning The current B and SB Districts allow for a variety of commercial uses but dm not allow residential uses. The BDistrict located along the northern section ofthe Boston Post Road surrounds asmall URDistrict, xvh|oh does oHnw/ residential development and has in fact been used to produce the Hommocks Park Apartments, an affordable, housing development. Of the eight parcels currently zoned UR~ this is the only parcel containing affordable housing, the nest consist of commercial uses. With these proposed Zoning amendments, the Town Board seeks to ensure that the Town offers a variety of locations for residential development, so that variety of housing types can be built and that the Town can better encourage and support the construction ofhousing affordable toavariety nfhouseholds, incomes, and ages. 2.3 Project Description As described above the Proposed Action is the adoption of amendments to the Town of Mamaroneck Zoning Code (Chapter 24O)and Zoning Map (See DGB6 Appendix Afor Zoning Report) with respect to the Town's buxinessdistr[ctm— Business (8) and Service Business /S8L Included in these Zoning Code amendments are changes to the B and S8 znm[o8 districts to aUmvv for multi -family residential and mixed-use (commercial/residential) development (with associated use, bulk, setback, and parking requirements (see Figures 2-3,2-4,and 2-5), the r1pranfln1,'&,,pr these fflstrk'ft . In addition, the Town proposes to rezone a small portion of the existing Urban Renewal Area District (UR) along the Boston Post Road to the new B- R district (see Figure 2-2: Proposed Zoning Map). The following provides a summary of the proposed Zoning Code and Map amendments: mProposed Zoning Map o All lots within the UR QbtdnC east and north of Weaver Street will be rezoned to the new B -R district (see Figure 2-3). o The existing 8 District on Vine Street will be rezoned to the new SB -R district. 13.Y m Proposed Zoning Tent Amendments: m LLses— Multi -family residential would be permitted vvitNo the new B'R District as a permitted principal use while within the new SB -R District, multi -family residential would bepermitted 6xspecial permit. In addition, some additional compatible uses are proposed to, the list of uses contained in the Zoning Code, including Places of Worship, educational facilities, libraries and home 8AND J8ZONING DEXTAwoMAP AMENDMENTS uscsS October 3,%V12 occupations, Motels and hotels have been deleted from both districts. The proposed amended text of the permitted, special permit and accessory uses are included in DGEIS Appendix A. B AND SB ZONING TEXT AND MAP AMENDMENTS DGEIS 12 October 3, 2012 0 It DG,EIS: PROPOSED B ANE) SB ZONES FIGURE 2-2:: PROPOSED ZONIIIING MAP 6, t.) 31 ExiSlINISZONING PROP05ED ZU11111IG A, WO, of I'DIGHS: PROPOSED B AND SB ZONB FIGURE 2-1 B AND UR DISI-MCPS-ALOW3 BosTori POST RD REll Plaawijig� ExI!STING ZONING M&WIF PROPOSED ZCMING DGEIS: PROPOSIA) B AND SB ZONES FIGURE 2-4: B AND SB DWRICTSMESTOIF k95 SR"', DOEI'S: FlRoposr-,iDAND SB ZONES PROPOSED ZONING V 0 Area and Bulk Standards —Area and bulk requirements for the business uses within the amended Band SB Districts would remain unchanged; therefore, all existing conforming uses would remain conforming following adoption ofthe Zoning Code amendments. No new non -conformities would be created. New area, bulk and parking requirements are proposed for new mixed-use (commercial/residential) and residential developments. New mixed-use and/or residential developments would be permitted,a height ofup to stories and 44 feet. Tables 2-1 and 2-2 below present the proposed Area and Bulk requirements for the amended 8 and SB Districts. The proposed parking standards are presented in Table 2-3. 0 Affordable Housing Reguired —Tbe proposed zoning text includes a requirement that within all new residential developments containing 10 or more units, no less than 10% of the total number of units must be created as affordable housing units. In residential developments of five to nine units, at ]east one affordable unit shall be created. ]kle For sa|eaffordob|e housing units would be restricted to prices affordable to households with incomes at no more than QO% of the County median income (currently circa $1010000) and rentals restricted at rent levels affordable to households at incomes of no more than 60% of the Westchester County median income. All of the commercial uses allowed under the existing Band S�BDistricts, with the exceptionofhotels and nmotels—which have been deemed to be inappropriate uses within the Town —vvi|l remain as allowed (principal or special permit) uses. The significant change is the addition of residential uses as an allowed use in the 8 District and as m special permit use vvltNm the S8 District in order to cnaeUa mixed- use corridors along the Boston Post Road, Fifth Avenue and Myrtle Boulevard. In order to improve the pedestrian environment and encourage mixed-use redevelopment ofproperties along these corridors, the Town proposes area and bulk standards for residential or mixed-use development in both the B and S8 Districts that are more generous than the area and bulk standards for commercial/business, development alone. The existing two story (30 foot) height limit for business uses m/Uth1m the B and S8 Districts would remain; however, as ameans ofincentivldn&the development mfmixed-use buildings, as well as affordable housing, the maximum height limit for mlmed-wse/residential development has been increased to 4 stories (44 feet). This increase in height will not only lead to buildings that, from an urban design perspective, better frame the Boston Post Road, Fifth Avenue and Myrtle Boulevard, but will also provide additional floors imnew buildings for housing, 84wD SB ZONImo7EXTAmn MAPAMENDMENTs DG8lS 17 Table 2-1 Area and Bulk Standards in Existing B and Proposed B -R EXISTING PRORUSED BUSINESS B NOW NOW 14ESDHNITIAL/ RESIDENTIAL USE RESIDENTIAL USE MWED USE A. Lot requirements: (1) Minimum lot area none 7 none io"000 5f (2) Minimum lot width at front setback line 150 feet 150 feet (3) Maximum building coverage 25% 25% B. Minimum yards: (1) Front yards none none 15 feet (2) Side yards none _none� 01' (3) hear yard none 2 none 2 2 0 f,Pr E� t (4) Usable cipen space/DU N/A N/A 100 Sf C. Maximum floor area (as %of lot area) 50% 50% 70% D. Maximum heights: (1) Stories: 2 2 4 (2) In feet: 30 30 44 Notes: 1. (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there shall be a side yard of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped screen, (b) A corner lot adjacent to a residence district shall have a minimum setback of five feet from the street upon which said residence district has frontage. 2. Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a landscaped screen. 3, SWeVairdfe(,-A requCred from any rioad right -of way or adjacent QOrt and 5 feet frorn anV ii1riveyWJay or parking. 4�thM aril Vresklential dovek�parse nts of 1.0 oir rnorel unfts, no fess than .w% of t4�,re totaS niurnbE9'jai' Uln�ts IrWtlust N,� created as Faiir and Affordable FiOUShVfa (FAIR) units Per C'ie. Westd-iesLer County F'AH rnodO or(flnince. hi residentW dmwelopinentsr of five W rJne ufts, at ftieast one FAi"i U1111t shaH be aeated. B AND SB ZONiNG TEXT Aiwa MAPAMENOMENTs DGEIS 18 October 3, 2012 Table 2-2 Area and Bulk Standard's in, Existing SB and Proposed SB -R EXISTING SERVICE PlWIJOSED BUSINESS SERVICE BIJSINESSII,IESIDl�EINI'TIA,I,,, SB SB-R" NON-RESIDENTIAL USE NOW NOW RESIDENTIAL/ RESIDENTIAL USE RESIDENTIAL USE MIXED USE A. Lot requirements: (1) Minimum lot area none none 10,000 Sf (2) Maximum building coverage 25% 25% B. Minimum yards: (1) Front yards none none '15 feet (2) Side yards None' none 0 (3) Rearyard None2 2 none 20 F(.,ro (-.,, t (4) Usable open space/DU i/ l i I 1,00 5f C. Maximum floor area (as % of lot area) 50% 50% 70% D. Maximum heights: (1) Stories: 2 2 4 (2) In feet: 30 30 '44 Notes: 1, (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there shall be a side yard of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped screen. (b) A corner lot adjacent to a residence district shall have a minimum setback of five feet from the street upon which said residence district has frontage. 2. Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a landscaped screen. :it. ShIe ^faall d of 110 feet required fronto) any road rjgIJt.rCJfvvay or adjacent lot and 5 4eet from any driveyvay or J.-uaiddng 4. 'thin aH tesWentW devielopirinents of 10 or n,,tlwe unllts, no Ie` s than 10% of the total nurnbeir of nusV be creatied as F,ah- and Afford@We Hoi,nskqyl (FW -1) un@ Ls per the VvlestchestiprCouin Ly FA� il rnodilfl fl..)rdinance, In resWentW dJevehaprnents of five to nine uidts, at le,,.ist one FAH Unt shall be created Table 2-3 Parking Standards within the Proposed B -R and SB -R Districts Type of Use Minimum Requirements* Use Requirement Efficiency units 1.0 space per unit 1 -bedroom units 1.25 spaces per unit 2 -bedroom units 1.5 spaces per unit 3 -bedroom units 2.0 spaces per unit Retall/.Ig[yk,e 13 usi nes.sjOff ice 1.0 space for each 200 sq. ft. of gross floor area The off-street parking requirements provided above may be reduced' by the Planning Board in the course of site plan review, if the applicant demonstrates and the Planning Board finds that the capacity of such off- street parking is sufficient to meet the demands of such use or uses such as the case of shared parking by two or more different land uses. In no case shall such reduction be greater than 15% of that required by the list above. BAND S8 ZONING TEXT AND MAP AMENDMENTs DGEIS 19 October 3, 2012 Finally, any property owner seeking to redevelop site with a mixed-use or residential development within the new B -R or SB -R districts would be subject to site plan review by the Town Planning Board, special permit approval by the Planning Board (within the SB-Rdisthct), and site-specific review under SE[\R. These subsequent reviews will ensure that future projects are protective of the community and donot result in any unmitigated site-specific environmental impacts. 2,4 Involved and Interested Agencies Lead Agency and Involved Agencies For this DGE|S, the Mamaroneck Town Board is the lead agency. Under SEQR, the lead agency is responsible for coordinating the SE[}R review process and discretionary decision making regarding the Proposed Action. As lead agency, the Town Board is also responsible for preparing �de1erruinat|on of significance, determining the scope and adequacy of the DGBS' coordinating the preparation of the Final GEIS, and preparing SE{lRfindings. As lead agency, the Town Board has the authority to fund, approve, ordirectly undertake some aspect ofthe Proposed Action. The Town Board |othe only agency with the direct authority toapprove the Proposed Action. Town of Mamaroneck Town Board (Lead Agency) MarnaroneckTown Hall, 740 West Boston Post Road Mamaroneck, NY 10543 Contact: Nancy Seligson, Town Supervisor Town qfMamaroneck Coastal Zone Management Commission Mamaroneck Town Hall, 740West Boston Post Road K4amlaroneck,NY1OS43 Interested Agencies Unlike an invoked agency, interested agencies do not have the authority to fund, approve or directly undertake some aspect of the Proposed Acton. Instead, interested agencies may contribute relevant scoping topics, submit written comments during the DGBS comment period, and comment on the DGE|Sotpublic hearings. For this DGE|S`interested agencies include the following - Town ofMomorooeckPlaningBoard Mamaroneck Town Hall, 74OWest Boston Post Road Mamaroneck, NY 10543 Attn: Marc Rosenbaum, Chair Town ufMamaroneck Zoning Board of Appeals Mamaroneck Town Hall, 74OWest Boston Post Road Mamaroneck, NY10543 Attn: Arthur Wexler, Chair BAND SBZONING TEXT AND MAP AMENDMENTS DGBS 20 Town of Mamaroneck Traffic Committee Mamaroneck Town Hall, 740 West Boston Post Road Mamaroneck, NY 10543 Attn: Doris Shaw Block, Chair Mamaroneck Union Free School District 1000 West Boston; Post Road, Mamaroneck, NY 10543 Attn: Meryl Rubinstein, Assistant Superintendent for Business Operations Village of Larchmont Village Hall, 120 Larchmont Avenue Larchmont, New York 10538 Attn: Anne McAndrews, Mayor and Eileen, Finn, Village Clerk Village of Mamaroneck Village Hall at the Regatta 123 Mamaroneck Avenue Mamaroneck, NY 10543 Attn: Richard Slingerland, Village Manager and Agostino Fusco, Clerk -Treasurer Town of Harrison 1 Heineman Place Harrison, NY 10528 Attn: Ronald Belmont, Town Supervisor and Jackie Greer, Town Clerk City of New Rochelle City Hall, 515 North Avenue New Rochelle, NY 10801 Attn.: Charles B. Strome, 111, City Manager; Bennie F. Giles, 111, City Clerk; Michael Freimuth, Commissioner of Development Village of Scarsdale Village Hall, 1001 Post Road Scarsdale, NY 10583 Attn: Elizabeth Marrinan, Village Planner B AND SB ZONING TEXT AND MAPAmENDMENTS DGE15 21 October 3, 2012 Westchester County Department of Planning Office of the Commissioner 148 Martine Avenue, Room 148 White Plains, NY 10601-3311 Attn: Edward Buroughs, AlCP, Commissioner New York State Department of Environmental Conservation 625 Broadway Albany, New York 12233-0001 Attn: Joe Martens, Commissioner New York State Thruway Authority 200 Southern Blvd. P.O. Box 189 Albany, NY 12201-0189 Attn: John F. Barr, Director of Administrative Services New York State Department of Transportation 50 Wolf Road Albany, NY 12232 Attn: Robert Zerillo, Director, Office of Policy, Planning and Performance MTA Metro North Railroad 347 Madison Avenue New York, NY 10017-3739 Attn: Howard R. Permut President B AND SB ZONING TEXT AND MAP AMENDMENTS DGEIS 22 October 3, 2011 2.5 Required Reviews and Approvals ® Town of Mamaroneck Town Board: Adoption of amendments to Mamaroneck Zoning Code and Official Zoning Map ® Town of Mamaroneck Planning Board: Recommendation • Town of Mamaroneck Coastal Zone Management Commission: Coastal Zone Consistency Determination ® Westchester County Planning Board: General Municipal Law §239-m Review BAND SB ZONING TEXT AND MAP AMENDMENTS DGEIS 23 October 3, 2012 BAND BZoNiNGTExrAND MAP AMENDMENTs DGEIS 24 October 3, 2012 This section examines the potential impacts ofthe proposed Zoning Code and Map amendments on the existing environment and evaluates whether there are any circumstances under which a potentially significant adverse impact would result and mitigation measures would be necessary. Given the generic nature of the action, the analysis that will beperformed |neach of the following sections will generally be qualitative in nature, A discussion of existing conditions, potential impacts and mitigation measures, |fnecessary, |mincluded for each section. 3.1 Land Use, Zoning, and Public Policy The following section sets forth an examination of the existing land uses, zoning and public policies within the existing Business (B) district and Special Business (SB) district, as well as the potential impacts that could occur in connection with the proposed text and map amendments to these districts allowing for residential and mixed uses and the creation of affordable housing. Finally, any necessary mitigation measures needed to mitigate potential imipacts are discussed. 3.1.1 Existing Conditions 3.1.1.1 Land Use B District (Boston Post Road) There are two existing Business °B~districts mapped along Boston, Post Road proposed for zoning text and map amendments, labeled herein as B district (North) and B district (South). The 15.36 -acre area contained within the B district (North) along Boston Post Road comprises (1) the parcels with frontages, onthe west side ofBoston Post Road, from Weaver Street north Uuthe municipal boundary with the Village of Mamaroneck, and (2) parcels with frontages on the east side of Boston Post Road, generally from Rockddga Road south to the, municipal boundary with the Village of Mamaroneck. Also contained within this B district (North) Is a parcel located at 14 Weaver Street (west side, just west nfBoston Post Rood). The 9.72 -acre area contained within 8district (South) along Boston Post Road comprises the parcels with frontages onthe west and east side of Boston Post Road, from the municipal boundary with the Village of Larchmont north to the intersection with Winthrop Avenue. Properties within the two Bdistricts mapped along Boston Post Road are primarily commercial, the land uses of which are e mix ofstand-alone retail stores, three shopping centers (Seaport Plaza, Village Square and Ferndale Shopping Center), V.F.W. Post 1156, two banks, two fast food establishments, two 0AND J8ZONING TExrawo MAP AmENomFNTs DG83 25 restaurants, two office buildings and two automotive dealers. Residential muex include a 6 -story apartment building on Boston Post Road at the corner of Alden Road and a 3 -story house at 14 Weaver Street. See Figure 3.1-1:Existing Land Use Map and 3.1-2:BDistrict — Boston Post Road. B District (My_rtle Boulevard and Madison Avenue The 7.18 -acre area contained within the existing B district mapped along Myrtle Boulevard and Madison Avenue comprises four parcels with frontages along Myrtle Boulevard between Chatsworth and Madison Avenues and two parcels with frontages along Madison Avenue, between &4yML\e Boulevard and Jefferson Street. Land uses within this district include commercial, office, multi -family residential and mixed use. Also contained within this district is a public parking garage fronting the south side of Myrtle Blvd. See Figures 3.1-1 and 3.1-3: B District (Myrtle Blvd./ Madison Ave. and Vine Street�). The 0.40 -acre area contained within the exbdmQ 8 district mapped along Vine Street, to 1-95 and the Metro North Rail line, is comprise of one parcel. This single property contained within this district is occupied by an auto body shop, �1_gzis station and a business. See Figures 3.1-1 and 3.1-3. SB District LEfth Avenuel The 12.47 -acre area of Fifth Avenue contained within the existing Service Business °S8" district comprises parcels with frontages along the north and south side of Fifth Avenue. Properties within the existing 50 district on Fifth are primarily commercial, industrial and institutional, including agas station (Sunoco)'anauto body shop (East Coast Auto Body),a rehousing company (Collins Brothers), a landscape supply distributor (John Deere) and the New York State Thruway Authority. There is also a single family home fronting the south side of Fifth and a vacant property fronting the north side of Fifth, at the corner of Lester Place. See Figures 3.1-1 and Figure 3.1' 4: SB District (Fifth Avenue). The 9.19 -acre area of Boston Post Road contained within the existing @Bdistrict comprises (1)parcels with frontages along the west side of Boston Post Road between the City of New Rochelle municipal boundary and the Village of Lerchmont municipal boundary, and (%) parcels with frontages along the east side of Boston Post Road from the New Rochelile municipal boundary north to Deane Place. BAND SBZONING TExnAND MAPAMENDMENTS DGEIS 26 Commercial uses within the existing 5B district along Boston Post Road include two automobile dealerships, a oar wash, an auto parts store and two restaurants. Residential, uses are concentrated along the east of Boston Post Road and include a 5 -story apartment building (located on the corner of Dillon Road) and several detached single-family homes, There are also two, 2-y0orymixed use structures along the east side ofPost Road containing ground floor retail and upper level residential. Sae Figure 3.1-1 and Figure 3.1-5: S8District (Boston Post Road). BAND SIR ZONING TEXTamoA&^AmewomewTs DGEIS 27 � �xrsfin'Latid 1,.JseMap 'w , Town off° Mamaroneck V5"i3pcjCyP�� o R 01� I., Y20, ,ate P7 �' �cyZ '✓l,�` '' f" �`�. ,'.,? ��v ��/ r:� 4�01( rr / ` .,Q� 1' v~ 6CtyXf r r, ��:✓r,.�b ,, 1YUNsfi 1q� 3. PIh9El3R(}OK o�vpyocoy` - fi archmoil 9JY- Legend 0 11, Ra �0'i°'�ui, LG �� 9b � � Single family Residerntial 2nd 3 Family qa m00 00 aocti�ur�nv� t"a ��7 aye,'''^, M1Ualtfam ly Res dekal00 tia& rr l/tixed Use V,IewTa : tia �laT p �� p4N� m ems" cars rsnTnv� , ma� c ��1 Commercial and Retail � , �R ^ Office Building Institutional and Public Assembly Indo° Industrial and Manufacturing Parks and Open Space � a o�v o �j ., o a � n J Private Recreation ORAN 'M01. LN ..:.� Transportation _r.. �qi� ��" v . !_ ..� Vacant Land �GEFyP' ' G a P /V sR` z tr C70 p� a mile �a 126 42a 05 r GEIS. PROPOSED B ANE) SBONES S i()URtm 3.1 1 EmSTING LAND USE MARS ONEIMFANEENEENEEEBMBF,,]'Plaii�ii�iii!g � v "61, . ecx,01 �,, -F-.' b llv. ' ,yR- ,, ' �r ��o ✓�q�', , f ati R`�r^` WCYiICI R6 � �xrsfin'Latid 1,.JseMap 'w , Town off° Mamaroneck V5"i3pcjCyP�� o R 01� I., Y20, ,ate P7 �' �cyZ '✓l,�` '' f" �`�. ,'.,? ��v ��/ r:� 4�01( rr / ` .,Q� 1' v~ 6CtyXf r r, ��:✓r,.�b ,, 1YUNsfi 1q� 3. PIh9El3R(}OK o�vpyocoy` - fi archmoil 9JY- Legend 0 11, Ra �0'i°'�ui, LG �� 9b � � Single family Residerntial 2nd 3 Family qa m00 00 aocti�ur�nv� t"a ��7 aye,'''^, M1Ualtfam ly Res dekal00 tia& rr l/tixed Use V,IewTa : tia �laT p �� p4N� m ems" cars rsnTnv� , ma� c ��1 Commercial and Retail � , �R ^ Office Building Institutional and Public Assembly Indo° Industrial and Manufacturing Parks and Open Space � a o�v o �j ., o a � n J Private Recreation ORAN 'M01. LN ..:.� Transportation _r.. �qi� ��" v . !_ ..� Vacant Land �GEFyP' ' G a P /V sR` z tr C70 p� a mile �a 126 42a 05 r GEIS. PROPOSED B ANE) SBONES S i()URtm 3.1 1 EmSTING LAND USE MARS ONEIMFANEENEENEEEBMBF,,]'Plaii�ii�iii!g FIGURE 3. 1 -2: B DISTRICT (Bosmi,i Posi' RD) FIGURE 31 -3: B Dis-rmcr (MYRTLE BLVD/MADIsoiA AVE & VINE SV) DGEIS: PROPOSED B AND SIS ZONES Mang= FIGum, 11.4; SB DISTRICT(Ffflli AVE) FIGURE 3, "1 -5:! SB DISIMCT (BOSTON PosT, RD) DGEIS: PROPOSED B AND SB ZONES lir"'T "Planning 3.1.1.2 Zoning There are four distinct geographic areas mapped Business "B", and two mapped Special Business "SB". See Figure 3.1-6: Existing Zoning — B and SB Districts. Business _"B" District Use regulations in the B district allow for a mix of retail., office and recreational establishments. Residential uses are not permitted in the existing B district. Table 3.1-1 illustrates the area and bulk standards for the B district. Use regulations for the B district are included herein as Appendix A. Table 3.1-1: Area and Bulk Standards — B District Dimensional Standard Requirement E. Lot requirements: (4) Minimum lot area none (5) Minimum lot width at front setback line 150 feet (6) Maximum building coverage 25% F. Minimum yards: (5) Front yards none (6) Sideyards none 2 (7) Rear yard none G. Maximum floor area (as % of lot area) 50% H. Maximum heights: (3) Stories: 2 (4) in feet: 30 Notes: 1. (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there shall be a side yard of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped screen. (b) A corner lot adjacent to a residence district shall have, a minimum setback of five feet from the street upon which said residence district has frontage. I Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a, landscaped screen. BAND SB ZONING TEXTAND MAP AMENDMENTs DGEIS 31 October 3, 2012 Special Business "SB" District Use regulations in the SB district allow for a mix of office, recreational, restaurants, wholesale/storage businesses and personal service businesses. Table 3.1-2 illustrates the area and bulk standards for the SB district. Use regulations for the existing SB District are included herein, as Appendix A. Table 3.1-2: Area and Bulk Standards —,SB District Dimensional Standard Requirement A. Lot requirements: (7) Minimum lot area none (8) Minimum lot width at front setback line 100 feet (9) Maximum building coverage 259 B. Minimum yards: (8) Front yards none (9) Side yards none (10) Rear yard none C. Maximum floor area (as % of lot area) 50% D. Maximum heights: (5) Stories: (6) in feet: 30 Notes: 1. (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there shall be a side yard of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped screen. (b) A corner lot adjacent to a residence district shall have a minimum setback of five feet from the street upon which said residence district has frontage. 2. Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a landscaped screen. BAND 513 ZONING TEXT AND MAP AMENDMENTS DGEIS 32 October 3, 2012 Iwom Ole DGEIS: PROPOSH) B AND SB Zom�s , .. r e - 'm7.5 'ItkAems) "m FIGURE 3,1 --6: EXISIING ZOWIC� MAP 4�m,) 4 3.1.1.3 Public Policy Town of M_amaroneckMaster Plan The Town of Mamaroneck Master Plan was first prepared in 1966 and subsequently updated in 1987. Coastal Zone Consistenc See Chapter 3.3 Natural Features. 3.1.2 Potential Impacts The allow for multi-femik/ residential and mixed-use (commercial/residential) development.' Area and bulk requirements for the business uses within these districts would remain as they currently exist. Therefore, no new non -conformities would be created. New area, bulk and parking requirements are proposed for new mixed-use (com mercia I/re side ntia 1) and residential developments. New mixed-use and/or residential developments would be permitted a maximum building height of4stories (44faet).Tables 3.1-3 and 3.1-4below present the proposed Area and Bulk Standards for the respectively. The proposed amended text of the permitted, special permit and accessory uses are included herein, asAppendix A< the proposed parking standards are presented in Table 3.1-5. ^mthe ��|�N�,��a�m��m�� would be October 3,2U1% Table 3.1-3: Area and Bulk Standards for the Existing B and Proposed B -R District BAND 5B ZONING TExTAND MAP AMENDMENTS DGEIS 35 October 3, 2012 EXISTING FVXPOSED BUSINESS BUSINEM-RESIDEN"nAl. B B-11 NON- NOW RESIDEN FIAL/ RESIDENTIAL USE RESIDENTIAL USE MIXED USE 1. Lot requirements: (10)Minimurn lot area none none 10,1000 sf (11)Minimum lot width at front setback line 150 feet 150 feet (12)Maximum building coverage 25% 25% J. Minimum yards: (11)Front yards none none 15 feet _Hanel (12)Side yards none dr (13)Rear yard -none 2 none 2 20 feet (24)(JsaWe oplen space/MJ N/A N/A 100 Sf K. Maximum floor area (as % of lot area) 50% 50% L. Maximum heights: (7) Stories: 2 2 4, (8) In feet: 3Cff 30 44 Notes: 1. (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there shall be a side yard of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped screen. (b) A corner lot adjacent to a residence district shall have a minimum setback of five feet from the street upon which said residence district has frontage. 2. Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a landscaped screen. y i 3. Side w,�ard of L,) Jr (�E�t required frornany road right-cf -%Aray oradjacent Vt arxi 5 feet frorn .uric dirkiewaor parkng. 4. Within aH reMdenflal dev0o�)rneints of .1.0 or niore un�ts, no less, than JIM of d-oe tatal nurn[)er of aur ftS JqU.�t [)o cre a ted as Fa it and Aff a rd a We HOUSirlg (FAH) Units per the Westches ter Cou,inty Ft` H n,roiJe I onfln a ince. V n residenflA devOoprnents of five Lo nine unts, at peast one 9 AF1 rinit shafl bo created, BAND 5B ZONING TExTAND MAP AMENDMENTS DGEIS 35 October 3, 2012 Table 3.1-4 Area and Bulk Standards for the Existing SB and Proposed, SB -R District EXISTING SERVICE PROPOSED BUSINESS SERVICE r3LISINESS-RESIE)FIN TJAL SB 0-R4 NON-RESIDENTIAL USE NOW NOW RE RESIDENTIAL USE RESIDENTIAL USE Nfl)(ElD LISE E. Lot requirements: (3) Minimum lot area none none '10,000 Sf (4) Maximum building coverage 25% 25% F. Minimum yards: (5) Front yards none none 15 feet (6) Side yards None' none o3,4 (7) Rear yard None 2 none 2 20 feet Usable open space/DU N/A N/A 100 Sf G. Maximum floor area (as % of lot area) 50% 50% — 70% 1-1. Maximum heights: (3) Stories: 2 2— (4) in feet: 30 Notes: 1. (a) No side yard is required but, if provided, shall be at least four feet; except where a lot adjoins a residence district, there be of at least 10 feet, which shall be permanently and suitably planted with evergreens to form a landscaped shall a side yard screen. (b) A corner lot adjacent to a residence district shall have a minimum setback of five feet from the street upon which said residence district has frontage. 2. Rear yards: no rear yard is required, except where a lot adjoins a residence district, in which case the rear yard shall be at least 25 feet, at least 10 feet of which shall be permanently, suitably planted with evergreens to form a landscaped screen. 3. Sidle yarr,,Iof,.I,(,)Ieetreq. ,iii-i�-:mcifroryiauiyrn)adr- gI-ot-iof- wtiny (�)iradjaceuitVnutarniriSffre!tfii,00irtar,rVcIK,Ivew� yorbiarV(li'ng,d 4. WkNn aH resideintW developnn(ents of'10 M' d1101'e LMits, no [ess than Ici% G)f the totai number of Units must be created as Rrflr anal Afordable Houshnig, IVAHI urilts per 0'w Westchester County FAH rncd6 ordinance. nn reskJentW d evek)pments of five to rJne unfts, at Id;; st one FAH unR shaH iw cxeated, Table 3.1-5 Parking Standards within the Proposed B -R and SB -R Districts Type of Use Minimum Requirements* Use Requirement Efficiency units 1.0 space per unit 1 -bedroom units 1.25 spaces per unit 2 -bedroom units 1.5 spaces per unit 3 -bedroom units —2.0 spaces per unit Y 9 off ice Retail/;9a ic B'1151_11�es!,J 1.0 space for each 200 sq. ft, of gross floor area * The off-street parking requirements provided below moy be reduced by the Planning Board in the course of site plan review, if the applicant demonstrates and the Planning Board finds that the capacity of such off-street parking is sufficient to meet the demands of such use or uses such as the case of shared parking by two or more different land uses, In no case shall such reduction be greater than 15% of that required by the list above. B AND 5B ZONING TEXT AND MAP AMENDMENTS DGEIS 36 October 3, 2012 The proposed amendments to the Band SBdistricts also provide amaffordable housing provision. This provision requires all new residential developments containing 1UPrmore units toset aside no less than 10 percent of those units as affordable housing units, consistent with the Westchester County Fair and Affordable Unudn8 model ordinance, in residential developments of five to nine units, at least one (1) affordable unit shall be created. "For sale" affordable housing units would be restricted to prices affordable to households with incomes no greater than 80 percent of the County median income (currently, approximately $100,000) and rentals restricted to rent levels affordable to households with incomes of no greater than 60 percent of the Westchester County median income, See Notes section in Tables 3.1'3and 3.1-4 above. Proposed Map Changes A portion of the existing UR Urban Renewal district on Boston Post Road is proposed to be rezoned to the new B -R district. This area includes three parcels at the northwest corner of Weaver Street and Boston Post Road. The existing B District on Vine Street is proposed to be rezoned tothe new SB-Rdistrict. Thischom8e is proposed due to the fact that the existing use of the site — auto repair — is currently non -conforming. By rezoning the site to 38-R' the use ufthe property would be brought into conformity with the Town's Code, although i1still would be non -conforming with respect to area and bulk standards. See Figure 3.1- 7: Proposed Zoning Map. 8ANO JBZnNiwGTEXT AND MAP AmENDmENTs DG8S 37 , I 14 ME DGEIS� PROPOSED B AND SB ZONES FIGURE 3,1--7: PROPOSED ZONING MAP 11"E'l Analysis mfResidential Development Potential The purpose ofthis analysis btoquantify the potential impacts of the proposed amendments to the B and SB districts in terms of the number of residential units that could be created under the amended zoming provisions allowing for the development of residentia,l and mixed use (commercial/residential). Table 3.1-6shows residential development potential |nthe new B -R and SB'Rdistricts. kbimportant to note that the estimated number of residential units that could be created in connection with the amended zoning districts is based upon asoft site' analysis. inAugust 2O12, BFJ Planning conducted a survey ofareas m/|tb|n the proposed rezoning. Based upon this survey it was estimated that 25 percent of the B and 58 districts along Boston Post Road might be built out with new residential or mixed use buildings over the next 20 years. Lower percentages were assumed for the districts on Myrtle and Fifth Avenue, as indicated on Table 3.1-6 below. The developable land area within asinme district (Table 3.1'6 column titled, "Soft Site Land Area"), is calculated bxmultiplying the total land area contained within as|ngle district bythe assigned soft site percent, The resulting amount was then multiplied by the residential floor area (FAR) standard for that district to determine the total square footage of buildable residential floor space. The assumptions employed to quantify the estimated number of residential units that could be created under the new B -R and SB -R districts are as follows: FloorAreaRatio /FAR/: amFAR uf0.5O has bc�el� Used to calculate the total buildable floor space for residential uses within the . While the proposed maximum FAR for all uses (as %oflot area) in the new districts is 0.70 bee Tables 3.1'3 and 3.1-4 above), 20 percent of this requirement has been assigned to commercial uses, either ex|mLimQ or new. It is assumed, for this analysis, that the maximum floor area for residential uses would beU.5O. Average Unit Size: Anaverage unit size of8OQsquare feet has been employed. Unit Type: it is assumed that any new residential deve,lopments created within the amended Band S8 Districts will be comprised of some mix of efficiency (studio), one -bedroom and two-bedroom units. This analysis assumes the following estimated percentage oUmoot|on by unit type across all 8-R and 58-R districts mapped inthe Town: Unit Type %cfTotal Potential Units Studio 25% 1 -Bedroom 50% 2'8edrnonm 25% 2asoft site isaparcel that isvacant nrconta|nsebu|@ina«ha does not realize the full development potential of the site. BAND 58ZONING TEXT AND MAP AMENDMENTS QGEIS 39 As Table 3.1-6 illustrates, the B and SB districts comprise a total of 53.92 acres, or 2,348,681 square feet.' Of this land area, 445,908 sf is estimated to be fit for new residential or mixed use development. The residential FAR of 0.50 provides for a total of 222,954 sf of buildable residential floor area. Assuming 4 an average unit size of 800 sf, the total unit yield is 279. Applying the 10% affordable housing mandate , the total affordable unit yield is 28. Table 3.1-6 also calculates the total unit yield and total affordable unit yield by each individually mapped 6 and SB districts, and further calculates unit yield by unit type. 3 The existing B district on Vine Street, proposed for rezoning to ' S ' 8 '- R, was found not to contain the amount of land area reasonably necessary for future residential or mixed use development, Therefore, it is not part of the analysis undertaken in this section. 4 Consistent with the Westchester County Fair and Affordable Hou5ing model ordinance (see Appendix A). B AND SB ZONING TExrAND MAPAMENDMENTs DGEIS 40 October 3, 2012 Ln 04 04 W * 00 0 rq in .2 Ln r, rq �r ro rl m Ln N m 0 r -i r4 Ln w m r" r% QT Ln V-4 M 0 �V Ln m 4-1 00 0 0 LO CX) C) w iii. 'S Ln W rol . ILI c D 0 (A 0 00 0 00 Oo 0 00 00 E M 06 0 00 0 W, ol 0 cn r -q m kD m ;A 0 06 0 4 -0 0 M ItT 0 m LO Lf) UD CD m Ln U. Ln �r %-1 00 un iV Ln Lr) Ln Ln 9) ci C3 6 Ln Ln Ln 0 q 0 q Ncq d ai N -1 LD 0 0 00 m w lti 00 00 C N rIt co 00 0 0 4C 0 r-4 0 00 r-4 if w r -I 0 tA 0 0 Ln Ln A ri N ri CD 0 0 0 t�00 LI) 0 CD W 0 m 00 IR V N 00 c ro 0 rN (n 1.0 Yi Ict N VI m ow V m 0) 00 LO fn 04 c aj LO pi ci m 0 t: 0 m G Ln 0 'a ra 0 AG Ln W) 0 0 CL Ln Gf ED Lol im (A m CO The impact of the amendments tothe Band S13districts allowing for the creation of residential uses and affordable buusingbseen in (1) the potential for residential and mixed-use development, and (2)the reduction of the number of nonconforming commercial uses currently in the districts. The Town Board intends to create zoning regulations that will encourage the redevelopment of properties in the new B -R and 58-Rdistricts into new commercial, residential and/or mixed-use bm||d|m8s. It is important to note that all existing, as well as future business uses, within the new 8'R and 98-R districts would continue to be allowed as currently permitted by the Zoning Code. Further, any property owner seeking to redevelop u site with a mixed-use or residential development within the new B -R or SB -R districts would be subject to site plan reY|avv bythe Town Planning Board, special permit approval by the Planning Board (within the SB -R district), and site-specific review under SEQR. These subsequent reviews will ensure that future projects are protective of the community and do not result in any unmitigated site specific environmental impacts. 3.1.2.2 Public Policy Town of Mamaroneck Master Plan The Town mYMamaroneck Master Ran identifies parcels contained within the SB District along Boston Post Road as appropriate for mixed use development. Also identified as, areas with excess development potential are properties located within the Bdistrict omBoston PosrRoad. The Master Plan identifies the properties located w,ithN the 8 district along Myrtle Blvd. and Madison Ave. as "suitable for high density residential, office or commercial use or combination of such uses" (Master Plan Update, Phase 1, p. 20). For the properties located within the SB district along Fifth Ave, the Plan recommends maintaining the commercial and office character of the area; however, the Plain dues not directly discourage new residential uses. The Plan recommends maintaining the existing maeo within the B District on Vine Street and immediate area. 3.1.3 Mitigation Measures Nomitigation measures are required. BAND I8ZuNixG7EXrxwoMAwAwswowewnDGBS 42 3,2. Historic, Cultural and Visual Resources 3.2.1 Existing Conditions 3.2.1.1 Historic and Cultural Resources There are no properties located within the boundaries of the existing B and S8 districts listed on the National Register of Historic Places. Cultural Resource Aoexamination ofthe New York State Archeological5ensitivity Map, maintained bythe, New York State Historic Preservation Office, indicates that the land! area contained within the SB district mapped along Boston Post Road is identified as having sensitivity for archeological resources. See Figure 3.2-1: Archeological Sensitivity. 3.2,1.2 Visual Resources Current zoning regulations in the B and SB districts allow two-story buildings with 30 -foot heights.The only area in which taller buildings are allowed is the Urban Renewal (UR) district, which allows four-story residential buildings. These building height restrictions do help preserve views of the open sky; however, the view created is also of large expanses of parking punctuated by a series of low -scale buildings. The regulations have contributed to a series of low density retail and office uses with large setbacks and parking lots, particularly along Boston Post Road. With the exception of the Nautilus Diner near the intersection with RlchbeU Road, the commercial uses nnthe north side mfBoston Post Road have been developed in mtraditional suburban style, with parking areas located in front oflow-rise buildings. The sidewalk along this stretch of Boston Post Road is framed by a 52 -foot wide, four -lane highway on one side and large parking areas to the Other, The south side of Boston Post Road has greaten constraints due to topography and the proximity of the Rochr|6ga Road homes. Thus, more of the buildings are closer tothe road, with their parking areas tothe side. In the case of Fifth Avenue, KAwrde Boulevard and Madison Avenue, the majority of the buildings are built to the front lot line with parking areas tothe side. Myrtle Blvd. and Madison Ave. each have a roadbed width of 60 feet, while Fifth Ave. has a roadbed width of3Ofeet. Vine Street serves one property containing a single, one-story structure, built atthe front lot line. Vine has 20 -foot roadbed width. BAND 5BZONING T£xrxwo MAPAmENDmENTs DGEIS 43 IN 3.2.2 Potential Impacts 3.2.2.1 Cultural Resources The land area contained within the SB district mapped along Boston Post Road is nearly completed developed and |scharacteristic ofanurban area. Much ofthe parcels along this segment mfBoston Post Road have previously been disturbed and it is therefore unlikely that any archeological artifacts remain within this area. How/ever, as illustrated in Figure 3.2-1, this area is still identified by SHPO as having sensitivity for archeological resources. The Proposed Action itself is generic in nature and does not directly result in the construction of any future projects; rather it sets forth o framework for development within the 8 and SB districts. As no specific projects are contemplated by the proposed rezoning, no site-spledfic analysis has been conducted and no area -wide impacts to archeological resources will result. However, the potential for site-specific archeological impacts associated with future development projects in the new B -R and SB-R districts does exist. All future development projects occurring within the new B'R and SB -R districts will besubject tosite plan review and site specific review under SE[lR.Development ofland within the 8and S8 districts that requires in -ground construction in areas that have not been previously disturbed will require the preparation of a Phase 2A Cultural Resources Report to evaluate the potential for archeological resources; if necessary, a Phase 113 Cultural Resources Inventory may be required. If future projects are deemed to have potentially significant adverse impacts on archeological resources, these impacts will be evaluated, and mitigation measures identified, during the individual approvals processes. This would also be, a requirement of any development proceeding under existing zoning. 3.2.2.2 Visual Resources Although the current two-story, 30 -hoot height restriction along Boston Post Road is appropriate on, a local' narrow street, a wide rgg|gma| road such as Boston Post Road cen support four-story, 44 -foot building height in terms of urban design. AtmUer maximum building height and minimum front yard setbacks (lS feet, as proposed in both the new/ 8 -Rand SB -R districts) vxoui|d provide the appropriate street wall and a monevisuoUy'deOmed environment along Boston Post Road. In fact, there currently exists esix-story apartment building atthe intersection uf Boston Post Road and Alden Road and a five - story apartment building at the intersection of Boston Post Road and Dillon Road. The GO-hzut roadbed width of Myrtle Blvd. and Madison Ave. is also supportive of four-story, 44 -foot building height in terms of urban design. in fact, there is an existing seven -story residential structure at the intersection of Myrtle Blvd. and M. Chatsworth Ave.; an six -story residential structure at the Ave.intersection of Madison and Myrtle; and six -story residential structure a the intersection of Madison and N. Chatsworth Ave. BAND S8ZONING TExTAmDDf80IS 45 Fifth Ave,while only 30 feet inwidth, blargely wnderbuiltaccording tuits current zoning and serves an area of the Town where several mid -rise residential or mixed use buildings already exist, The single property on Vine Street is surrounded by a surface parking lot and open space, and is adjacent to 1-95, the Metro -North Rail line, and the barohnxomt train station. A four-story residential or mixed use structure would have no adverse impacts on these features. New residential and/or mixed use development imthe new 8'Rand SB -R districts is intended turesult |m buildings that are slightly taller than the two-story maximum, height. The proposed four-story, 44 feet allowable building height is both necessary to attract nes,idemtia| and mixed-use development and is appropriate in terms of building height to road width ratio. The 15 -foot minimum: front yard setback proposed for the new 8 -Rand SB -R districts also will contribute positively tothe scale and u�rban design of the corridors. it is expected that the urban design features — particularly along Boston Post Road —will evolve from a series of low-density reta,i| and office uses with large setbacks to m more pedestrian - friendly environment with moderately scaled bwi|d[ngs set close tmthe street and parking aireay hidden from view atthe back orside ofthe lot. 3.2.3 Mitigation Measures No mitigation measures are required. BAND SB2oNiwm7EnAwoMAP AMsmmxmENoDGEIS 46 3.3 Land and Water Resources 3.3.1 Existing Conditions Land area contained within the existing Band S8Districts is developed, with, nndedicated open space or parks. Nevertheless, there are environmental features in the areas under conside ration. Watercourses anSLW_et1ands BondSBDisbricts—BmstonPostRomd The land area contained within the BDistrict along Boston Post Road drains, into the LarchnnontHarbor Basin, while the land area contained within the S0District along Boston Post Road drains into the Pine Brook Basin, Both the Larchmont Harbor and Pine, Brook Basins are sub -watersheds of the Long island Sound. Three streams orrivers are contiguous tothe Band SB Districts. East Creek marks the northern border of the Village of Lanchmont and the Town of Mamaroneck, and Pine Brook and the Premium River are located on the southern edge of the border between the Village of Laohmnnt and the Town of Mamaroneck. East Creek is tributary to Larchmont Harbor and Long Island Sound. Pine Brook is tributary to the Premium River, Premium Mill Pond, Echo Bay and the Long Island Sound. Boston Post Road is located in proximity to two tidal wetland complexes: � ThmHommocks Salt Marsh Complex, including the East Creek Area which include coastal shoal, bar, muciflats|nterticla|marshes, high marshes and salt meadows (as per Town ofMamaroneck and Village of Larchmont Local Waterfront Revitalization Program (LWR9) and legislation designating Critical Environmental Areas /see Town of Mamaroneck Environmental, Quality Review law), and m The Premium River -Pine Brook Wetlands Complex which include coastal shoal, bar, mudflats, high marshes and salt meadows (as per New York State designated Significant Coastal Fish and Wildlife Habitat, 1990); Premium Salt Marsh Complex. This wetland complex is adjacent to Lorenzen Park and the Premium Marsh Conservancy Area and �s �oqated behkid the BLD Dhier Axaresult of the location of these tidal wetlands, much of the land located south of Boston Post Road is deemed County Critical Environmental Area (see Figure 3.3-1: Critical Environmental Areas). Theme isalso a freshwater wetland of less than 12.4 acres located in the City of New Rochelle, immediately south of the SB District; however, this wetland ismore apparent onamap than omthe ground. 8ANO S8ZONING TExTAwo MAPAMENDMENTS DGBS 47 7 I N ro n ec k, Town DGEIS: PROPOSEr.) B AND SIB ZONES M 0 ENNENNIVIANIVEM " I* a 'Envii-roninental Areas Critical. o '°' of Mamaroneck and Surrounding Areas R -Th ,'Mamarone,d<-VIlIag'6,,,I 4 R-7 Critical Environmental Areas Q 125 025 FIGURE III � CRITIC4 biviRONMENTAi. AREAS EEEH§EM'I3,F,J P1,11,1111Mg A small portion of the land area within the B District (east of Boston Post Road) and a small portion of the UR District are located in the 100 and 5010 Year Flood Plains, as designated by the Federal Emergency Management Agency (FEMA) (see Figure 3.3-2: FEMA 100 and 500 Year Flood Plains). By resolution of the Town Board in 1983 and 2000, the Hammocks Conservation Area and Field and the Premium River Conservation Area were dedicated for park and recreation purposes. B District— Myrtle Boulevard/Madison Avenue and Vine Street and SB District — Fifth Avenue The land area contained within the B District mapped along Myrtle Boulevard and Madison Avenue, and the land area contained within the SB District mapped along Fifth Avenue drain into the Pine Brook Basin. The land area contained within the B District mapped along Vine Street drains, into the Larchmont Harbor Basin. There are no sa,,nIzice kwe� streams or rivers contiguous with the B Districts mapped along Myrtle Blvd./Madison Ave. and Vine St., or with the SB District mapped along Fifth Ave. Neither the B District mapped along Myrtle Blvd./Madison Ave. and Vine Street, nor the SB District mapped along Fifth Ave., is located in proximity to any tidal wetland complexes. A portion of the land area contained within the SB District mapped along Fifth Avenue is located within the FEMA 100 Year and 500 Year Flood Plains (see Figure 3.3-2). BAND SB ZONING TEXT AND MAF AMENDMENTS DGEIS 49 October 3, 2012 . 4w " k � f A .1t.." d 11 11��1�o�.: "rown of Mamaroneck Surrounding re 01 r itdfTlI ICl„C4WNh r f a m a © Gude Ci£ ,VI i'y�.:'M w//z „, X�i r / GI e e m r� 'iiu ' t1}'� 7d�lN1I00, F11* 70 f� m J CIIN�11C71Ic�CIll C� a„ yws , „✓ ��M'i�@��, � '��° V� ,,, .��°V ��., � �� ",:�:� �, �""�": "�'�� why ��G^”��d"�'�,ra`"��"',�,'�",,,",✓�"�', � S 1, m " G'NI ��'w��'q kMf �i0CI1N2 yew / y P a m ti 100 and QYear Flood Plains '" kr . �P m'"� '��n '� 'r' "�"°•° 1i �„� ��+� " �'�„� �»" p�,�A r d �f' � J� r�r*��"°�"P�A�^"f �� a ✓ ^o*� 47 p 125 O.V 0.5 DGEI : PROPOSLt) B AND SB ZONES F°iGUM, 3.3-2: FEMA 100 & 500, YEAR ["LOOD PLAIN Soils, Vegetatio Land _WlIdlife According to soil data and maps produced bythe National Cooperative Soil Survey, and maintained by the United States Department of Agriculture Natural Resources Conservation Service, the land areas contained within all B and SIB Districts currently mapped in the Town are located in Urban Land (Uf) sods sections ofWestchester County. Urban Land (Uf) soils consist ofareas where at|ea;stGOpercent mfthe land isdeveloped with buildings, parking lots, orother structures. The land areas contained within the Tovvn's existing B and SB districts are characterized as "urban/disturbed" habitat type. This habitat type has drastically altered slopes, vegetation and atmosphere, as well as paved surfaces and a relatively dense built environment. The vegetative cover in urban and disturbed areas is limited to planted species, hardier remnants and natural colonizers. Common wildlife might exist, but not preferentially hnthe land areas under analysis. The appendices in the Town's LWRP inventories extensive wildlife species for the Hammocks and Premium tidal wetland areas, but not the areas proposed for rezoning. BAND SRZOmws7EXTnmoMAnAwoowoMEwTsDGEIS 51 Hazardoul _Materials Generally, hazardous materials are defined as those substances that pose a threat to human health and/or the environment. Hazardous materials are unwanted by-products, of manufacturing processes and generally characterized as being flammable, mmrpom|we, neai«tivenrtoxic. These substances include, but are not limited to, volatile organic compounds (VOCs), semi -volatile organic compounds /5VOCs\ polychlorinated biphenyls (PCBs), pesticides and herbicides, and heavy metals. More specifically, hazardous waste is defined in! the Environmental Conservation Lovv [Section 27-09�01 (3)]�, as "waste or combination mfwastes that because oftheir quantity, concentration, Vrphysical, chemical or infectious characteristics may: a. Cause orsignificantly contribute to an increase in mortality oram increase in serious irreversible, or incapacitating reversible illness; or b. Pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed or otherwise managed." The list of Department of Environmental Conservation defined hazardous wastes is provided in 6NYCRR Part 371.Thaoewastes are commonly found onmerta|nmanufacturing sites, and browmfieids.There are no significant brom/nfie|da in the land area within the boundaries of the Town's B and SB districts; however, there are currently some commercial sites, such magas stations, that might contain hazardous substances that are contained tnthese smaller specific sites. Coastal ZqUgLq0jjjLem The U.S. Congress recognized the importance of meeting the challenge of continued growth within the states' coastal areas by passing the Coastal Zone Management Act (CZMA) in 1972. The Act, administered by NDAA'a Office of Ocean and Coastal Resource Management (8CRM), provides for management of the nation's coastal resources and balances economic development with environmental conservation. The Coastal Zone Management Act requires thatfederai| activities, as well as federally authorized and funded non-federal actions, within a state's coastal zone be consistent with that state's coastal zone management plan. The New York State Department of State (DOS) administers New York's coastal zone management program. The New York Coastal Management Program was approved by NOAA in 1982.The DOS, through the Division of Coastal Resources, is the lead agency responsible for administering the program. The Waterfront Revitalization of Coastal Areas and Inland Waterways Act provides the DOS with the authority to establish a coastal program, develop coastal policies, define the coastal boundaries, and establish state consistency requirements. The Coastal Program works with local governments and communities to prepare Local Waterfront Revitalization Programs (LVVRP) that define local vision for the waterfront. The Town ofMamaroneck adopted its LWRP[n1986 the Coastal ----------- BAND S0ZoNImGTEXTxmokVxpAMsmmmevrsDGEIS 52 Zone boundary encompasses the entire Unincorporated Area of the Town of Mamaroneck qg(,J111J]Iel 3.3.2 Potential Impacts The land area contained within the Town's existing B and SB districts is nearly entirely developed with commercial, office and residential structures, each providing om-site,at-grade parking. Although certain sections of these areas contain undeveloped land, and a number of the lots are underbuilt according to their zoning, the areas rerna,|o primarily an urban habitat, with little undisturbed land. New residential and/or mixed uses created in connection with the proposed amendments will mmau|t in no significant increase in impervious surfaces, as these areas are already substantially developed. The zoning amendments may eventually result in an increase in building size oe some sites; however, these sites have already been covered by an impervious surface (building, parking lot). Any new development in connection with the proposed zoning text and map amendments will result in marginal or no net reduction in impervious surfaces, which will, in turn, have a minimal' impact on |ome| watercourses, vegetation aindwildlife. In fact, the potential for an increase in open space and/or pervious surfaces is created through the "Usable Open Space/Dwelling On|t" standard in the new B-Rand S8-odistricts, which requires 100 square feet ofon-site open space per dwelling, unit. Additional potential for an increase in open space and/or pervious surfaces [acreated through the minimum 15-footfront yard setback standard set forth |nthe amended B and SB Districts. (See Section 3.1, Table 3: Area and Bulk Standards (nthe Proposed 8-Rand SB-Rd|str[cts.) The proposed amendments to the B and 3B Districts will also help encourage new residential development in already developed areas, thereby helping to keep development within established boundaries and away from encroaching ou sensitive natural environmental features, More residential uses will hecreated, but |nlocations already served byinfrostruotwre, bus service and businesses. Hazard ou _sMate rials As discussed |nthe Existing Conditions section above there are mosignificant browmMe|dowvbhin the boundaries of the Town's 8 and, S8 districts. Therefore, there is no further analysis required in this DGE{S, However, site specific impacts could occur with orwithout the Proposed Action. New in -ground construction may necessitate the need for a Phase 1 Environmental Site Assessment as part of future site plan and SEQRreview. Coastal Zone Consistenc The federal Coastal Zone Management Act and the New York State Waterfront Revitalization of Coastal Areas and Inland Waterways Act established direction for the appropriate use and protection of the nation's and the State's coasts and waterways. The New York State Coastal Poficies, and acornmunit/s Local Waterfront Revitalization Program are the articulation of that direction. This section addresses the BAND SB Z/mmsTEvrAwm MAPAMENDMENTS DGB5 53 Proposed Action's consistency with the Town of Mamaroneck's LWRP policies relating to the use of coastal land and waters. The program consists of 44 policies intended to ensure appropriate use of the Coastal Zone designated in the LWRP. The polices are grouped into the following categories: 1) Development; 2) Fish and Wildlife; 3) Flooding and Erosion Hazardous; 4) General; 5) Public Access; 6) Recreation; 7) Historic and Scenic Resources; 8) Agricultural Lands; 9) Energy and Ice Management; 10) Air and Water Resources; and 11) Wetlands. Table 3.3-1: Local Waterfront Revitalization Program Consistency POLICY # I POLICY CONSISTENCY Development Policies Restore, revitalize, and redevelop deteriorated and underutilized waterfront areas for commercial, industrial, c V yVn of Marnaronei� Np t�j'�G-kJ Hrajgq Qf 1 cultural, recreational, and other compatible uses. Larchrniunt LVVRP Facilitate the siting of water -dependent uses and facilities on 2 or adjacent to coastal waters. NSA to GOS, Further develop the state's major ports of Albany, Buffalo, New York, Ogdensburg, and Oswego as centers of commerce and industry, and encourage the siting, in these port areas, including those under the jurisdiction of state public authorities, of land use and development which is essential to, or in support of, the waterborne transportation of cargo and _N/!� to, the. rown caul, 3 people. 1archmoD11WRIP., Strengthen the economic base of smaller harbor areas by encouraging the development and enhancement of those traditional uses and activities which have provided suchareas WA_Lo th.e-1-aw1-ii of 4 with their unique maritime identity. Lardanont LWRP Yes — The land areas contained within the Encourage the location of development In areas where public existing 8 and SB districts In the Town of services and facilities essential to such development are Mamaroneck are areas that contain adequate 5 adequate. public services and facilities. Expedite permit procedures in order to facilitate the siting of Expedite 6 activities at suitable locations. Fish and Wildlife Policies Significant coastal fish and wildlife habitats will be protected, preserved, and where practical, restored so as to maintain 7 their viability as habitats. 1c , [1 habtads desllg!2,, ggs crftkA 2001 0._12)3)1_e_r1t..Z._d _arga,_,S_" rhe Hornmocks SaK VAarsh Icornpd ginchAdklg_Lj[! East ZA B AND SB ZONING TEKT AND MAPAMENDMENTs DGEIS 54 October 3, 2012 B AND SB ZONING TEXTAND MAPAMENDMENTs DGEIS 55 October 3, 2012 2L D LgEchrnont Pt dog ................. Freshwater Weflhand CQMplq,;, ,(.3j'I"he Pretrftiig Sat Mh Cm,it a 11 S_hbt iff e �j iaH tat�Nttu�rai gar ,to maintain Whir WaHity is )q�gjtMs Protect fish and wildlife resources in the coastal area from the introduction of hazardous wastes and other pollutants which bio -accumulate in the food chain or which cause significant 8 sub -lethal or lethal effect on those resources., Expand recreational! use of fish and wildlife resources in coastal areas by increasing access to existing resources, 9 supplementing existing stocks, and developing new resources. Further develop commercial finfish, shellfish, and crustacean resources in the coastal area by encouraging the construction of new, or improvement of existing on -shore commercial fishing facilities, increasing marketing of the state's seafood products, maintaining adequate stocks, and expanding ttLthe Town of Mwnaroneckjyfflag,.w of 10 aquaculture facilities. Flooding and Erosion Hazards Policies Buildings and other structures will be sited in, the coastal area so as to minimize damage to property and the endangering of 11 human lives caused by flooding and erosion. N A t tai 11 S Activities or development in the coastal area will be undertaken so as to minimize damage to natural resources and property from flooding and erosion by protecting natural protective features including beaches, dunes, barrier islands 12 and bluffs. N/ 12-9 Els. The construction or reconstruction of erosion protection structures shall be undertaken only if they have a reasonable probability of controlling erosion for at least thirty years as demonstrated in design and construction standards and/or 13 assured maintenance or replacement programs. NIA ip'tuff, tlsl Activities and development, including the construction or reconstruction of erosion protection structures, shall be undertaken so that there will be no measurable increase in erosion or flooding at the site of such activities or 14 development, or at other locations. NZA to B AND SB ZONING TEXTAND MAPAMENDMENTs DGEIS 55 October 3, 2012 BAND SB ZONING TEXT AND MAPAMENDMENTsDGEIS 56 October 3, 2022 Mining, excavation or dredging in coastal waters shall not significantly interfere with the natural coastal processes which supply beach materials to land adjacent to such waters and shall be undertaken in a manner which will not cause an 15 increase in erosion of such land. NIA 111"o .,G,,E I"S Public funds shall only be used for erosion protective structures where necessary to protect human life, and new development which requires a location within or adjacent to an erosion hazard area to be able to function, or existing development; and only where the public benefits outweigh the long term monetary and other costs including the potential for increasing erosion and adverse effects on natural 16 protective features. Yes -sure. s2ecffic adjons %MH be r(,ugu4,(_).d to c,ontr(.fl sU�)irrwmater wrialff iiri comp�iance vvMl ........... State and ocare ii6Wji r s, hay h atiHft to Non-structural measures to minimize damage to natural onrlaQeiii, t, h,]i act d 9w J-.01pyWnt -an- best —_ resources and property from flooding and erosion shall be nqaffmggi1,i!�n!, _prggi.�es such as roon 17 used whenever possible. i.f. ra —st ruch A re a ri cl a re su la[gg '61 V i21 L/ General Policy To safeguard the vital economic, social and environmental interests of the state and of its citizens, proposed major actions in the coastal area must give full consideration to those interests, and to the safeguards which the state has 18 established to protect valuable coastal resource areas, Public Access Policies Protect, maintain, and increase the level and types of access to 19 public water -related recreation resources and facilities. .[41A !,L) Access to the publicly -owned foreshore and to lands immediately adjacent to the foreshore or the water's edge that are publicly -owned shall be provided and it shall be 2,0 provided in a, manner compatible with adjoining uses. I Recreation Policies Water -dependent and water -enhanced recreation will be encouraged and facilitated, and will be given priority over non - 21 water -related used along the coast. Development, when located adjacent to the shore, will provide for water -related recreation, whenever such use is compatible with reasonably anticipated demand for such activities, and is 22 compatible with the primary purpose of the development. NM 199.E�� BAND SB ZONING TEXT AND MAPAMENDMENTsDGEIS 56 October 3, 2022 Historic and Scenic Resource Policies Protect, enhance and restore structures, districts, areas or sites that are of significance in the history, architecture, archaeology or culture of the state, its communities, or the 23 nation. ftaYq„,m Prevent impairment of scenic resources of statewide NIA mVi m,pw.D..mi.f Man m_ron(.,, i(/, "iJ1ag2 gf 24 significance. Larchmont i.WRP. Protect, restore or enhance natural and man-made resources which are not identified as being, of statewide significance, but which contribute to the overall scenic ualit of the coastal quality N swm Orbs Town cj 6arinZli'og��6��mfud.��ex..��i ��,,,.,.�,.__..�,.,.__.. 25 area. �aurmiui�baau� II.'p"m',', Agricultural, Lands Policy The state policy regarding the conservation and protection of agricultural rands is not applicable to the Town of i�;i�m.:��7� rii�ws forvia of rrw��ma.°9< Vill�iigs".of i��n"ia.i .. 26 Mamaroneck and Village of Larchmont. I archei ont Lwfi w , Energy and. Ice Management Policies Decisions on the siting and construction of major energy facilities in the coastal area are not applicable in the Town of � to tg 1re �„ai�,r�n of Marnap;° ��dr/Yflla e mof 27 Mamaroneck. n archr�� nt LWIRP. The state policy regarding ice management practices is not hm wY VIwuG,`w�ua iia asru�ciir°a N�miYlae nut 28 applicable in the Town of Mamaroneck. I aiii a hrmi int I WRP, The development of energy resources on the outer continental her water bodies is not applicable in shelf, in Lake Erie and in of `g� vrj of tai t'nap a�,�ii � o6Ba�'�t�w....mt� N/A OVroi .w 29 the Town of Mamaroneck. Lairch m ont, IMIRP Water and Air Resource Policies Municipal, industrial, and commercial discharge of pollutants, Yes - future municipal, industrial, and including but not limited to, toxic and hazardous substances, commercial discharges will continue to be into coastal waters will conform to state and national water required to conform to State and national 30 quality standards. water quality standards. State coastal area policies and management objectives of approved local waterfront revitalization programs will be consideredwhile reviewing coastal water classifications and while modifying water quality standards; however„ those waters already overburdened with contaminants wil'l's be I 31 recognized as being a development constraint. LW, p 3D Encourage the use of alternative or innovative sanitary waste systems in small communities where the costs of conventional 32 facilities are unreasonably high, given the size of the existing AIa:u l d BAND SB ZONING TEXT AND MAPAmENDMENTS D6E1S 57 October .3, 2012 BAND SB ZONING TEXTAND MAP AMENDMEIVTs DGEIS 58 October 3, 2012 tax base of these communities. VV wrever feasibic at reasonaWe! c!l i msyd n _r flac d J, Jireq ��yggM� shaH be ehin brgg. Yes .- s�tq pg�ffic actions add ... . .. ........ 3 2 A coninecdon (o Qw,,iLujj[u�s a c i .... ......... "�.' di��Q 2:! C. ew..I� 'E L, I dNl,,�2��gj ?, L� 5 wd be Ldred. fl�2g__. Yes - site specific actions will be required to control stormwater runoff in compliance with State and local regulations, have the ability to Best management practices will be used to ensure the control implement low impact development and best of stormwater runoff and combined sewer overflows draining management practices, s jpeegrj 33 into coastal waters. and are subject to SEAR review. Hljrinnate dischargq Q1 r.� !2A2gg_J1nto coastal waters an'd s'lPlan's"._,aH conner,,dons w1hJc1h clal.r.11'.y stormwater rLM10iff ufAo.....,. the.,sarfltallr stoni shaH be . ....... . .. ..... yg acdons sh;,A hasty .taken.as ex JiVOUSdy bdg tVr renmye 33A aH such cmirwcUons Discharge of waste materials into coastal waters from vessels subject to state jurisdiction will be limited so as to protect significant fish and wildlife habitats, recreational areas and 34 water supply areas. jf w r G, E 5. Dredging and filling in; coastal waters and disposal of dredged material will be undertaken in a manner that meets existing State permit requirements, and protects significant fish and wildlife habitats, scenic resources, natural protective features, 35 important agricultural lands, and wetlands. Activities related to the shipment and storage of petroleum and other hazardous materials will be conducted in a manner that will prevent or at least minimize spills into coastal waters; all practicable efforts will be undertaken to expedite the cleanup of such discharges; and restitution for damages will be 36 required when these spills occur. 11/_"� �g u5 Yes - site specific actions will continue to be required to adhere to State requirements for stormwater runoff, including the preparation Best management practices will be utilized to minimize the of Stormwater Pollution Prevention Plans as, non-point discharge of excess nutrients, organics and eroded required by New York State Department of 37 soils into coastal waters. Environmental Conservation, The quality and quantity of surface water and groundwater supplies will be conserved and protected, particularly where such waters constitute the primary or sole source of water 38 supply. I Nlg gKj�' BAND SB ZONING TEXTAND MAP AMENDMEIVTs DGEIS 58 October 3, 2012 BAND SB ZONING TEXT AND MAPAmENDmENTs DGEIS 59 October 3, 2012 Yes - solid waste generated by private residences, apartment complexes, municipal housing complexes and buildings, public schools, condominiums, cooperative units and The transport, storage, treatment and disposal" of solid wastes, non-profit organizations will continue to be particularly hazardous wastes, within coastal areas will be collected by the Larchmont Mamaroneck Joint conducted in such a manner so as to protect groundwater and Sanitation Commission. Solid waste generated surface water supplies, significant fish and wildlife habitats, by commercial and industrial businesses and recreation areas, important agricultural land, and scenic some multi-family dwellings will continue to be 39 resources. collected by private waste haulers. L,i to an do waste �,�haR be stirict!) L)Lq� oHed ki the cqasta� y ...... NL� tp jqwn of W iar n c-k ffl i 32A.Larchrnm _VV_RE Effluent discharged from major steam electric generating and industrial facilities into coastal waters will not be unduly injurious to fish and wildlife and shall conform to state water LVA..... jq..Jown of 40 quality standards. Larchrnoint ONFUR Yes - as discussed in Section 3,5 of this DGEIS, the Proposed Action will not result in adverse Land use or development in the coastal area will not cause impacts to air quality, Site specific actions will 41 national or state air quality standards to be violated. be required to comply with SEQR. Coastal management policies will be considered if the state Yes — future site-specific actions will be reclassifies land areas pursuant to the prevention of significant required to comply with SEQR and coastal 42 deterioration regulations of the federal clean air act. management policies., Yes - the proposed Zoning Code amendments allow residential uses as-of-right in areas where these uses were not specifically permitted under the existing Zoning Code, The Proposed Action would not generate significant amounts, of nitrates and sulfates Land use or development in the coastal area must not cause above those typical of residential and the generation of significant amounts of acid rain precursors: commercial developments and associated 43 nitrates and sulfates. increases in traffic. Wetland Policy Yes — future site-specific actions proposed Preserve and protect tidal and freshwater wetlands and within the wetlands will be required to comply 44 preserve the benefits derived from these areas. with SEQR and coastal management policies. Resume tkW and freshwater wedarids �flH�ady d�]]r.�ggd l y 44A e rg�: re c,) n, s i I i at! qn,.in r—W BAND SB ZONING TEXT AND MAPAmENDmENTs DGEIS 59 October 3, 2012 3.3.3 Mitigation Measures only beneficial impacts are anticipated; no mitigation measures are required. BAND SB ZONING TEXT AND MAF AMENDMENTS DGEIS 60 October 3, 2012 3.4 Traffic and Transportation This section sets forth an examination of the transportation network serving the study area, as well as potential impacts that could occur as a result of the adoption of the proposed zoning text and map amendments, and any necessary mitigation measures needed tomitigate potential impacts. 3'4.1 Existing Conditions The approximately half -mile segment ofBoston Post Road: in the Town of Mamaroneck runs, east -west and isthe Town's main commercial corridor. The road is two lanes inboth directions, with turning lanes at several intersections. There are o number mfcurb cuts on either side, giving access to the parking areas on each lot. The major intersection is with Weaver Street and Hommmookm Road. There is one S8 District and two B Districts mapped along Boston Post Road. See Figure 3.4-1: Roads Map. Fifth Avenue ixa301ootwide, tvxo-mmy, two-lane collector road running Nmasoutheast direction: from Madison Avenue through the Town border with New Rochelle. There are motraffic signals orstop signs along Fifth Avenue in Mamaroneck; the posted speed limit is 30 mph. There iaone SB District mapped along Fifth. Myrtle Boulevard and Madison Avenue connect toform ahmNf-loup, off mfChatsworth Avenue. Both are 60 -foot, tmu+moy,tv«o-|aneroadsvvithou*treetporWngoneitheroVde.ApordonofK0yrt|eB|md.hasa raised vegetated median, There is a: traffic signal at the Myrtle Blvd. intersection with Chatsworth Ave., and a stop sign on Madison Ave. at Chatsworth. The posted speed limit on Myrtle is 25 mph and 30 mph on Madison. Sidewalks are located on both sides of the streets and there are three pedestrian crossings. There |sone BDistrict mapped along Myrtle and Madison. See Figure 3.4-1: Roads Map. 8AwoSBZONING 7EXnxmoMAPAMewmMswTs DG8YS 61 Pik l New Rodidl ° �rssti OSB ' At, (' 1 c� I Vtlrl,ctC"'oneck "d)UN©EL Rb d / S D ANE r r, / / R` �r�;,, ., Mp .. v ,a,� �� "down of Mamaroneck OI �R�. ° �OP71, I ion and Surrounding Regi 1 a iLVLRL Rs� � ��r � , ,✓°fi�� z a�° \ 0 ��a, �� 1� �t X0,0 c©' a 00 yd Hca , s qi� X r �V 4C, ar ,0 wr�eNAAw� 11r6 , Marvicirorieck Vdbge DGEIS;PROPOSED B AND N ZONES FIGURE 3.4-1 : ROADS MAP 0 obi a CENTRAL CTR r �V 4C, ar ,0 wr�eNAAw� 11r6 , Marvicirorieck Vdbge DGEIS;PROPOSED B AND N ZONES FIGURE 3.4-1 : ROADS MAP Rail The LarchmVmt train station on the Metro -North New Haven line is located approximately 1/000 feet from the 8 District along Myrtle Blvd./Madison Ave. and less than a half mile from the SB District along Fifth Avenue. The 8 D�iatr|c1 on Vine Street is located directly north of the station. See Figure 3.4-3: Public Transit. Commuter rail service is available to Grand Comtms| Station in Manhattan and points north UoConnecticut. Vehicular access tothe station isprovided via Chatsworth Avenue and Depot Way. There are two primary surface parking lots serving the train station. & network of sidewalks, e stairway leading down to the platform from Chatsworth, and a pedestrian overpass facilitate pedestrian access to the station. Bus The Westchester County Bee Line Bus System provides bus service to the Town of Mamaroneck, As Figure 3.4-2 shows, Fifth Ave., Myrtle Blvd., Madison Ave. and Boston Post Road are all served by one or, more routes of the Bee Line Bus System. These lines provide service to key locations, both within the Tnxxm and regionally, including employment centers, shopping centers, parks and recreation facilities and the Larchmont train station. 8AND 5BZONING 7EXTAwm MAP AMENDMENTs DGEIS 63 y s EVE "fransit , , r6aram��cV iwrla,� a r1 r � � �, �a a .�r ' Tows of Mamaroneck OZ Surrounding Regi oda � � �° �� a ✓ and I ion w�r a� w�` � �'° � 41 may° ��' �� ", a� , ' sy0fi ,� �`p''P „a4yaYp qak� J� , / y �,�� y,5��,`"T,'�(j '�•Yb�t� aryhp'e" 2�� l�� y.� �J �� Cpl �"-" �'� �s�� ✓',�.�'r. � `, �,- a a 0�, v ° � V��Bncirwa w tin'r, k roa ir:k iGBcm w L a �wv`� Lia"�� a yOaulsar�R - ✓��' a RD �, 7� ✓ ° / c a �> ala' "i G�Atrla�� 4 - r 2pti /✓ l �r gG Cfi � �s/a °'�' aQJ^� r r wJ PINE©ROOK ati`' DR '� ��as BaaIp %y �v PIPS ;01000 k, © S CS �r .0) "L C37 a Cj G R w>^ ?, ?yam C p NSW LE4GEND ' Larchmnant Train Station .. Ger Haven Rail Line JI knee Line Bas sautes Miles 0:126 025 C7'3 DGEIS: PROPOSED B Aire_) SB Zoms HC,�u R 3.4-2: Puim.,(:, "rRANSIT P 3.4.2 Potential Impacts Based on the set of assumptions employed to project future residential and mixed use development potential in connection with the proposed zoning text and nnnp amendments (see Section 3.13.2: Analysis ofResidential Development Potential and Table 3.1'6 above), BFJ Planning conducted otraffiu impact analysis. The analysis calculates additional traffic that could be generated from new residential and/or mixed use development |nthe new B-Rand GB-Rdistricts. Table 3.4-1 shows the traffic generation based on the Institute ofTransportation Engineer (ITE) Trip Generation Handbook /A1hEdition) methodology. The potential residential units would generate higher traffic volumes during the PM peak hour than the AM peak hour; therefore, this analysis exanmined the PM peak hour only. The U.S. Census Journey -to -Work data shows that about 40 percent of the workers in the study area census tract commute to work via train. Thus, one transit credit for each mapped B and SB district was taken based on proximity to the Larchmont train station., Table 3.4-1:Traffic Generation Calculations District Total Unit Yield PM Peak Hour Traffic % using Transit! Net PM Peak Hour Traffic S8 District (Fifth Ave) 68 48 50% 29 B District (Myrtle/Madison) 20 16 40% 8 Subtotal 88 64 -- �37 SB District (Post Road) Route 1 South Area so 37 15% B District (Post Road East) 105 70 20% 56 B District (Post Road West) 66 47 20% 38 Subtotal 1,71 117 — 94 TOTAL 1309 �218 1'" 1162 * Source: US Census As shown, residential development of the identified soft sites |mthe new B -R and SB -R districts would generate approximately 218 additional PM peak hour vehicle trips, not accounting for the estimated percent ofriders who mxmu|d use public transit. Taking into account those riders who would use one or more modes ofpublic transit serving the study area, the rezoning would result in an estimated 162 additional vehicle trips. Figure 3.4-2 and Table 3.4-2 show the percent increase in PM peak hour traffic for the three subareas (B and GB Districts on Myrtle/Madison and Fifth; SB District on Post Road; and B Districts on Post Road). BAND 5B Z»mmsTEXTAwmMAPAmawmMamTsDGEIS 65 Table 3.4-2: Percent PM Peak Hour Traffic Increase Calculations NYSDOT Station # 870122 870005 876155 NYSDOT Station Rt. 1 south of Rockland Ave. Rt. 1 south of Kane Ave. Chatsworth Ave, west of Location Palmer Ave. % of Area # of Vehicles, % of Area # of Vehicles % of Area # of Vehicles Sub -Area Net Traffic Net Traffic Net Traffic Route 1 North Area 40% 38 20% 19 10% 9 (sub -area #1) 20% 6 40% 12 10% 3 Route 1 South Area (sub -area #2) 10% 4 15% 6 30% 11 Washington Sq. Area (sub -area #3) Total for Station 48 37 23 Most Recent Count 1,720 1,264 1,132 % Increase 2.8% 2.9% 2,0% As shown, the projected percent PM peak hour traffic increase is between, approximately 2 and 3 percent. These projected increases are not considered sigificant. The land areas identified as developable (soft sites), along with with the proposed FAR and maximum building heights for residential uses are such that any future residential and/or mixed use development would not result in significant increases in vehicular traffic. Moreover, these areas are well -served by public transit, including one or more bus routes and, in the case of the B and SB Districts on Myrt�le/Madison and Fifth, are within walking distance to the Larchmon,t train station and therefore are optimal sites for transit -oriented development. it also is important to note that any property owner seeking to redevelop a site with a residential or mixed-use development within the new B -R or SB -R districts would be subject to site plan review by the Town Planning Board, special permit approval by the Planning Board (within the SB -R district), and, site- specific review under SEAR. These subsequent reviews will ensure that future projects do not result in any unmitigated site specific traffic impacts. 3.4.3 Mitigation Measures No mitigation measures are required. BANE)SB ZONING TEXT AND MAP AMENDMENTS DGEIS 66 October 3, 2012 3.5 Air quality and Noise This section sets forth an examination of the existing air quality and noise environment within the Band SB Districts, as well as the potential impacts that could occur as a result of the adoption of the proposed Zoning Code amendments, and any necessary mitigation measures needed to mitigate potential impacts. 3.5.1 Existing Conditions 3.5.1.1 Air Quality Air quality is a relative measure of the amount of noxious substances that occur in the air and that are caused by natural and human processes. Certain airborne gases and particles can cause orcontribute tu the deterioration and/or destruction of biological Ufa as well an damage to property and other physical components of the environment. Air contaminants or pollutants can be defined as solid particles, liquefied particles, and vapor or gases, which are discharged into, or form in, the outdoor atmosphere. Air quality in any particular location is influenced by contaminants discharged into the atmosphere and by regional and local climatic and weather conditions. Atmospheric conditions such as sunlight, na|mfoH and humidity, air turbulence, temperature differences, and wind speed and direction can disperse, intensify or chemically change or alter the, compositions of air contaminants,. The New York State Department of Environmental Conservation (DEC) hd|oxvs the Federal Environmental Protection Agency's (EPA) national ambient air quality standards (NAAQS) established by the Clean Air Act (CCA). NAA05 have been established for six criteria air pollutants — particulates (including fine particulates and ultra fine particulates), sulfur dioxide, nitrogen oxides, carbon monoxide, ozone (measured by its volatile organic compounds and nitrogen oxides) and lead. Areas where the ambient concentration of pollutant is greater than the standard for each major category ofpollutant (total suspended particulates, carbon monoxide, sulfur dioxide, oxides of nitrogen and ozone) are considered to be in "non -attainment" for that pollutant, and areas where ambient concentrations are less than standard are considered to be in "attainment." DEC's Bureau ofAir Quality Surveillance operates ambient air quality monitoring stations located throughout the State to assess air, quality in relation to the NAAQS. Since there are no air quality monitoring stations within the Rezoning Area, regional air quality can be characterized from a review of data collected at WYGDEC air quality monitoring stations around Westchester County; the two closest Westchester County monitoring stations tothe Project Area are located |nMamaroneck and White Plains. According tothe latest reported EPA data (lOOS) Westchester County has been designed as attainment for criteria pollutants with the exception of carbon monoxide for which it is designated as a maintenance area and it is designated as monatta|nmeutfqr respirable particulates (PM2.5) and ozone. See Table 3.5-1 below. B AND 5gZONING TEXnAwo MAPAMENDMENTs DG80 67 Table 3.S-1: National Ambient Air Quality Standards Attainment Status for Westchester Cnuntv,NY(June 2005) Pollutant National Ambient Air Quality Attainment Status NQ2 Attainment CO Attainment (maintenance) S02 Attainment 8 -hour Ozone Nonattainment (moderate) 1 -hour Ozone NAAQS: Standard Revoked*/Nonattainment PM10 Attainment Lead Attainment Source: The Green Book Nonattainment Areas mx cmtema ponuono ( ; June 2005 *Accmndimgmo the USE9Athe 1 -hour federal ozone standard is not currently being used as a benchmark for attainment status. Therefore NYSDEC continues to classify Westchester County as in "severe nonmttainment"under the 1'hourozone NAAQS. As demonstrated above, as reported in 2005, Westchester County was in mmnettammmot for ozone. However, according toDEC overall levels ofozone have been systematically declining lnNew York State and other northeastern states during the past two decades. This decline is the result ofmotor vehicle exhaust emission controls, |mvver volatility fuels, stringent control of industrial pollution sources, and other measures that have reduced ozone precursors. As, a result, unJune 16, 2811, DEC petitioned the GPA to make a binding determination that the New York -N. New Jersey -Long Island, NY, NJ, CT metropolitan statistical area (NYMA) (including Westchester County) has attained both the 1990 1 -hour ozone NAAQS of 0.12 ppm and the 1997 8 -hour ozone NAAQS of 0.08, ppm. Air quality monitors in the New York State portion of the NYMA now monitor attainment of the 1990 1 -hour ozone NAAQ5 and the 1997 8 -hour ozone NAA[B; the 1'houramd 8 -hour ozone levels reported from the White Plains air quality monitoring station in Westchester County for the 2010 reporting period were O.1 ppm and 0.8 ppm, respectively Qj,tjp:Z/�MW�y,�e Liy-A-_yj ±I .(2,[01 7528 jn Sources of air pollution are generally characterized as mobile or non -point sources (transportation - related) or stationary sources (e.g. a smokestack), Air quality emissions are localized within the Project Area but are generally related to vehicle emissions, including truck, automobile and train traffic, emissions from existing heating, ventilation, and air-conditioning (HVAC)systems. in addition, itisimportant honote that the Project Area is not located within 60-milesofanEPA- designated C1ass|Area.Clays|areasvvenaestab|ishedbyMheCAAAmamdment w{1977asareas where air quality and visibility are important values. Class ( areas include all international parks, national wilderness areas, national, memorial parks and national parks (USEPA 199,5a). The CAA Amendments of 1977 established very low maximum allowable increases (Prevention of Significant Deterioration (PSD) Increments) of sulfur dioxide and particulate matter concentrations in Class I areas, to protect the BAND SBZONING 7EXTxwoMAPAwemoMemTs DGEIS 68 quality ofthese areas. The closest Class | Area tnthe Project Area isthe Brigantine Division ofthe Edwin B. Forsythe National VVi|dennaox Refuge in Atlantic County, New Jersey, which is located approximately 1I5 miles to the southwest of the Town of Mamaroneck. The next closest Class [ area is Lye Brook Wilderness in Vermont, which is over 200 miles away from the Project Area. Proposed major new source or moor modification projects that are within 60 mNas of Class | Areas and/or have the potentia( to affect other Class U Areas are required to perform a Class | Area Impact Analysis 'including: • performing Class I increment analyses (including any necessary cumulative impact • performing any preliminary analyses (modeling) required by the reviewing agency to determine if the source may have potentially significant ambient concentration impacts of any pollutant (i.e.,increase concentrations bvluo/m2(24-houraverage) ormore) w performing an analysis for potential impacts on visibility providing information necessary to conduct the impact analyses (including any necessary cumulative impact analyses) w performing any monitoring required 6vthe reviewing agency • providing the reviewing agency any additional relevant information the agency requests to "uomp|ete"the Class | Area Impacts Analysis. Given, that the distance tothe closest Class 1Area bmore than double the amount required to conduct such an analysis, a Class I Area impact analysis is not needed or required for the Proposed Action. 3.5.1.2 Noise Noise pollution in an urban area comes from many sources. Some sources, are activities essential to the health, xafety, and welfare of the towni's inhabitants, such as noise from emergency vehicle sirens, garbage collection operations, and construction and maintenance equipment, Other sources, such as traffic, stem from the movement ofpeople and gnod�s, activities, that are essential tuthe viability ofthe town as a place to Ave and do business. Although these and other noise -producing activities are necessary to a town, the noise they produce is, at times, undesirable. Noise detracts from the quality of the living environment and there is increasing evidence that excessive noise represents a threat to public health. Noise can be defined as undesirable or"unwanted sound." Noise can negatively impact afull range of human activities. Most of the sounds heard in the environment are not composed of a single frequency, but are a bend of frequencies, each with a different intensity nr level. Levels ofnoise are measured in units called decibels (0). it should be noted that aone-decibel change in noise is the smallest change detectable by the human ear under suitable laboratory conditions. However, under normal conditions, a change in noise level of two or three decibels is required for most people to notice a difference. Tables 3.5-2 and 3.S-3, below, show community perception ofnoise, change and responses to increased noise levels. Table 3.5-4 provides several examples of sound levels associated with typical noise environments. BAND SRZONING 7EXT*mmMAPAMewoMewTS DGEIS 69 Environmental noise is considered with regard to several factors, including level — which relates to perceived loudness of a noise — but also its character, duration, time of day and frequency of occurrence. The A -weighted sound level (dBA) is useful for gauging and, comparing the subjective loudness of sounds. Table 3.5-2: Average Ability to Perceive Changes in Noise Levels A Chane eJdB_J Human, Perception Of Sound 2-3 Barely perceptible 5 Readily noticeable 10 A doubling or halving of the loudness of sound 20 "Dramatic change" 40 Difference between a faintly audible sound and a very loud sound Source: Bolt Baranek and Neuman, Inc. 1-unaamen [a is a nOAoaTemenEOTmgnway I raTTIC 114015e, KePORNO. rb-ZZL-lu'l. Prepared for Federal Highway Administration, June 1973. Table 3.5-3- Estimated Community Resoonse to Increases in Noise Levels Change dBW; Category Descriptio 0 None No observed reaction 5 Little Sporadic complaints 10 Medium Widespread complaints 15 Strong Threats of community action 20 Very strong Vigorous community action Source: International Standard organization, NoBe Assessment wan tiespect to Lommunity Reactions,, cul I k. 4Z5. (New York: United Nations, November 1969.) B AND 5B ZONING TEXT AND MAP AMENDMENTS DGEIS 70 October 3, 2012 Table 3.5-4: A -Weighted (dBA) Sound Levels of Typical Noise Environments A-11'eighted Overall Level Noise Environinent 120 Uncomfortably Loud Militiry jet takeoff at 50 R (32 tinies as loud is 70 dBA) 100 Very loud Jet flyover at 1,000 ft (8 tinies as loud as 70 dBW) Loud Propeller place flyover at 1,400 ft 80 (2 times as loud as 70 dBA) Diesel truck 40 niplial 50 ft Freeway at 50 ft from pavement edge 70 Moderately loud Vacuum cleatier (indoor) 60 Relatively quiet Air condition 1UU't it 10, ft (1/2 as loud as, 70 dBA) Dishxvaslier at 10 it (lidoor) Quiet Large tratisfoiniers 50 (1/4 as loud as 70 dBA) Small private office (iiidooi) Very quiet Bird calls 40 (1/8 as loud as 70 cl]3A) Lowest linift of urban aniblent somid 10 Extremely quiet Just auclible, (;1164s loud as 70 dBA) 0 Tlueshold of hearing Soiiyce� S Federal Agency RevLew of felected Ariport Nolse Analysis 1�nties, 199-1 (inownect ay ilie Lows kierger Grollp, File.). The following specific regulations apply to noise levels in the Town of Mamaroneck: Town of Mamaroneck Noise Ordinance Chapter 141, Noise, of the Town of Mamaroneck Code was adopted to control noise. The chapter states: "[tjhe purpose of this Article is to reduce noise which is disturbing to individuals in their homes, on their property and in their workplaces. Noise from certain equipment, used' out of doors, causes inconvenience to occupants of nearby property when such equipment is used during certain hours." The following acts are declared to be a violation of the foregoing: Amplifying Devices - No person shall locate radios or similar devices or amplifiers thereof so as to or that may project sound into highways or neighborhoods for advertising or business purposes; and no person owning, occupying or having charge of any building or premises or any part thereof in the Town of Mamaroneck shall cause, suffer or allow any loud, excessive or unusual noise in the operation or use of any radio, phonograph or other mechanical or electrical or reproducing device, instrument or machine, which loud, excessive and unusual noise shall disturb the comfort, peace and quiet of persons in the vicinity., Whistles or other noise Instruments - No steam whistle or other whistle or, horn or other instrument for making a noise which is operated by steam or any other power shall be blown or operated within the limits of the Town of Mamaroneck at any hour of the day or night, except only the alarm of vehicles of the Fire and Police Departments, al'I fire and burglar alarms and the alarm of automobiles, bicycles or motorcycles while actually traveling through the town and BAND SS ZONING TEXT AND MAPAMENDMENTS DGEIS 71 October 3, 2012 except also church and aohou| bells. The alarm of automobiles, bicycles and motorcycles shall not he operated continuously but only with sufficient frequency to warn persons of their approach. " Domestic power tools and equipment - No person shall operate or permit to be operated any power tool or equipment, including but not limited to saws, sanders, drills, grinders, tractors, chain saw/s, lawn or garden tools, mowers, leaf blowers or gatherers or similar devices or wood chippers of any kind, when used outdoors in a residentially zoned district as specified below. o Except under emergency circumstances and with the exception of the operations of the town government, no person, firm or corporation may operate any machine, construction equipment orother similar device that makes noise which carries beyond the boundaries of the property on which it is located or being used or, if part of multifamily dwelling, the confines of the dwelling unit, between the hours of 8:00 p.m. and B:OB a.m. Monday through Friday, not before 9:80 a.m. and not after 6:00 p.m. on Saturdays and not before 9:03a.nm. and not after 5:O0 p.m. on Sundays, nor may any such device be operated on a public road except for the purposes of transporting the same from one place toanother. � Unnecessary Noise - All noises that menace the health or disturb the peace and quiet of the town are prohibited at any time of the day or night. � Outdoor power tools and gasol|ne-poweredbkweo-it shall beunlawful for, any person to operate any power tool or equipment powered by an internal cunmbus1ion engine before the hour of 8:00 am. and after the hour of 9:00 p.m. on any weekday and before 10:00 a.m. and after 5:00 p.m. on Saturdays, Sundays and legal holidays; except for emergency repairs by municipalities, school districts and/or utility companies and for a, period of up to five days following storms for purposes nfremoving snow and debris resulting from such storms. The use ofgasoUme'pomered leaf blowers shall be unlawful in the town during the period from June 1 through September 30 of each year. This section shaU| not apply to utility companies, municipal and/or school district emergency operations and for a period of up to five days following storms for purposes of removing debris resulting from such storms. Existing noise levels |nthe area are predominantly influenced by surrounding land uses and are consistent with those found in other urban areas. Rail noise associated with Metro North and Amtrak train service |s asignificant noise generator |mthe area, other predominant noise sources imthe area are from local and distant vehicular traffic (including brakes squealing, car horns, trucks, etc.),sirens, distant and overhead aircraft, and construction -related noise. BAND 5BZONING TEXTAmoMAPAMewomovTS DG8S 72 3.5.2 Potential Impacts 3.5.2.1 Air Quality As discussed in Section 3.1: Land Use, the proposed Action has the potential to result in an increase of approximately 3O8dwelling units ascompared todevelopment under existing zoning; no additional commercial development is projected. The projected |mooeaxe in residential development under the proposed zoning amendments would primarily consist of mimed -use commercial and residential developments where residential uses are not currently permitted. Mobile Sources The primary pollutants associated with vehicular exhaust emissions are nitrogen dioxide (Il hydrocarbons (HC), and carbon monoxide (CO), Since short-term exposure to elevated CO concentrations can have acute health impacts, state and national AACS have been developed for ambient CO concentrations to protect the health and welfare pfthe general pubiicvm|th an adequate margin of safety. There are no currently enforced short-term health standards for NOz and HC. The primary concern with these pollutants is their role in: the photochemical reactions that lead to the formation of secondary pollutants known as ozone (Oy) and "smog", which are known lung and eye irritants. Smog (derived from smoke plus fog) is a secondary air pollutant principally composed of ozone. As discussed in Section 3.4, Traffic and Transportation, adoption of the proposed Zoning has the potential to result in approximately 159 new vehicle trips in the PM Peak Hour (sae Section 3,4: Traffic and Transportation) dispersed throughout the Town by 2030. These new vehicle trips will cause a limited |mooaase in emissions of CO, NO,, (NO2 and N[]), volatile organic compounds (VOCs), PM,m and PKNzsamdothmrhaza,dousairpo1|utants(HAPs)wh|cbareassociatedprimarilywlthxeh\c|gaxhaustand contribute tothe production ofozone. However, asstated above, Westchester County |nnow currently |nattainment for all monitored air pollutants with the exception mfPlV1o:and according to DEC overall levels of ozone have been systematically declining in New York State and other northeastern states during the past two decxdes. This decline lsthe result ofmotor vehicle exhaust emission controls, lower volatility fuels, stringent control ofindustrial pollution sources, and other measures that have reduced ozone precursors. This trend [oexpected tocontinue and air quality |n the region is anticipated to improve as New York State continues to enforce its recently adopted low emissions vehicle (LEV) standards. According to DEC Regulations Chapter N| -AJr Resources, Part 218, any new light-duty passenger car, light-duty truck, or medium -duty passenger peNcka sold, leased, imported, delivered, purchased or acquired in New York State must be certified to the California emissions standards set forth inTitle 13of the California Code of Regulations. Original Equipment Manufacturers (OEMs) must meet a fleet average greenhouse gas emissions standard, as defined in the California Code of Regulations, which will become more stringent for each model year through 2016. BAND SBZoNImmT6xrAmmu4ApAmawmmewTsQGf%S 73 |naddition, each OEM's sales fleet of passenger cars and trucks produced and delivered for sale |othe state must meet atleast the same percentage requirements for Zero Emission Vehicles (ZEVs) set fmrth in Title 13 of the California Code of Regulations, Section 1962. An alternative compliance program expands the options available to OEMs to meet the mandate. Under this program, OEMs must make the following commitments: 0 7% of vehicles must meet Partial Zero Emission Vehicle (PZEV) standards, 2% Advanced Technology Partial Zero Emission Vehicle standards, and 1% ZEV standards, vvh|dN includes battery electric orfuel cell vehicles; and E Any ZEVorPZEVmodels available in California must also hemade available in New York State., While the projected increase in daily trips may result in microscale impacts at certain localized intersections and/or construction sites depending on the location and magnitude of future individual development projects, the Proposed Rezoning amawhole is not anticipated tm result in e significant adverse impact on air quality. In addition, one of the aims of the Zoning amendments is to create o more walkable and pedestrian -friendly mixed-use environment. The cnest|am of pedestrian -friendly mixed-use corridors will encourage fewer internal automobile trips (see Section 3.4: Traffic and Transportation) as walking to and between uses may displace some oar trips; however, it is acknowledged that the potential introduction of aip�roximately 308 dwelling units, along the Boston Post Road, Fifth Avenue and Myrtle Boulevard will result in a minor increase in vehicular traffic. The Proposed Action itself is generic in nature and does not result in the construction u{any future projects; rather it sets forth o general development framework for the Town's business districts. Future site-specific review of mobile source air quality impacts and the development of site-specific mitigation measures, if deemed necessary, may be needed as part of project approvals and SE{lR review of future projects in the Project Area. This would also he a requirement ofany development Prnomed|n0 under existing zoning. Stationgry _Sources No new stationary sources are proposed as part of the Proposed Action; however developmentunder the Proposed Zoning could result in the introduction ofnew stationary sources within the Rezoning Area in the future. The predominant stationary source of air pollutants associated with development under the Proposed Action would be the individual fossil fuel -fired heating and hot water systems associated, with any new buildings constructed under the amended Zoning in the future. The primary pollutants of concern when burning oil are S02 and particulate matter, while NDx is of concern when natural gas is used. In addition, to ensure that potential residential uses, a sensitive receptor for air qua|ity, are compatible ------ BAND SB ZONING 7EXTxmoMApAMammmewTS DGE15 74 businesses, residential uses are only permitted byspecial permit. The special permit review process will ensure that all future residential uses are compatible with existing uses in the 513 district. The Proposed Action itself 1ygeneric in nature and does not directly raamk in the construction of any future projects; rather it sets forth a general development framework for the downtown. Future site- specific review of stationary source air quality impacts may be required in the future and the development of site-specific mitigation measures, if deemed necessary, may be needed as part of project approvals and SEQR review of future projects. This would also be o requirement of any development proceeding under existing zoning, particularly within the existing I district. 3.5.2.2 Noise The general noise environment that would occur within the 13,and 8B Districts if developed under the proposed Zoning Amendments would besimilar tonoise levels that would occur ifthe area is developed under the existing zoning. The noise environment under both scenarios would primarily consist of noise levels typical of an urban environment and would result from a mix of residential and commercial uses and associated vehicular traffic. While the Proposed Action has the pmten1iai| to result in an increase in project construction within the Town, all future projects would be required to comply with the Mamaroneck Noise Ordinance. The Proposed Rezoning as o whole is not anticipated to result in a significant adverse impact onthe noise environment within the Town. The Proposed Action itself is generic in nature and does not directly result in the construction of any future projects; rather it sets forth o general development framework for the B and S13 Districts. As no specific projects are contemplated by the proposed Rezoning, no site-specific analysis has been conducted. However, future site-specific review ofnoise impacts may be naqw|rod in the future and the development of site-specific mitigation measures, if deemed necessary, may be needed as part of project approvals and SEQR review offuture projects. Continued compliance with the Mamaroneck Noise Ordinance would serve to mitigate any site specific impacts associated with future development projects. This would also be a requirement of any site-specific development proceeding under existing zoning. Continued' compliance with the Mamaroneck Noise Ordinance would serve to mitigate any site specific impacts associated with future development projects. 3.5.3 Mitigation Measures No mitigation measures are required. BAND J8ZOmtNG TEXrAwn MAPAMENDMENTs DGEIS 75 B ANIS SB ZONING TEXT AND lVMAP,AMENDMENTS DGEIS 76 October 3, 2012 3.6 Community Facilities, Services and Utilities 3.6.1 Existing Conditions The Town of Mamaroneck consists ofthe unincorporated area of the town, the Village of Larchmont and the part of the Village of Mamaroneck lying west of the Mamaroneck River and that part that bnot Rye Neck. Though both incorporated villages are self-governing, the unincorporated area and the villages constitute the Town as a political and governmental subdivision of the State. The Town provides the following services to the Villages of Larchmpnt and Mamaroneck: recreation, property assessment services and election supervision . To residents of the unincorporated area, Mamaroneck provides direct municipal services including police, fire and sanitation. Unless otherwise specified, the Town ofMamaroneck refers tothe unincorporated area throughout this document. 3.6.1.1 Community Facilities and Services Parks and Recreation The unincorporated area of the Town of Mamaroneck has a network of public parks and recreation facilities totaling some 370 acres. The following four facilities (totaling approximately 38 acres) are located in proximity tothe B and 58 Districts: Memorial Park (11.7 ac.), Hommmmks Conservation Area (8.9 ac.) and Premium KHensh Conservation Area (16,.6 ac.). in addition bmthe Town's holdings, there are several parks within the Villages of Larchrnont and Mamaroneck, and in proximity to the 8 and S8 Districts, including Flint Park (25.3 ac), Lorenzen Park (6.7 ac),Mneb/oukPark (1.2mc),Village Park (2.0 ac.) and Harbor Island Park (51.4 ac). See Figure 3.6-1� Parks and Open Space The Recreation Department administers various recreation programs and services available to residents. The Recreation Department also operates several youth, adult and senior citizen programs. BAND IBZONING TEXTAwmA&* AMsmomumTsDGEIS 77 f / /i ... 9' / ✓'Town of Mamaroneck and Surrounding Region i/�///%r/ a J " h , RV.YY daG Wand v 14u.'� rr I1 rFl/ / u kk r fr _, I ; ✓ Pa 11 k 0,0 fills On } r V a r /F �uVticu, ✓ r Pork /41 MW Po 6 %ylr r �� r✓ �� 111': ( 6' f %� I " ,✓, "rte ,.w.r "�' r / { q/ �,r� �� i _..,., f JI 00 00 " Lmerr'emu"j " � i 000 / V s rj��fll 4 S �i, t r r��sdil�«udaM�'ru dh�u�io�,;�d r 0 _ A ( " f C " Feat 0 6DO 1,200 All S II ; PROPOSED B AND SB ZONESFIGURE 3,6-1: Pr RKY AND OnPACE The Mamaroneck Union Free School Distdct/UPS[8 consists offour elementary schools, one middle school, and one high school. It serves the students ofthe Town, as well asthose from the Villages of Larchmomt and Mamaroneck. According to the DFSD 2013 Budget Report, the total projected district enrollment for 2O12-2O13is5,265students, up1OOstudents from ZU11-2O1Z. The UFSDreports a 3.7 percent increase (190 students) in district enroU|ment over the past two academic years. For the 2012- 2013 academic year, elementary school enrollment is projected to increase by 72 students district wide, with the largest increase of students projected for Murray Avenue and Mamaroneck Avenue schools. Enrollment at the middle school is projected to drop by students, for a total projected enrollment of 1,I72,while high school enrollment [sprojected toincrease by32students for ototal of1,54Ostudents. To help meet class size guidelines, UFSD has designated three contingency positions in the budget that can beused for unanticipated enrollment growth atthe elementary school orsecondary level. The Town of Mamaroneck Police Department consists of the police chief three lieutenants, six sergeants, four detectives and 23 police officers. The department provides basic police services, crime prevention and investigation, patrol, traffic enforcement, and ayoutN division. In addition to its regular duties of law enforcement, the Police Department assists the Volunteer Ambulance Corps in responding to emergency medical calls. Fire Qqpg_rtment The Town of Mamaroneck Fire Department, located at the Weaver Street Firehouse, is comprised of 14 career firefighters, 70 volunteer firefighters, and a Junior Firefighter program. The Town Board serves as the Board of Five Commissioners, and governs the 5 sq. mL Town of Mamaroneck Fire District. The Department is equipped with three engines, one 100 -foot aerial ladder truck, two rescue vehicles, three Chief's cars and two inflatable, gas -powered boats. 3.6.1.2 Utilities The Westchester Joint Water Works )is responsible for the Town of Mamaroneck water supply. The Town owns its own mains, hydrants, services and moeten� The Water Works jointly owns the supply and transmission mains, pump stations and storage facilities, and operates the entire system as unit. All of the Town's water is purchased from, the, City of New York through two connections, one to the Delaware Aqueduct in Yonkers and the other to Rye Laike, the eastern part of Kemy|uo Reservoir in Harrison. The system includes over 25O miles of pipe ranging in size from 1" to 36". 0AND 5BZONING 7EXTAwn MAP AMENDMENTs DGE0 79 Um The SB districts mapped on Fifth Avenue and Boston Post Road, and the B district mapped on Myrtle Boulevard/Madison Avenue are located in the New Rochelle Sewer District, while the B districts mapped on Boston Post Road and Vine Street area located in the Mamaroneck Sewer District. See Figure 3,.6-2: Westchester County Sewer Districts. According to the Westchester County Department of Environmental Facilities, as of the date of this DGEIS, a moratorium on new sewer line connections for properties not already served by existing lines remains in effect for the New Rochelle Sewer District. Solid Waste The Town of Mamaroneck delivers its solid waste to a Westchester County transfer station in the City of Mount Vernon. Material for recycling is collected by Westchester County and delivered to the Maxwell Avenue transfer facility; organic waste is taken to a facility in Port Chester operated by the Village and Westchester County. B AND SB ZONING TEXT APUD MAP AMENDMENTS DGE15 80 October 3, 2012 Rochelle 'Wer,steh ester ( '.ounty Sewer Diistri"CAS', � ronkk&we moot x moronecV,Villa'ge 711 C7 Sewer Districts Mamaroneck New Rochelle Q. 15 U3 0,6 DGEIS: PROPOSED B AND SB ZONES FiCURE 3.6-2: WESTCHE.,STER C"OUNTY SEWER DURICTS 3.6.2 Potential Impacts 3.6.2.1 Community Facilities and Services Parks and Recreation With nearly 370 acres of public parks and recreation reso�urces located within the boundaries of the Town's unincorporated area (approximately .03 acres per resident), the projected 1.78 percent increase in the Town's resident population (currently 11,977 residents in the unincorporated area) over the next 20 years is not expected to have as[gnificant impact. Moreover, the open space requirement for new residential or mixed use development within the B and S8 Districts (100 sq. ft. per dm/e|Uio8 unit) will ensure that additional open space is created in tandem with, any resident population increase. The proposed amendments to the B and SB districts allowing for new residential and mixed use development have the potential to impact school district enrollment. Aa shown onTable 3.6-1 below, the amendments could result in an additional 23 public school age children, a 0.45 percent increase over the current district enrollment. This projection equates, to less than one additional public school student district -wide per academic year through 2O30. According to the Proposed Budget of the Board of Education for the Mamaroneck UniionFree School District, the total budget for the 2813-2013school year is $1O4,6GG/O14(including Program and Capital Components; excluding State aid). With the projected enrollment at 5,265 students for 2012-13, m marginal cost nfapproximately $2O,OQOper student isestimated ($104,665/l14/S265=$19,Q79).�Q�� the estimated oohno| district tax revenue per residential unit is, expected to be approximately $4,200,5. Therefore, an additional 308 new residential units created in the amended B and S8 Districts vvoV|d generate in school district tax revenue . As Table 3.6'1shows, these 3DQunits are expected toproduce a total ofZ3additional students, At $20,000 per student, the total cost for the additional students is $460,0O0 (23 x $20,000). This equates to a net gain |nschool district tax revenue ofappro*|nnate|y ($1,293,600-$460,00). ' As the tax rates change, the estimated school d:istrict tax revenue may fluctuate. BAND S8ZONING 7EXTAmoMAnAMswowswTS DG8IS 82 I. ..j CY) Ln F� w 0- U) m 0 00 00 Ln � r1l N 0 N 00 rq Ln rl� Iq 00 LO Lq r -I rq rq 12 rN 11 0 m N V4 - U a 0 �s *.I Vi 42 ®. = CD 0 0 C) CD ca Loca W LO -i W ri N inc�a o C) 0 c 0 mC 0. t o 0 0 ED r -I Ln LD N 14 P% Ln Ln CD N rn LM 4A PJ aq Lr) 04 12 w, 0 Lo 0 Ln Ln W M 0 Z to Ri m M, m (D 0 0 0 0 T 41 t Ci � un ut M m m 00 The Fire Department's 00 -fou ladder truck allows the Department to reach higher stories oftall buildings during rescue and firefighting efforts. The Department is sufficiently equipped tomeet the demands offirefighting }mfour-story (44-foot)buildings. 3.6.2.2 Utilities NM Discussions with the Town Administrator ind:icate no known limitations on waiter supply. Discussions with orepresentative from the Westchester County Department ofEnvironmental Facilities indicated noknown capacity limitations lnthe, Mamaroneck Sewer District. Asdiscussed above, asnfthe date of this 8GB3, o moratorium on new sewer line connections for properties not already served by existing lines remains in effect for the New Rochelle Sewer District. Following the adoption of this Proposed Action, all actions coming before the Mamaroneck Town Board, Planning Board and Zoning Board of Appeals for new residential end/or mixed use development projects located in the amended B and SBDistricts and within New Rochelle Sewer District could besubject tmthe moratorium. It also is important to note that any property owner seeking to redevelop a site with m residential or mixed-use development within the new 8-RorSQ-0 districts would be, subject to site plan review by the Town Planning Board, special permit approval by the Planning Board (within the SB-Rd|stricd,and site- specific review under SEQR. These subsequent reviews will ensure that future projects do not result in any unmitigated site specific impacts oosewer systems. Discussions with the Town Administrator indicated no known capacity Wnn#adoms at the Mount Vernon waste transfer station. 84 October 3, 2012 3.6.3 Mitigation Measures No mitigation measures are required. BAND 58 ZONING TEXT AND MAPAmENoMENTSDGEIS 85 october3, 2012 BAND SB ZONING TEXT ANO MAAAMENOMENTS DGEJS 86 October 3, 2012 3.7 Socloeconomics 3.7.1 Existing Conditions The 2010 U.S. Census reports the population of the Town of Mamaroneck at 29,156 residents. This population has remained fairly stable, growing by only 0.65 percent since 2000. According to the U.S. Census American Community Survey (ACS) 2006-2010 5 -year Estimates, the nned|a�n household income in the Town of Mamaroneck is $111,812, an increase of only $372 over the 1999 median household income. The Town's median family income in 2010 was $151,858, a 0.22 percent decrease from the 1999 median of $153,525. The ACS also reports that approximately 2.5 percent of families and 3.8 percent of the entire Town population (1,107 residents) were living below the poverty level in 2010, This is up approximately 288 percent from 2000, when 285 Town residents were reported as living in poverty. Of the total Town population living below the poverty level in 2010, 2.Gpercent, mr729,are children below the age nf1B. According tothe 3O10U.S.Census, there are 11,S62housing units 1mthe Town ofMamaroneck, 713/6.2 percent) ofwhich, were vacant atthe time the Census data was released. Ofthe 10,Q49occupied units, 7,457,or687percent, are ovner-mcnup|ed.Amajority (65percent) f households in the Town five in owner -occupied housing. According to the ACS, the ewarogg median value ofa home is$823,4OU,The average median contract rent is $1,,428. Although the majority of housing wmity in the Town are market rete units, the Town hes shown a commitment to providing affordable housing tothose who cannot afford o home in Mamoamoneck.The Hommrnocks Park Apartments located on Boston Post Road area prime example of high quality affordable housing encouraged by the Town. 3.7,2 Potential Impacts The zoning code text amendments will allow for multi -family residential uses |nthe 8District (asa permitted principal use) and S8 District (by special permit). The proposed zoning text also includes affordable housing provisions. Specifically, within all new residential v�u�xwp"ewt= containing 18 or more units, no less than 10 percent of the total number of units must be affordable housing units, consistent with the Westchester County Fair and Affordable Housing Model Ordinance, in residential developments containing five to nine units, at least one affordable unit shall be created. Fopua|e affordable housing units would be restricted to prices affordable to households with incomes at no more than 80 percent of the County median income (at this time, approximately $100,000) and rentals restricted at rent levels affordable to households, at incomes of no more than 60 percent of the Westchester County median income. Table 3.7-1below shows the total unit yield projected \mconnection with the proposed zoning code text amendments tothe B and S13 District. Based on the residential development analysis presented in Chapter 3.1: Land Use, Zoning and Public Policy, Section 3.1.2.2, atmta| of 308 residential units could be BAND SB ZONING TEXTAND MAPAMENDMEIVTSDGEIS 87 October 3, 2012 created within the amended B and S8 districts. It is assumed that any new residential developments created within the amended districts will becomprised ofsome mix nfefficiency (s1udio),une-beUroum and hmm-bodrnonn units. This analysis assumes the following estimated peroentagea|Koca1ion by unit type across aUBand SIB Districts mapped |nthe Town: Studio: 25% 1 -Bedroom: 50% 2 -Bedroom: 25% Table 3.7-1 shows the projected number of potential residential units byunit type. Utilizing population molt|p|iem6 by unit type, projected population increases in the amended B and 98 Districts are calculated. These calculations indicate m total projected population increase of 520 residents or a 1.78 percent increase over the Town's current population. Table 3.7-1also shows the total number ofaffordable housing units, that would becreated based onthe total number residential units that could be developed within the amended B and 513 Districts. Applying the 10 percent affordable housing mandate yields 31 affordable housing units. (308 total units x 0.10 = 31affordable housing un|ts).With the adoption mfthe proposed action, the Town ofMamaroneck will move closer to meeting Westchester County's goals for affordable housing production. ^ Rutgers University, Center for Urban Policy Research. Residential Demographic Multipliers: Estimates of the Occupants of New Housing, June 2006. B AND SB ZONING TEXTAND MAP AMENDMENTS DGE15 88 October 3, 2012 r�- m - m 5 w 0) CL o m C4 0 N co m U) m 0 0 (n 00 0) CL ad tj N (3) Do 0 N 0) 00 00 N CL N m c 0 00 t.o r, (N M, -1 m r-4 t -I Ln -1 00 Ln 04 C .0 0 ato to r" 00 Ln N a) CL S 'd ni m 00 co H Ln 00 —1 Lri L: W 2 IZ rq ri rq H ri tom CL 0 C4 N N N 0 06 06 0 '1 r4 ri re4 rl r4 0 .0-6 0, MV z 0 H VH H 1-1 49 r4 r4 r4 r -I rl V 0 ;U Ln Ln Lna art LI) CD rl rlj V) m rn Ln VA 0 tn ror, LI) ria r� Ln 0, C 5- CO 0 Lr) 0 N 0 LD ary) 0 0, z m 0 to m m 0 0 tA 4 , u 4. Ln is ca co In 4A (A co co 3.7'.3 Mitigation Measures No mitigation measures are required. BAND SB ZONING TEXT AND MAPAMENDMENTS DGEIS 90 October 3, 2012 4.0 OTHER ENVIRONMENTAL IMPACTS 4.1 Unavoidable Adverse Impacts Nounavoidable adverse environmental impacts are anticipated from adoption of the Zoning Code and Map amendments, which has been prepared tnguide future development in accordance with sound land use and environmental management practices. Future specific proposed actions will he subsequently reviewed under SELlRtoevaluate possible impacts and will besubject to |000K, state and federal environmental protection laws and regulations. /.2 Irreversible and irretrievable Commitment mfResources There is no s|AnMloomt commitment of resources anticipated resulting from the adoption of the revised comprehensive Plan and associated Code amendments. The primary resources utilized during the preparation and adoption of these updated documents include the effort of those personnel involved in its preparation and paper for printing. 4.3 Growth -inducing, Cumulative and Secondary Impacts The adoption of the Zoning Code and Map amendments is intended to be a closely tailored growth - inducing action. The intent is to yield o gradual increase in the private markets production of multi- family housing within the Town's two business districts (B and 513). This increase in housing units will in multi-fxmi\ybous[ngvvitNntheTovvn'etwobuslnessdistriots(BamdS13).Th|s|ncrease|mhous[mQwmKtsm/Niin turn generate an 1mcneeoe in localized traffic aswell asa demand for parking. An increase in the number of multi -family housing units in the Town will result in an increase in school age children and added demand for public school education. However, as described in this DGBS, these impacts are not anticipated to place any undue burden on the Tmm/m'x provision of public services as they are expected to be negligible to minor and spread out over time (see Section 3.6: Community Facilities, Utilities, and Services). 4.4 Energy Use and Conservation There will be no significant impact on energy use and conservation as a result of adoption of the Proposed Action, However, the eventual construction is expected to generate both an increase in energy use, due to the increased number of households residing in the area and an increase in conservation activities asthe area becomes more walkable. BAND 5@ZONING TEXTAwm MAPAMENDMENTSDGEIS 91 October 3, 2012 BAND SB ZONING TEXT AND I AP AMENDMENTS DGEIS 9l October 3, 2012 This section provides an analysis of the No Action Alternative, which assumes that the Zoning amendments would not be adopted and development within the Project Area would proceed under existing zoning. Under the No Action Alternative, the proposed amendments to the Town of K8emanoneoKx B and SB districts would not be adopted and development would continue under the current zoning regulations; no residential or mixed-use development would be permitted. Chapter 2.0: Proposed Action and Section 3.1: Land Use, Zoning and Public Policy presents and overview ofthe existing and proposed zoning regulations within the 8and S8districts. 5.1 NpAction Alternative Section I1:Land Use, Zoning and Public Policy presents ananalysis ofthe residential development potential within the Project Area under the proposed Zoning amendments for a build -year of approximately 203O.This analysis projects that within the Project Area approximately 308 residential units, 31 of which would be affordable, could be developed by 2030. In addition, this analysis assumes that no new commercial square footage would be generated within the Project Area. Under the proposed Zoning, as, sites are developed, existing commercial buildings would most likely be removed and new buildings vvnm|d be constructed and any lost commercial square footage would be replaced on the ground floor of new buildings. However, under the No Action Alternative, residemdal/mixed-use development would not bepermitted; therefore unnew residential uses would bnpermitted. Under the No Action Alternative, some new commercial l) development would be likely to occur by the 2030 build year. Using employment projections prepared by the Nem/York Metropolitan Transportation Council ( for Westchester County and extrapolated for the two U.S. Census Tracts comprising the Town of Mamaroneck for the time period 2010 to 2030' it is estimated that approximately 63,400 square feet of new commercial development could be developed within the Town's existing B and S8 Districts. Table 5-1 below presents a comparison of the Proposed Action (proposed Zoning) and the No Action Alternative (existing Zoning). BAND SB ZONING 3EXTAwoMAPAwaNDmcwTs DGEIS 93 Table 5.1:Proposed Action uNoAction Alternative Development Scenarios Notes: 1. Based on reasonable worst case build -out presented in DG8S Seo|nm 3.1: Land Use, Zoning and Public Policy — See Table 3.1'1. 2. Bused onemployment pnojection,s prepared for the New York Metropolitan, Transportation Council (NYMTC)for the Town ofMamaroneck (2O1O-2030). 3. Excludes square feet required for parking. 4. Nonet increase incommercial use isprojected under the proposed zoning. 5. NYKHTC projects a commercial mix of 21% Office, 39% Retail, and 40% Health-related office uses. 6. ITE Trip Generation Handbook 7^^Edition. 7. A 5% credit for transit/peclestrian trips has been applied to the ITE Trip Generation rates. The NoAction Alternative would result in no new residential dwelling units, oswell as no increase in the associated residential population (520 residents) and number of public school children (23). In addition, the NoAction Alternative would not produce any affordable housing units. This reduced population would result in u lesser demand' for community facilities, utilities amd�, services (i.e. police, fine, emergency services, public schools, public utilities, and parks and necreatiomaUfzdUties—seeSection 3.6) and would result in limited to no change in the existing visual character of the Project Area (see Section 3.2). However, as shown in Table 5-1 above, the No Action Alternative would result in approximately 257 additional vehicle trips in the PM Peak Hour on area roadways, approximately 98 more trips than would occur under the Proposed Action. Impacts omhistoric and cultural resources (see Section 3.2), natural features (see Section 3.3), hazardous materials (see Section 3.1), and air quality and noise (see Section 3.5) would be anticipated to be similar in nature to those anticipated under the Proposed Action. Many of the impacts associated with these impact categories would be anticipated to be site-specific in nature. As the proposed zoning changes one not site-specific, but predominantly legislative and therefome,gener[c in nature, these site-specific impacts are not addressed in this DGE|S. Section 6.0: Future Actions lists future site-specific reviews that may be needed as part of Site Plan and 5EQRA review of future development proposals within the Project Area. In most cases these site-specific studies would be required under both the Proposed Action and the No Action Alternative (i.e. Phase 1 Environmental Site Assessment, Traffic Study, Phase 1ACultural Resources Assessment, noise analysis, etcl BAND fB2oNiwGTEXTAwo8&^ AmewomsvTsOGfIS 94 Proposed Action No Action Alternative (Proposed Zoning., 2,010- (Existing Zoning: 2010 — New Residential Floorspace (SF) 222,954 0 Number of Dwelling Units 308 (total) 0 31 Affordable 0 Commercial 3 New Commercial Floorspace (SF) N/A' 63,375 Public School Children 23 0 Trip Generation,6 PM Peak 159 257 7 Notes: 1. Based on reasonable worst case build -out presented in DG8S Seo|nm 3.1: Land Use, Zoning and Public Policy — See Table 3.1'1. 2. Bused onemployment pnojection,s prepared for the New York Metropolitan, Transportation Council (NYMTC)for the Town ofMamaroneck (2O1O-2030). 3. Excludes square feet required for parking. 4. Nonet increase incommercial use isprojected under the proposed zoning. 5. NYKHTC projects a commercial mix of 21% Office, 39% Retail, and 40% Health-related office uses. 6. ITE Trip Generation Handbook 7^^Edition. 7. A 5% credit for transit/peclestrian trips has been applied to the ITE Trip Generation rates. The NoAction Alternative would result in no new residential dwelling units, oswell as no increase in the associated residential population (520 residents) and number of public school children (23). In addition, the NoAction Alternative would not produce any affordable housing units. This reduced population would result in u lesser demand' for community facilities, utilities amd�, services (i.e. police, fine, emergency services, public schools, public utilities, and parks and necreatiomaUfzdUties—seeSection 3.6) and would result in limited to no change in the existing visual character of the Project Area (see Section 3.2). However, as shown in Table 5-1 above, the No Action Alternative would result in approximately 257 additional vehicle trips in the PM Peak Hour on area roadways, approximately 98 more trips than would occur under the Proposed Action. Impacts omhistoric and cultural resources (see Section 3.2), natural features (see Section 3.3), hazardous materials (see Section 3.1), and air quality and noise (see Section 3.5) would be anticipated to be similar in nature to those anticipated under the Proposed Action. Many of the impacts associated with these impact categories would be anticipated to be site-specific in nature. As the proposed zoning changes one not site-specific, but predominantly legislative and therefome,gener[c in nature, these site-specific impacts are not addressed in this DGE|S. Section 6.0: Future Actions lists future site-specific reviews that may be needed as part of Site Plan and 5EQRA review of future development proposals within the Project Area. In most cases these site-specific studies would be required under both the Proposed Action and the No Action Alternative (i.e. Phase 1 Environmental Site Assessment, Traffic Study, Phase 1ACultural Resources Assessment, noise analysis, etcl BAND fB2oNiwGTEXTAwo8&^ AmewomsvTsOGfIS 94 While the NuAction Alternative would result in lower scale development O stories/30feet versus otnries/44fgot and no new residents or public school children, the benefits to the Town from adoption of the Proposed Zoning vvoo|d not occur. The goals and objectives of the Town with respect to the Proposed Zoning would not occur under the NoAction Alternative. Under the NoAction Alternative, mo new opportunities to revitalize the Town's existing commercial strips with a mix of commercial and residential uses with moderately scaled buildings that enhance the character of the Town would exist Further, the Town's objective nfproviding new opportunities for housing within the community would occur. With the proposed Zoning amendments, the Town Board seeks to ensure that the Town offers a variety of locations for residential development, so that a variety of housing types can bebuilt and that the Town can better encourage and support the construction nf incomes,gq�,[ g,to o range of households, incomes,communityand ages. None of these community benefitsw/ tm would occur under the ��t��Y%�[��e' BAND JBZONING 7EXTAmuMAPAwewuwewTs DGEIS 95 B AND SB ZONING TEXTAND MAPAmENDmENTs D6EtS 96 October 3, 2012 6.0 FUTURE ACTIONS This document bthe generic assessment ufenvironmental impacts likely toresult from the adoption of the Zoning Code and Map amendments. The SEQR regulations, Part 617.10(c), state that "Generic 8Ss and their findings should set forth specific conditions or criteria under which future actions will be undertaken or approved, including requirements for any subsequent SEQR compliance. This may include thresholds and criteria for supplemental E|Ss to reflect specific significant impacts, such as site specific impacts, that were not adequately addressed or analyzed in the generic EIS." Following the adoption of the Proposed Action, all actions coming before the Mamaroneck Town Board, Planning Board and Zoning Board of Appeals for new development projects located within the Project Area will be required to follow the SEQR process. All future development projects located within the Project Area xxam|d be subject to individual approvals processes, including Site P|om Review and site specific review under 6EQR. In addition, new residential uses within the new SB -R District will require issuance of a special use permit from the Mamaroneck Planning Board, Future review and approval processes of all future Type ( and Unlisted actions, as defined bySEQR [§617.2(ai) and (ak)], will need to comply with SEQR, including, but not limited to, the preparation of an Environmental Assessment Form (EAF). |fduring the site-specific review mfany actually proposed future project within the Project Area there are any potentially significant adverse environmental impacts identified that were not previously or adequately analyzed and reviewed in detail as pert of this GEOR review, additional review mmde�rSEQR, including additional technical studies amd/ora Supplemental EIS, will be required; the EAFfnr each future project will be used by the respective land use board as the basis for this determination. During the site specific review of future projects all identified significant adverse environmental impacts are required to be mitigated to the maximum extent feasible and practicable. Based on the gene ric/a rea-wide analysis conducted in the DGEIS, the following site-specificstud'iesmay be required; many of these studies would also be required as part of site-specific review of future projects under existing zoning: � Hazardous Materials: New in -ground construction of vacant parcels and/or demolition of existing structures may require the preparation of Phase I Environmental Site Assessment. w Traffic: Future projects located within the new B -R or SB -R districts may result N localized impacts at certain intersections. |naddition, traffic and pedestrian safety issues may arise from the location of new vehicle ingress and egress points at new developments. These impacts and other traffic -related impacts may need to be assessed in a traffic impact study as part of future project approvals. m Noise: ANoise Impact Analysis, including both long-term and short-term noise impacts (i.e. construction noise) on the ambient noise environment as well as impacts to nearby sensitive BAND S@JowiNs7ExTAmoMAPAmovoxmmoDGEIS 97 receptors, if deemed necessary, may be needed as part of project approvals and SEQRA review of future projects. Archeology: Future development projects located within the new SB -R district along the Boston Post Road that propose new in -ground construction and are located within a State Historic Preservation Office Area of Archeological Sensitivity (see Figure 3.2-1) may require the preparation of a Phase IA Cultural Resources Report and if necessary a Phase 113 Cultural Resources Inventory. BAND SB ZONING TEXT AND MAP AMENDMENTS DGEIS 98 October 3, 2012