Loading...
HomeMy WebLinkAboutProposed B-R and Sb-R Zoning Text and Map Amendment Town of Mamaroneck Zoning Report 5/31/2012 . . .. . . . i ' '' .•*(-•'''. }. ) 1`, '\s-`41 . ' , . • , ,, . • 1 . • '\,, •• .' / ' ' . ' :i \ s\, ''.':;:.,,.. , ' •- ' ''t• „•< -•, • '=; ....')„, ... ".„ "8. ''') ''", .:,,f ''''.'V' ...:-' ' .;,, '' ,, N. ''.';, ...›.t .1 '0.'' •/'-'''' Nalsi./' , .R ..`:A \ 'sk / . ' ,'..-..... - \- -..''' . . \ \ 1 I r/ ',,.-.: • . / —i . ,,. \) 111$• . ''IY:-/- 7.7?_ 1 /7\ Ir_________-•-/ / 1 ,•>r:.• j . . 1 , / r/ ' -',":",', ,, _ ) -•, --,,.-, PROPOSED B-R AND SB-R ZONING TEXT AND MAP AMENDMENTS TOWN OF MAMARONECK, NY Zoning REPORT MAY 31, 2012 . . _ ,.------ ...- -K". \---,--- - \ ''. t .L .LIJ,..-- \ .s's. B , 4 ' ----*- --„.t_ ..,,,....::•..... •:;,..„. ,,. ' ) - at wir 4;4. _ --/---,„ ,•,',. ...%.: Aps''-- \ i's W41114k. 9.4, .' \ ...-'' '.., .'/ ' $ ,,,,, I PROPOSED B-R AND SB-R ZONING TEXT AND MAP AMENDMENTS Town of Mamaroneck, New York ZONING REPORT Prepared for Town of Mamaroneck Town Board Town of Mamaroneck 740 West Boston Post Road ( Mamaroneck, NY 10543 Contact: Nancy Seligson,Town Board Supervisor Stephen V. Altieri,Town Administrator (914) 381-7870 Prepared by BFJ Planning 115 Fifth Avenue New York, NY 10003 Contact: Frank S. Fish, FAICP, Principal Sarah K.Yackel,AICP,Associate Principal (212)353-7476 1 May 31,2012 1 1 1 TABLE OF CONTENTS Page 1.0 INTRODUCTION AND PROJECT LOCATION 1 A. Introduction 1 B. Project Location 1 2.0 Proposed Zoning Recommendations 2 Appendix Appendix A: Westchester County Fair and Affordable Housing Model Ordinance List of Figures Figure 1: Existing Zoning Map Figure 2: Proposed B-R District-Along Boston Post Road Figure 3: Proposed B-R District-West of 1-95 Figure 4: Proposed SB-R District List of Tables Table 1: Area and Bulk Standards in Existing B and Proposed B-R Table 2: Uses within the Existing B and Proposed B-R District Table 3: Area and Bulk Standards in Existing SB and Proposed SB-R Table 4: Uses within the Existing SB and Proposed SB-R District Table 5: Parking Standards within the Proposed B-R and SB-R Districts B-R and SB-R Zoning Report May 31,2012 1.0 INTRODUCTION AND PROJECT LOCATION A. Introduction The Town of Mamaroneck Town Board seeks to follow-up on the Boston Post Road Zoning Study and the related Draft Generic Environmental Impact Statement prepared by BFJ Planning in 2004 with updated zoning recommendations that consider amendments to the Town's existing B Business District and SB Service Business District to allow opportunities for residential uses. The Town's objectives for pursuing these zoning recommendations are two-fold. First, as the Town's commercial strips continue to evolve and individual properties are redeveloped, the Town wishes to ensure that new development has the opportunity to create a mixed-use environment including residential with moderately scaled buildings that enhance the character of the Town. Second, the Town seeks to expand opportunities for affordable housing within the community. This report provides an overview of preliminary zoning recommendations that seek to address these two Town objectives. B. Project Location 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 Village providing connections south to New York City and north to New England. 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 rezoning area totals approximately 44 non-contiguous acres and approximately 77 parcels, located in the Town's existing B Business District, a portion of the UR Urban Renewal District, and the SB Service Business District.These zones are primarily located along Boston Post Road and north of 1-95 and the Metro-North Railroad (see Figure 1: Existing Zoning Map). 2.0 PROPOSED ZONING RECOMMENDATIONS The 2004 zoning work proposed to allow residential uses and incentives for building affordable housing along the Boston Post Road in two new zoning districts (B-R Business Residential and SB-R Service Business Residential); these new districts would have replaced the Town's existing B Business District and SB Service Business District along Boston Post Road. The recommendations presented in this report are similar to the previous recommendations in that they propose the creation of two new Districts— B- R and SB-R —that permit residential uses along the Boston Post Road; however, the rezoning area has been expanded to encompass all of the Town's existing B and SB Districts (see Figure 1: Existing Zoning Map), not just those located along Boston Post Road. In essence the Town's B and SB Districts will be replaced by the proposed B-R and SB-R Districts, respectively. B-R and SB-R Zoning Report 1 May 31,2012 1 I 0,4110 el*. "Ai 0• • No40.70%. # - , ,- . E.,A i 11111414 t vial,f tics :j volsuo... not..,,,,,siv- #10 ‘,#--- .,-/- ovii,ti ,,, • • trig lk V AP.' •-$i� iii r► *V..��• 4.S i;.,�•s1 '. �GvV. �� `` �///� j /), �,,0 p��� ..at ��•�1�ise% •�♦ ,�`!�`� ��� �V-- \ . �, "74-'4,. ►rte -9 �♦ !�. re Dr*��.. ar it� ... �o*t ��•�������� % ��� ..e �#%., w 111 114"4-, 0 00 -.100 : *.'''.1*.i7 . ‘4,..44) .0. 101 • 44,40 '4_ 14-1,5— ii ' if til III � ift�►� --� tiit ,.ice♦ / ` ,...+4- mud � 'w. si , IMtiHrkosJ `�9 44 . , 1 0 ea.._tot* O '� l'" V441 0jc,. ,I,,, ��.� ���4 "'��� ,,p�4 #.,t ,.- -1 • i0* . i/%/ , . -* .`,��..��,\, - 7 I* .^, ,Nriorr' ,--,.;/-' •viki 0 \ tri, �,; D OVA44,•• / z r----7/- ,04114 RTz o ,< ♦ 10 o r ,- SB ,, 0 4 ,\N„.. > of on e. „ ,„,.7.!...--/ ,--.7'z''' c$, N./ i • . --- -,. X\ 7,. /›. /,,,, / 7\> . N) . 7. d \?, ,,,(2, - . , - .-4 ,) .: A r Nom` --h---- I-- ...,:oz. , � '` 91,.. .,,,,,,_ V---/6" k›. 010, • ( .. _.: I —' - , .4411. ---)...5...- 7j. f -..„,N;.. - ",.): co + --D,c____ . * "'ilia . --41P -37-\\C ,-:-----A) 0 ”. l‘*‘4,i'n ARRo v MCAD A. VQQ�\\\ OAQ+i .'a. .0 t OWN OF MAMARONECK PROPOSED B-R AND SB-R ZONES FIGURE 1 : EXISTING ZONING MAP 0 MAMARONECK, NY Big Planning 1 Similar to the 2004 recommendations, the proposed zoning also provides an affordable housing provision; however, the 2004 proposal provided a density bonus for affordable housing while this proposal requires a 10% affordable housing mandate. The affordable housing provision in both the B-R and SB-R Districts should assist the Town in expanding the opportunity for such housing. It should also provide a substantive response to general requests from Westchester County for municipalities to expand such housing opportunities. The following provides a summary of the proposed zoning recommendations: 0 • Proposed Map Changes o Rezone all of the B Business Districts to B-R Business-Residential (See Figures 2 and 3). 0 o Rezone all of the existing SB Service Business Districts to SB-R Service Business Residential (See Figure 4). o Remap a portion of the existing UR Urban Renewal District to the proposed B-R District (See Figure 2). • Proposed Text Changes o Add Residential as a Permitted Use— Residential, and compatible related uses, would be permitted within the new B-R and SB-R Districts. Area and bulk requirements for the business uses within these new districts would remain the same as they currently exist under the B and SB Districts. Therefore, 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 of up to 4 stories and 44 feet. Tables 1-5 below present the proposed Area and Bulk requirements for the new B-R and SB-R Districts, as well as the proposed uses and parking requirements. o Affordable Housing Required — The 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 consistent with the Westchester County Fair and Affordable Housing model ordinance (see Appendix A for a copy of the Model Ordinance). In residential developments of five to nine units, at least one affordable unit shall be created. For sale affordable housing units would be restricted to prices affordable to households with incomes at no more than 80% of the County median income (currently circa $100,000) and rentals restricted at rent levels affordable to households at incomes of no more than 60% of the Westchester County median income. B-R and SB-R Zoning Report 3 May 31,2012 6, EXISTING ZONING PROPOSED ZONING 1 • . N ftFiji•���\�� ft�' ��+ �� ,c)1\ 0 / #... . „,e4:6,-Tr#,,,. 4,00-.7....rior To re- 4,vo,#.4 0 "52,4 4 40 ). 0 oe c..e4 1.-,, 4 . tio (.* t,w4 '14,......:..;,_..,..w.,,,, #41 44..0. ., ,it... . i \ r R-7.5 ri arawrAer ,r*vez 4„, R-7. ....., • �Cti vat A �Cti ,.: illr 6 ♦ <E `t P�xJ ♦ �1 PwRxt 1 b g;‘,.AW" Is."' V '4P"r. A V.70'' . lit4t6 4)‘41111116,1 '‘‘. [3-12. 41111111::ht-w 4,,i:.._. ""Ir LW-4 I I I LAS4W ' • ,I;Ill 4040 AP,tab 0 1074.8at+ .44.0.1-411114pApitwolits p,,,,&4110,..., -- iih, iii,41,.., ,. ....,'" .. ....71r -rii,.... 0 w♦.i44,214,, 4#„., i' UR 'iAi-6-7\. 0rapp♦� ♦ '��i��i♦,r �� ♦�` �1� !fid 444 ,„,,4..,,,„10„ .i1Li 0 k ,,„›,r,,, .— -\ 0 V"Yrit:,. Ir.: 44:1111. '. P, Allt lied -, 'G` wB Rry '♦`-w1 R 4t ..” ( 4i 141 .: 46"/ '' ifil . 4. .., of 1 i 6 �, •6 • 6 ` e� ' � a e i Ret '1� S��I"'^tom . , 1 1 tii6 , , -.'' Z ]y.[�, •sem 1 • P.,.' r ,.r- t '�e— •:',---•h r '" _ a -,FFA j, 4dfR _ , ,.....; r-s 41`-,, - ;or ii lit'et i i,_ ; ,c ' 1..t f tP, ,'-'". t� 1. >, 1.•�d�'- m 1 " `ice FsU,�aVG ;'• K At• • -�- ':,,o, r,.. , t, '' j� t ♦ i,. .. c . r it ��• Y 4T !•+ � Fr c - le, , rrn ;pMx - .. i 12' ire •a - • 6 • Lr` r '� f 6 - P, , - _ ,I: 1 L •• OWN OF MAMARONECK PROPOSED B-R AND SB-R ZONES FIGURE 2: PROPOSED B-R DISTRICT 6 - ' •NG BOSTON POST ROAD MAMARONECK, NY BFJ Planning 1 1. EXISTING ZONING I'KUPUStU LUNING • Wt....--rVaii.II SW 01Pl'Aii 1-, f;'' P 1.11 VOM-7rifiek: '''''''i .., "s41 lid N 111, To 'x/iae�"piiss�` 1 ` N. Air s Pit. 1•1LI III,14r ` - 11111111011 it%alp ilik= v.ottl_... 8,,,r- A war ' MAM/tRolJ2 • .,a, •�. , ', ,. 7.4- Oter ALvhARook0 7 los-a,,� o,N+Y. ... r, , okra! ..: tj D ' �' r r Sod 0 // • ' 9 • !/�. t°�!i B=R/. 6 ► ,try ,-.'110p___ f' ,,e - l 0 /fy f' `�� i �a�� i OP � 1)40 /.OP • L P F '' , ,fir P F••ALN ;$140011t 4A� z// . \ifitil NS 0 >>,190e/S*.s,‘APAS• / / 4ffii. (7,- , 0 ‘4 .0 6.1111,0 /61' g ci / .----7, ill. /411P4 D [2, 1 i: %,4 0,„Q, i4 . .� ,/ . :•_i_l!'..„, />,, ,. / /\\.., d ,/\N>9<Cf\\.7.< . x\ ti ......- <"--\ , ,/, ...7' , . , . ..,„ X51 „eV 1 3 r �._ ;$ mss,, • W, • y e1l1 .N `� ' 449P/cc-. �� '4.' i 4 . 1 - ;Er. 4 e-f •,may ' ��" I." '�' :4'. tf e �o _ • • cm o fi 4t f r / ,/ I. N - egi ..$ / % ce 16„`c p c. {ate e' :I4t♦ g •4.,• J/ /" .. - ! '/f', / ��: `• ��Uo - N / o f,- half • `e 4 i . 1 ,' a: ` co r • �' + °'.741-' ` 44761. •.t fir of .� ' ' ? ,Siek,d "4"4",:c- ' `‘:: . I •'y to ,.:,, % ...: - 41 " i . ' 4# ,, „ • .1,:-,-.- .4_1' - \ . Pke - ' .dm:°� TOWN OF MAMARONECK PROPOSED B-R AND SB-R ZONES FIGURE 3: PROPOSED B-R DISTRICT - 1 OWN OF MAMARONECK PROPOSED B-R AND SB-R ZONES WEST OF 1-95 10 MAMARONECK, NY BFJ Planning rKOIJUSED LONING 0 ' EXISTING LONING . . , ' All I W, 4.%• 1 ';,1 -. . - - . A t_ay. ,, • . , I :al ht•I >7 ..- '-- 4 ,Aei, „„, L',.., .,.. Piagei &' - .. /AP t.' . "coo pabiNtr4A0,\ vi * " of 11111M4 . s'- '. 0 01114 „4-...„.., . , ,. 4e,„,„ ,„•..,,,,z., 0014. • %.,''..A e- --' / *4rt-' ; /1 Or*" Alytiyo. 7 to . , 0 ... ,x-\\ .,...: ,i. et ‘ ‘ 0 4 4 4 . = .4- .. 1 . • -,i *A,----' r,A-,1'.° `VS ' . ktist a, \ I:• • *0 F 401j0, '. , \______ .0 Ali; ../.% „.141/4, S B it Liiii- -w----ii--- - , / 'Ns\ S B- R . "'OE' •-•:`31-"---r,„ 444/E.11111' .4*•'''1, 4 qii (44 it 14111,4.4. 40, _ '44.14:41:•:..f744:4:1:1,40:,..; ,d:P: \... .... o -..r."---r-AN '-----,- -----r- , . .., 0 01 IP(''• :II , !•• ------ t ill • 1, Pi, •;I • ...‘ • ..•.'' . A ,. **,.,, ..,',, -.111 lt,allil , . ,.•. , , . , .4' ,b't 4- -... •:, •‘(' * 7. T.,'' - ,. , '.' ..-1.3: 1 . '4: . t...-.• .' ' ...I iii. 6 440" 00 F:4... „,,-,,lit._ ....... • . . , ,,_ tit,- . .111 •- . k - 11"" .., , Amt. -- - . . .. .i. • / .. -..- 4, - . i “• I I '1,..; , •- +, ..,--A - 1.' ifilj -A ' r .,,, 4 ' ' 16, . 41' , i• '-''., ,',g '.. ... . t • :'' -. t.•„ k =, /,,-, - . -' . ."-V.1.1114Ma''' ii•-- • - - -,-- a. -..•. -.1,:" 1 - i ,>. AL- , - s.:,/ ,4,4' 9_.....-c..- ---- .7= — • — 5egitgal 0 t. , ....- " ,':' ''': .z.:' ' r.....' 1 • ....•'',- 1‘ • ,, .0.•IP ft--- , --nr.w,:tz.,- -. •• Te,cm-AA, .- , -.. ,,•1111!rwox -- , A-,.:;.-. ,, '.- . ,..____ . - , .,. _. Iii ' ".'- -'. •.,1 .'L',. ,. . 16 4 - , ,a, , :. -- ,4 -•citx. k:E a -- -•grapsoir,,.,--.rzai,„,..... ___ ,,Good„... - • ;4 A • - -- Asti, ''.''''' s • "" . 18 0 ... _. i ,, _ ,. ' - r......'"1111111thtea...'":*,-.:ra .--!"... .. • .A. a:ANL - <A ....* -*. ' 4/ A 0 0 OWN OF MAMARONECK PROPOSED B-R AND SB-R ZONES FIGURE 4: PROPOSED SB-R DISTRICT 1 MAMARONECK, NY BFJ Planning i Table 1 Area and Bulk Standards in Existing B and Proposed B-R BUSINESS PROPOSED BUSINESS- RESIDENTIAL B-R4'5 NON-RESIDENTIAL USE A. Lot requirements: (1) Minimum lot area none none (10,000 sf) (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"(03) (3) Rear yard none2 none2(20) (4) Usable open 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 on B and B-R 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.Side yard of 10 feet required from any road right-of-way or adjacent lot and 5 feet from any driveway or parking. 4.Within all residential developments of 10 or more units, no less than 10%of the total number of units must be created as Fair and Affordable Housing(FAH) units per the Westchester County FAH model ordinance. In residential developments of five to nine units,at least one FAH unit shall be created. 5.The area and bulk standards shown in red and in parenthesis 0 apply to mixed-use and/or residential buildings.Standards for all business uses remain unchanged. 1 1 1 B-R and SB-R Zoning Report 7 May 31,2012 i Table 2 Uses within the Existing B and Proposed B-R District BUSINESS PROPOSED B B-R k PRINCIPAL Retail P P Indoor Recreation Establishment P X Indoor Amusement Establishment P X O Professional Office P P Business Office P P d Municipal Use P P Public Utility Structure P P 1 Multi-Family Housing P Service Establishment S 1 Personal Service Establishment P Personal Instruction Establishment P General Office P ' Medical or Health Professional Office P Financial Office or Bank P 0 Place of Worship P SPECIAL PERMIT Transmission Structures or Towers S X Motel S S D Hotel S S Veterinary Hospital S S P Animal Kennel (boarding and care) S S Undertaking of Funeral Home S X 1 Printing and Publishing S X Plant Nursery S S Restaurant S S Take-Out Food Establishment S S 1 Fast-Food Restaurant(implied by text) S S Delicatessen (implied by text) S S Convenience Store (implied by text) S S Supermarket S S Grocery Store S S 1 Ice Cream/Confectionary Store S S Cafeteria S S Luncheonette S S Library S Educational Facility S ACCESSORY i Building or Use Customarily incidental to a permitted use A A Signs A A 0 Exterior Lighting A A Home Occupation A 0 Key: P—Principal Use A—Accessory Use ` S—Special Permit Use X—Prohibited 0 1 B-R and SB-R Zoning Report 8 May 31,2012 I Table 3 Area and Bulk Standards in Existing SB and Proposed SB-R ' SERVICE BUSINESS SERVICE BUSINESS- SB RESIDENTIAL SB-R4'5 NON-RESIDENTIAL USE A. Lot requirements: (1) Minimum lot area none none (10,000 sf) (2) Minimum lot width at front setback line 100 feet 100 feet (3) Maximum building coverage 25% 250 B. Minimum yards: (1) Front yards none none (15 feet) (2) Side yards None' none'(03) (3) Rear yard None2 none2(20) (4) Usable open 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 on SB District: 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.Side yard of 10 feet required from any road right-of-way or adjacent lot and 5 feet from any driveway or parking. 4.Within all residential developments of 10 or more units, no less than 10%of the total number of units must be created as Fair and Affordable Housing(FAH)units per the Westchester County FAH model ordinance. In residential developments of five to nine units,at least one FAH unit shall be created. 5.The area and bulk standards shown in red and in parenthesis()apply to mixed-use and/or residential buildings.Standards for all business uses remain unchanged. B-R and SB-R Zoning Report 9 May 31,2012 Table 4 Uses within the Existing SB and Proposed SB-R District SB BUSINESS PROPOSED SB-R PRINCIPAL Indoor Recreation Establishment p P Indoor Amusement Establishment p p Business or Professional Office p p Automotive sales, not including used car lots p P Undertaking and Funeral Homes P p Nursery Restaurant P P Luncheonette Ice Cream/Confectionary P P Wholesale or Storage P P Municipal Use P p Public Utility Structure P P Service Establishment P Printing and Publishing p SPECIAL PERMIT Retail Uses S S Gas Station and Garage S S Motel 5 X Hotel S X Electronic Transmission Structures S X Veterinary Hospital S S Animal Kennel(boarding and care) S S Contractors Establishments S S Automatic Car Wash Facilities S S Take-Out Food Establishment S S Fast-Food Restaurant(implied by text) S X Delicatessen (implied by text) S S Convenience Store(implied by text) S S Supermarket S S Personal Service Establishment S Multi-Family Housing S ACCESSORY Building or Use Customarily incidental to a permitted use A Home Occupation A Key: f P—Principal Use S—Special Permit Use A—Accessory Use X—Prohibited B-R and SB-R Zoning Report 10 May 31,2012 1 Table 5 Parking Standards within the Proposed B-R and SB-R Districts Type of Use Minimum Requirements* 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 Retail/office 1.0 space for each 200 square feet of gross floor area * The off-street parking requirements provided below 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. B-R and SB-R Zoning Report 11 May 31,2012 l Appendix A Westchester County Fair and Affordable Housing Model Ordinance D 1 1 1 B-R and SB-R Zoning Report 12 May 31,2012 1 Appendix D-1 (i) 1 Westchester County Fair and Affordable Housing 1 Model Ordinance Provisions 1 These model ordinance provisions are proposed to supplement existing municipal zoning codes in Westchester County municipalities for the purposes of ensuring the provision and promotion of fair and affordable housing development throughout the County of Westchester. Fair and Affordable Housing 1. Definitions Fair and Affordable Housin2(FAH) Unit A for-purchase housing unit that is affordable to a household whose income does not exceed 1 80% of the area median income (AMI) for Westchester as defined annually by the U.S. 1 Department of Housing and Urban Development(HUD) and the annual housing cost of a unit including common charges,principal, interest, taxes and insurance (PITI) does not 1 exceed 33% of 80% AMI, adjusted for family size. 1 A rental unit that is affordable to a household whose income does not exceed 60%AMI and 1 the annual housing cost of the unit, defined as rent plus any tenant paid utilities, does not exceed 30% of 60%AMI adjusted for family size. 2. Required Fair and Affordable Housin2 Unit Component 1 Within all residential developments of 10 or more units,no less than 10%of the total number of units must be created as FAH units. In residential developments of five to nine 1 units, at least one FAH unit shall be created. No preferences shall be utilized to prioritize the selection of income-eligible tenants or purchasers for FAH units created under this subsection with the exception that: (1) a household with at least one member who has been employed within the municipality or with one member who has served as an emergency services volunteer within the municipality for at least one year immediately prior to application for the purchase or rental of a FAH unit may be given a preference for every third(3rd)new FAH unit created within a development and every third(3rd) existing FAH unit which becomes available for new occupancy; and(2) a senior who is a resident of the municipality, or a senior who has an immediate family member who is a resident of the municipality, may be given a preference for FAH units designated for seniors. Notwithstanding the above, all such FAH units, whether for purchase or for rent, shall be marketed in accordance with the Westchester County Fair&Affordable Housing Affirmative Marketing Plan. 3. Incentives for Creation of Additional Fair and Affordable Housing A municipality may utilize one or more of a variety of incentives to encourage the creation of FAH units above the number required to be created by the basic suggested requirements of this model ordinance. Potential incentives include allowing higher densities such as "1.5 Appendix D-1 (i) additional one-bedroom market-rate unit for each FAH unit provided over the required 10%"or the easing of minimum bulk and setback requirements. 4. Maximum Rent and Sales Price The maximum monthly rent for a FAH unit and the maximum gross sales price for a FAH unit shall be established in accordance with U.S. Department of Housing and Urban Development guidelines as published in the current edition of the"Westchester County Area Median Income(AMI) Sales &Rent Limits" available from the County of Westchester. 5 Time Period of Affordability 1 Units designated as FAH units must remain affordable for a minimum of 50 years from date of initial certificate of occupancy for rental properties and from date of original sale for 1 ownership units. 1 6. Property Restriction A property containing any FAH units must be restricted using a mechanism such as a declaration of restrictive covenants in recordable form acceptable to Municipal Counsel 1 which shall ensure that the FAH unit shall remain subject to affordable regulations for the minimum 50 year period of affordability. Among other provisions, the covenants shall 1 require that the unit be the primary residence of the resident household selected to occupy the unit. Upon approval, such declaration shall be recorded against the property containing the FAH unit prior to the issuance of a Certificate of Occupancy for the development. 7. Unit Appearance and Integration 1 Within single-family developments, the FAH units may be single-family homes or may be incorporated into one or more two-family homes. Each single-family FAH unit may be / located on a lot meeting seventy-five per cent(75%) of the minimum lot area for the single- family homes in the development. Each such two-family home shall be located on a lot meeting the minimum lot area for the single-family homes in the development. All such units shall be indistinguishable in appearance, siting and exterior design from the other single-family homes in the development, to the furthest extent possible. Interior finishes and furnishings may be reduced in quality and cost to assist in the lowering of the cost of development of the FAH units. Within multi-family developments, the FAH units shall be physically integrated into the design of the development and shall be distributed among various sizes (efficiency, one-, two-, three- and four-bedroom units) in the same proportion as all other units in the development. The FAH units shall not be distinguishable from other market rate units from the outside or building exteriors. Interior finishes and furnishings may be reduced in quality and cost to assist in the lowering of the cost of development of the FAH units. • P 1 1 1 1 1 Appendix D-1 (i) 8. Minimum Floor Area The minimum gross floor area per FAH unit shall not be less than 80%of the average floor area of non-restricted housing units in the development and no less than the following: Dwelling Unit Minimum Gross Floor Area (square feet) Efficiency 450 1 bedroom 675 2 bedroom 750 3 bedroom 1,000 (including at least 1.5 baths) 4 bedroom 1,200 (including at least 1.5 baths) For the purposes of this section,paved terraces or balconies may be counted toward the minimum gross floor area requirement in an amount not to exceed 1/3 of the square footage of such terraces or balconies. As an alternative or supplemental standard-- The minimum gross floor area per FAH unit shall be in accordance with the standards set forth by the New York State Division of Housing and Community Renewal &the New York State Housing Trust Fund Corporation in Section 4.03.03 of its joint Design Manual. 9. Occupancy standards For the sale or rental of FAH units, the following occupancy schedule shall apply: 1 Number of Bedrooms Number of Persons Efficiency Minimum:! , Maximum:1 1 Bedroom Minimum:1 , Maximum:3 2 Bedroom Minimum:2 , Maximum:5 1 3 Bedroom Minimum:3 , Maximum:7 4 Bedroom Minimum:4 , Maximum:9 1 10. Affirmative Marketing The FAH units created under the provisions of this section shall be sold or rented, and resold and re-rented during the required period of affordability, to only qualifying income-eligible households. Such income-eligible households shall be solicited in accordance with the 1 requirements,policies and protocols established in the Westchester County Fair& Affordable Housing Affirmative Marketing Plan so as to ensure outreach to racially and 1 ethnically diverse households. 11. Resale Requirements In the case of owner-occupied FAH units, the title to said property shall be restricted so that in the event of any resale by the home buyer or any successor, the resale price shall not exceed the then-maximum sales price for said unit, as determined in this ordinance, or the sum of: (i) the net purchase price(i.e. gross sales prices minus subsidies)paid for the unit by the selling owner, increased by the percentage increase, if any, in the Consumer Price Index for Urban Wage Earners and Clerical Workers in the New York-Northern New Jersey Appendix D-1 (i) Area, as published by the United States Bureau of Labor Statistics (the"Index") on any date between(a)the month that was two months earlier than the date on which the seller acquired the unit and(b) the month that is two months earlier than the month in which the seller contracts to sell the unit. If the Bureau stops publishing this index, and fails to designate a successor index,the Municipality will designate a substitute index; and (ii) the cost of major capital improvements made by the seller of the unit while said seller of the unit owned the unit as evidenced by paid receipts depreciated on a straight line basis over a 15 year period from the date of completion and such approval shall be requested for said major capital improvement no later than the time the seller of the unit desires to include it in the resale price. 1 Notwithstanding the foregoing, in no event shall the resale price exceed an amount affordable to a household at 80% of AMI at the time of the re-sale. 12. Lease Renewal Requirements Applicants for rental FAH units shall, if eligible and if selected for occupancy, sign leases for a term of no more than two years. As long as a resident remains eligible and has complied with the terms of the lease, said resident shall be offered renewal leases for a term 1 of no more than two years each. Renewal of a lease shall be subject to the conditions of federal, state or county provisions that may be imposed by the terms of the original 1 development funding agreements for the development or to the provisions of other applicable local law. If no such provisions are applicable and if a resident's annual gross income should subsequently exceed the maximum then allowable, as defined in this chapter,then: i Option(a): said resident may complete their current lease term and shall be offered a non- 1 restricted rental unit available in the 30% development at the termination of such lease term, if available. If no such dwelling unit shall be available at said time, the resident may be allowed to sign one additional one-year lease for the FAH unit they occupy but shall not be 1 offered a renewal of the lease beyond the expiration of said term. -OR- Option (b): said resident shall pay the greater of(1)the rent amount payable under the 1 provisions of this ordinance or(2) 30% of the resident's monthly adjusted household income provided that the increased rent may not exceed the market rent in that development for 1 units with the same number of bedrooms. -OR- Option (c): said resident shall pay the greater of(1) the rent amount payable under the 1 provisions of this ordinance or(2) 30%of the resident's monthly adjusted household income provided that the increased rent may not exceed the market rent in that development for units with the same number of bedrooms for a term of not more than one (1)year. • Appendix D-1 (i) 13. Expedited Project Review Process (a) Pre-application meeting: The applicant for a Fair and Affordable Housing(FAH) development shall be entitled to attend at least one pre-application meeting at which representatives will be in attendance from each municipal agency,board, commission and staff expected to play a role in the review and approval of the development application and construction. The purpose of the pre-application meeting will be to expedite the development application review process through: • The early identification of issues, concerns, code compliance and coordination matters that may arise during the review and approval process. • The establishment of a comprehensive review process outline,proposed meeting schedule and conceptual timeline. (b) Meeting schedule and timeline: Municipal departments, agencies, authorities,boards, commissions, councils, committees and staff shall endeavor to honor the proposed meeting schedule and conceptual timeline established as an outcome of the pre-application to the greatest extent possible during the review and approval process, subject to the demonstrated cooperation of applicant to adhere to same. Should the approval process extend beyond one year, an applicant for a FAH development shall be entitled to at least one additional meeting per year with the same departments, agencies, authorities,boards, commissions, councils or committees to review any and all items discussed at previous pre-application meetings. (c) Calendar/agenda priority: Municipal departments, agencies, authorities,boards, commissions, councils or committees with review or approval authority over FAH development applications shall give priority to such applications by placing FAH applications proposals first on all meeting and work session calendars and agenda and, when feasible based on the ability to conduct required reviews and public notice, with the intent of shortening minimum advance submission deadlines to the extent practicable.