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Home My WebLink About2024 Comprehensive Plan for the Unicorporated Town of Mamaroneck 6/1/2024 ,..4...._ ip • k . • , ,-:,.t: OP. 1 4,. \!1 t ' E[f 8 416, k •i_.'--,1.,, 91 , , ! -,I, • , _ pri Eij III III 313 In .:•_tt ,,. kji,1: ' .1r I . a-s-•- '''l I'llt ',. % ., ,. , ,,,_ III III 633 ii l z(rtf" 0 !I *--- ,: 1 frip - . 0 t. . .> ._ ., • -I 1 r tAs, . - ,,;....-- , I :, ,-CI.% • , A a CP ,''i k k %".-1e7,4 ve It in [1] 112 , i 111111 IIIII TR r,ii . , :t, ,-.$,' i.--''' 1 -. ' " - -- , -- ,.. ,-•-• .P , inici,:r _1 I i . ____-• - --" klmommo . wir ___ um r 1..- i -- - -'. 1111114 --: 2024 COMPREHENSIVE PLAN . _ --• for the Unincorporated Town F - '. --:••--. • of Mamaroneck --, - -. -.4„..„4,,,,..:,- P'•..7-j - ' -• ofqt-e '''• '44,0,---74k.4-... 2a , . --. -tie .144.1 • ,, -- ... ,. -- - ,._,---..,..„ ,,.. :' . -- ' ."Tellr-_,_.„. 4,,,,,e- -,;,,,4-- •'..,' 7---7,.;,' :_:. - 73.is/:., rjo'f*;4i 0'..e,-;',.i.o.e-, , , 7- - -' . - '• "•• - -• -- . ..,__. T. O . M . Together Our Mamaroneck Uur Town, Our Future ACKNOWLEDGEMENTS a. Jaine Elkind Eney, Town Supervisor .`` " Town Board: Abby Katz Jeffery L. King Sabrina Fiddelman Robin Nichinsky Comprehensive Plan Steering Committee: Nicole Alifante Melissa Kaplan Macey Tom Broderick Karen Khor Jack Demasi Joe Liberti Ralph Engel Erin May Meredith Robson, Town Administrator `} n'' y. G lk. In collaboration with .r. Land Use Law Center, Pace School of Law .�s. • . Kevin Dwarka Land Use and Economic Consulting � `�# Skeo Solutions, Inc. t4:.1: LAND dUSE :_.7.,...„, LAW CENTER Kevin Dwarka LLC �� Skeo" PACE L AW Land Use & economic Consultinc -7,1101C - u .a __Li.. .-- ``em - . -- ""� � - f} —± ' _- r . - ' . ...,-,a,-: --.1 a . w _ _ L — i - - -- =_ � is r �+-� . '�,,,,rr .-. - ,.7, - fie' } 1 4 t �+ • 44.4. r --‘ .-_ _ - , , e� �• .� Vy. ar .fir J` r^• .._ p' - _ Oy C u \ . 1 : N li r r N '' 4. 4b' `a**` , 1 .20 24 Comprehensive Plan. - ti' L' `af tX TABLE OF CONTENTS EXECUTIVE SUMMARY 5 MAMARONECK TODAY 5 VISION OF MAMARONECK TOMORROW 7 PURPOSE OF COMPREHENSIVE PLANNING 8 METHODOLOGY 9 COMPREHENSIVE PLAN STEERING COMMITTEE 10 PUBLIC ENGAGEMENT PROCESS 10 Public Engagement Events 10 Interviews with Town Representatives 12 Community Needs Survey 12 COMMUNITY NEEDS ASSESSMENT 13 DRAFT POLICY FRAMEWORK 13 RECORD OF COMMUNITY SUGGESTIONS FOR POSSIBLE IMPLEMENTATION STRATEGIES 14 ENVIRONMENTAL REVIEW AND PLAN ADOPTION 14 DoLIC v CRAMEWORK HEALTHY COMMUNITY 16 QUALITY NEIGHBORHOODS 20 SAFE CONNECTIONS 24 RESILIENT ENVIRONMENT 28 SOUND ECONOMY 34 APPENDIX A EXIS Kivu CONDITIONS ASSESSMENT 38 APPENDIX B RECORD OF COMMUNITY SUGGESTIONS 75 The Unincorporated Town of Mamaroneck EXECUTIVE SUMMARY In early 2022, the Town of Mamaroneck embarked upon an update of the Town's outdated Comprehensive Plan in order to create a policy-based framework for future development and preservation of the Town's unincorporated area. Updating the Comprehensive Plan involved collaboration between the Town's elected and administrative leadership; the Comprehensive Plan Steering Committee, the Town's appointed consultants from the Land Use Law Center, and residents and business owners of the Town of Mamaroneck. The plan will be used to help the Town make future decisions regarding land use regulations, infrastructure decisions, and economic development investments. MAMARONECK TODAY As a residential community on the shores of the array of recreational facilities, parks, trails, and Long Island Sound, the unincorporated area within wooded areas. Excellent rail and road connections the Town of Mamaroneck offers a high quality of link the Town to the broader Westchester region life characterized by leafy neighborhoods, quality as well as New York City via Metro North Railroad's schools, diverse architectural styles, and a wide New Haven line. Primary Study Area for Town of Mamaroneck 73 Comprehensive Plan Update 94 Per on Saxon cods Par $ Harrison Wke Isle Country Club I`t 127 Winged Foot Country Club µ.NY ester � V ° o� o °1 125] r°k I Ma I Con ; ;� 2 Leathestocking Mamaroneck Wykagyl a Nature Trails Country Club Shore Acres v c 4° c� Z a° Ilampshire Orienta o •.untry Club S F°c y Qa 5`pve Larchmont Huguenot Park New Rochelle • Homestead un°°tn Park 4 rk c ;c Sources:County of Westchester,Esri,HERE,Garmin,SafeGraph,GeoTechnologies,Inc,METI/NASA,USGS,EPA,NPS,USDA 2024 Comprehensive Plan 15 EXECUTIVE SUMMARY The Town of Mamaroneck is comprised of the Over the past ten years, the unincorporated area's unincorporated portion of Mamaroneck, the population has remained unchanged at just under Village of Larchmont, and part of the Village of 12,000 persons. Like many bedroom communities in Mamaroneck. Each locality maintains local political the metropolitan New York Region, the Town has an autonomy through its own independent legislative expansive stock of single-family homes. However, body, comprehensive planning responsibilities, the Town also has a considerable supply of multi- public safety agencies, and decision-making family units. Many of these units are condos and authority over budgetary allocations, municipal co-ops rather than rental units. There is a limited operations, and land use decisions. supply of rental units, and almost no medium density residential developments. Cost burdens There are some services that are shared among the are especially high for renters. At the same time, localities. For example, the Town of Mamaroneck the community has seen a desire to increase the provides assessment services to the Village of physical dimensions of the existing single family Mamaroneck. The Town provides recreation housing stock, raising questions about scale and facilities and programs for all three communities. design of single-family neighborhoods. (The Villages have their own recreational programs as well). The Town also provides senior services Like many communities in the metropolitan New for all three municipalities. Many residents of York Area, the Town is confronting an interweaving the Unincorporated Area rely upon community set of growth and development challenges. resources located in the Villages including medical Although residents value the local businesses services, library facilities, parks, and commercial within unincorporated Mamaroneck, this part of districts. the Town lacks a traditional downtown. Residents patronize businesses along Boston Post Road, ______ __ Myrtle Boulevard, and Madison Avenue, as well as in the business districts located within the Village �- d of Larchmont and the Village of Mamaroneck. 11 Ow OF Opportunities for increasing the vibrancy of the • .._._ i li Town's commercial districts and diversifying its ILI, , �4 _ 1 r— fiscal base have not yet been fully explored. r s _ ._- ' i Traffic volumes have been raised as an issue of t ,,, ,- El m - concern with respect to access and mobility within •r '`' the Town. And while current residents enjoy access C 44 - to resources like Memorial Park, Hommocks Rink and Pool, and the Leatherstocking Trail, there is a desire for improved access to recreational sites and expanded community programs. The Town's • recertification as a Bronze level Climate Smart TOWN CENTER Community in 2022 and adoption of a Climate 740 W. BOSTON POST ROAD Emergency Declaration resolution in 2021 along with rising awareness of climate change, water ;�< ...„.: quality impairments, and extreme weather events 41 ,K:'` have elevated the community's desires for stronger environmental protections, resiliency planning, . _. and green infrastructure investments. 6 I The Unincorporated Town of Mamaroneck ' ,- .r 4 t 7. • 1 ` • VISION OF MAMARONECK `` y r" " �.. `` • TOMORROW ' ;j-, .. 1 , ,'t M The Town of Mamaroneck's 2024 Comprehensive Plan "':�'- ....-,I embodies five major themes that present the Town's , 'L+ • ' . _ goals, policies and actions into a statement of community +' • intent for future development and preservation.Workingo °b.t. �tt'' _' P.A. together, these themes integrate the single-issue topics, ' ��. • ,t, ;f,2,Swx , .:v a. like "land use" and "transportation," which are typically `1. r ''ppad � , ' ;a°'; \>" �' presented in traditional comprehensive plans. To reflect , Lei ��, �0 `' ",,►�r�, the integrative, complex nature of our community, ., ' k4 + ``, K .,�4f. 'r1:� i� +; the Town's vision for its 2024 Comprehensive Plan is `r -fit .i,a A'�r`,,= ..yy�, a �✓�"ali C ..r 4 6 \II ,. .- Amon a VI. - .. f structured around five main themes: "; .,, �.. ti; . ,. �' - y. k'`, ff►'O '¢ lam, . .> ^ ` _ - - , •2 "ei ''' �g,� t '"' 34, ' 6r,'? /'1 ti e ; ' ii i P i. , ' ,�v rt",• i J HealthyWCommunity � ' `4 • . W f A : ,, ''Ac x jam. • 1 0... l am...O ''0 (-. P a'. 's' '. �t/jt. �s r -r t... .o :d�, C ): sS ill I Quality �. Neighborhoods "� ,,,,4tj,)x ' � Y'y li .Safe Connections A ,• .:, e'�' + ,r A �. 1 r Saw Tr' . "`*' . ,..,i.. „. it, '. • r 1 r, - p0 a Resilient j /rob Environment r °4---- 1 ! APB la Sound Economy 2024 Comprehensive Plan 17 EXECUTIVE SUMMARY PURPOSE OF COMPREHENSIVE PLANNING Under New York State Town Law 272-a, a Town implement by adopting local land use laws, such may adopt a comprehensive plan to "promote as zoning, site plan, and subdivision regulations. the health, safety and general welfare of the Because NYS Town Law § 263 requires land people." A comprehensive plan is a written use regulations to be "in accordance with a document presenting goals, objectives, and comprehensive plan" or "in accordance with a well- strategies that address community needs and considered plan," after adopting a comprehensive guide the community's future development and plan, the Town Board may need to adopt new decision making. Formally adopted by the local land use laws in compliance with NYS Town Law legislature,the comprehensive plan inventories the procedures through a separate process that municipality's current needs and assets, presents includes public hearing(s) and county planning a vision for the community's future, and describes and environmental review. the actions a municipality can take to achieve that vision. Comprehensive plan development engages In addition to guiding a Town's future development, residents and other stakeholders in a transparent, comprehensive plans also guide other governments' inclusive process to help identify these components actions within the Town. State and municipal and build consensus and support for actions that agencies must consider a Town's comprehensive will implement the plan. plan when planning for capital projects on Town land, and most NYS agencies require communities The comprehensive plan includes a framework to adopt a comprehensive plan before applying of land use policies that the municipality may for state grants or other funding. sue_ ry , - r , z _ � ".- r ry. 1 a- ' lj - __e. y —_ l - '� �1 RI -may s 1 4 ✓ ., , \:{ '10 e ., ? J'..T / #17 Zi. ''... . . . 'A. vir .., . .. , „ • . ,,.. 8 I The Unincorporated Town of Mamaroneck . . . \ I , , .1 1....,,,... NI ., .....,%, .-...........___ iiii not hit IINI ilk 114 I II . , ., , -k.--,,,, IN, 7,''' . ,•, ,, •...15. • i.; , . . 1 '' !\ • '.'• '',..'.•-' ' ''? s '.:1' . .•.; •.. • '/ . ••••• • • !*' •,!, j,cA , .. j :, 61•41..... / /.\te,1 ., 1' • Tr .-: • ',-, . . .f41/4 '.,•. '`.' ' ' fl:f • , ?,P ti,.., ,., ,...'• ;i4 ;V" :\\N\:': •.,4, ' '',:tft64'%‘-',' N1/4 -- \ .. .• IA; .,,k, ,.. ..,,,i,i4kki,. , ,N,, • , -, , ' ..)ki '.1.-1:10,7 .A '''•.;,. ' -f. :-.--\'', . if ' fiecf..c....,, ii, --;.4,,•,;‘• ,-4 , .,,4.,,, ,•....,\,k ,:::;:k.:,.1:v.4.,...„`?::,.;, • ks, ., :, , .1--,.. , r ii. .:-, .,: ,, v .,:k. •,,46,. 4 frit'. .1 , ' i 4( ..),0'.1:: ' -'4.411: • A\ :,..\ ' I , ,,,• -.,,,,_ '‘ *2:-.., • lir-- I • 1 ''•\.,!: .1.: ' !Y,71..„-;1'.:;114,::..7:::,11V:s.,, g4`:' . ':. I ..:7.,,„,'• -;.' ,, ' a.., ,.,-....p, , • . : ki If 44_ 1 r.ost314-.: 0....:/ ...::: . _ , ,, 44,.:.: ., well!.„it...,, -.. .A : •,. . :;,.• • N, ......... , ..... . i . . - . f,.--1...f.,:a,N, ..r..: ' .. .L 1 ‘.. —:.::'117,.:°..1°' .'l . .1d!fliiitI124:41 • ' ..."'.;41.-" , :::., 1 ' I'''':''' '''.il, '404 -' ilkluti " .4 .. .,. 10 .. ;LI:-'',- ' •4 r,12E ' \k; ''. 'Ct.:' '.,.. .''''*‘ -.•-• ,'i, r :. I, \ ,,,_— ,. , A F-,,,,, .,.„ "L., '.- •'••2 1144...41.1-17,';k 1-I , 0, ..4iii., - ,t, , ; - ,•• :, 1 it -I ----- • ‘ ,' • .. .i. •.'..-,-----....,•-• ..•% ... . . .-. :..-7„_,Is--- :'•••,..,, METHODOLOGY . . tA .,. _. . N...t. V .c...".m!...., . ...lit .— I - A - . .,,-'., - -111=11•1111M ' 4 4 -- . . •-., ,....... 111111=111111.10 . . . .„,.... .. ../1,,,n ii.•,;:ia ,''_. .-..cj,.`6•.t,,..:,..-'.' . . . .... - -. . . • .- . . . •. . . . . . • . . . ' . ,,.s.t'.\...: -,..•"----- METHODOLOGY COMPREHENSIVE PLAN Public Engagement Events To gather input from community members, the STEERING COMMITTEE planning team held several public events from May through August 2022, including five public In March 2022, the Comprehensive Plan workshops and six pop-up events. Steering Committee was convened to advise the development of the Town's comprehensive Washington Square Neighborhood Resident plan. Members of the eight-member committee Engagement Workshop represent Town residents, local business owners, On May 4, 2022 the planning team hosted a environmental and other non-profits, educational public workshop from 4:00 to 6:00 PM at the professionals, housing advocates, emergency Washington Square Neighborhood.Approximately response personnel, recreation advocates, and 70 Town residents attended this event, where they the Town Planning Board. The Committee worked participated by visiting three stations, which asked closely with the consulting team and served as the following questions, respectively: community experts, assisting with the public engagement process, policy framework creation, 1. What do you love about Mamaroneck and what and development of the implementation plan. would you like to stay the same? To maximize public involvement, the Committee 2. What are some challenges faced by helped develop the Town's Public Participation Mamaroneck? Plan, conducted outreach to publicize and 3. What is your big idea for Mamaroneck in the encourage participation in the public engagement next 10 to 20 years? process, and participated in meetings and events with community members. The Committee refined Participants wrote their answers on post-it notes, draft goals and recommendations and suggested which were affixed to a poster board at each implementation strategies. station. A trained facilitator chatted with small groups, explained the activity, and recorded further PUBLIC ENGAGEMENT input on large flip charts. PROCESS High School Workshop A second workshop was held on May 4, 2022 at Mamaroneck High School, during which To establish a strategy for engaging the community participating students divided themselves into in the Town's comprehensive planning process, small groups of 15, each led by a facilitator from the Comprehensive Plan Steering Committee and the planning team. Using maps of the Town, the Town-appointed consultants created a Public facilitators asked students to identify areas that Participation Plan, establishing a framework to they identified as "strong" and areas they identified engage residents and stakeholders in each stage of as "challenged." Students marked the strong the planning process, as well as a communication areas with green dots and challenged areas with strategy. Guided by this plan and described below, red dots, identifying strong places as those areas the planning team conducted: in the Town that people enjoy, are necessary, or are attractive places to visit. They identified • Public engagement events challenged places as areas that people do not • Interviews with Town representatives enjoy, are undesirable, or people believe need to • Online public surveys be fixed. The groups then discussed strategies for overcoming the Town's challenges and discussed 10 I The Unincorporated Town of Mamaroneck "big ideas" for the Town. A recorder documented '` rt "'- al l responses. , ,�,, ►_ • May 24 Public Workshops . ,t 4F • On May 24, 2022 the planning team held three _��; `�` more public workshops at the following locations '!+fir and times: r • The Senior Center at 1288 Boston Post Road '• ` ` _ from 10:00 to 11:00 amps • The Fire House at 205 Weaver Street from � ; 1:30pmto3:30pm • Hommocks at 140 Hommocks Road from 7:00pmto9:00pm 41‘ a:: - This series of workshops were supported by local community organizations, including 1;. Washington Square Neighborhood Association, ,� r Larchmont Gardens Civic Association, Howell Park Neighborhood Association, Mamaroneck High School, The Summit,At Home on the Sound, Cure!, , The Center for Continuing Education, Girl Scout Council, League of Women Voters, Larchmont Summer Pop-up Events Mamaroneck Lions Club, Mamaroneck Hockey,The Following the workshop series, the planning team Stem Alliance, and the Youth Hockey Association. held six pop-up events through the Summer in At these events, planning team members solicited 2022: at Mamaroneck Outdoor Movie Night on feedback from community members at five July 8, at Concert in the Memorial Park on July 11, different stations, each devoted to one of five and at Larchmont Farmers Market on July 16 and themes: (1) population and housing conditions; 30, and again at Concert in the Memorial Park on (2) services and recreation; (3) transportation; August 8 and 15. At each of these pop-up events, (4) land use and economic conditions; and (5) poster boards were displayed asking participants: open space and environmental conditions. Each station displayed a poster board presenting current • What are some challenges faced by conditions, relevant maps, and questions related Mamaroneck? to that theme. Participants read the posters at • What do you love about Mamaroneck? What each station and used post-it notes to respond to would you like to see stay the same, be the questions and provide other feedback related preserved, not change? to the themes, including identifying community • What's your big idea for Mamaroneck in the needs. Facilitators stood at each station, answering next 10 years? 20 years? questions and recording additional participant comments on flip charts. Participants wrote their answers and other comments on post-it notes and affixed them to the boards. 2024 Comprehensive Plan 111 METHODOLOGY Interviews with Town Representatives The five-minute survey invited participants to In addition to public workshops, the planning confirm these needs by selecting the most team conducted individual and group interviews important and provided an opportunity for input with an array of Town officials, staff, and board and from community members who did not attend committee members. During three separate tours in-person events. of the Town, planning team members conducted interviews with the Town Supervisor, Building Department staff, and the Town Environmental Planner. Planning team members also conducted interviews with the Town's Comptroller, Housing Outreach for the Planning Process Authority and Community Services staff, and the To reach as many residents as possible, the school superintendent. Additional interviews planning team advertised the comprehensive were held with the following Town boards and planning process, all public events, and the committees: Community Needs Survey using the following methods: • Town Board, Planning Board, Zoning Board of • Appeals, and Board of Architectural Review. Email flyer to residents and • Recreation Commission, Coastal Zone stakeholders like Padres Unidos and Management Commission,Traffic Committee, Community Resource Center. and Sustainability Collaborative • Supervisor e-newsletters. • School newsletter. Community Needs Survey • "This Month in Mamaroneck" • After conducting interviews and public Supervisor announcements engagement events, the planning team released at Town Board meetings, and an online Community Needs Survey in July to reach various interviews and speaking even more community members. This survey was engagements. • shared with residents via the Town website, email, Direct outreach to staff, elected social media, and strategic flyers with QR codes. officials, and social workers at schools. • Additionally, the survey was available for written Town website. • completion with stations of available printed Press releases. copies and a drop-box being available at the • Town social media posts on FB, Patch, Mamaroneck Senior Center, Town Center, and and NextDoor. • multifamily buildings in the unincorporated area. QR code shared during events, on This survey presented community needs that we strategic flyers in local businesses and identified in prior events and interviews, organized popular destinations. in the following themes: • Banners at Palmer/Weaver, BPR by Senior Center, and the Firehouse. • Housing • Large poster placed at LGCA • Land Use & Economic Development Ducky Derby, Compost Giveback • Transportation Day, Icebreaker Hockey Event, and • Environmental Storefront. • Recreation • CPC t-shirts. • Community Services • Lawn signs. • Mailers. • Flyers in all Town-owned facilities. • Flyers in windows of area businesses. • Translations of relevant materials for Spanish speaking residents. 12 I The Unincorporated Town of Mamaroneck �y , • — ,Pt- 4 A_ r s+---•�y4'�t�" `' w _ - r A' s p ) +R.. ' AP -- S •'�w N .1irN' tr.Jir - n ~<. t ,i .� ,1 ''�'T�e M f. • � hti -''• COMMUNITY NEEDS The Community Needs Assessment process provides the community with an accessible ASSESSMENT repository of baseline information to help identify needs and inspire ideas for policy changes. It also As the first step in the comprehensive planning serves as a tool for evaluating the responsiveness of process, the Town's consultants led a three-part proposed policies to current gaps and challenges. community needs assessment process. Part I involved compilation of existing conditions data DRAFT POLICY FRAMEWORK on several topic areas, including: • Municipal boundaries and services It is important to note that comprehensive plans • Demographic composition can have varying levels of detail. Whereas some • Land use patterns plans make concrete commitments to certain • Housing conditions regulatory changes, redevelopment projects • Transportation conditions and infrastructure investments, other plans are • Environmental conditions more policy-based and reserve the formulation of • Recreational needs specific implementation strategies until after the • Economic conditions plan has been adopted. The Town of Mamaroneck has adopted this latter approach. Town documents were reviewed including the Town's zoning code, the Town's Draft Local Waterfront Drawing from the Community Needs Assessment Revitalization Plan, the Town's annual budget and process, the consultant team created a Draft Policy financial statements, and the reports and minutes Framework that organized desired community of the Town's Boards and Committees. Data was outcomes into goals with related policies and drawn from the US Census, real estate brokers, as actions. Organized into themes, the framework well as spatial data from the Westchester County goals state the Town's desired outcomes. Related GIS Platform. policies present different approaches to achieving a particular goal, and planning actions list proposed Part II entailed the live and online public engagement regulatory changes, physical improvements, process with residents aimed at discerning their operational changes, and programming the Town unmet needs. Part III involved the administration of can adopt to achieve those policies. the community needs survey to all Town residents. Findings from these three different parts were The consultant team shared the Draft Policy synthesized and then used to formulate policy goals Framework with the Comprehensive Plan Steering Committee, which provided feedback on the draft. aimed at meeting the community's needs. After amending the Draft Policy Framework to 2024 Comprehensive Plan 113 METHODOLOGY incorporate committee recommendations, the implementation of the 2024 Comprehensive Plan. consultant team presented it to the Town Board at a Supplementing the 2024 Comprehensive Plan, virtual meeting in November 2022. At this meeting, Appendix B is a Record of Community Suggestions the Town Board recommended a presentation of that serves as a memorialization of the suggestions the Draft Policy Framework to the public to obtain received. These community suggestions are highly further feedback. specific and subject to changing circumstances and will be formulated only after Comprehensive On November 30, 2022, the planning team Plan adoption. However, the suggestions were presented the Draft Policy Framework to community used to shape the scope and purpose of the members at the Fire House from 12:30 pm to 2:00 higher-level elements of the policy-based 2024 pm and again at the Town Center Court Room from Comprehensive Plan. Over the long-term,the Town 7:00 pm to 8:30 pm. The events included an online will consult this record of suggestions during annual recorded presentation that gave an overview of the budget preparations and the capital planning Draft Policy Framework, after which planning team process to ensure the 2024 Comprehensive Plan's members asked attendees to reflect on whether ongoing implementation continues to consider the Draft Policy Framework: the community's specific ideas. • Responded to Town needs. • Will lead to the future that they imagined. ENVIRONMENTAL REVIEW AND • Embodied their vision for Mamaroneck. PLAN ADOPTION In addition to these in-person events, the recorded presentation was also available online, where In accordance with the State Environmental Quality residents were invited to submit additional online Review Act, the Town Board served as the lead comments on the Draft Policy Framework.The virtual agency in the completion of an environmental engagement process continued through the close review of the Draft Comprehensive Plan. In addition of 2022. The planning consultants further refined to completing all three parts of a Full Environmental the Draft Policy Framework based on feedback Assessment Form, a memorandum was also received from these events and online comments. prepared that described the Town's technical Using the extensive community feedback on the process for evaluating environmental impacts and Draft Policy Framework, the consultants then the rationale for determining that no significant prepared the Draft Comprehensive Plan. adverse impacts would occur as a result of the plan's adoption. On the basis of the environmental RECORD OF COMMUNITY review process, the Town Board adopted a resolution on May 8th, 2024, declaring a negative SUGGESTIONS FOR POSSIBLE declaration of the plan's expected environmental IMPLEMENTATION STRATEGIES impacts. Concurrent with the environmental review process, the Town distributed the plan for review by Westchester County and the Villages The 2024 Comprehensive Plan consists of of Mamaroneck and Larchmont. Lastly, the Town goals, policies and general actions. However, published the findings of the environmental impact throughout the community engagement process, process and presented them at a public hearing with the Comprehensive Plan Steering Committee an extended period for public comment. On May received a robust set of community suggestions for 22nd, 2024, the Town formally adopted the Draft possible implementation strategies that should be Comprehensive Plan as the 2024 Comprehensive carefully considered as part of the Town's ongoing Plan of the Town of Mamaroneck. 14 I The Unincorporated Town of Mamaroneck ir%MIEN& 71,1111111111.1 _0,• u ; 2 %Lir imoi el OO im x FOUNDED 1661 MAMARONECK ITOWN ENTER RO C KLAND AVE . ENTRANCE • r. POLICY FRAMEWORK • • • • • • • /, POLICY FRAMEWORK HealthyCommunity Healthy Community aims to improve public benefits like recreational facilities and parks and enhance community gathering spaces and programming. This section also aims to expand public access to information by improving communication channels and optimizing Mamaroneck's infrastructure and services to ensure efficient and equitable government. Healthy Community supports community togetherness and wellness through efficiently delivered Town services, easy access to information about Town events and administrative actions, and enhanced spaces for community gathering and recreation. .._ _ lift- T � a 4. A i ;11 i , iiiri k _ r 1 t1Y Nei' , 1 i , ,,-,4,. � , � . s 'iii; . i ), ,T _ AL 1. 4 0 ) • ....- AL ____ Support community togetherness & wellness through efficiently delivered Town services, easy access to information about Town events and administrative actions, and enhanced spaces for community gathering and recreation. 16 I The Unincorporated Town of Mamaroneck HEALTHY COMMUNITY c2 Ili yr_ ✓�, A ` �, .„ • 1PP"t ► t I A, t i - : 111111111111111111k 1 Ir Residents of Mamaroneck enjoy the existing recreational , 4 , facilities in the Town. Key recreation facilities within the .404 0,\, unincorporated Town, include Hommocks Park Ice Rink, um !!' —� Memorial Park, Carpino-Steffens Fields, and Hommocks 416�a ' ! I r SA 1.- I Pool. Another draw to the unincorporated area is its �7 t- v4i4 network of public recreation areas including the Colonials Wile, Greenway, Sheldrake River Trails, Leatherstocking Trails, 1111i - Hommocks Conservation Area, and Larchmont Reservoir. V777 9 P p V 1 '1 Mil However, residents have expressed a desire for the , creation of more recreational facilities and beautified ' -- . ,o Mk open spaces including athletic fields, pocket parks, ® I cr." ''i' ;; community gardens and an enhanced swimming .�, ® _ �; , facility. Residents also desire an even greater variety •-wi _L and accessibility of recreational activities within the _: "' Town's existing parks, athletic fields, and trail networks. m „) , » ` ,,;. ",' � Residents also value the role that recreation hasiat ingenerating economic benefits to the local economy 1 ii and in enticing new people to move to the Town. -_.. . re-, W-.• Residents would also like more spaces for community z �..- gathering. Residents currently enjoy the Senior Center, - - - " the Larchmont Public Library, and the Mamaroneck Public -y -• u = Library but would like more programming of special ��'� t events, hobby activities, and volunteer opportunities. - - Beyond recreation and community services, residents t _ have also suggested other improvements to the Town's - public safety and communication systems as well as _ , " • physical upgrades to Town-owned buildings. In addition ._ to maintaining the Town's efficient provision of services, f �, ` residents would like to see expanded availability of socialiiiih‘ .. service programs for older and lower-income residents. �— Mg A 1 Alf 11 Pr - LI IN F -J., ....... II Or - .. 2024 Comprehensive Plan 117 POLICY FRAMEWORK HEALTHY COMMUNITY POLICY FRAMEWORK HC GOAL 1: ENHANCE RECREATIONAL AND OPEN SPACE RESOURCES i-IC POLICY 1A: Enhance visitor experience at parks,trails, and open spaces • Action: Allow additional uses at the Town's parks. • Action: Continue to maintain, improve and beautify the Town's parks and recreational facilities. — HC POLICY 1 B: Opui .rze performance of athletic facilities • Action: Redesign, renovate, and maintain existing athletic facilities. • Action: Explore the potential for creating additional athletic facilities. • Action: Explore adopting operational changes and user fee • � / modifications that maximize utilization, inclusiveness, and accessibility , of existing and future athletic facilities. HC POLICY 1C: Encourage shared use of publicF. recreational spaces , • Action: Work to improve coordination and collaboration with the '' ., Villages, school district and community groups. 11111 • Action: Enhance physical access to nature areas, parks, and trails. — y HC GOAL 2: ENHANCE OPPORTUNITIES FOR COMMUNITY GATHERING HC POLICY 2A: Optimize functionality and variety of community spaces and programming • Action: Improve the physical condition of existing indoor and outdoor community spaces, and create new places for gathering. • Action: Provide community programming to serve all segments of the Town's population. HC GOAL 3: ENHANCE COMMUNICATION AND PUBLIC ACCESS TO INFORMATION HC POLICY 3A: Provide residents with clear and updated information about town events and initiatives • Action: Improve the performance and operational efficiency of existing and new communication channels. 18 I The Unincorporated Town of Mamaroneck HEALTHY COMMUNITY sc2 HC GOAL 4: ENSURE EFFICIENT AND EQUITABLE SERVICES, UTILITIES AND GOVERNMENT HC POLICY 4A: Optimize physical condition of town's infrastructure • Action: Make upgrades to Town Center building and facilities. • Action: Upgrade, strengthen and protect telecommunications and utility infrastructure in the sl Town's neighborhoods and districts. I-IC POLICY 4B: Optimize delivery of municipal services • Action: Maintain efficient waste-management services. ,1411111111140 • Action: Ensure cleanliness of the Town's public and private spaces. • Action: Address service needs of lower income, elderly, and limited-ability households. �- fu h1 t r4 - . • ,.07 tF 'RITE- . . . 4 8a ,..-', •,‘ . i •y _J• �• d , '�-A'�HI 4. �� ' ' I ; , 4 v � 1 �• � • , a - e. .a 4Y �a + w xc 9 d., .c •'� '�g'i ►Y �', , t ti~b ..aster. • �; •r _ q.- - '' ,, y ' '-'-:14-OW"AlirtO, Ott 0 R 1 i., Alkb . 44. .., 1441114,. , , ,A, 4 ,:.,.: _•, --„, ,-,,,,,,si••. --.,-„,,, L,- - -..._.-•,,, 46,5iiim 1, , . _,, • , 2 .fit 4 r }* .r§Xr• , • ^'''4 .•:_:, �V # F+� • till s_ . - _ 4 , _ _ .,, ,.., - --- ....._... , k _ 1�,�, -�- . +MIS ,_- } - s s � `-_s +� '°` J "mow . 'Rrr 2024 Comprehensive Plan 119 POLICY FRAMEWORK 1.3i Quality Neighborhoods Quality Neighborhoods identifies policies and actions to preserve the Town's neighborhood- scale and quality of life while allowing for contextual development that meets community needs. This can be accomplished by updating the Town's land use laws to ensure that new development takes existing neighborhood context into account and allows for the creation of more vibrant, mixed-use centers in areas with existing infrastructure. Other policies aim to create more housing choices for the community and incentivize the creation of more affordable housing. Quality Neighborhoods ensures existing and future land uses provide inclusive neighborhoods and commercial areas that preserve the Town's small-town feel. .-.ii;e.pt-t 1,..—..',•,1---A(---2,.--".-.1.4.;4,,,,.-,,y.7.‘.t.7..4.,-,.-m---1-.',..i,-,,,-,.'...-.iv'.:h-*..g-,-.a,.i-- ♦asmC- " ' .` 1 41 ...;i•'?.t,-.=17 ` .....;.:"' -,l--,-c-er--7T4-,114),.`—...4.)..:.-.--,:4-....t e_ — 7 or, ...._,,,,..,...„ ..... _ . y y � • :. '� • Itt— a t "Y Yam, j a�-� "✓��.a� .B^'R � _'f� � y�-t� ` f + iprR4 • � � �44;■'1445 "_,Ii.,y� 4w y.i ' f fie.�L... 1 cc $ ` ■ r"d!: il.� v M - ram . '� ,: — ., �,tA',,¢ �,. ".Y , ` w, y' .t a� � rj _ � yy (-',1 i,_ ;�"11 ��.y ppp. „_ _'�- Y _ i� l \ cs� -�` '3sg ,s.y. .-4„000 - - - Ensure existing and future land uses support inclusive neighborhoods and commercial areas that preserve the Town's small-town feel. 20 I The Unincorporated Town of Mamaroneck 0 QUALITY NEIGHBORHOODS • - • 4" Unincorporated Mamaroneck is predominantly `• residential and low-density although a significant ," k ., number of residents live in multi-family apartments 4 ` in the Washington Square and Larchmont Acres �. ' Area. Commercial land uses are found along Boston fir_ ., ,, , L fi t Post Road, Myrtle Boulevard, Madison Avenue, Fifth �+' V.,,,..' - ,�' ;; Avenue and Palmer Avenue. The unincorporated: . � ''' 4 Y "�- °� Town of Mamaroneck lacks a definable cultural or `-- �' .. ': 'y commercial center, compelling many residents to :yam patronize establishments in the commercial cores in the �^ �; • ;A No Villages of Mamaroneck and Larchmont. Many residents welcome greater access to local retail establishments ....' and gathering spaces within the unincorporated Town. r Residents have expressed a desire to preserve the Towns �� A _ i. ' '. neighborhood-scale and quality of life while allowing s � .;^ ' � .. ; for contextual development that meets community - needs and are supported by infrastructure. Generally . -.. - . ...-ro yr. -'fir residents are receptive to mixed-use developments in ._ f. _ ''' _ - .4 areas close to the Metro North Station, along Boston - zA. . N —, z 1 3" Post Road, or around Fifth Avenue. � a .a. WI 4 In recent years, there have been a number of older • ; - _ 1 , _ - homes which have been substantially expanded or =--- _ -4 40 demolished and replaced with much larger homes. = __ _ " ' "`. These newer and larger homes have raised concerns - about their compatibility with the Town's architectural _ traditions and the prevailing scale of building in 11101111 s t , -.411111 residential neighborhoods. As such, residents have ` - increasingly discussed the possibility of land use controls - r - that would ensure greater harmony between older and , newer buildings. Additionally, residents have been = , -,;. ` concerned with the environmental impacts of such ` '{` -_ larger homes. 4 n,• . mat -_,'.'-.',:-.?.!.,-*"-A". , ri 4` S+_ �r r _ .. Ys+.r 4 r s 2024 Comprehensive Plan 121 x POLICY FRAMEWORK ' "i _ - , :: ' ' . ' ' ir-r-..4 f, dr = • $11 1 I 5-.:o;°'; ,�y - _ , yhY >1 44 - ' ' ‘ ‘'kg .1 4,11'a -4ip :�*_ s fir :. F ' _ A .* 3' y 1 t - - ",DA 'A/ y , i , A. ,,,,, ..._,. ,,, tit . F � . - � � = ttw�"'.a ti IF r L {a . __ .r.___ --\* - L , _ At Itu •_...._, ,' 1 1 1.V—....Nab.:- _ _ __ -- . • . ill N • 1 Aft i "` F Even though the vast majority of Mamaroneck's The need for more affordable and different types housing stock consists of single-family homes, of housing compels exploration of opportunity the unincorporated Town contains a rich variety sites that may be appropriate for new housing of housing types relative to other bedroom development as well as changes in land use communities. About 1/3rd of the housing stock regulations that could make it easier to build a consists of units in multi-family buildings, which are greater variety of housing types in certain parts relatively more affordable than single family homes. of the unincorporated Town. Currently, very few However, many of these units are condos and co- areas within the Unincorporated Town are zoned to ops rather than rental units. There are community allow for duplexes, triplexes, or quadplexes. Other concerns that the high price points for single pathways for creating more affordable homes in family homes and the limited supply of multi-family the community include increased engagement buildings with rental units are making it harder to with affordable housing developers, identification maintain and grow an economically, generationally, of publicly owned land that could be utilized for and racially diverse residential population. Almost affordable housing, and pursuit of county, state, and half of the unincorporated Town's renters pay more federal funding programs for affordable housing. than 30% of their Income toward housing costs. 22 I The Unincorporated Town of Mamaroneck QUALITY NEIGHBORHOODS QUALITY NEIGHBORHOODS POLICY FRAMEWORK • QN GOAL 1: ENSURE A BALANCED APPROACH N • :.s; •' /44 4 : y4r TO DEVELOPMENT AND PRESERVATION s , r QN POLICY 1A: Preb le the Towns existing • neighborhood-scale, quality of life and small-town feel -- • Action: Update land use regulations to ensure that new development, alterations, additions and demolitions/rebuilds take f "' into account the surrounding neighborhood and tree canopy. ` ' • Action: Continue to engage residents in the Town's development and ensure appropriate public notice. • Action: Evaluate land use laws and application processes to ensure - * I'4 efficiency and consistency. ! ' 10 =_-; • Action: Examine possibilities for the planning and zoning boards to . be more expansive in their review of potential impacts from proposed } ' developments. QN POLICY 1 B: Create more vibrant mixed-use centers r� • Action: Develop redevelopment strategies for areas supported by infrastructure. QN GOAL 2: CREATE A MORE DIVERSE HOUSING STOCK QN POLICY 2A: Diversify the types of housing available for all residents across different ages.abilities, income levels and household types,within the town • Action: Encourage reuse of underutilized properties for housing. • Action: Determine if there are any existing regulatory barriers to the development of multifamily housing, senior housing, smaller homes, and affordable and missing middle housing. QN GOAL 3: PROMOTE A MORE INCLUSIVE RESIDENTIAL POPULATION UN POLICY 3A: Incentivize the creation of more affordable housing units • Action: Regularly evaluate opportunities for improving access to affordable housing. • Action: Explore potential modifications to the Town's Fair and Affordable Housing policy that specifies the number of affordable units required for new developments. • Action: Explore opportunities to access affordable housing funding assistance from County, State and Federal governments, as well as not-for-profits. • Action: Promote community awareness of rental assistance programs to help individuals locate affordable units within the Town. 2024 Comprehensive Plan 123 POLICY FRAMEWORK 1 Safe Connections Safe Connections focuses on creating complete streets through enhanced pedestrian and bicycle infrastructure and roadway operation improvements. This section also recommends roadway infrastructure improvements to enhance traffic safety and flow, manage and reduce parking demand at highly visited areas, reduce visual impacts on surrounding neighborhoods, and expanded electric vehicle stations, bicycle, pedestrian and mass transit infrastructure to better connect people to destinations. Safe Connections ensures the Town has a safe, well-connected transportation network that accommodates pedestrians, cyclists, drivers, and transit riders. r *-_. aka wm. i , ! A_ '44._!$,:n.:, „..„-!, 1:t.Z.ri'''4.j.,. ':. f.-:-.44f(*.c.4 .' i. rfr- y w. w _4' 0lit LlidowiskrL - kii' - _ A ,r i .... _ .,. _ ___,_ ....ir , ..- --4040/keozik. 1.-„.....7. Ensure the Town has a safe, well-connected transportation network that meets the needs of pedestrians, cyclists, drivers, and transit riders. 24 I The Unincorporated Town of Mamaroneck SAFE CONNECTIONS q TOWN OF MAMARONECK's EXISTING STREET AND TRANSIT NETWORK „� . 8 /,; J I.at J UO II_ .3 to fiI q. C f '' 1 TO ,{ kV. Q 69 66 I.'• ©lf,.r W f 63 I.... , Lome Ave jai p� ✓� .,. 63 —W..l, Una,bn 6 61 -� It x� .s'.Y/6.4 4" C $S ' x. vly�¢8 Wa^ 3 ¢4. 14. ' Qo p 6 19 8 � � • �/� NiL1l✓ \ ea 40 44. / Rye ��. so p aS :-4''''. 60 m ,,...61 :=4,,, ,r125 Jae q mm. w.rc ahoe : Eastchester * , ° wads Nr . W�' 1.41 Nunhtrd 3a•am; �,a� y ['..ten I' yr"yeMamaroneck r R.n Malt S.A..4 v.�h.© rae.. 3 a�'An • n.i g..f 12t.aw4v1 .a tyrosLa�e : i al J rt I Lea". \66 /..'"• .. � New a' '�s ,r Rochelle a4 •,,, Warr • e„ v.,.R..Arr4� .7^d DI 61 .1, `` 7,. � Q45,3 C v �' Larchmont )1,- Maw I'77 I 22 The Commuting time between the Larchmont More broadly, residents would also like to see Metro North Railroad Station and Grand Central expanded provision of alternative transportation Terminal in Manhattan is less than 40 minutes, services including more bus service, connecting during rush hour, making mass transit a desirable shuttle services at the train station, electric travel mode for residents with jobs in New York vehicle charging stations, electric scooters, City and other locations along the New Haven etc. Additionally, many residents expressed the line. However; the Town of Mamaroneck's local importance of alternative modes of transportation road network is designed for the movement to assist in the reduction of traffic, improved air of automobiles with only limited right of way quality, and benefits in supporting healthy habits. dedicated to other modes of transportation Alongside accessibility improvements, residents including walking, biking, and public transportation. have also expressed a desire for broad physical improvements to the existing roadway network, Many residents commute to their places of work via including the reconfiguration of selected the Metro North Railroad, and would like to have intersections, re-channelization of certain road greater options for accessing the Larchmont and segments, signal improvements, better landscaping Mamaroneck train stations. Many residents have and signage upgrades in order to enhance roadway expressed a need for infrastructure investments pedestrian and bicycle safety, parking solutions, and operational changes that would make it easier enhanced wayfinding, improved accessibility and safer to travel within the unincorporated to commercial areas, deterrents to speeding, Town without an automobile. This is especially minimization of impacts of transportation and critical for senior citizens, children, and persons parking infrastructure on neighborhood aesthetics with disabilities. and reduced traffic congestion from commuting and school pick-ups and drop-offs. 2024 Comprehensive Plan 125 POLICY FRAMEWORK SAFE CONNECTIONS POLICY FRAMEWORV SC GOAL 1: BALANCE THE MOBILITY NEEDS OF PEOPLE AND CARS SC POLICY IA: Prioritize complete streets and paths that arp neenRcible,snfc an," connected to destinntOonc thrnughont the Town • Action: Undertake physical improvements to pedestrian and bicycle infrastructure. • Action: Improve roadway operations to enhance pedestrian and bicycle safety. SC GOAL 2: ENHANCE TRAFFIC SAFETY AND FLOW THROUGHOUT THE TOWN SC POLICY 2A: Maintain and improve roadway infrastructure • Action: Study traffic conditions and feasibility of design alternatives for key roadways and intersections. • Action: Undertake physical improvements to roadway infrastructure. • Action: Modify roadway operations, directional signage and traffic regulations. • Action: Coordinate with other entities on access, safety, and traffic flow improvements. SC GOAL 3: ENSURE PARKING FACILITIES ARE EASY TO ACCESS, EFFICIENTLY OPERATED, AND WELL-DESIGNED C POLICY 3A: Adopt physical,operational,and design improvements to the Town's parking facilities that manage the supply of parking spaces while limiting their adverse 'Runnels on quality of life • Action: Manage the number of parking spaces where needed. • Action: Adopt operational changes, signage and physical improvements that make it easier and faster for drivers to find parking spaces at existing parking facilities. • Action: Undertake urban design, landscape, and operational modifications that help reduce the visual blight and adverse environmental impacts created by parking facilities. SC GOAL 4: ENHANCE TRANSPORTATION OPTIONS AND CONNECTIVITY SC POLICY 4A: Develop creative, multimodal solutions aimed at reducing car- dependency, minimizing parking demand, and increasing connectivity to destinations within the Town and Villages and beyond • Action: Expand bicycle, pedestrian, and mass transit infrastructure to improve access without using an automobile. • Action: Work with other agencies to improve transit access. 26 I The Unincorporated Town of Mamaroneck SAFE CONNECTIONS q1� . 1 1 :., • pi. , ,,,,..-1,4,,, .9.fe,, IV,e, ' '''', ' ' y d r I J 1 iI y � r 4 • °-•. `1. ;+yam k_ ? � ,+�.7 44 7. , as • r---- r. .. T .,• • i. r r' r "•r . R Fa.o- .• . ' , it� I Y z1 , I ,„.. tr.. . „ , ._ .„_ •, 1,. ..:.. , _____________ „7.....-,,,.....„.:„... V i \\\ 'ISIN111110111,44NistsititossNi1/44:14141%4Niiiorr_ 11"- f , ,.,,.. _.,„ trw `� • I. N -_-: • ' v •' ." .$ r i \ .,, • `S- 2 s.r' -1 .,Y. - 2024 Compr- .ensive Plan 127 POLICY FRAMEWORK Fr Resilient Environment Resilient Environment prioritizes limiting adverse impacts of development and huma activity, mitigating and adapting to climate change; protecting and restori n ng the Town's open spaces, natural areas, biodiversity, and trees and vegetation; limiting noise and air pollution; and insulating homes from damages and property value loss from storm events. Other goals, policies and actions recommend best management practices to protect water quality and supply; manage stormwater to prevent and minimize flooding; ensure that development practices minimize storm damage; and promote best practices to reduce carbon emissions and the Town's carbon footprint. Resilient Environment safeguards community health and well-being, and the health of our ecosystem. *�' - i. '� �`'r+�r' # ? ref,,��", ? !" ..., 4..,.--. ,,, t„4*k• "‘".,6 1 4:iwf 1-mtifirtVo.,, .1, - ...Iv, •,, :'Y + .. 'y •;! • - y"./ ,..it, Fee-- " \• p r, ? i`fir 7i. �" � ,F Af, 1:7 '''"LI.- ."d �l+y^� 1 if .J \ �,$1, I4r- r: l s r �7i� �1 I ' Nil; , ',-_,. :' , . .' , ';-.:-! 4 Elk "IOW i,rkAilf IT M'ttz., __ --`-,... -. _ . .s.. r Y ah..s .. ' r.` �`r ' ,��- �{}yi, y�,. _111 'u 1 , re "" .a�n9' r`' .,.er - _ d s 1 3v. '-'' . - % u ` '�` " * $ \ ` w- VV' �r` _ +L "^_ V. x" .Y"` 4 t4„s r,' �x+ e b.}�. YAV vie.. � 1€ `: k ..a.73 �c 1Fl"�: .+.6 �.._•.i'. .. . 'i ry..t G.e_.>•44;. ;d ff.Yi �. s+,i '�a.7 Safeguard community health and wellbeing, and the health of our ecosystem, by limiting impacts on the natural environment, preventing and minimizing flooding impacts from extreme weather, and reducing the Town's carbon footprint. 28 I The Unincorporated Town of Mamaroneck c 7 RESILIENT ENVIRONMENT vb p rk` 1'tr ,.4f4,,,• :),...41,. 'ik. — .0.'6;4, .0,,,,,,,,i,;,, .Ns:t ,,,,ii,..N , .. ,..1.;...1:4;,..v. ) ., .. i....„ ,,,,sts.1,1,1ktv,,;,,,,koz „ si i ),',.,1r;?;:,,,,,,'.4. i'" t/ `rr fi Y, ;4 r y• ' .s '-',,..., :_.' ' ; 44,..o. i3' Located on the north shore of the LongIslandSound `" " '_-' , the Town of Mamaroneck's open spaces, wetlands, - parks, trails, forests and conservation areas contain a vast array of trees, plant species, and animal life while simultaneously performing critical environmental F., functions including drainage, shade, air purification, floodwater absorption, temperature reduction, carbon capture, and erosion control. The Town's residents would li,444 C' I - like to see these resources and their positive ecological "` :� f41, benefits preserved by limiting the adverse impacts of "�4 ; if,, 4 R. ..� , human activity while expanding the geographic expanse �` - ' `�` 4 t ; of trees canopies, open spaces, natural vegetation `t •, .4 a,f, . .- ; areas, and native habitat. -; „� S 4 , , T�°K �M I The physical, chemical, biological, and aesthetic -•, -` ` $ �, " characteristics of the Town's coastal area have long - _= s suffered significant damaging impact from pollution, _ :� ' siltation and flooding. The sources of much of this damage are the various watercourses carrying runoff _' ` '` .t. 1'` �`AP. from drainage basins which empty into the Long Island 'L i r Sound. The impact of climate change on storm weather - .,, 1;� ' i .K t : ti ;' 0 Y %.*,'O' events also raises concerns about the economic impacts r `' '- ►1 of flooding including the costs associated with insurance, clean-up, and building damage. _ .. , 4 _ The damage from storm weather events can be r•� � ae'; _ �� mitigated by the Town minimizing discharges into ;;* r ' coastal waters, managing land use activities, and 4ti.,�,;•,�• �+ � , - , / .:4 �• _��,�, deploying green infrastructure techniques for managing = ` +� g`; s, stormwater flows. ,..,�r; .4 ---x , ; • -,; leer , =� +y I,� A`(t+ ^S p r The environmental impacts of climate change, such as ,; . , ft.+ sea level rise and extreme weather events and trends ` „,, .ti Aj, ,f f �{y %=' F'+{►'�_ are elevating community concerns about flooding, air y-; s• �'4 ' -->":1 �` -`. •` - and demands on the electricitygrid. These ` _ , ' N ', `-- quality, tr oy frold- , ;,, i concerns are leadingthe Town to exercise increased ,,, _''" • 1 Y. ' ,y 1, ,,- ".p�• '•t prehensive Plan 12 , _ g POLICY FRAMEWORK leadership on climate change as demonstrated in green building practices, investing in renewable the Town Board's adoption of a Climate Emergency energy systems, and facilitating cleaner forms of Declaration resolution in November 2021 and the transportation. In addition, the Town can seek to Town's recertification as a Bronze level Climate invest in infrastructure improvements and make Smart Community in 2022. Through these efforts, regulatory changes that minimize the potential the Town is raising climate awareness, including threat of flooding and its impact on public safety the reduction of carbon emissions by encouraging as well as building conditions. or,v, -• .„:4•„0,t." it. . I ,,,o,;;,t,,, . -,,„_,,,,„,;,... .., .,I , _ _ , . , 7 i „ i' ‘..4„.."I „ , . t. 4 :',,tiltigyir.- .. ',, _ 1 !g _ jith,‘ ,ii007„, ?,,:, , vi iii1.1 .orf • e . . - , . , . 7, , N. '',,, 1'v T -:„. , \;., . ‘,4Ts., .-ik, .. • , i . ; . 4 14 WI.-1411W? :-..., - '---- .0rilk,„: -- .- vii. ' ,!. .- 14inifo;iiiir' ••,:.#1p:. ,.. ,:-.4/- , , \. t . .. ..ir, , i„, . , , , .• 9'I ttirri tr-t."trzto. _ ....,,, r,- ..,... .- 1riitlililtf 'V - . '''1,f49,1 -.4 • ----,A., , ) . gri it-it ,_ — - - :.fir �`y F r _ : s; '' t ir.. *^y r — _ ( - 1 a _ _ i --' ..� I -— ! - e, 7-- 1.1-g,..- -, .-....1 i',....,...).:- .„.4 ,,,xx,. . • -. .- ____. 4 ^! •�►'. ) `G - ,, .'�\' -eft♦ \n�t �y'?, _ .�+ t, ,. "•�•.."' \ 'l r . f'••'iliW- , . _ a,::: ,N.,,,f•,, x:,,,,,, -•-•0-.47. :•• '' • ..--_ . sj ; ."*", i''', ! :;,. •• •'0.- ` 4y ., 1 • ' ` - .t.• gyp/��'' ', 4-, a 2 L / .rti. ,; �' , a =74r C *1 "1 . , 7 ` ` yicej�: ` KRil. - _ . 9.• 4 / . 30 I The Unincorporated Town of Mamaroneck RESILIENT ENVIRONMENT -4 �4 RESILIENT ENVIRONMENT PfUICY FRAMEWORK-: RE GOAL 1: PRESERVE THE SCENIC, VISUAL, AND ECOLOGICAL VALUES OF OPEN SPACES, NATURAL AREAS, TREE CANOPY, WETLANDS AND VEGETATION RE POLICY 1 A: Limit the adverse impacts of human activity and development on the Town's natural environment • Action: Protect the Town's open space, wetlands, and natural areas. • Action: Maintain, protect, and expand the tree canopy and vegetation in the Town. • Action: Support efforts that protect and restore the quality and function of the Long Island Sound ecosystem. • Action: Reduce sources of noise and air pollution in the Town. RE GOAL 2: PROTECT AND IMPROVE WATER QUALITY AND SUPPLY IN THE TOWN RE POLICY 2A: Ensure the use of best management practices to minimize pollution of rivers,streams,and coastal waters • Action: Seek to eliminate direct or indirect stormwater discharges into all waterbodies and flood-prone areas of Town. • Action: Manage land use activities aimed at minimizing pollution of rivers, streams, and coastal waters. • Action: Use Town operations and infrastructure installations to demonstrate innovations in water quality protection and stormwater control. 2024 Comprehensive Plan 131 POLICY FRAMEWORK RE GOAL 3: PREVENT AND MINIMIZE POTENTIAL FLOODING FROM EXTREME WEATHER EVENTS RE POLICY 3A: Undertake infrastructure improvements and natural resource preservation and community activities aimed at flood prevention • Action: Upgrade existing stormwater infrastructure. • Action: Promote community awareness about best practices in stormwater management and publish this information to make available to residents. • Action: Preserve and restore natural protective features and natural resources. RE GOAL 4: MINIMIZE STORM DAMAGE TO THE BUILT ENVIRONMENT RE POLICY 4A:Adopt development practices that reduce impacts on homes and community infrastructure from flooding, erosion,and sea level rise • Action: Ensure new buildings, additions, expansions, and other structures are t sited and constructed in a manner that protects lives and minimizes damage } to property. 1 11A'Ilaw RE GOAL 5: REDUCE THE TOWN'S CARBON FOOTPRINT 14 _ , - ,. liP", ,. RE POLICY 5A:Adopt best practices in energy conservation, ' building development,waste management,transportation I �` ' operations,air quality management and community outreach N....h.:4N that directly address climate change 1 \� • Action: Reduce carbon emissions and support energy efficiency and renewable energy use in municipal and community buildings, I transportation, and infrastructure. • Action: Reduce carbon emissions from waste management services. • • Action: Find ways to increase the number of EV chargers at high demand locations and multifamily residential buildings. • Action: Engage the community in dialogue and actions �, around climate change mitigation and adaptation. _ \ /1 • Action: Align the Town's climate change actions with the fi`' ` Town's Climate Emergency Declaration Response and , �' f1 the New York States Climate Smart Communities and 4 Ai Clean Energy Communities Programs. t i. . 411 .., o 4 ,,, I . , . 32 I The Unincorporated Town of Mamaroneck ... .4_ RESILIENT ENVIRONMENT vi ..1 ' , , !A . tike., ; . ,„ , - .,,.. ..4 . . _ • ' .4,S L 11/4. 1 t H-n. 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A ' r , , r r r r ,. ,• r, .. rr• ' • ' ‘' •''. 2024 Comprehensive Plan I 33 ,, . , .. , „, . .., .: . .',..-. .,-,;',.'„, .'''' -- ....... -. . .- -.. ... .• .. . _- ., • -,., -: • , .,... , ••• , ., ,. . ..,,;...,,,,- •.-.:.: . . ..,-... ,,i . • -,-;.,-. :;,s',44:„.. ., ,, -‘..'t _ _. ._...-. ,_ . -. -- POLICY FRAMEWORK Sit Sound Economy Sound Economy aims to support local businesses by addressing conditions that can enhance spaces and improve patronage, and streamlining Town permitting processes for businesses. This section also strives to improve tax base by attracting new, commercial and mixed uses and reducing the tax burden on homeowners by diversifying revenue sources, and maximizing the efficiency of Town operations. \,, ..N.\\,,,. 14 \\\,,,,,,, L'',\( '34 iki,,::41.,,,‘."A , , ';s.' .: A. ': ,,..4it4_,.'- :L)..:fr-:::51:4,,,, 1, :24,-.......ij.,..:A.4 ..;:"..:12,41,, ; 4 �$ OffS... r 1 �..,.441V.7. `liar Irir.yx°. ,¢t • `g _.•.V. IF A. — r A .r It r ' 'vr_ '�' ii i 11 '` eila '-a 4Iia . .4, � M _ - . h- E. . t .. 7 i;a ;F s% i • ' If 0 _ , �' , ... w :� A . Strengthen the Town's economic health by supporting local businesses and attracting commercial development. 34 I The Unincorporated Town of Mamaroneck SOUND ECONOMY 4 0 Even though unincorporated Mamaroneck lacks a traditional downtown and has minimal commercial areas, residents value the local businesses within _ their community and would like to see a greater variety of commercial establishments, higher levels of retail patronage, and more aesthetically pleasing commercial areas. — - Part of the desire for more commercial business stems -_ from a need for a more diverse tax base which is currently dependent primarily on property taxes paid by homeowners. In addition to generating new flows of tax revenue, the Town should continue to maintain its fiscal position by delivering Town services cost- effectively and abiding by conservative approaches to debt finance. :( . _ . ; . . ; 1"; �� yy15 CIO ;� - �'' m 9 . -• - 20. omprehensive Plan. 1 ,35 POLICY FRAMEWORK Aid ' — . i.. j1 mil . . uuas III I 4 lief S In - _ � w it - y - Inl[e#C" ...•,_ .es wlr ,,.._ .,,,, .., _ - �___ta, J SOUND ECONOMY POLICY FRAMEWORK SE GOAL 1: ADOPT AN ECONOMIC DEVELOPMENT STRATEGY THAT CREATES A BUSINESS-FRIENDLY ENVIRONMENT AND ENHANCES THE TOWN'S FISCAL POSITION SE POLICY IA: Support local businesses • Action: Improve patronage and enhance spaces and attractiveness of existing and new local business areas. • Action: Ensure that the permitting and approvals process for businesses is clear, consistent, and transparent. SE POLICY 1 B: Diversify and strengthen Town's tax base • Action: Attract new commercial and mixed use (residential/commercial) development that generates local jobs and tax revenues. SE GOAL 2: CONTINUE RESPONSIBLE AND TRANSPARENT FINANCIAL PRACTICES SE POLICY 2A: Reduce the level of tax burden on homeowners • Action: Strive to limit increases in property taxes for homeowners. • Action: Diversify revenue sources. • Action: Strive to maximize operating cost-efficiencies for Town services. SE POLICY 2B: Maintain high financial rating • Action: Engage in responsible bonding practices for capital and other projects. 36 I The Unincorporated Town of Mamaroneck SOUND ECONOMY 4 rerii w sr Cli _-_-____-___ - . --/--=--- .. IPP 11(e -----,_.. -IP, 0 • - Center ill ----.-4' - ' . .. :::. i,•• ..,_ PI: .._, ._ . 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':•".•' iN`....---- " •:::...:: [ii '• . - — '--- I _....., -Iil. -.'4111i., ' V r'g1�� . . . _ ....,,i„...! . ,... ___.(� � e' — „il , !P 1 l _. _ i�IN��h Ili'11 e ■■ ,t ciN / r. e : AMINE _ 2024 Comprehensive Plan 137 4 y '._ ?J Mir" -- W .. _ __ • it L. , _ + - r r "aft AMP - j'n II 1111M APPENDIX A EXISTING CONDITIONS ASSESSMENT 4 w t aJ UA aJ _> O N 41 N U el Z CW co C N aJ (6 QJ a W aJ O ++ vl J G O f9 (9 a1 -O a) V C0 V 0 V W a a v °; Q a �' O U L ._ W RI et_ co aJ i of `� c, v a Q w > v 2 � � Q o U z N v .) 1P � � CO �, 0 Lifi N [0 (9 O C SW O a-, v1 a--� C6 CI otJ 01 co Z S U n O a H + v O N el CO 16 0VI +� a, Q c°o W N C a " E u - a W C n ° E E N °° > °° N 0k —-C O v� a U U ' ' +, > ',O co U 7 C Z O 4 ++ N A -C O L > -0 O a1C C L W N > >a U VI tai OCi C (a V > 1- • n N W N Q O uJ -0 a-, C aJ Q ic wY a Q co E O0 o H2O E E8 O 0 vi u 0 CU i a vi �' cs -"C. 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M in N Ln M M N N N N N Zo O C H O Q as ti N CO CO CO CO) — r C) CO Z (N Cr) CO N N N N CDO) CO In Ca V) 2 W ® Ea L Vf _O O Z 2- O O U W C a) o 'C O Z ca o co o O a _o 2 2 E V E - c� ca o .N W U c L J o O wa) O O O a O O O O O co a) U Q)cm C u Z o c6 }' E C = co Y a) Q co a) = -c a) E ca = 0 >, ,' V azcnzp = } cLc.D g W c co U a) E Q c co U .� IQ U c6 co' (6 CD N Cup CID CAA E .c = c CO C C C U a) a) a) U a) _V < i •co v) co i Uw # - a. co O = O L.L O cac m tip) 'fro) � CD � � � L N a) N W Z a) - -0 s _c a) V) a) U a) 0� V f6 W C CD C CDC O a1 ( aJ U U 73 U OG -00 CC _ a) ' ) a) 'V CU • v O OC O cc O < c U co 0 U c 1- Z a c 2 o 2 ? O H V Z = 2 c co 2 co U C U CIO U Q W wo O O C O V —I —I (, �C V Z O a 0 o c Q j O J O Q O w Q g 0 0 o v o o Z \Q om W \ Q GC In N if) LA d- If) u V W i .4 •. . . 111'' ' .., . •••' ' 15 ' '-e,.''',- -v./1. ' •••••;''•-.';'4' '1' . '... .. ;•'•. ..1'. ,...- '4., '• t o • 11 J J 4":.f.411114'...41'5.---k'':"A .: 47-1'.:4...,..' ... Y /' r • i t =4 1 r$ — . . .• . — , ..jitill0441:4,,.J I• • . - - �Y� Vir , tti 1 a a :. r ' .11,•.•.4•4A. `ate r yti �' .» 'v, • . •.trf` :, Yts.�✓ f,fir''^ r'••—f. r .,.rf i:` kir wee. +Lrw? ' b •° ` x 4 y. •• - -.,M .,,? w - J - • ,.. Ar ,.., so, , • APPENDIX B itr' RECORD OF COMMUNITY SUGGESTIONS ��` AromPr . , j fire,41. ,i ",•\ _ / � $ - -'�‘ i ^.- C > o v = o co c ao -c o7:5 a) rd a -0 _0 a -0 — c co - co r° c >. c s_ vi co L c a.) T CDO u •> co ° r• O u o a V1 4- = 00 O• 2 7 4 a) _aqA a a bA 7 u = aJ E aJ cc ra ++ U Z c a aJ hA vJ -0 O132 >_ c Gr c 0U O 7, c 0 O 0 0 Z c Al N a •� o_ U E a) cup vJ aJ co0 2 a.) +' = bA •7 c > 0- 4_ ,, bA O oLIG O a) ti O -a) 2 ° -0 a U Q Z � _ CO L Ly 'a 6,, D AJ U vi v > L N o O (� t n N J W c +, RS U Z W AJ L Q U V1 co _ °° v 0 +� Q W (al 7.) v ro V U CO - aJ co , N W w 3 O N O c N _ Q CO o N ro U +� 0 N c a ra h N U - Z W W vi co 3 O a a+ 7 } '3 .� 0 d v u Q °- Ce d O U W Q o L � O ca O rI Z �, a) cn U ,- di O �' o cl) //W��''� Q^ Z C ra RS � • U c Z Y O A) A) `J CL Q a >i u v i o J C f0 r6 i O ro D Z Q 0 a RS R; a COc (Li o 0 L CO — - W N O C N `� CO a E +O' N I 3 a, U CO vOi c O V1 00 Y o vi 17/ ` 2 +J c Q 0 t 0 0 Z 0 CYC v a s o- > `o c °' v o U. O +' H O Z Q ra O OD r v �- u p c Ofj �°rs Z 0 c 'U O SD L< a 4J h0 > ' Q C N U La ° 0. UJ U Q N W o.Ca -o c) o -a ra CO in o ti4 v v c W 0 Z z '^ rro v 13 �' E .c ° u o VI CC AJ C — pp 0 U 0 LJJ c u s c C in Q 417' O t Z 13 E c c $ ° u v f° c aJ — •5 Y U E W `•° co p v L.L D: o v ° ai aJ ro Lr, co o v W v '> v o 0 Q a ~ v � >o 92 3 v v VI N N L c▪ QS .0 Q vi a+ O.Ce c0 N W �C �, = Y o a o ECJJ ra c U CU > CC W r N v" '- `� O v▪ t t > U `^ co v c ° a `m CU 6 v U up v O a • O �W/ a ro E m c a v a u o 0 = a +, c no >' U CC 7 w ++ r O vi C -° C a+ W E L co c }' W W N Y co o •c a = cn a co o > v 'c c W > c 0 o v ° c o V ° N L V Y c cC U LU O Q -0 £ ar o 'C -6 Y 3 Y E o W +.+ L Co C i_+ to Q N dA ° c co u us (6 ° ,� I — N LO O>' Q E Q Z • "O ° > N r +' rr - , a o (U 3 V 'c I— co O 4 co 0 N Q m 73 73 -a c = E a ra v — E a c o aJ c a) +� > t Z _O Z o ° a a' c U ° O Y x Y a 2 N a . = OL u > W H W Q c �o U v O c u u a O W L c V v c rca ° c ro c a., E •E °- L c l� Q % N aJ 7 N a a▪, C co c O -6 Q E ° W X—I La }' O c �iJ J CG:C r6 c c X U aJ ° g ao v 0 E d a) 06 00 p N V Zta • 2 = 03 0 O c E s13 v E ° ° c 0J VI a c +' +, L a d U ra +� — U v > c0`J v u U > c L U ra aJ >, ++ f6 of 0 d Q ro Q Y O a + ro ra ° O � VS a r6 U ° a`oi a o 4o a, -0 Q Q c u u, a) +' c aJ a) U O: U •7 ++ ut U E c aJ aJ aJ aJ aJ aJ _c L O p L a 2 2 m Q W 2 U Q W C) rz rz c H a c u a � I co U w E a7 7 7 _cr N 0 C -0 •- C O ro 0 to O -0 vi C c c = a O -O +' a) i 4- 0 c v in Q O vU v N Y — o ai co — - >• > U > C = c - L a) O c U U U h CU ra Lei. +U.' a) U > +•+ C -O ep -0 U co j co C (o c co o -o E v c N -0 L N 73 E cc Y a) = c C I V v .3 o v Y as ar 2 O ? °c°' a Y 0_ CD— c a, OG o (D vCD VICa 0_ -0 v; > ro LL 0 co v > (o C a) CO r O an v o U o - LO c CO " O Z +. N O 'C Y0 Y c CO 3 v _ pco O v 3 Q v a 0 a) to w c ut U N W v O -O ra 0 el co F .X i— O co to Y n3 O V al Y c c as o s OE a O--6 1E rp _0 '+= p Y v N c d O '0 U coc C ' O co0 c -0 -0 i1 U Uco N C LL L O C ut 7 N OC u n3 a n L n) 3 c ro +' E O `o ,n H c L v I- v a) c O vi N Q N (OD N ro ecn O O ,0i, Z N v a x cY ,n E U v o m W -a Y >, c N •Y 0 Vf N a) 03 Y U fe V, UN i•1 (6 C QJ 110 V U Z al U U L.L a) c a) ,rest f6 E . i) CD c .F _c J _ i Y �' O C c U 0_ U U V, L i �' - O W C Y aJ U "a .Y O .0 •O f6 ai — > u CD 0 () U Y ,n ,n p c ,n (6 >: ro 0' '~ O ut N O_ O I- Q co _c VI � E J0 r � _ ° v E C GG LL `—' - c ° a a °N' c 3 0 on a, aa/i act O V ores L v 0 U vE t o C ar n env '� N x oo u a) _c v 0 r U �+ U c E 0 'c >0 ` _ ro Y ai Z J as ro E cu oN a �o i6 > a U o 3 tA c a oa c 3 0 + 6 on > C v o a ar v = C .r73 ,o N . E W O C C p- O •i, L0.+ x C _ .— C ;� '� d H - c Y a) > E •c a) as }, c u 0 o co o = ;= CO V Y W Q H C • . ° v .0 C U •�U-, '> tY6 7 d V H _+ ut C U Y LL •w ec0 co 00 O c c E O i "a 0 Q - C \ N i U Y N -0 ODD t 0p ,n O Y p_ f0 U 0_ U U to O C a) C +' V) 0 C O_ ~ L ,- CO 'v U a) h0 -p LO w X . a1-, a) C Y — CO U 2 . ao U a c W W en C ut n3 > C •� U >, C = `� v p '6 t6 — O >. Y S en V) (J r c •- j ut Q v• ns U •i •- -0 a+ OU i +, O Q c i(1:5 [o -0 ,n ,n V C a1 w Z C N 0 U v '6 '6 f6 a) aJ N Y N aJ ut ra p a1 'E fa = Ce < •E a) O O_ 0 Y N p _ L o_ ++ C a) ut O- Y L 73 v C X �cc ▪ U E E Q v U Y �� 0 co .0 Y Q U Y o ro Q a) G d — v E O O N n v i C i Q aJ o v , n O_ n t v) r N u, G u G 0 m o C o = o u a) 0 v •� 3 ° Li,' o o O o ° v ° 0 0 O 0 •0, ns � o __ _c o n3 E o as Lr, = a3 v ;� ar o 0 V o LL ' 'IP o = c O Y E to a v — aJ aY v v c 0 > O u E Rs C E E N 'c W > p_ to v Q c o = u .o x r v v v > s a -0 = C c a) O 0 N d O v; "c E a) ,n E ,_ O 7 E U a en .) -0 _ N i C e0 N .". U) >i E YO C0 a) 0 ut Q Y ,U to 0 O C_ O .= N N Q u, o W W a) c ,n 'E 0 0 7 O N OL .c a — 7 E 0_ O U ro 13 v Y = o N_ a 0- H x a o _0 = > -C 3 > •c CO = en ° u 'Y a a, -a ,, N o 'X c E N t a v v F " E >" co (ToE a .c to ro L O _ v o E = U) U E v U c c v _ N `—o Z U '1 0 p a) ) U U 2 E Y t a) L co a) C 0 a) u, a) u. „ ns U U L v co _O I— d ▪ COv e'_n > > o o = 0 v. Y E a �_ v v ° a O 70 v c o c a o Z H C v CD C v Y p OD o E .� w o N c ° E 3 v e°Jn w ,d aoi v w V a) n o U E a N E C y c 0 m . U) > -a -0 a) p CD w r CC Q p m U C en Ua) 0 r 0 ToE > eco > x U -0 CD m c 0 U aUi ai 'a 0 .---- CO c c OM — v, O ,n CO 'U UJ Q o ) —° - E E Y v Q a .(, E v -00 Y v `o o a n o C. N V Z Q • > ,Ti, `a = v CD a- >. en Z c 3 v v c a- to o o u a Q Z 0 a E o_ U) O E i -0 U) a, 0 C = .0 as 0 •c o ,n s C Q c 0 C E p p E 0 Y 0 c6 Y ate-+ N C C aJ - _ (e ` (6 w aJ = c N L a) I— r E x 0 o a < 0 c o E -to 0 -ow Q ar 0 .on 2 0 nz v 3 3 Q o c > i E = Y p L a v N v O. CC 2 I w = o ' o 0 O < E U v Mi c Q v E Q D = Zi CC 2 s- Q 2 \ / § CU \ \ \ / = 0 d u { u CC ' \ E LI -D [ 0 Ce 0 \ ha 0 a0 « \ ) 7 / / \ E ow S \ \ 0 ƒ \ o — 2 § \ $ a: /{I ) _ E \ \ CI 0 d < c0 ~ ` 0 — -- •- 0 E _ A Ce \ \ >. V) 0 0 b cr \ \ � 3 � � % } / » « E \ � / u ( } / f ui L ` d « ° § b \ = g W z ` I— ri3 \ U \ \ \ \ \ c \ Q [ / % \ / 7 : — 7 / 03 LL U t o ® / / § 2 § / ) Z \ 0 / % : E } as k O. \ _ \ COq 2 a q / _ ) - 5 L \ \ G a f 2 : ) 7 [ £ co § @ > 5 , E � � 2 , j \ 0 2 / § _ ƒ e § % \ § u UJ e = w m s a _ ( e & \ 7 , I \ \ } q § - / E \ _ / / 7 e - ° ` C E a / Cl / } 2 t 0 w { 4 ° 7 E u o 2 _ 2 / E \ 0 er § \ 7 & L , \ 0 \ \ \ \ \ { ; \ M o \ er \ — e O c ! 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O U o�n o a �, o o °YL' o G c • O U 0 Z o E Q c E o v v C H U '° 0 0 p LU a v Eo 0- E E v) �6 v o W w a E c o E o E au () CC o W U N u O C v tCO DI R, 3 •v E Z LU CU c - c c c c = v o o 0 U `o o E H E Q Cl_ .° o .g ro O = Z p o E o ;' u v a p ° ° 0.0 = N O v O. L O ? C N •� •� C N w O 0 L C J > O a C O c t . .0 bp .1 co O Q- ro O v' W 0 o U on L - E c u tn. 0- W d E +' 0 E a, yZj U 4- u O = a Q u f c o a) E 2 cv a N Q '= a c v Q v v E - o M a M Q to.E .Y a _o 3 '0 = to vQ N J 0 o Q U d O u O0 E co NaE °' O OM O 0d a c d I— v ro o VfVO d U a a j V 2 -0a o - a `a > > -0 > 0 d Q ' Q atatar)U CCU= U v v 0 vi• U 2oc ° 2UUa 20aawQa Uce U o a) c 1 = 2 a Q D m CD C' C v E too 'a C C CD C pa C = -0 N C C re 0 U O v; iii a) U N ba a! CD L U }I U O H f6 H ZIf ° W C as -0 CC 0 'O C G C v o z O - p o O L U N DC v E `o La Y LJ•J U OD L ;.i U C L v w > Y i pp O( C 7 + Z 4! c U Ce t. aN O :n w O > w 0 fa 2 C p a U o O • Z E ra 2 Q C C O S y,, U U. V) -° .4 6 +� = v C o 0 W ° C U +' Z - C ns d ` .-E N O • ° o c"i CO` v O v v v; U W 3 C v vs c Cn C v W D C C o L 0 C H o •oa w 3 CD = Q (n ,- •V3 N E th O N 3 OU Y O W _ C a, v C CD L 'O a U QC o a E = 3 3 LC) CC v 0 +' o v Y C O >�// LA �' ... N 0 U Ye Q �O C C U to C R .++ v co 0 _ Z LJ J C al C as CD +' bA "O O 4D LL O vi 0D H C C C O_ Z (J) Z el C C O v v y °i ° C N o C E 7 u fl- E w W N o • C }, 0 v N C ns E Ji CO vi (3.3 v co +' W a 2 v 1— Z ++ ` O Ub. c (6 V a7 U I N bp GC Q - c u .c 3 �a v ra 4- v R C- C E p[ f° v O_ OLL O w ai no W o >' - H E v C QN 0 a 0 -u J V 0C -6 C GJ c v Q •L E v -� Gl UJ ' o_ W to n3 0 a — ° 5 a � E0 m O_ Y 0.3 N C, w p O v = ' N a, ° '+' C, 3 C V c *' — v `a ova E s v co -0 +, v of Z H '5 C ac, E u c 3 r E Z E Q. O v > U Co U W I-2 ` vsa, G co v C O CD L - a, UJ Ce Z V aJ 1 ° E N O. 'y to v O O O O +' v no 0 L C a W v ° v v c v o O E } E v y v t Y ° ro < 3 3 3 0 CC v �' O _ v > 0) — L +' > C O L •8 c O U U O Y X +' Oa pa ° ° VI O ++ �^ v 4! C c_, tv bO " co CO C +' >LLi to '� O E 'c N "' O U LWL o v La C t v MS 3 D C J 3 ° Vi ° a N Q o N N = a' 'co O -) v >. -D v W C611 o O bp C O LL O. O c o > 0 0 N no 3 0 +v' o N u °O •C N v v a, a) v 'U v 0 U — — 3 . ELLJ —' ra _ CC N 0. — c to o in 1° a voa ° c N N v m v a E H a ° v co . ai — v ;a o °cE ,eC 'u N CD C u ' aN, ao c 0 `� N U X CD �M C ,� v = n3 L •f0 w U aJbi, t6 H O O Z W H Q f0 C Y c ago Q N f6 c u .El 41 O .� -O co C E VI VI Cw E ° v v G Q Q `i N _ , ° •N > L., O , m �-i N C M U u Q 3 ai °0 ° Q > c v a m v m E ' m E • d J W V Z o N c .� +*v a Q O °� CU Q N v u >• o Z E v v u V Z •o Z o Z U v v VS M /0r O ° •§ v o ax< co 3 0 = v aCC2 p v C oa a O L ° CO V d a V f�U6 ~ o_ U U U U a N C na a V C V Q O U V = E v U 0 Q 0,_ Qo Q Q 0 a p U ° v V a c a v E o Q a V U vv 8 v v v V V O V 3 v c V v I I ( r cc I d LL Q < O 2 IIUJO0CCU.' 1 s N C_ c bA I Ti Q v i Q O Y N c v E CI) O 2 N L ra ra V _0 E i O rIS v °- >• v N N ro vi C, o C aL+ L O YO O O a a) > N O v ° O S N Q L L N v > C v 7 6 N a) V -O — N ao v *' U v v a, y co �, i Q N c >_ t r N -O +L+ -o E v � •- � 3 3 -O Y 'p v Q C C Q L v N ra f6 ro Ql Y L L `° > _6 a,_, in ra U C °- ° CO v a"' 7 a, Q. Q °-al v N Y W O 0c E Y v •� _C p o Y vs c i N i U LL c o X •o " ° v Co .� O -0— CIc f6 v.; U ao — N c Z Z Y '6 L an E o aJ • C N a, to o f0 CWOY N O '6 c O O } N c 0 N H •� p C L 'C Ql 'N C p O 0 C i+ L O C C Y iL-+ C v -6 ° N N Y E U v 0 F- o „ow O N to o v, °1 Q c -o N f6 -6 _ J O L RI N UJ • p u o ,O L, 6 Q O� J Y Y U N C N c Co Y r6 7 � uo CC ? a r o � C cv ° '� v � _ U \ +' .. `- fl- 0 - N -O a, - to UU v o •f6 'C W O H v N . v E C n- 'O a, C -0 (a -o v i•+ 0 0C RS C Q .� r6 v •V Q •� c N Z CO W VI 0 3 °0 3 v U 3 3 ( > n c c = c y v Z E O (U N C Q C u � Q c Ca ,N„ C -0 u C- Q 4-CL _c E a W `o 6 +' c ° a ° v v v o v Q W v \ o = 0 v '= E C "a L N C L n3 Z 0 J v0 cHI v E O VVi Q'O ro •—j C M > O00 N fl. •C .- c v c c to '" 'O C C J G -° N OD v v V v i o ' O U v v a Z I Y QN Gov r = '� � � .= Q = � v � � = v oD J v O ^ '_°6 ° �6 •� C YO O COC ,Ni—, O v H W < -a N Y o co 0 Q N cNo C ° N v O •N v > > Q c • O p C co T on 'O V is N 'O N •C v N N 7 Q (f) V G Ica °r ,o ro Q u _c c —own 'c o Y cco N o co Z O J ++ v a1cu 0' E v 0 �. O v O v a! •, Gl - t 0. 0_ >W V +_(+ -O L co U '" v� pq.c aj ro L > v C 1p F- U 4.7, — ON m o o „ 3 c Y N c U v N -� ° v O V W Q �' N •� rCS > C .0 N N -a o -O w o Y ra — a+ v O L G, `" O Z_ W O c o c > 0 co v N c UCO c N U c N E ° N C �' ° (11 L C 6 v v `/ = L '0 ro T o C Oro c ca ro �' 2 UJ D O ar ` v > c v E ti ai N W E Q v a? `o o fa > = CO N rr • E v_, ,., v U O. an •C O c ,,, N Q no ,., O v o GC U = Ti m v L 0 oo v ° a) •• aan ,n vo -0 co v N Q ca a o0 (U = 0 N a, o C C O fl - DO'c � N3 0 -E3 ' O - too v c L a al c N Y v 'c L a S Z L (`6 N ° N [a O L rQ6 N O C c lc, ' E v c >Q c6 to W ` Q 3 ate+ v c v `� v H .c6 p c .— v o L hG cn fa C v E to .4 *' -0 v ° y v :. ro ro v — .u) 3 L c v c G Q N a c 0 0 0 s c N a�'i + '� Y c c Z O X d t a v Q"' -o U _0 aY' 4' c c > v v - ,,, v c ate, c W W i i c c c Q. co v ro ' c s 2 U U N +°� Q E ax, a U - N C N a as o o - vs a s Q m Q— ,v L 'C 3 +' ra 15 ro c o c N c -o >. v a, y V v et LL Z UJ Z G o v '� v > ° co ° aci o o N v Q a' -o -C -0 CI- 0 o0 o c ° Y E N -p o o c N v E Y o c +� C 'Q c N O Q'O •v� `n +, O v ro v O O _o L G 0 0 0 'N v , r� N co co E N 3 .0 v E L ' 7v v - oa v Q H aoai a .CO � o ` ° o v v O o -. as o E v Ln c L . U c 3 CO W L o o^o 3 3 to - m ~ o v ° +- c O V�1 C +N+ ra N N V U ° N a, O \ Q U ra N a! C = V '" L C v CO 7 }-, °C° N a E U _C L f6 Q-6 N W O >` ra `� v p Y v tn. N ro 'p '� v Q v U 0 N v w c W�/ W \ Q Q o E v -o +, c L �6 c o C Q ,., co r^ a`, cis W Y� / ° a, N 'ClV v U N >• (6 N +�+ N N f0 •—E -0 ON a. r6 =-6 >i -O rcs O Y N I- CC c0 C .0 r—° •— rn Q QE ( N v v U d t 0 H N N y c� N N o_ v as •— v 7 co is ++ co ra vi `� c c 3 '+' 0 N Z W m cu o ca v o 00 o aco a v o > v v RS ° CU •� c o �/ _ ~ O li -0 i 'N X- O C U I� ++ c E .aT' ra '" 7 N • 7 v O H N c6 N 6 I— LU - O. 4' > v v ra c ,, O E c > c c C O Q ,., U x ra v 2 H O TS f -o .N Q 3 c E E , U o , .o W• t c to L N v L c W ao Q ,1 .=i co rca v c H '0. u N 'Vo E Y CA v `—o v ON Q U v, c UJ J Q �: N °A v Q E c Q Q c v, v o E Q v d Q W V_ Z O .= v aCo .� c N c •o Z v L E Z ° ° o 'c Z c o v F— c co O_ O J O t o Q v p 1° v O_ Q O v L Ya a ° c oa O o c 0 0 H O N o E Q E U -0 '" v I— v '� E I— y = .c `-3 28 — N — I— N of a a U a? v D Q Q -o O ? U c0a v • U v 'Q c ra c c v U U v ZO Q C ra v v Y •C :N Q v ` . Q a, c Q ra o •o aco Q F c IIIZ a C O N a O D U aZ co as d C O C v i i i Q a, z a Z� c c c v L C7 U Cr y 0 d d V D W 0 ra a, rn U 41) ° c E C 0 7 aJ Y y rn J o . . c > c TS 'a no s- ttoLLI c o E J v 4- 4- o u u O CWC . 'a N c , Ti., C O N 0 0 f0 E c -6 ro-0 -0 V 2 of c 0 Y O Z (T. CD O • E O IP NO C C Y O u rl N •O W Cl) -C v N Q oCCD ° a E N = ro of noO c 0 O c J E f0 s aJ ro m N O m co E >- ate+ v 0_ ai O rZ 2 rn O >N .c u Q c dD coE 'O Q ro ro v. 0 C w c 0 0 .fo ° a, W Li 2 LL - t7 0 o Y 0, aJ O O c Q 0 r • O "a to 0 U, ° 1- Cl▪) L co CD N a Z O_ c N N c LL al▪ v c 0 0 W -O •C CD O Z = t > a° CG c a, E O • . °° Q Y W t n Cl) o° c oCcn Y v ,2 in tri LL C = N Q c O m -6 c C U ap+ Q aO+ c Q N �, c N C t�f N t aJ E Y c C CD N u y. >• N O a 0 _ c o — Cl) O v .E Cl) = v c oC c E 0 = o N > v t c V v t v v_, c Z Y O Q N > . Y -- i CO N Y `~ ° E F- aJ 3 .c 0 ° 3 0 o 3 v c Z u —. v '~0 v v p aJ W c° c = ++ > cYo a1 W 0 -0 oO Cl) C •• = 0 c O N C v v I— E t ai c °' ° N • 'Y °Y a ro ° Q O N L lc to N CID W Q U CD E CIO aJ 3 = ro "O OE c ° O -O G. *' _0 O rp U u O _ L 'O 7 0 � c W E = ,0 J N c C aJ C. ro s i X J N ra 0 4J E u ,>_ C0 Y v i+ c N E r6 aJ Ls) Y U , u OQ N c T 7 O o ro w H Y U > s7sC 0 co N '6 O 13 o Y 2 u E N t O c O I— O ^ .c v N 2 a! O co > °- (1) LL -0 0 E .w t v U Z m o so 4- 3 L E C W Y C sz o +, v aJ _a Nf ° Y ro E °- Ur JuA N • o a.+ c N ° V, 0 COW C o U, aJ to N no = Y Cu) W L v Y aJ u Z Q , m p ;, c c ._ V U o p ° N 17, CD Z a Y N c C 7 ttx) ro 0 No — W L 0 o o O m° N t o �° a`, LL Q � u � v • CS 0 a 0 YL a, =to g Z .E +�+ N CES c .Y a1 3 N CD = 0GJ > -ai c O > O ++LA • QJ Q J 0 N = L Y aJ Q C CD -0 Z '� Q ° aJ c Q ° o ° r ro c O aJ W w t vi = O 3 ° >• C. c 0 L ° c Q v 'J CL C/) of a o T '� tin 0_ E v W '� N W Q O L N t o Z G •LL �, O i o O G`O s X O • .� -O aJ c Q. m c c _o tin r° `� C Y VI aJ v Y y 3 3 v = W\ -C i Y CD C .0 v 0 aJ 2 to W N• — GJ -, 5 05 O c U CC0 C / LL O N N Q Q Ou H o .c cc E I 0 u ra W L io i cM O Cl) �' Q 'N Q 0 W i+ v p -..+ y Ep .c N CC s Q T z '� CO 0 v LJJ Nf = E acJ c c ° > C N ? > C. 0 3 C: +� ° v o C c /�/ /W H W E 3 ° o m O c Y O 6 CC CL O Qv m d aJ - Y E C i u Z c p N fl- GJ T O v V c c E o cO H = 3 aJ 3 E o a oc° , Y c -p W p o c U -p G W H G 1- o t2 d > aJ Nro c LL co E o hi o = 10 aJ aJ Q aJ .' .E G sz C O > a0 C C Y v o Q ~ 7 c Y ai O r • ° N N OJ c i N a1 tia a O al N 'N p v N i N CD UJ UJ E c `� L w LL Vf L 7 o to > w > O v SZ W +�.+ GJ w J Q .� i U U W O aJto N Y 'U aJ aJ W L N a1 ° r6 f6 N t/f to _C c -6 c c v N ro c H t s H a C t Cl) p Q Q C Q C_ a m = a0 p LA 3 3 Q O ° v Q ai t LJJ W ° o o .c E E uo sz N N LC Z o O CC > • = CD c c CC G u v T 3 0 4 -C co 0 ovI- o ° •'°° NN ° o o a., v o , CI C • _c a, o Z ro Co V ` E •• O 0 cW V ° -° m 4-1 a vvpN — °' -C T '6 NQ = l •c Or •C -c NI -0 Oto 0i o CO NE vC CU CD m > J >. of N E • o ti4 J c c > coro T., a° Q = v �V Z ap EE CC. 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