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HomeMy WebLinkAboutMamaroneck A Case Study of the Town of Mamaroneck, Village of Mamaroneck, and Village of Larchmont 6/1/1981 1,10.1,1 ,. l ll't. .i; � fur//nJ '\ • .,. .d�,p`;`,�•.,1''t •.i../., • i \ ri*, ,,.•,.1 Or lF i . • 0� '' ] ', \a 71"11' /.`�• j 4\ e , `/�.,,� bit •� J ' (0-•5k 10 :j-�rel A ti)1: II1 I / ` / It r ,''1' ' • / 4,1 1 j. '' I d n(' \ •,l�J 9 '.0),,11:, .(,'� uG .,-i i ,--,---:,1.,,./. - • 7_ -•. l,. _n 1•111‘114)4.1 _ ;• 1,\;\ ' r ; , -�'� l ,\ ,�, llll',•1J(1, - ••,.4– y' tl>, , .-.1 ( , , '. , •\� i. / •\._ i�4. dd . 4. 71a•gaA•d. , ' / f\ 1"4- 'I• `\., - J . 11'11 1 1 ,,v//,.1041.% • • -.Ir.,-./�1S' �, ) `0 +714c.1I iAi, .ifAl l'oil� f V I• `'i ./,I 1,„o,iri•• r,/:/"-fpr, 1/. r C • • s' 4.J• 3,Nvo" y t / 1. .! �• \ r 1 l • au.��y�l .-Z / 6 •1. S I ' a . t' � �H �'_ . Iii - z. 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Natural Conservation 30 I3. Visual/Cultural Conservation 34 I 4 . Maximum Development 38 C. Two Case Studies I 1. The Sheldrake Reservoir of Larchmont 43 2 . The Bonnie Briar Country Club 54 IReferences 61 Appendix--Inventory 63 I I I Ii II I I I 0 A ' PREFACE This report summarizes the results of a two semester course on Environmental Planning and Resource Management offered ' as part of the curriculum at the Urban Landscape Department of City College of New York. Within the limitations imposed by a two hour seminar and lecture course, the class was asked to: 1. Analyze the existing conditions and develop criteria for assessing environmental impacts . and 2 . Suggest alternative development proposals within several different categories for a selected site. At the request of Mr. Robert Barrett , Chairman of the Conservation Commission, the Town of Mamaroneck, this years class embarked on an investigation of the Town--a much more ambitious undertaking than had been attempted by previous classes . ' During the first semester, the class was divided up into groups, and each group was given a specific environ- mental factor to explore (such as "Coastal Hydrology" or "Energy" ) . At the end of the semester the groups presented their conclusions with supporting maps . These are summarized in this report . ' During the second semester the class re-grouped. The newly formed groups were asked to imagine that they were all ' residents of Mamaroneck who had been invited to serve on a Conservation Commission Task Force to explore alternatives for the Town ' s future growth . In order to obtain a wide variety of opinions each group was asked to look at the Town ' within the narrow limits of their group ' s area of concern . The group ' s task titles were : ' Energy - How can Mamaroneck reduce its energy needs? ' Natural Conservation - How can Mamaroneck conserve or restore its natural resources? ' Visual/Cultural - How can Mamaroneck protect and enhance its visual , historical and cultural ' assets? ii Maximum Development - What opportunities exist for development in Mamaroneck and how can it take place without destroying the Town ' s values? Historical Reconstruction - This group was asked to try to describe the Town ' s environ- ment in earlier days--as a useful yardstick when consider- ing the future. Two groups were given specific areas to study in greater P detail : The Sheldrake Reservoir The Bonnie Briar Golf Course A separate group was given the task of co-ordinating everyones work and producing a final report . As part of the process , the class held several simulated "Town Meetings" at which each Task Force group presented their findings , and exchanged views . The purpose of this was to identify conflicting interests , and attempt to settle them during the process . Finally , each group presented its report , the results of which are summarized in this report . The conclusion that I have drawn from this effort is that while the scope of the work needed was very broad , the class were able to draw some useful , if not entirely resolved, conclusions . Much work remains to be done , both at a data base level and in its interpretation , but this report does point out some intriguing directions for Mamaroneck and for further study . In the area of Energy Conservation , the class was hampered by an almost total lack of base data on energy consumption . The proposals for future conservation were , of necessity , made from a hypothetical basis . Nevertheless , they warrant study . We hope the Conservation Commission will find this study valuable , despite its limitations . The class worked hard and were hampered not by lack of enthusiasm or energy , but by the demands of their other school work. Nicholas Quennell Professor of Urban Landscape City College of New York May 1981 iii bow Niesommw GROUP MEMBERS ENERGY Wai Man Yeung Frank Craine IP Lillian Mendez Kyriakos Pierides NATURAL CONSERVATION Pastor Medina Beth Adler Luis Murillo Luis Rueda VISUAL/CULTURAL Paul King Vasso Apostolopoulos Nelsy Puerto Debra Sukupa MAXIMUM DEVELOPMENT Ural Talgat Chrysanthos Chrysanthou Marion Lipsey Gloria Zasky HISTORICAL RECONSTRUCTION Claire Goldthwaite Allenson Moore George Vellonakis Richard Zambito SIIELDRAKE RESERVOIR CASE STUDY Constance Hildesley Nancy Gerlach Nancy Trowbridge BONNIE BRIAR GOLF CLUB CASE STUDY Chris Cohan Andrew Letterese William Vecchione REPORT COORDINATION Paul Greene r Jean Kennedy Stephen Whitehouse p iv ACKNOWLEDGEMENTS We would like to thank the many people and organizations who offered assistance and knowledge which made this report possible. Foremost are Robert Barrett and the other members of the Conservation Advisory Committee of Larchmont and Mamaroneck who commissioned this report ; special thanks must go to Mr . Clifford Emmanuelson , the Committee ' s conservation consultant ,who met with us several times and directed us to valuable sources . The files maintained by the L. I .F. E . Center in Mamaroneck were especially helpful . Other kind assistance come from: Mr. Leddy , Ranger/Custodian of the Town of Mamaroneck; Tracey Kay of the Rye Nature Center; Ms . Mary Anne Johnson ; Dr, Alan Mason ; Mr . Charles Crowley of the Larchmont Water Works ; Mr . Bob Hohberg; Dr. Judith Spikes of the Larchmont Historical Society : Mr . Burton Meighan , Historian of the Town of Mamaroneck; and Mr Victor Galleota of the West- chester County Planning Office. The "Friends of the Reservoir" provided information on the the Sheldrake Reservoir of Larchmont . Also helpful were many government agencies including the West- chester County Soil Conservation Office , the Westchester County Planning Office, and the New York State Department of Environmental Conservation . v I DATA BASE I The Town of Mamaroneck, Village of Mamaroneck, and Village I of Larchmont are suburban communities in Westchester County located along the northern shore of Long Island Sound between the City of New York to the Southwest and the expanding cities of Western Connecticut to the Northeast . The first native American inhabitants found the area attractive because of ft several harbors along the coast which offered beauty and abundant food. With the coming of white settlers the coastline was used for food, water-power, and commerce, and as the population grew, for estates , clubs , and recreational boating. From a flat area along the coast the land rises gradually in P a northern direction to an elevation of over 200 feet . Running 1111 south through valleys , six streams flow to the harbors . As the area grew these streams were extensively directed into culverts , to accommodate both the residential development and Fthe land route which parallels the coast . This land route, the present Eastern Corridor, has played I a major role in Mamaroneck' s physical development . The coastal Indian path became the Boston Post Road, at one time the primary land route between Boston and New York, now a commercial strip through the towns . The nineteenth century added the railroad, now Conrail , and the twentieth century brought the modern expressway , Interstate 95. Despite the volume of traffic passing through , Mamaroneck has never been a node along the route; instead, much to the pleasure of the residents , it has remained a prosperous suburban I community . Single-family houses on tree-canopied streets blanket most of the area, and several large estates are still maintained. Older commercial districts are located on Mamaroneck Avenue north of Boston Post Road and along Chatsworth and Larchmont Avenues ; these areas retain a small-town "Main Street" atmosphere with closely spaced buildings fronting the sidewalks . Newer commercial development , especially along Boston Post Road, is more typically r "strip" development , with deeper setbacks and large parking lots in front . I The natural and recreational open space acreage falls short of the standards recommended by the National Recreation Associa- tion (81 . 7 acres versus the recommended 177 acres) , but there are several significant tracts of land preserved. However diminished I by landfill , salt marshes along coastal inlets still exist , and local conservation efforts have succeeded in designating these areas as preserves . The largest public preserve of native woodland i I is Saxon Woods , located in the northeast corner of Mamaroneck; nearby is Murdock Woods , owned privately . Running across the towns , a narrow strip of woodland--the Leather-Stocking Trail-- I remains from land assembled in the 1920 's for a cross-county parkway which was never built . The Sheldrake Reservoir of Larchmont and the Mamaroneck Reservoir are the largest bodies of fresh water. 111 1 V Recreational areas include threerivate p golf courses (one of which, Bonnie Briar, is experiencing financial difficulties and may be sold) , several private shore clubs , the schoolyards , and Mamaroneck ' s Harbor Island Park. Several smaller parks of varying quality are spread throughout the towns . There are some small industries in the area, but they are not significant enough to change the essentially suburban character. Present zoning supports this pattern of development , and there are no plans afoot to change the zoning. Formerly , the Sheldrake and Mamaroneck reservoirs provided the towns with fresh water, but , as demand increased and the water became more and more expensive to treat , the area hooked into the Croton Branch of the New York City water supply . Sewage treatment is handled at a well-maintained plant located at the intersection of Mamaroneck Avenue and Boston Post Road; this system also links up with another plant located to the west in New Rochelle. AIR QUALITY AND CLIMATE In an area as developed a Mamaroneck and Larchmont , part of the larger New York metropolitan region , it is no surprise that virtually all the components of the environment have been impacted by man . Even the climate is warmed somewhat by the proximity to New York, which acts as a heat source . Otherwise , the temperate climate of the area is determined by natural effects . Prevailing winds from November to April are from the Northwest , and during the summer frequent Northwesterly systems cool the area; from May to September Southwesterly winds predominate . During the summer months , most precipitation comes from thunderstorms . Coastal storms , including the occasional Northeasters , produce record rains, snows , and winds primarily in fall and winter . In Jaunary , the coldest month , average high and low tempera- tures are 39ce F and 23° F . the hottest month , July , posts high and low marks of 85° F and 63a F. These ranges are less extreme than those of Upper Westchester County because of the moderating influence of Long Island Sound. Because of its great heat capacity , water changes temperature much more slowly than air , so it cools in summer and gives heat in winter ; furthermore in summer the regular off-shore breezes add a cooling effect . The air quality of Larchmont and Mamaroneck easily meet the general standards mandated by the Federal Environmental Protection Agency . With so little industry in the area , the automobile is overwhelmingly the main source of local air pollution . Two monitoring sattions , one on the high school roof above Boston Post Road, the other next to Interstate 95 at exit 9 , provide accurate measurements of atmospheric pollution . The one-hour standards for carbon monoxide, the most general indicator of automotive pollution , were not violated in 1978 , the most recent year of published records ; the eight-hour standards were 2 exceeded once. Ozone levels in 1978 exceeded standards seven times for one-hour periods in one day , the lowest number of violations for a New York State monitoring station. Suspended particulate measurements were 85% and 63% of the New York State standards at the two monitoring stations . The regular breezes of Long Island Sound significantly recluse the concentrations of pollutants during the troublesome summer months . Following the general trend in the Northeast , the local air quality has improved since the mid-1960 ' s , but Mamaroneck and Larchmont share the newer regional problem of acid rain . Similarly , automobile and truck traffic are the dominant source of noise . Unpleasant noise levels are encountered along the length of the expressway, extending roughly 880 feet (one-sixth of a mile) away from the road. A narrower corridor of unpleasant noise levels exists along Boston Post Road, widening considerably at intersections . GEOLOGY The bedrock of Mamaroneck and Larchmont is part of the New York formation of metamorphic rocks . The bedrock north of the expressway is primarily Fordham Gneiss ; south of the expressway is Manhattan Schist . Both rocks are extremely hard and, except at occasional fissures , relatively impermeable to water. The reservoirs constructed over this rock are structurally solid with little seepage as long as the impounding walls are maintained; wells drilled into the bedrock yield little water. The surficial geology of the area is predominantly glacial till of the Charlton soil association . Some Charlton loam is present , but most of the soil is rockier, well-drained, and varying from medium to coarse texture. With ground cover , water run-off is moderate ; without ground cover, severe . Soils of the Hollis group are found on ridges of higher ground. Hollis soils are extremely shallow, only 10-20 inches to bedrock , and surface outcroppings of bedrock occur over as much as 25% of the area--runoff is severe even for undisturbed land. An area of Merrimac soil , a fine sandy loam found on stream terraces , occurs at the confluence of the Sheldrake and Mamaroneck Rivers . This soil type is tolerant of many human uses , being relatively flat , soft , and not very susceptible to erosion . In marshes and coastal areas the soils are essentially flooded. FLOODING Residences located in the stream valleys of Larchmont and Mamaroneck experience flooding during heavy rains , a condition exacerbated by the development of the area and its surficial geology . The impermeable surfaces of roofs and roads contribute to the already substantial surface runoff of the local soils . The Sheldrake River valley is particularly susceptible to flooding because it is bordered by large areas of Hollis soil . Coastal flooding occurs when heavy rainfall combines with wind and high tides . The marshlands help to buffer the land from the ocean ' s intrusion ; consequently the effects of flooding 3 are worsened in direct relation to the extent to which the marshes have been filled. WATER QUALITY The inland waterways of Mamaroneck and Larchmont have a low level of steady non-point pollution , although certain circumstances introduce shock concentrations of pollutants into the streams . Due to road salting, each winter the calcium chloride concentrations will exceed the safe limit several times . Rarely , when the storm sewers overload during heavy rains , sewage is discharged into the streams . Especially in spring, lime and other chemicals applied to golf courses and residential lawns enter the streams . Because of the variety and concentrations of pollutants , it is expensive to render this water suitable for drinking, and the towns have no plans to reactivate their reservoirs . VEGETATION The vegetation of the area divides into several distinct categories . Residential areas are planted with native shade trees and ornamental trees and shrubs . In woodland preserves are several substantial areas of mature forest of hardwoods and pine trees . Shrub woodland, in transition fron open field land to forest , includes fields of wild grasses and flowers , low 0 shrubs and trees which provide food and cover for wildlife , and some taller trees . Some small areas of upland marsh feature species tolerant of wetness such as birch, willow, maples , and viburnum. Tidal marsh areas may be broken into two zones : shrub woodland which borders the marsh , and the plant associations of the wetlands themselves . The wetland is likewise divided into the "low" and "high" marsh areas . The low marsh is inundated daily by tides , and features the salt march cordgrass Spartina 4 alterniflora and other salt tolerant plants . The high marsh is flooded monthly during the highest tides , and is dominated by Spartina patens , salt meadow grass . Tall reed grass , Phragmites communis , is found, especially where the marsh has been disturbed . THE SALT MARSHES Of the several vegetation zones , the coastal salt marshes have unquestionably the highest ecological value . The rapid growth, death , and decay of marsh grasses , especially in the low marsh , provide abundant organic food for small marine organisms , mollusks , and fish . This available food, the shallow water, and the protection from the ocean ' s force which the marshes provide make the marshes especially valuable as a breeding ground for fish ; two-thirds of all sport and commercially- harvested fish depend on tidal wetlands at some point in their life cycle (Joseph Disponzio, "Otter Creek Preserve Study , " p. 24) . Clams and mussels are plentiful , but because these life forms are filter feeders they are extremely sensitive to pollution , and harvesting for human consumption is prohibited. Food and shelter likewise attract migrating birds ; the Westchester County coastline • records more birdlife than any other coastline in New York State . The thick built-up organic layer of the marsh filters impurities 4 I I from the water, and helps to mitigate the effects of coastal 1 flooding--when inundated the organic layer swells like a sponge and retains water. The larger tidal marshes are Otter Creek and Guion Creek around Mamaroneck Harbor, Greacen Point and the Hommocks marshes I around Larchmont Harbor, and the Premium marsh inland from the Premium Mill Pond. The largest and most unspoiled marsh area is the trenty-five acre wetland system of Otter Creek, which accounts for ten percent of the productive marshland of Westchester County . The Otter Creek Preserve, designated by the State Department of Environmental Conservation , includes half of this wetland system. IINearby Guion Creek marsh , protected by the Village of Mamaroneck, is a smaller system, but also healthy . The Greacen Point marsh is productive, but , being the most exposed to the ocean , it is I presently being eroded by currents . The Hommocks marsh , a preserve of the Conservation Commission of Mamaroneck, has been substantially reduced by landfill for the golf course and the I Hommocks Middle School grounds ; likewise its value for flood control has been lessened. A study project in 1975 conducted by James Utter of SUNY at Purchase observed that the remaining marsh at ' Hommocks was in transition from a low marsh to a high marsh-- the latter produces fewer nutrients for marine life. Of the major marsh areas , the condition of the Premium marsh is the most precarious . It is presently a high marsh ; old aerial I photographs show that it was formerly largely low marsh , which indicates that there has been a high level of siltation which must be attributed to human disturbance. Impoundment of water and silt by a bridge at the head of the Premium Mill Pond has been suggested to be the major agent of this process . WILDLIFE ` Along with the marshes , the areas of Mamaroneck supporting a variety of wildlife include : the two reservoirs and surroundings ; Saxon Woods , the Leather-Stocking Trail , and the privately-held • tracts of woodland; the three golf courses ; and smaller parks and club grounds throughout the towns . In the marshes are found an uncatalogued abundance of marine life, more than 100 species of birds , and small mammals such as raccoons , opossums , and skunks . The osprey , listed as an endangered specie, has been spotted at the marshes and the reservoirs . At the Sheldrake Reservoir a study taken from 1976 to 1979 recorded 104 species of birds , di 37 of which nested there . Shiners , catfish , largemouth bass , and perch are found in the Sheldrake Reservoir , although the I intrusion of carp have somewhat lessened their numbers . White- tailed deer are seen in the woodlands and golf courses ; the red fox is presumed extinct in the area. Snakes , primarily garter snakes , have returned to the area after being driven away by blasting for construction after World War II ; rattlesnakes have been seen occasionally around the Sheldrake area. mi The wildlife of Mamaroneck suffers no threat from humans other than the spacial and polluting intrusions of settlement and the predatory habits of housepets . On the reverse side, the 5 II 1' residents are more delighted than bothered by animal life , although raccoons sometimes raid garbage cans , and mosquitoes annoy the people living near the marshes . Procedures for eradicating the mosquitoes are sporadically considered, but as they would seriously I disturb the valuable marsh ecosystem it is hoped that mosquito control will not be undertaken. I II I II I I I I I I I I I I6 , • tit , .... -,r, -7: -.... 6 §„s; ; ,r; - 7::irl'''' ''''''' -411) ‘."") '—'"Yi ' ' ' IL '...-1:.401.412 • i �, l► ., r,. Us* I 6-,•/' ,!'. 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Ow E .-, s.......,wv....„,. _,,,,, s ,,,,,-, . .. .,( ,-- 1. •1./ •'f 4 \/ \•`\\\\ \\,\ .mar'."A \`\• i I • S‘.., .4- .• ,� p.-. 71.1111M.1�Ooo tt ' 1 ENVIRONMENTAL STUDY HYDROLOGY iii VILLAGE OF MAMARONECK \\a FLOOD HAZARD TOWN OF MAMARONECK 111111 FRESH WATER & COASTAL MARSHES VILLAGE OF LARCHMONT A WELL (UNDER 200 GAL./111N) CITY COLLEGE URBAN LANDSCAPE PROGRAM ♦ WELL (OVER 200 GAL•/MIN.) v 1980-el II ' HISTORICAL RECONSTRUCTION Ever since the Mohegan Indians beat a path along the shoreline ' of Long Island Sound, the topography of the eastern part of Westchester County has been continually modified to suit the needs of the varying peoples who settled there. ' The first European settlers in the Mamaroneck area were attracted by the excellent harbor in close proximity to ' numerous fresh rivers and streams . In 1661 , John Richbell , a British subject , bought a large portion of the land around the harbor from the Indians and founded a settlement that became the nucleus for development in the area. ' The village prospered , having the advantages of good farm land after the forest was cleared, as well as access to the ' outside world both by sea and by land along the Westchester Path , the successor to the Indian shore path . ' As farms spread around the Mamaroneck Harbor area onto Orienta Point , new development was established along the Westchester Path in what is now the Larchmont area. Here , the land on the water side of the Path was mostly marshes and salt hay meadows with some higher ground suitable for farms . By the early 19th Century the settlers had ' moved beyond merely clearing and occupying farmland, and had begun to alter the extensive marsh system. Grist mills were established to take advantage of the tides by building dams across suitable inlets . Thus the mouth of the Premium River ' became the Premium Mill Pond , and Horseneck Creek was trans- formed into what is now called the Van Amringe Mill Pond . ' As these developments were occurring , the means of trans- portation were shifting . At first , Mamaroneck Harbor was the center of a thriving shipping industry , while the Indian shore path became the Westchester Path and then the Post Road between ' New York and Boston . Development along the Post Road was still mostly rural , with farms extending away from the Post Road into the low-lying areas . ' By the middle of the 19th Century , the emphasis had shifted to railroads , with the building of the New York , New Haven and ' Hartford Railroad , and several short-lived branch lines . With the coming of the railroads , and the easy access to ' New York City , Mamaroneck and Larchmont became less and less rural ; and in 1872 the first of the large farm areas , Larchmont Manor , was subdivided. At about this time a residential develop- ment , Grand Park , was laid out in the upland areas , but was never actually built . By the early 20th Century most of the 8 farms and manors were either subdivided or transformed into pri- vate country clubs or yacht clubs . Waterfront parks were estab- lished, first in Larchmont near the Hommocks area, and then in Mamaroneck Harbor as the marshes around the Harbor Island were filled in and the island became a peninsula. Development of the wooded uplands followed a different pattern . Here the terrain was marked by low gneiss ridges extending roughly north-south away from the shoreline far into Westchester County . These ridges divided the watersheds ; streams flow through the valleys to the sea. Travel naturally was more difficult over the ridges , and roads were built along ' the valleys to connect to White Plains and Scarsdale . Resi- dential development followed these roads , and, where houses met rivers , the rivers were diverted or buried. ' Part of the Sheldrake River was dammed, forming the Sheldrake Reservoir, and the flow of water which originally was split between New Rochelle and Larchmont was sent solely to Larchmont . The higher regions rising up from the valleys were left as woods or partly cleared as country clubs and golf courses . About 50 years ago, a little more than 260 years after John Richbell made his purchase , the present day form of Larchmont and the two Mamaroneck communities was essentially developed, at least with respect to surface construction . Development was concentrated in the southern lowland part r, of the area along the shoreline with the railroad as midrib , and extending north into the valley areas . Only the marsh areas were left relatively untouched , along with a narrow swath of wooded area on the edge of the uplands , and extending from the Sheldrake to the Mamaroneck River . The uplands remained wooded or partially cleared as recreational space. ' The next 50 years saw the consequences of an earlier altera- tion of one marsh , the alteration of a second, and the dis- appearance of a third . ' Since the Premium Mill Pond was dammed at the end of the 18th Century , the tidal flow into the Premium River decreased and the marsh began to silt up. Aerial photos taken in 1925, ' more than 100 years later , show that one arm of the marsh at that time extended much farther south than it does now, and the northern channel was broader . Parts of the marsh have been filled in as well . 9 Fifty years ago the Hommocks marsh area at Monroe Inlet was a multi-channelled system with inlets extending a good distance inland. Most of these channels have since been confined to culverts and covered with landfill . Harbor Island Park in colonial times consisted of Hog Island surrounded by marshes . In 1907 Mamaroneck Village bought the island and started, by extensive dredging and filling, to convert it into a park. In 1925, there were still visible channels and some marsh land. These have now disappeared as the island has joined the land. In addition, as the preferred means of transportation shifted from the railroads to the automobile, the last remaining swath of lowland woods was sacrificed in 1958 to the New England Thruway . Looking back through 320 years and trying to reconstruct the area as the Mohegan Indians saw it leads one to the con- clusion that this is certainly not a case of massive despoiling of the environment , but that there have been definite changes , some positive and some negative, and some probably neutral . A good deal of the original virgin forest has been removed, mostly in the low-lying areas . Much of this has been replaced with ornamental or fruit-bearing trees , or with open green spaces . The loss of the marsh land is perhaps the greatest negative feature, if you consider the enormous importance of this eco- logical niche both in aquatic wildlife productions and as a tidal flood control barrier. The filling around and burying of rivers , particularly in the Sheldrake area, along with the diverting of spillways , have certainly complicated the problems of flood control and should be considered a negative point . In return for these disturbances of nature, the development of the Mamaroneck-Larchmont area has certainly provided some very pleasant living spaces for people who don ' t want to live in tents or lodges as the Indians did. This historical account is necessarily a good deal speculative since we were limited by the sources available to us . We had access to a series of maps , dating from 1872 to 1929 , found in the New York Public Library Map Room. These give a reasonable indication of when and where houses , railroads and roads were built , but little hard data on environmental features . 1 The report of the Aesthetics and Historical Group, Jean ' Kennedy and Paul Greene, helped a good deal with the questions of who and why , as did some of their source material . We were lucky to find a set of aerial photos dating from 1925, and even luckier to have the help of Victor Galleota of the Westchester County Planning Office in White Plains , who made it possible to rephotograph them. These gave concrete evidence of the state of the area in 1925, and were easily compared to current air photos . ' The information obtained by the coastal and inland hydrology groups , along with the topography studies , gave the rest of the data base upon which we founded this report . p I 1 R I !I 11 z e. .le..., , 7 iiii4 1 ,,y :4 4 0.7,j ,,, ,, .6 v./Fr,.,4.,. , je ' .-s; .0"e„;.,',7":,411,,. ,.....).,N,i itiiiii01:11 r"r;f7, is.):,s,11).40-''''.fili.N!II L"...,..,.., NN 1 j'1 ,p�f //, it ,M r I 'A kb to ,� °j -�'`' WI .,t . s;- , ie ;.�'0 sr i mit+ Ili+-'1. kSu 4 �lt� a * v f' 1 � 'I• Vr � y� g I �'4� I ,i i c' A; .A/,1a( \'; ``p, .1/1 h � n', '` j 1 • 'r` ti,,,,,,f.,, � - e, 4.'4.7 I - iji -, (• , '''4, t "/z 0:/.4-amrr.:„ .._..-, „,..„i•• - ;ail $�, 7..has;, •CAD:1 a►Hera 4 �TLy ,� 1,)ii ,{'" _' a _.. o A.F y, I �: { - s, Hf�� 0 ` '7� ,i�4.d �/ ,it i ! a art. ►.`I .,J I ^ 4� rr Pffr yrS�t6� , �::, tire, . 4,e, 0 6 ,!"4 . t;:.4.4 - .:4:4.1‘''-::,' i ' _ . 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T . •1.M. yy1 • 0, U `` "O 'ANulOrt• IN - Tt. ty ;./ Rt .. r reTiYT ii r .;,ck c. P1 3000 ft let ` ��.:? of :;i"•:.. � .,-Vis.':t c,.,,rt.., 1929- ENVIRONMENTAL STUDY 1661- 1872- 1929 VILLAGE OF MAMARONECK Residential ///. V 4 %//I F' /I TOWN OF MAMARONECK IP VILLAGE OF LARCHMONT Recreation 111111111111 111111211 1•■•i I I CITY COLLEGE URBAN LANDSCAPE PROGRAM Woodland 1 I I 1 I I 1980-81 • 111111 • • • in 4.11...: .. .4F, ..vilt 44 - ' ....--- --- ______ Mt,Cep `ulmove`� N►ESTCHESTER CO. 1 S / yg`<�. �' %/ .Nr ,• .p.m&... 7 r...."„ , 4 3'▪' • . ` - / •'.,.�/L.p..I•f . /r•'•'•.„/,.. •,,',.: •• - - •�'.w%� . ii.-.. , / �y 4••••••••••(/.,n•. NI'/F.../....r/ N4 I r. 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' I • r f II ' r \An r / r I 1925 PREMIUM MILLPOND 1 W. • I " r. • i 1976 ENVIRONMENTAL STUDY COASTAL CHANGES VILLAGE OF MAMARONECK TOWN OF MAMARONECK MARSHES ' VILLAGE OF LARCHMONT CITY COLLEGE URBAN LANDSCAPE PROGRAM 1980-81 18 p I 1925 1 HOMMOCKS • • • • 1976 •p ENVIRONMENTAL STUDY COASTAL CHANGES ' VILLAGE OF MAMARONECK TOWN OF MAMARONECK VILLAGE OF LARCHMONT CITY COLLEGE URBAN LANDSCAPE PROGRAM 1980-81 19 ("71 I / r r 1925 HARBOR ISLAND PARK I • Fir • I 1976 a ENVIRONMENTAL STUDY COASTAL CHANGES VILLAGE OF MAMARONECK TOWN OF MAMARONECK - MARSHES ' VILLAGE OF LARCHMONT CITY COLLEGE URBAN LANDSCAPE PROGRAM 1880-81 20 .,.. . ,. ,„ N .,„ , ,.r-._:.;s, j # .•.../00„ , , i ... /. • 7.- -i I '11' • 1/ , \ rZt:ts':''. AI. " 4,11.• ,,,r •'. „ ` 1 ..' ..4.": 4.: 1 tENERGY The purpose of this study is to examine some aspects of general energy consumption in the areas of the Village of Mamaroneck, Town of Mamaroneck and Village of Larchmont , and to propose policies that may improve the energy efficiency of the area as a whole, so that it can be more energy self- sufficient and serve its inhabitants better. The "Energy Pie" in Figure 1 illustrates how energy is ' used by a person in a typical municipality in the Northeastern United States . The largest section of the energy-use pie is automobile (55%) ; household usage, including space heating , air conditioning, water heating , appliances , etc . , accounts for the remaining 45%. We shall discuss the energy aspects of transportation and household use separately . The automobile is the main mode of transportation for most parts of America. The automobile, however, is a very inefficient means of transportation. The over-development • of the highway system not only encourages people to use this transportation system, but also discourages pedestrians and bicyclists . Cars present a safety hazard and make the environ- M ment unpleasant for cyclists and pedestrians . It has also been shown that overly wide , unshaded streets , designed for cars , can raise the maximum daytime temperature by as much as 100. The bicycle is the most energy efficient means of trans- portation and should be encouraged as an alternative to the private automobile . Since the road system now is primarily for cars , new facilities must be provided and traffic rules must be altered or supplemented in order to safely facilitate r bicycles in traffic . Since the traffic volume is large on Boston Post Road , the major commercial district , an increased possibility of traffic accidents would be anticipated with the addition of bicycles . To cope with this , we propose ' that bike lanes be provided. It is also imperative to give clearly defined rights-of- way for cars , bicycles and pedestrians , to avoid possible confusion . Facilities must be provided for bicycle riders , such as appropriate signs designating bike lanes , and bicycle storage equipment in public places such as post offices , train stations and, ideally , at every public parking area. 1 22 Public transportation is another energy efficient way to replace care usage. Bus lines should be designed to cover the "spine" of the area, as shown in Map 1. The "spine" is a strip of land along Boston Post Road, where most commercial activities are conducted and where traffic is heaviest . Bus ' lines should run through this frequently visited area and circulate out to serve inhabitants in the areas remote from the "spine" . A large number of people move daily out from ' these areas to work and back. Using the train should be encouraged; therefore the connection of bus lines to the train stations is important . ' In terms of future development , another way of reducing car usage is to increase building density alone the "spine" within walking distance ( approximately one-half mile) so that ' the inhabitants in this area can make the necessary trips to and from the commercial areas on foot or bicycle. ' Household energy efficiency can be improved in two ways : by improving the energy efficiency of individual houses ; by replacing or augmenting traditional energy forms of electricity , gas , and oil with solar energy . Insulation is the most immediate and effective way of ' cutting down energy expenses . During all seasons of the year heat is flowing through the building envelope--from building to outside and vice versa. Insulation decreases this flow, ' and thus aids in maintaining comfortable indoor temperatures . Insulation should therefore be applied to all exposed areas of the buildings . ' Heating up the house in winter and cooling it down in summer can be very costly . Energy consumption can be cut significantly by setting the thermostat lower in winter and higher in summer . The Federal Government has set a guideline of 58 degrees F. in winter and 78 degrees F. in summer . Other strategies such as using flourescent bulbs instead of incandescent bulbs , and using task-lighting instead of general lighting in the house are also significant means of improving household energy efficiency . Solar energy use is the most feasible and technologically mature alternative to traditional energy sources . Our study ' on solar aspect (Map 2) shows that the area is generally flat , with no predominant slope of any orientation , and only slight limitations by vegetation . This suggests that the area is good for solar energy utilization . 23 In order to make solar energy utilization possible for each household, solar access must be ensured. The current zoning regulations are concerned with building height , set- back and yard requirements . No consideration has been given to accessibility of sublight for buildings . Zoning ordinances must be revised to protect solar access for each household . Restrictions must be put on the shadow cast by an adjacent building falling on one ' s property and hence limiting the solar accessibility . Likewise, present regulations on projecting architectural features (horizontal and vertical) may discourage the installation of a solar panel or a greenhouse. Even if radical zoning revisions are not made, it is our recommendation that leeway be given to property owners who wish to adopt solar devices . Reducing the mandated building setbacks is another strategy for ensuring solar access . Figure 2 shows the pattern of shadows cast by a building in a typical lot in the area. The general street layout shows that most of the streets and roads are parallel either to the northeast/south- west axis or the northwest/southeast axis . Most of the lots are oriented in the same directions . In developments where buildings are sited in the traditional way with front , side and rear yards , some buildings usually have better solar access than others . As Figure 2a shows , in higher density districts the rear yards of buildings may be relatively small . As a result , the distance between houses that back on each other is small . Consequently , houses on the north- east side are shaded. By reducing the front yard setback and increasing the rear yard setback, the distance between houses that back on each other can be increased. The solar accessibility for the houses on the northeast side is consequently increased. In addition to reducing setbacks , solar access for a lot of a given acreage may be facilitated by reducing frontage, thus making narrower, longer lots , and increasing the back-to- back distance between houses . The example illustrated in Figure 3 is based on conditions of 40 degrees north latitude, a 5% southeast slope, a 25 ' front yard, and 28 ' high buildings . In Case A, with 75 ' of frontage. the north shadow projection falls on the more northerly building. By reducing the frontage to 60 ' and lengthening the lot , as in Case B, the more northerly building is not shaded. Restriction of vegetation is also essential in protecting solar access . Trees growing in the backyards can cast shadows on the neighboring house and hence severely limit the neighbor ' s solar access . Therefore, in the typical lot layout illustrated in Figures 1 and 2 , vegetation in the backyards of properties facing southwest should be restricted. 1 24 Presently , only general information is available on local ' energy usage. We have used census reports , publications from the municipal offices , and studies done by the United States Department of Energy and other groups in the private sector : most of this data is district-wide, and applicable, although ' not specific , to the towns . Clearly it is imperative for future planning that specific local information be compiled on residential energy use and transportation energy use which ' could be broken down into automotive commuting and local trips to schools and for shopping . ' Cutting down energy usage involves changes of living habits , developments and improvements in public transportation systems , and, ultimately , changes in the whole area in terms of land use planning. Nevertheless , considering the sensitive oil market ' on the global scale , and the depleting oil resources on earth , it is indeed a necessary step to take. 1 AUTOMOBILE 55% HOUSEHOLD 45% 1 Figure 1 . Personal Energy-Use Pie 25 9 1 4,7% / 44 •e. • it •r ,T •' le z ,r '.. a^4' ` fry r _ l i., t. i' obi i (. .,1 I BJ 4 ,� ')y j�l i�,. '�M7Y -: ��� ( 1 ,_ 161 �� kid .' , s. 1,if„ `"' iiii,, FF,•• s I traolki . ..., I 111. I' NI' . i\e„,,...... --s: , .... I t. et ' t u Al liolii .0, . I.. .;S,.... ;' i ..‘"‘ • ... 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L(l :.cnes tea. w.. 1 it�� E n i� .01 011401,..4: ;. q.>,_a- war�i�l!':am <v' rDw.eatnfa ,,........4 ! y 1 I. ��' a ....ova \ ra D � . rfs r 4446 { emtmor ' • - @ t * sew Mar • 'Sri eaten Point • 1^"• N M. ./ ... k ,Tp :Point �. ' , rI 'm sr ''a��'11 11 I 1 I I I LorckmonI �� y �a�anaa.a,• w..•a.. NT , w r '- a •w? .rei- -.--• �. Harbor • .�, L ? faOI nt aewatr Y _p�r a .„,„., .• ':, P'''' kiic V-7„, , :7,0-_._..-----.___:Pewit ' .. \ . Is ', al reV' < " -1 2y III'1 • pP......yy r.. ortorshm . Haran �F i 1• Ahlfjo.d , n ��yy k,7. -Md..f - nn •,L!' !_. -IaMle'�"^• _... +� c. „ ,'t y�/y�7a Beaufort. 1 4: ' 14 1 • t.c, t1 a % rliiiiii"I.10fJO ft , , I ENVIRONMENTAL STUDY ENERGY ANALYSIS VILLAGE OF MAMARONECK GOOD ain - TOWN OF MAMARONECK MODERATE IVILLAGE OF LARCHMONT POOR 1111111111 - CITY COLLEGE URBAN LANDSCAPE PROGRAM 1980-81 26 ...IMP w► a1Bll—ff dill .r'impfzi4 , b i — PtP •./C' ` '9';',/,...". '/, 77 iAr ..o em" Itobi , .„ _A . , . .., ,L,,, ,,,,,. .., 41 , .: ' ...... 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L kit h k, ' .`':.r^.. w •'",' ,�.-: ana i . 4..„...„,., -; M. ''. 'r. • • 4 "e, 1`/ t r a trr`.� �� °' JJ 6- ` + Detanrer y, Q ,,- If ^ M f' ! .r 'r Wtascen . % Poet Ir. i Tc wor r 1 5 • w fitio' .,..•'. t ' / �� i[ � 4,7. LarcAmoe, 2.` f /`` f: t . . , •,. ,y� .:r' Harbor \ .5 fes.+.ater `/ �e 4..: ,`_ I C 'p_1F'' .-1�)=-2 Pont ` - u — . a s',err••‘•.' ' 70'4-7- • r.�rq :`, •',morel is ,, r 1 ,C., / :-- - 4 ' h Pont t ' 'P .E L'E ,.. • X -p.� e iit •; 'F '. �'j rtt(iowe 'S' v ,. [ , -- ---' -,'? , -N.,: 1, ei -Ng,. ' ' ;:;;;)%,„.,ta• .: ..' '5:4.. :. 'Seta:;fort;:t . I ,Aill j' F O p' 66 9000 ft C ••► Ca ENVIRONMENTAL STUDY PUBLIC TRANSIT VILLAGE OF MAMARONECK COMMERCIAL AREA 1111011111111 I TOWN OF MAMARONECK INCREASE PUBLICM �"'� VILLAGE OF LARCHONT TRANSPORTATION CITY COLLEGE URBAN LANDSCAPE PROGRAM RES. L IN ES I- —I igeo-ei ....:74.4] z /4 / 44 /\ \, , , ,, , .... \ \% \ \\, \ ,* / \ . / \ . S ' ' * - s*. . 47: 1 , \ Ntb6 ,. \\\, . \\ J , sostw .\ \ ,- -< \iti*\ A2_, / \ \v, \\‘ , / . ; \\411ks,, , , ./7 )1— . 'wt \ /\' \.,/ ' ' V444 \ . 1\ci \ ' ,\N\ , , \y \ V/>ct/' s V% //c) \O • /` \.7 \ ( CADN g FIGURE 2 RE7UCJNG SACK- , /\ " , /4‘ >\, , /4 , ' 41‘.. - ' AO: \ /<' / - V2 4.00 ,_., ,, . 4.4 / , / - V... .., / • // / •1�. �•�,•j••. /(\ ' •i�+�•I / / •.• 3. / -, / /iv; \/ .4.40.. / , /1: . 4.• // I /. 1;4' 4\ , Apo), \tx '12`' ' Nk6- 66 v V tov . \/ \)/ - , / 13 -//-\ .477'N FIGURE 3 REP . GI \G PRO\ TAGE N CO NATURAL CONSERVATION 1 Natural open spaces are a very important part of Mamaroneck ' s lifestyle, and the conservation of these spaces is critical . We of the Natural Conservation group have focused our attention on the three areas comprising the ' major portions of natural open spaces : the Larchmont Reservoir; the larger private open spaces (country clubs) ; the tidal wetland areas . The Larchmont Reservoir area consists of 60 acres ; it contains two dams , two lakes and seven buildings of various size and age. The Reservoir 's importance is its role in flood control and its abundant vegetation and wildlife. Flooding is a severe problem along the Sheldrake River, ' the East Branch and the Pine Brook , and although the Reservoir ' s water level was lowered in 1976 to relieve some of the flooding , the problem still exists . The natural beauty of this area attracts many people to it , and the Reservoir serves as a recreational facility for outdoor enthusiasts , in addition to being used as a nature ' study area. There are over 100 species of wildlife found here, ranging from fresh water fish to small mammals and birds , and it is a stopping off point for migrating Canada Geese. ' We are proposing that a more detailed study of the Larch- mont Reservoir be made, focusing on all ramifications of poss- ible uses . In line with this , we recommend : 1 . A private, neutral group be placed in charge of the Reservoir at least until all studies are completed. 1 2 . Maintenance of the present trail systems , with an eye towards their possible expansion ; continued use of the ' area by nature study groups--all this of course to be regu- lated so as not to conflict with or upset the present natural conditions . ' 3. Investigation of the possibility of using the water in the lakes for a back-up water supply for purposes other than human consumption . ' 4 . Provisions to help maintain the present wildlife levels in this area. 30 iir i � Three Country Clubs comprise the Larchmont-Mamaroneck areas large private open spaces : The Bonnie Briar, The Winged Foot and the Hampshire. Aside from having signifi- cant amounts of mixed deciduous woodlands , these Clubs also contain wildlife ranging from sparrows and pheasants to moles and large White-Tailed deer. The Bonnie Briar Country Club is particularly signifi- cant to this Natural Conservation group not only because of its size but also because it is situated adjacent to the Larchmont Reservoir area, and thus is an additional aid in the persistent flood control problem . We feel that the natural landscape of this Club should be maintained not only for its striking beauty but also for its ability to absorb run-off . However, given the Club ' s present financial difficulties , preserving it "as is" may prove to be economically unfeasible . Clubs such as the Bonnie Briar , Winged Foot and Hamp- shire have the potential for becoming more than just 18-hole golf courses : they can become multi-use recreational areas including racquet clubs , health spas , swimming facilities , etc . These facilities , in conjunction with the Clubs ' already lovely natural open spaces , could help encourage use of these areas , thus conceivably improving their financial situations . And whereas nature trails and wildlife conserva- tion may not be as profitable to ledger books , it is our belief that without the natural landscapes these clubs lose their larger , non-economic value . Development , therefore , should be kept minimal . Besides being prime nesting areas for many bird species and stopping off points for migratory birds , marshlands are valuable as origins of the food chain which sustains all life. They are also valuable in preventing soil erosion and destruc- tive wave action by the sea . The vegetation of these wetlands dissipates wave energy and traps sediment . They also purify groundwater through filtration of toxic materials and absorp- tion of excess nutrients from estuarine waters . These tidal wetlands , long considered waste lands , were often filled in for development of housing and industry . But it has been realized recently how very valuable these areas are to the ecological balance of the entire area, aside from being valuable to the health and safety of the natural habitats and shellfish industries . Add to this the unmeasurable value of aesthetics and recreation and it becomes obvious that the importance of tidal wetlands cannot be understated. 31 The key to protection and preservation of environmentally ' significant areas is public awareness . An educational program should be developed for the dissemination of this awareness to the citizenry of the Mamaroneck ' s and Larchmont so that considerate recreational use may be achieved. Passive recrea- tion is the most rewarding human use of tidal wetland eco- systems . This could be accomplished by providing the following: ' 1. Elevated walkways and observation decks . 2 . Provision just outside the wetland boundaries for all vehicles (cars , motorcycles , mopeds , bicycles , carriages and strollers , etc. ) Motor boats should also be kept away from the wetland ' s boundaries . 3 . Signs and maps at entrances to these areas explaining their significance and listing the permissible and prohibited activities . 1 1 I 1 1 32 k.lioiv At1116"`w-.'""r.'r‘r:-...-- .3''...1" --:14.111iNsit:itl. ,t. ;17�� `-tit)lk V J ` /1.z/11449'2.:::,'-,:",',1114,-.. % 1,'_ ',YF ,',o/-'iso 4)1,*.-.�J, -i 'elf' , ,,.- , 1 ... . , „ ..,..,,... ,,..,,/ . VT.,. .... ,. , ...4( :LI . , , ' lib;,ir.,til ,, i - ..i , -, • A --.';,,z, ..1,:',) • 1 ik,', • •:„„.4. 2--71r.) 0 tp q' ler '•i'.E •t' � `b/• i►if„,, i i !' a1 . sil flUILY iii 1$?0P1- ,r4.'i,r.:',..6.: .4 Or i' v.-% i 4 ' . 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ENVIRONMENTAL STUDY VILLAGE OF MAMARONECK • T O BE PRESERVED TOWN OF MAMARONECK VILLAGE OF LARCHMONT PRESRVEDR V E D CITY COLLEGE URBAN LANDSCAPE PROGRAM `'' 1950-51 33 VISUAL/CULTURAL CONSERVATION It is important to provide people with recreational places that are also visually pleasing and culturally stimu- lating, and public places where people can relax and unwind from the pressures of modern living. It is therefore our goal to determine how well Mamaroneck meets these needs . The following areas were used to assess the visual/ cultural aspects of Mamaroneck: residential ; commercial/ I I retail ; recreational/open space; industrial . The first and last areas (residential and industrial) are evaluated on the maps ; the other two areas are discussed in this report . We have attempted to rate all of these areas on the basis of their current condition and stability , and then recommend possible steps to be taken to improve current conditions . Commercial/retail--the buildings along Mamaroneck Avenue are all in good condition and are all presently rented. However, commercial signage detracts from many buildings that have attractive stone facades . An effort was made in the past to improve the Avenue ' s appearance ; however, the only result seems to have been the planting of some street trees . The most obvious visual problem is the above-ground utility wires all along Mamaroneck Avenue . And at one end of the Avenue, the railroad station and New England Thruway are eye- and ear-sores . II Recreational/open space--Most of the information about recreational needs for this area came from a study done in the early 1970 ' s by the architectural firm of Raymond and May . This study looked at the population of Mamaroneck and determined the amount of recreational facilities needed. When compared to the present day amount of recreational II spaces , we quickly saw that more was needed. Our recommendations are as follows : 1. The needs of Mamaroneck should be reassessed according to the 1980 census data, breaking down the population according to age groups . 2 . A study should be conducted to determine the present inventory of facilities and open spaces , and to assess them regarding the availability for expansion. An inventory of lots and parcels of land possible for recreational/open space purposes could augment this . Much of the needed recreational I space could conceivably be provided by utilizing several small spaces , if available, that might be evenly dispersed throughout the community . These could help alleviate the usage of the larger facilities already in existence. A current land use map would be necessary . 34 1 3. The Mamaroneck Avenue retail area lacks cohesiveness , which could be attained by removal of signs that hide the build- ings and by the use of one style for all new signs . More street trees and a change in the paving pattern would also add to the visual. cohesiveness . 4 . A cost and impact analysis should be done regarding ' the feasability of removing the utility lines along Mamaroneck Avenue. 5. Harbor Island, the largest recreational facility in the area, could be better organized so as to provide a clear pedestrian path from Mamaroneck Avenue to the beach, and then back along the waters ' edge to the athletic fields. 6 . There is some unused open space next to the Municipal Building, the Mamaroneck Free Library and an attractive old church (see map) . This could be a good place for a town center , perhaps an outdoor meeting space . It might also be possible to continue the proposed pedestrian path from the athletic fields to this center, which would lead back to Mamaroneck Avenue. A visual connection back to the Harbor would also be possible if one house adjacent to the town center were removed. 1 All of these recommendations , if implemented, would help to give Harbor Island and Mamaroneck a strong visual connection . 1 P p I r r I 41 35 INIIMMENe I wew' ' - 4 ' '• ' . Arlir..„.'.:•"..." N......) 7,.,--*, "' ' • ..,,• „." - - • &• 41" 7 4114 r r 7. i ? '''' 6 .0:2 •":_•• , ;4#1.,f"-, • - .,-,- il 0 • / .fi .,.. t, .,,,,,, i skirlittTi , . - , , goVi \ r ' '' IP ' .-4 A ,. rive , ,_ ..,,, 4 j•d', f / ,,,- k ,), A„, wi - ' b •l' 'frr• , dr\1 ,'"i• P rn• lir. . I i i s , -,, --*,/riki• j. 1 e obd L.,- '.. . .4.: .•-), et .,,8 4: ••••-'.. .: ,,% •.„, cly 4 ;•...- • ' - , ..:44-, • - 4 k . .r.6 ic , • r \ ".'p ' •- . ' - - - ' ' - i. A 6. . i, 0,, 't• • w. • '• P' .4. lir '. .1... 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",..7.41 •'''° r' /6 , .. s,...',...:•,r ger, ... _ / "9. ".' +7-: . - . ,•b• . 1 1,.., ''r,' , .•,i/NC _27. . „... . .., _, .....,,,,a , / . • •,... ._ . /:+', 1,400 , : i" , ...,„ ,..„,,,._ ,AA‘ • v, .‘,I (_, 4 k'''''''7 •,. 000 ft Ill/ _ ENVIRONMENTAL STUDY VILLAGE OF MAMARONECK RESIDENTIAL I Excellent III Industrial TOWN OF MAMARONECK Good I111111 Commercial/Retail VILLAGE OF LARCHMONT CITY COLLEGE URBAN LANDSCAPE PROGRAM fair edit/ Recreational/Open Space 1980-81 A 36. I ,� 1 1 � � iiiiim 0 0000000000••.000 illyN1W ,...-----r El 1 \ =,E4i I II / � = QC7oI I A o. 0Q 7 �� o s e ' - oo p O 0 0 I ' a HARBOR B - a j.SLAN P \ I I e D i 1 � I Q�aOOC / ::: I 1 4 a c__ --- 1 p , I ENVIRONMENTAL STUDY visUAi,- CULTURAL0 - VILLAGE OF MAMARONECK oo° PROPOS EP PVDEStRIAN PATH ill TOWN OF MAMARONECK IIISZ'�E - 001200R1�1ebr - P„�aUE(AH�Hr(rltAi�) VILLAGE OF LARCHMONT OO Lt��hR�( CIT COLLEGE URBAN LANDSCAPE PROGRAM QZ IN'AUNIG,PLE. - $LDCr - Pot-icy 5 ATi0N ,9806, l3 Ct1UIZ(M 37 MAXIMUM DEVELOPMENT in The goal of the maximum development group is to suggest ways of increasing development in Mamaroneck while retaining its ambience. Because of the decreasing size of Mamaroneck' s population and its increasing age , community services have become pro- portionately more expensive. Increased development would provide a broader tax base while planned development would satisfy existing needs and preclude inappropriate development . Our first task was to study and assess existing conditions of development in Mamaroneck . We observed that : 1 . The housing of Mamaroneck is relatively expensive and predominantly single-family detached. 2 . As a result of the tight housing market , it has become increasingly difficult for the elderly to sell their homes and for young couples to be able to purchase them. There is , therefore, a need for moderately-priced II housing. 3. As a residential community , Mamaroneck is ideally situated between two major commercial and industrial areas , i. e. , New York and Connecticut . 4 . Mamaroneck is adequately served by long-distance mass transportation in the form of Conrail and by the New York State Thruway as a major arterial connector. ° r 5. There is a strong desire to retain the suburban aspect of the town . a 6 . There is very little undeveloped open space . r 7 . There is insufficient recreational open space . 8. Because the population has decreased, town ser- vices , which would support a larger population , are being underutilized. Si Using visual observation , aerial photographs , land use maps , and a series of informational maps prepared by the class , we have attempted to determine which areas of Mamaroneck are most suitable for development ; where there would be the least amount of environmental damage; and how to eliminate those areas deemed uneconomical . Our accompanying map shows three levels of appropriateness for development with the following factors all weighted equally : wildlife; vegetation ; slopes ; I noise; solar access ; soil types ; soil limitations; geology ; hydrology. 38 Before specific plans for development are drawn up by Mamaroneck and Larchmont , it is important that more detailed studies be made of existing conditions . While adequate long- distance transportation facilities exist , it should be deter- mined whether local transportation facilities can support increased development or whether they will need to be improved. In addition , a study of other local services , in- cluding schools , hospitals and utilities should be made to determine the degree to which they can accommodate increased use . It must also be determined whether additional revenue from development will exceed the cost of any necessary in- crease in services and which types of development would be economically feasible. We also suggest a study of the Sheldrake Reservoir to determine its capability for use as a water supply source. II In making our recommendations , we acted under the follow- ing assumptions : N i 1 . That it is desireable to maintain the character of Mamaroneck and to preserve environmentally sensitive areas . I I2 . That it would be desireable to encourage a hetero- geneous population . 3 . That it would be desireable to encourage growth in N • Mamaroneck to relieve the increasingly onerous tax burden . Potential development falls into three basic categories : Idevelopment of open spaces ; infill development between exist- ing structures ; and redevelopment of "soft" areas of marginal I or deteriorating value. Open space includes both town- and I privately-owned land, either recreational or undeveloped. Be- cause of the shortage of recreational space in Mamaroneck , whatever is currently available should be preserved. However , where there are small unbuildable lots , for example along Boston Post Road, they can be developed if not as usable parkland , at least to be visually pleasing. From a study of Po aerial photographs , we located several areas in northern Mamaroneck which appear to be suitable for development . These are : a. an area between the Bonnie Briar and Winged Foot Country Clubs , north of the Sheldrake Reservoir. b. the area north of the Leatherstocking Trail between the Winged Foot Country Club and Saxon Woods . c . a small tract north of the Bonnie Briar. II I � 39 I These areas appear suitable for planned unit development with clustered or attached housing. IWe also recommend a contingency plan for all large, privately owned open spaces such as the Westchester Religious II Institute, in order to prevent injudicious development by private developers. The Boston Post Road was the only area we were able to I designate as "soft" , i . e . , where there appears to exist marginal businesses and deteriorating buildings which can be removed and replaced with either residential and, where needed, I additional commercial buildings . We agree with the findings of the 1976 Report of the Review Committee of the 1966 Master Plan which points out the poor appearance and underdeveloped Inature of much of the Post Road. Where possible , the further addition of gas stations and used car lots should be discouraged and, if possible, those I present should be replaced by businesses which use the land more efficiently . There are also a number of deteriorating buildings , both commercial and single family homes, in such II areas of the Post Road as Orienta and Old Boston Post Road, Winnans , Rock Ridge, Beach and Kane Avenues , and New Hommocks Road. These could be replaced by office , commercial or clustered housing. The Post Road would be suitable for large scale development because of its proximity to public transpor- MI tation and shopping and would be particularly suitable for housing for the elderly and other moderate income users . IP There is a great deal of room for increasing the density along the Post Road and developing this area would allow other areas to be preserved. An area which seems suitable for infill development is located between Mamaroneck Harbor and the Hampshire Country Club, between Boston Post Road and the waterfront . This area contains many homes on large lots and is currently zoned R 20 . We recommend changing the zoning to permit the sale of parts of these lots and to permit the combination of several lots and the replacement of a few houses with a greater number of units . This area is suitable only for housing. The greatest density increase should be confined to the Post Road. i 11 In conclusion , it seems clear that increased development can be done in such a way as to preserve the character of I Mamaroneck while broadening the tax base and improving the quality of life. I I 1 40 411 Q4,,$ 11 th. t p we .t ., 0 t - ,•Rf .. ..i104150-,4,4"..4 -.-1 IL • i- i „it •' y—fS; ' I ► \ \�. \1 r A � 'aL,t. J �. .1, 1 - „/ r1��•u.. rd `iv �r lir , ,...,1 ,:. " 4,:: alt.4..... ' 1: _,IL:14);:v.f:t. ir ...„:'. _.'''"...:1.....:„:..i.-_-‘ ,,:,, :7 _, , ...,.. , •: •:i*A• • yc.t,') , ,_„., .. „„,,..., __;.„,... , I r / , } , .; �.r .1'ar1fl ” „w,t_�,.,n , , � i _�>wt ,r,1, �[l� ` ,`.- 4. : �• -; 1 c "• 1 .•,°( .gid ',k� 1,-.1.,d a ' *.-'° T1„ w,�>r` ..'Nt .,,%1 A.0.., - 9 • x47' l�+� 1 �+. ; '• 1 /'•♦ �3; ` l..� r r��� F ,t• r ^fi ' ve. FQn�riirk rI.• t �Gu ,, • ,, li'�t4 ,, .,• "oro A .- • \ �, , VP-i-.--. Y / ( �,4" i �. • �`�_ \ ,t �� ft • p �-GO '.'0 ! k1 aell Nike .1 j J j .. 44 ., i /X•.448 -. 4.- .4_ ,^' '''1, �/ r .o)/- '•. R�yr�JV � 0 T A • vc .0 .. •I'Si, .t fir' t7'� •-:j- 4' �l�i .. *> i . a • Y ..,,.;\ . • � r �'1`t /' lir' Ab:•a ~� r C • 4 y� *2 - . r/'i r' ,k♦ a r,r ?ie /FLned r G r �►I s r f� Melina nr•k B ' �oqit r.l' 14.11"4.' �3 ;$p -• s- •$... ��.- a Ike oN. ., c. J• ; ,�� LYy_ ,I < „,.., ti ,f ,! eco.• a ",B e[e hemp'! ,,,,,. ` `,1",:,, ',h? f. 1 °� :-.41t-4.."- ' 'yam' 1 \bti 4/k 0 `����RRRy� �y �'f ,eaten t .e -in P +�U 1" / ant �. � w ie La rckmon F j� n 1` 1/4�t.�I • • F.,11• ° t 1 , '41191'...a, 'fi.11 r . t��ry : • '---, •',,\e \.,r, 1 ,pPi"1ts• I i� ,•l.e t, 4 'P► + • Homo, s• . 4. • �/f�Y ✓\ ��i. ,•� + .•lobe • I a. •rte,• .54,aT :e«. �t r "I y=(,.iGr.' 1 w.' Pt O 3000 ft IRP P. .. ENVIRONMENTAL STUDY SLIGHT ��PM IONS FO..,, VILLAGE OF MAMARONECK TOWN OF MAMARONECK [ � MODERATE LIMITATIONS FOR DEVELOPMENT ..... VILLAGE OF LARCHMONT CITY COLLEGE URBAN LANDSCAPE PROGRAM SEVERE LIMITATIONS .... 1980-el FOR DEVELOPMCN7 41 .... -,,,3,,,..,.. ry :: --_ c ,,,,,,, ,,,,,„... 7,. ,-,,,,,,„.,. . . .., , „..., , . / , ,.. , ,,, 0 e - ,(-- f-;., ' -. i .--•• .1 41 -- g g• -v_,,, --, ,-, 0,, A. ''. ......1 k , 4.'"1" 01%.„-"I, . .„t : inn-- , • ' - • F ireil ... ,_, \l -gyp `" '4• t O1 , 1 4 17:1017x is .. ., ,•,11., 1,i , ag •-.• - , ; . :?I'' r-,-,-,i,i, t....41 -NI. , ... - . . If _ 03via iiii* A •It4.4• ' 1 • ••, ' n. . sis• ....• .,_,,,,_. , , ,,,,. i , • , t ...., 104",..: . , , pi \ , • gym ? ". i r �i� r •4. 1..� �if ,,^ N. .• .--• � 5C7 '•♦ '- rte' o f C, � y,.�� p # . I ��. i e-' ., • �' ' ;'`'_ ''0 ` €-, _ �y.4. I n. ,i'f �/.4• ;..,/�yy �A•h 0. l.1` ✓', y( .' S i!a•.wtd' •Y? a ;ó .• +►'r I�i, ` yr 1 • 4101 . _ ca 4 � o �� Y •..' /, x,11 •• ,•r .:,-.\it•e-•\" . 4 ''I...illi-N1'./7-. :..7-Foo 74-• = " tV �. .fie•' may. + d _ �' v/ + ,••••„4,. R -� f k�Y� P+ ;. _ '�,` . .•••1'.1, 3".1*$` f• � III ``3i i . r "7`1•''."4 -t�-J. r r /; •I. lo. '!i t a... .3: ,�^ . „ _,� , ,.... ,� "r`°A!. ►'• $Upl a':,111 ;:, 1i�tf f ii� • ..' .a.11 ,q./ ` • -..410. 1.410r r ` % .Ij e ! �,', ilf r,01;',.1'!. .tfl.ee11116.rn d ? Mk I ,# xa i / ,...‹, /rte .i ,19, ii.!!11°.• ^� t /:. > 4 t1,--, ^./,_`_ i +,y!C r',„, r J•• •i! 1'- �i _ t TWO CASE STUDIES THE SHELDRAKE RESERVOIR OF LARCHMONT ' Sheldrake Lake, or the Larchmont Reservoir, has been owned by the Town of Larchmont since 1893, but it is located in two neighboring municipalities : the western and major portion lies in the City of New Rochelle, and the eastern ' part is in the Town of Mamaroneck. Larchmont stopped using the Reservoir as a source of drinking water in 1975, giving the Mamaroneck Conservation Advisory Commission the oppor- tunity to develop trails around the Lower Reservoir, and at the same time, contemplating selling portions of the land for development . In 1978, the L. I .F.E . Center initiated ' opposition to the development plans for the Reservoir, and as a result of its efforts , the Friends of the Reservoir was organized to try and preserve the area from being de- veloped. The purpose of this case study is to explore alterna- tive uses for the Sheldrake Reservoir and surrounding land, and to make recommendations about future uses based on environmental data and analysis . II The determination of the most compatible use for a piece of land, from an environmental point of view, requires ' first the assembling of specific data about the ecological condition of the site. We used the data about Mamaroneck obtained last semester by our fellow students as our base . Unfortunately , the Sheldrake Reservoir area was not often included in the data base because so little of it is in the boundary of Mamaroneck. Consequently , we had to expand our information with research that included on-site visits I I with experts and many conversations with local authorities . There is still much to be learned about the site, but we were able to put together enough of a picture to develop ' some recommendations , including areas of research still needed. Present Environmental Conditions : 1. Topography : Around the Upper Reservoir the slopes are generally ' steep , producing good drainage . There is one swampy area near Pine Brook Boulevard , and one flat area on the top of the middle peninsula. The land slopes from the Upper to the Lower Reservoir, with two noticeable drainage swales leading into a flatter wetland area. Ns 7 � 43 I I 2 . Geology : ' There are very pronounced rock outcrops all over the site that would make the laying of pipelines and building foundations difficult and costly . The rock ' makes a good durable surface for paths to withstand group use. There is a very large and dramatic out- crop to the west of the first nesting peninsula that gives this area good protection. 3. Soil : II The soil seems to be very clayey and compact , resulting in poor drainage where it is level . The run-off potential is very high if the vege- tative cover is removed; this could be seen during a rainstorm when the path is like a small stream. The erosion level is high if the topsoil layer is ' removed, thus resulting in sedimentation of the Reservoir . II 4. Hydrology : Flood prone areas exist on the site . The site is not included in the U. S . Army Corps of Engineers Flood Study , but from what we could gather , the area around the Lower Reservoir is subject to flooding. There used to be flooding towards Pine Brook Boulevard until the ' two embankments were created. However , the areas behind the embankments are very wet and poorly drained. Water edges are usually vulnerable to compaction and I I erosion . In this case , the rock outcrops and clayey soil make this concern less critical . Houses already exist on the edge of the water within the former Dickerman property . The strip on the eastern side of the Upper Reservoir, going North from the dam, does not belong to the houses abutting and perhaps should be reclaimed. t Direct run-off from car-used paved areas occurs at the Pine Brook Boulevard bridge into the Upper Reservoir , and off Pine Brook Boulevard onto the property near the New ' Rochelle tennis courts parking lot . There is also major run-off along the two swales into the Lower Reservoir. The seasonal high water table is 3 ' -6 ' , which makes the area unsuitable for septic tanks . If sewers are used, ' as is the case with the existing houses along Pine Brook Boulevard, then leak-proof joints are essential to protect the shallow water table. I I The quality of the water seems to be a source of disagree- ment . Mr . Hohberg , on the basis of his study in the summer of 1979, concludes that the water is Grade A quality . Mr. Crowley of the Larchmont Water Works has I I given us indication that , from recent winter samples , the water quality is debatable. Perhaps this is a seasonal variation; road salting and higher run-off over frozen ground could be the source. 44 5. Vegetation : On the nesting peninsulas in the Upper Reservoir , the soil is fairly acid, as indicated by the presence of high and low bush blueberries . With the exception of three large red oaks , the trees are not generally more than 30 years old. It looks as though fire cleared away most of the mature growth . The predominant species are oak and hickory . Besides blueberry , the understory in- cludes dogwood, shadblow serviceberry , spicebush , wild honeysuckle , and black haw and maple leaf viburnum. The ground cover was abundant with May flower and true Solomon ' s Seal . Around the Lower Reservoir the predominant species are Sugar Maple and Beech and the trees are generally 50-100 years old. Vines , including bittersweet , poison ivy , and grape have gotten a strong hold in the area and are actively destroying trees . There is a considerable wetland area with skunk cabbage, Cinnamon fern , and iris in abundance. Wetland plants also exist in the low area off Pine Brook Boulevard next to the New Rochelle tennis courts . There are two mature Tulip trees in this area, as well as elderberry in the understory . In general , the vegetation is typical of the region ; there are no endangered species . The major categories of habitat are wetland and woodland. There is some difference between the two types of woodland, but the general condition can be characterized as a successional woodland, indicating recent disturbance. In the Lower Reservoir are yellow water lilies , indicating that the water level where they are growing is about 3 ' deep . I I 6. Wildlife : Both peninsulas in the Upper Reservoir are nesting areas . We observed very new Canada geese swimming with their parents off one peninsula, and nearly stepped on a Canada goose on her nest on the other peninsula. Over 100 bird species have been observed on or near the site . There are fish in both bodies of water, but we have no specific count on the variety . 7. Existing Buildings : km The recently renovated house has the potential for serving as an interim nature study center and offices for the Friends . The old water treatment plant will require major funding to develop its potential as a more permanent center of operations as well as becoming a display case for show- ' p" ing the history of water supply reservoirs . 8. Utilities : { There are public roads on three sides of the site with potential parking off each . (see map) There are pipe- line easements on parcel E. 45 9. Energy : The potential for low-head hydro power and solar retro- fitting on the existing house should be explored in the future. Political Conditions : The 1961 Recreation Survey for Mamaroneck and Larchmont says the following about the Sheldrake Reservoir : "The Reservoir and surrounding lands have three existing or prospective functions : 1. to provide an emergency water supply for the Village of Larchmont . 2 . to provide a major recreational facility , including boating and swimming , and picnicking on the abutting lands . I 3. to enable the operation of the dam in such a way as to minimize flood damage along the downstream portions of the Sheldrake River. " Today , the water supply issue has recently taken on renewed significance because of the droughts . There seems to be a difference of opinion about the quality of the water and thus the amount of treatment that would be needed, and who should be able to use the water--Larchmont or the county. II To date, recreational use by the general public of the Reservoir and surrounding lands has been restricted to the rilm trails created by the Mamaroneck Conservation Advisory Commission in 1975. These trails are primarily used by local school groups and bird watchers . Flooding has increased significantly below the Reservoir . It is important to note that in 1950 , only 15% of the upstream watershed was developed. By 1980 , 67% of the watershed had been covered with development . The increase in impermeable surfaces has resulted in a vast increase in storm water run-off and consequent downstream flooding. Control of the dam and its valve is critical for both flood control and water supply levels of the Upper Reservoir . r 46 Recommendations: 1. Open Space: We heartily endorse keeping as much of the Reservoir property as possible as an open space. The most logical organization to assume immediate responsibility for the management of the Reservoir is the Friends , although ultimately we urge the creation of an inter-jurisdictional park structure. Within the open space, we could recommend the following uses : A. Environmental Education : One of the most important programmatic functions should be the on-going environmental education of the community . If the programs are successful , they will attract groups of people that will require parking, rest rooms , trails, seats, trash receptacles , and guides or perhaps some supervision . The existing trails around the Lower Reservoir provide a good study area of a wet- land and an upland condition , with lovely vistas across the water. The vegetation and the aesthetic experience on the Upper Reservoir is not sufficiently different from the Lower Reservoir to justify the expense and effort of creating more trails . Temporarily , as suggested by the Brandywine Conservancy , the existing house can serve as an operational center. The old water treatment plant might later be developed into a more permanent center , or become a life-size history exhibit . One way to achieve the Brandywine ' s recommenda- tion for highly visible proposals would be to invite the CCNY Architecture School to use the retro-fitting of the plant as a class project . If this occurs , models and drawings will be produced that could be used for fund- raising and interest-raising purposes . B. Sanctuary : Another reason not to develop trails around the Upper Reservoir is to protect the nesting area from being over- used. On May 12 , 1981 , Canada Geese were observed on their nests in both peninsulas . If the proposed develop- ment goes through on the two Pine Brook lots , then the western peninsula may well become a buffer for the other peninsula. We recommend leaving these two points of land alone, fencing them off , and keeping the general public out . Selling keys to be used for bird watching would be a method of raising funds and controlling access ; access should be prohibited during nesting periods . The only development of facilities might be to build one or two bird watching blinds . (Key access for a fee is a success- ful method of operation at the Greenbrook Sanctuary , Palisades Interstate Park, New Jersey . ) • 47 ' C. Picnic Area: ' The area that is accessible from Quaker Ridge Road is the best area for having picnic facilities , such as tables and benches , and possibly barbecue pits , because ' it would be easiest there to have trash removal access , to create a parking area, and to supervise with periodic visits . However, if the idea of utilizing the Bonnie Briar as part of the total environmental/recreational facility becomes a reality , it would be best to leave this area as part of the sanctuary . ' 2 . Flood Control : A. We concur with the Brandywine report that the valve I I and the dam should be in public control , but we are not in a position to recommend any specific body . B. We also agree with the Brandywine Report that efforts should be made to clear out upstream impoundment areas such as Carpenter 's Pond. ' C. We further suggest creating a new impoundment area on the Bonnie Briar property as part of an over-all development program for that piece of property . D. Finally , we urge that a detailed hydrologic study of the entire Sheldrake watershed be made. Included should ' be accurate calculations of peak run-off for 2- , 10- , 25- and 100-year storms to determine the appropriate water level in the Reservoir as well as the size of any new detention pond on the Bonnie Briar or elsewhere. 3. Water Supply : At this point it appears that a lot of money is needed to upgrade the present water treatment facilities for the Shel- drake and therefore, until it has been determined where New York City is going to treat its water (either before or after 11111 the Westchester tie-in ) , using the Sheldrake as a water supply is not as immediately viable as some of the other uses being discussed. However, the assignment of water rights should be ' settled now before any water crisis develops . Meanwhile, perhaps some income can be generated by selling water to contractors , for watering plants, etc. 4 . Development : Generally we would recommend that wetlands are important ecologically and not suitable for development , but the proposed area for development has already been disturbed with the em- bankment and the dumping and construction of the New Rochelle p tennis court parking lot . The remaining wetland is not sig- nificant enough in size or condition to merit saving at this point . The most critical aspect of the proposed lots is that they are much lower in elevation compared to all the N � 48 I Isurrounding land, thus creating a severe drainage problem for whoever builds there. We recommend that the lots be sold I with very carefully worked out restrictions , not only con- cerning the level of the Reservoir, but also the drainage and sewage trwatment , height of building, use of fertilizer, noise level at nesting time, and any other factors that I emerge as careful study is made before the land is finally offered for sale . IConclusion : The accomplishment of saving the majority of the Sheldrake I property as an open space is very exciting, but it is only the beginning of a much larger commitment to the continued sur- vival of all the open space of the area. We urge that the Sheldrake be seen as part of a larger open space network. The contiguous Bonnie Briar Club presents an opportunity for 111 combining the two undeveloped areas into one integrated facility . Perhaps the study center should not be on the I Reservoir property at all , but across Weaver Street and com- bined with active recreational facilities for all ages , leaving the Reservoir area for passive activities . Another Iimportant linkage would be to connect the Leatherstocking Trail with the Sheldrake River walk and the Bonnie Briar , thus increasing the wilderness corridor significantly . I Not only should the open space be thought of as a whole, but also the flooding issues should encompass the whole watershed. The question of an impoundment on the Bonnie IN Briar property should be considered in the light of storm run-off needs for the entire watershed, and not just Mama- roneck ' s needs . We recommend strongly that the Friends of the Reservoir become active in promoting environmentally I sensitive legislation that will ensure the survival of the natural environment as land development proceeds . I I I I I I I 49 i fL,, i7 v‘ tif , 1111 lilt" .i ' lug Mai whØruUs�. ,::,....,:.\\„,, 1 1 7----1,. .... 1 I ,:::,,,/,:':.m.: 1 „ t)im i / ; ,..., ,,,,,‘:., 1„ „ ,'''i ...... . , . „ .„., ....,. .. .... .... •,.4-.. - -POTE IAL FLOODING ei . rill s o ) r” ..,,7" k i .__\, : ,......,.- ,Q' SWALES ilk 41/ E LAKE � (`� ' .. {� 04(11 (LNtrYOKTjIIM[11 IILMJtrMJ ;RI , _(........,,._,...f. ,,:,.. ,, . ,� a :•, OrI iii1/.,, 1 / I ,..1, 110 .°.:1-;) I / ,.__ o .. yk. I fi 41i ..'':.- .... _,,......„ . I I, ,- ) ,.. ,/./.:-..:::__„,, ( i ,, , - ... ...A. ..41,4,,,..„- , , , -____- , .., ./.......•, ,:„ , ,, illa,... , 0 ,,,,''•••?,,s. , /1 1 II .) .\, ‘••,, \ t) p, 0 --. 1 , I s, ,: \ 1 I, 1 1 � ■ + f __ Ill4411,/,;2/ ,/ 1,' --'s 'sss, )I ,' 1 .........., ,, 1 , : / I' th, I",,, , . , . ,. r , AL-Iib,;—. —...../mill..— Aue"&il ' , , , , , , :I ., , , , , „ , I ,, , „ ; . ENVIRONMENTAL STUDY SHELDRAKE RESERVOIR P VILLAGE OF MAMARONECK TOWN OF MAMARONECK DRAINAGE PATTERNS • VILLAGE OF LARCHMONT CITY_ COLLEGE URBAPL LANDSCAPE PROGRAM. 1 f, . ii MI I W:, iiis Ow tit . •ø . • i'' /l ♦ ■ r 1' 1 I o 1jp;/4 . 1 0 K_ 1 riii - -b / \4140EEC MAPLE /� )/1 VET ET N D 1111W:4/ Lo , •Atir . 7 1 �,lao�o\ , s ,� W. i>, illi -Li,/,• ,I : / ----/, I Z 6P. ' / . . N .....i. .,., /Air..._ ,. I._ .0...,,,„ ,, 1 .._i . . „ -1 I � --; , .., ., N.....\,. „ ill / .). \ -.. t - 11115!PI7 *4,4\ ' ,' ,' ,' ,/ Mow/ ' ,,, $4:11..\,\ 11NIMMINIV Ao pmilloom 1,' , i isgp-- , „ ., , . , , , E 'E/v _iirAl ' „ ,, , . ENVIRONMENTAL STUDY SHELDRAKE RESERVOIR 1 VILLAGE OF MAMARONECK TOWN OF MAMARONECK VEGETATION • VILLAGE OF LARCHMONT - Mr/COLLEGE URBAN_ LANDSCAPE PROGRAM . 01 !„,... 0.° d iloillitp ,Lt. , O f . ,, //HI ihb,lp....,. .,,,, --,.... _......... , r ,I rill' Fit! ' I li .11 ,:' ,,/,';,-, .'•,,,,, !1',,,, ''.\ . ‘14: S‘ IICAO i „ / " ,.%.� 1 a 111 Ili ',a 4 ON 1411* / ----\ , , • _DRAKE LAKE i r., . ,,,,„ .0 �� 1 0 0 gliti lifi it (unman/tem nasenvi 0 . _ ,' /- i .,„.„. , / L. __ !I 2 Ik, / ,..-.„:\ t 1 :;.,\,,,.\:..,....Q,:::-‘ ; ,/,' I I ./.; •1 r y, ,:. , , " . . . : ,, . ....., ' . : .'‘Ass. , _...L...::... , .: ' aas..4 . , . , , . , ,, , , .., , , , ,, t 1 5-81 ..: ,,r , „, „, ENVIRONMENTAL STUDY SHELDRAKE RESERVOIR 1 VILLAGE OF MAMARONECK TOWN OF MAMARONECK NESTING AREA Im VILLAGE OF LARCHMONT CITY COLLEGE URBAN_ •LANDSCAPE PROGRAM 52 • ihib i`� I e�u°t • rot?t0 :.,,,‘,. ,,iir . I , mi ow Isk _. / .. ..14/ :!. ■ r Illir : ,,, 11 11 l l i� , ,,,,,',:„': .‘,,, ' . ‘„ * ,:1::• 7, i ,:, „ , , , , , , . REA �, �fiES1 i . TIAL I II ' ,DgVEL i •MENT 1. L� O A . I �� SA..,r WARY 2.! o ; / i J ' ION AREA iii " ----, 1 ,,, , ''' , .. .. f' E LAKE \ v� , Piro • ir foil, 041,4%tir E° o O -",l'-,,) / ,\ P r k ...:::„./ ___,\ . . , .fu!, ._......„ ,...., ik.: -, 4,c,...c ,, ,. , , ,,, ., .• .--_,:- ,,, 0 ,,, --•. : , I ,, -..------- ,:i! ---... ‘\ t \ ., ... ,, : s. --_-, , ! b IL . ,, ,,' ‘, !• : I _ ‘‘. \ , Lowen '-\ o 0 :, II9.\ 1 1121101110111 \`` �� ri ' III // r'rl/ 'J ` ,,--•,;‘, --....:_. I I 'I pr 1 , / ' 1 1 ` i •I I ' • .11 �' I I 1 wiiii ::,•.,,...:./ ,/% 1 I, , I II "• , I 111 / 1 II /' / .. I I I r1 �' 1 I ;� I Illigi‘ik ".. ;', ., : ;' : i 1 . . 1 a % 1 10 p ENVIRONMENTAL STUDY SHELDRAKE RESERVOIR VILLAGE OF MAMARONECK . • TOWN OF MAMARONECK PROPOSALS VILLAGE_ OF LARCHMONT CITY COLLEGE. URBAN_ LANDSCAPE.PROGRAM —- .......... - .r- -ors- 2 I I II THE BONNIE BRIAR COUNTRY CLUB The future development of the Bonnie Briar Country Club P is the focus of this report . The club was founded in 1924 and is now for sale. The club consists of an 18-hole golf course, several tennis courts , and a large pool area. The ' course is located in the Northwest corner of Mamaroneck, the least developed part of town. Mamaroneck, one of the older suburbs of New York City , has little open space left . The 140 acres of Bonnie Briar is one of the few large undeveloped P pieces of property in town and poses many questions as to its future development . I The open space and semi-rural setting of Mamaroneck are reasons for people to move there . We feel that if at all possible the feeling of open space should be maintained. P Our group has explored many avenues of development for the Bonnie Briar Country Club--corporate park , corporate head- ` quarters , various housing schemes , energy park and zoo . IAnalysis of the Bonnie Briar Country Club consisted of Aspect , Slope, Grade change, and environmental factors ( figures 2-5) . This analysis provided a clear picture of the site L and its limitations . The site has only 65% easily buildable land; 10% of which is swampy and only 85% (of this 65%) has good solar access . The grade change naturally offers a I visual as well as a noise buffer for future development . Several stands of mature trees should be saved for their beauty , erosion control and shade value . Three ponds exist on the site and provide potential for recreation , water supply I and flood control . The hydrology of the Sheldrake River watershed and the IP proximity to the recreational preserves of the Larchmont Reservoir and the Leatherstocking Trail are the two main kik regional issues which concern future development of the club . As residences along the Sheldrake River already experience IIflooding , the River ' s course through the Bonnie Briar Club should be developed in such a way as to minimize additional run-off . The retention or expansion of the existing ponds Ifor flood control would be valuable . Linking part of the land to the nearby Sheldrake Reservoir and the Leatherstocking Trail would help maintain one of the most important wildlife ill habitats in Mamaroneck , and would enhance passive recreational use. The Bonnie Briar Country Club is ripe for development . IThe site is full of natural beauty , and this beauty should and can be maintained through the use of the analysis provided. I i1 54 I IFollowing are the two most acceptable types of develop- ment that our group felt would best serve the community . II1. Luxury Housing --high taxes I --fewer public services required --stability to immediate area --Sheldrake flood control potential expanded IThe best possible use for this site is luxury housing. The number of houses can be decreased due to the high profit Imargin inherent in luxury home building. The development will probably create its own internal security and maintenance programs. , E Once the building is completed, the surrounding area will become a stabilized residential community , easily fitting Iinto the existing residential fabric. The Town of Mamaroneck will benefit most ; the Town will .m receive more property taxes , more income taxes , and fewer services will have to be offered to this wealthy complex, ihr such as transportation and schools . EThe lower part of the Golf Course is a natural flood plain . This flood plain will be able to remain undisturbed or be ex- panded if luxury housing is implemented. The low density of — luxury housing would help maintain the value of the land as a h wildlife habitat . I2. Corporate Headquarters --high taxes --offers jobs I --few public services required --collective use of energy --discontinuity of community use The corporate headquarters will provide more jobs and taxes . Fewer public services will be necessary for this commercial property--no school or transportation . Minor security and more simple hook-up of sewer and water are foreseen . EThe collective use of energy in a single large building has much appeal to an energy-apprehensive Northeast . Further- more, a single building will leave more of the site in an undisturbed natural state. The residential feeling of the community will be broken up by the corporate presence--but may be softened by give-backs to the community , such as land for recreation and allowance for the Sheldrake flood control project . 55 -t I ; /\ • '\--'1 I SLP .0� ' ,' ,k.------/,..--""") /\\.. • i , c ED - r _ 03 I ,, % 1 / IMP. �.. I \ <. (--- -...- .� , [ ...�.=. I r -- -, - r OM '" '�" ` / I ,a.. ...,. ,ar , \ •.. \.7. } I __�. I �,, Sl l l 1 r.,..;.i Z. I / / r t I 1 - �i 11 r i ¢ 3• I i ��r.1 ' i'' /' /• // E ‘ t/ / ; I ; / / .', 1-'-) / I' I . . ..1.1 .!..1,161 ''- '1 ///" • •/' // ,. , I I I • I/ „ . : ro/ /, , 1 I 1 // / 1 �� \ / / �-= 0 O I I � y 0 rai O - I i 1 , \ �-.r 1 i I \ •� ./ I• - -- ... - --1 - -- I tyoon if ENVIRONMENTAL STUDY aSVAT LONSX0 • 120`, VILLAGE OF MAMARONECK I TOWN OF MAMARONECK I ZD - ' 4 ,, VILLAGE OF LARCHMONT I L4fJ- (O0 -_ �, CITY COLLEGE URBAN LANDSCAPE PROGRAM I �D '' �/� 1980 81 v I 56 1E,.-• / •• /' I\ . • *,,fee. .o' i \, ci- ' i `( --------. - ,, .....- /...\ :, ,, ., cf,\• .,1 '\ ; / �I 1 ,,, \, •-.... \ I /---t‘i - . ,!, ;, ..ii Ail , ,. t VJ , 011\ (1 N . ! - ‘4.1' 1 , 1 t ,,,,,,,,\,, .:1\1\ 4-- • \ I'� i 1 r • II r �Y , I 1Vn� • i / r I „ --,, \ ,_ / /\ i,„_ ,1 , , 1 1 I ! Illt i'-I ,,I. : 0 \r . 1. ,$, . ‘, - i ''' ,”' . 1! : il . ' ---'' '' , --- ' ,, , , , [13 ; JA/1I7, /','Pi,1Ii:0I_.1_1,.71„0 I',1,-1_/.__,.;1_.I111-1-\I,1,-”V-'-p-;,'rC'A, i ,i°i I1,,4r1i1.,i,tt r1, 11/,, iI1ti1i1 ,, rf_I 1,l .: .,_ ,,,I ,- .,„-/„,- /1 ,, tiIig5'1'/ :�• X11 �l ,-A111 7 V„_,1 / 1 Pi ) : ' . ►- Tom. \, I /,, -'--- -_ / / O , I fyl i � m ' m 1 I - / \ I \ \ /Ir 740011 et ENVIRONMENTAL STUDY °jt,Q PEO.8�` , , 4 VILLAGE OF MAMARONECK ”' TOWN OF MAMARONECK �I,S VILLAGE OF LARCHMONT / 2, CITY COLLEGE URBAN LANDSCAPE PROGRAM � I/i 1,1 'I' .1� r., 1980-81 57 I 1 / '' N . .„„„•••••••••< /,--- P / 1 - ' / • • //c ) /\\,. . ai I �QJ o \ ,/tr / rti • • I \ • - - fi •• 1 •, _` , ••j• •., I ��• i .• ." \.* ./ ••,.A /• ••,--' 1 ••• , .� i is j \ i' I .-r.AilitiEl / s r....—.P.----1 i---r ■r.a.r e ME II a II MMIN '\ ,\ ,'' r-1 Lis 1...4 `-may arae , ,,._..: -_,________ /:116 ,.. ,, = 41-7-"---";' ,'' '1 , • Mt OOOOOOO a—i ,1....*... 1 \- , \ - ' ,' II. ....• ��— . 111,& I Wma .41 ! "- / / i• i:� '• --—• moi• •.'•' ., '--- �� •• • / ♦'♦ // / • Iii E , \ `// , / -� • •Ag :l •'rte•- l_4 ' (____ � % '. •�,,....,......:,-„,• ,,,..,,• •.•-,.., '---7,. •/ _ ,, I..••/,' , = /' / -a � '� i •:' ,.,, .10. ='•^ MN II ♦ 1 ,• ,` r 1 \ • •\ •--- i yoott tb, __ ___r ,... ENVIRONMENTAL STUDY A5Pr5L1" N ' VILLAGE OF MAMARONECK ---„ TOWN OF MAMARONECK == ` r- VILLAGE OF LARCHMONT vi=.:.,=F CITY COLLEGE URBAN LANDSCAPE PROGRAM �7 N., 1980 81 I S I•�� 58 -_ I /-- , \ \ •, I ' to /,' , // - 1 / /^ • , ,' / 0M�II•�4}����' s�ttittt�ti.`C - i ;,�11t114: 1 I '• e•I **tit* +i''-. 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VILLAGE OF MAMARONECK TOWN OF MAMARONECK `-' VILLAGE OF LARCHMONT • CITY COLLEGE URBAN LANDSCAPE PROGRAM 1980 81 . 59 BIM / / N I / - ' / \ / - o P ' \' i I' WIN 05, N ' / � / '� / `/I ---- - ``_ .....4:,......"- _/ / / __ I __. , r__,7 - - . - - I i '; 6) ,,,...L,0 , , , I , y \ /; j ei , Mavr.� 5 uc� " _ I ' �. �" J1A -ure W�Ik,v-' I, , I I I � P'11 ur DE�idVDyS; r r \ -r� 5, ' ' •CP '/ i ' ' 7 / /,' + - , A rc _- • I / ; , . o '`-"' / MA r;'1f,' �d Ili 1 iI I I' '', ' \'i'.-1 , / /i. / / 1' - _' / ^ j E • I I/ - - --:.--i\0.1/.. -!v'. StP-:&'-I-Li.r' d ill ; • ; E • (---11 0 6 0 -_____. , I\ / r F -0 I I I ""YY I , / \ II ', 1' /'/ f ' \ i 1 \ : ,I /t :,' 6 R MEr Brfgm E \, ', 1 \IL 11L. ..."-....... 1 I \ \- � ' :yoott t L - r ENVIRONMENTAL STUDY aivirog1ENTa4 fAC1 ors i VILLAGE OF MAMARONECK TOWN OF MAMARONECK r VILLAGE OF LARCHMONT 6., CITY COLLEGE URBAN LANDSCAPE PROGRAM 1 1980 81 60 I IREFERENCES I Information presented in this report derives from numerous interviews and site visits. The following published and public sources were used, and may be consulted for more detailed information about specific topics . IOn inland hydrology and the Sheldrake Reservoir : I --Brandywine Conservancy , Environmental Management Center . The Future of the Larchmont Reservoir , Master Plan . Chadds Ford, Pa. , February , 1981 . I --Federal Insurance Agency , Flood Insurance Study . --A History of the Larchmont Water Supply . --Hohberg, Robert P. A Limnology Study of the Larchmont Reservoir. Summer 1979 . I --U . S. Army Corps of Engineers . Flood Control Study , 1976 . I --Westchester County Planning Department and Westchester County Recreation Commission . A Comprehensive Recreation Study for the Town and Village of Mamaroneck. September , 1961 . IHistorical sources found at the local libraries include : I --Bolton . History of Westchester County . --Broadhead . History of the State of New York, First IPeriod 1609-1661 . --Delancey . History of Mamaroneck. I --Mamaroneck Through the Years . Commemorative booklet , Mamaroneck Free Library . 4.. --Scharf . History of Westchester County , Volume 1 . --1925 Aerial Photographs at the Westchester County Offices . White Plains . On air quality and climate : --Cleaning the Air. EPA publication , June 1979 , OPA 48/8 . h --Westchester Weather. I I 61 On soil : --Westchester County Soil Survey , Interim Report , October 1978 . On the coastal marshes : --Disponzio, Joseph. Otter Creek Preserve, Master Plan . September 1973 . --Utter , Dr. James M. , project director. Larchmont Harbor Marsh Ecosystems : Second Progress Report . Environmental Sciences Program, Publication 2 . S .U.N .Y. Purchase : January 1975 . On open space and recreational land use : --Raymond and May , Architects . Study of Mamaroneck . A general source : --1976 Report of the Review Committee of the 1966 Master Plan . 62 APPENDIX--INVENTORY Data Base--Reports on : ' 1) Aesthetics/Historical 2) Soils 3) Vegetation 4 ) Air Quality/Climate ' 5) Inland Hydrology 6) Wildlife Data Base--maps (slides ) of : 1) Aesthetics/Historical 2) Soils 3) Suitability of Soils for septic tanks 4) Bedrock P 5) % of surface out crops of bedrock 6) Vegetation 7) Wildlife habitats 8) Environmental noise 9) Watersheds 10) Inland Hydrology , includes flood hazards 11) Coastal Hydrology , with blow-ups of marsh areas Graphic Materials 1) Complete set of 1925 aerial photographs ' 2) 1976 aerial photographs 3) State DEC Coastal Wetlands Maps 1 1 1 1 1 63