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HomeMy WebLinkAboutAddendum A Study of Land Use Regulations and Development Impacts in the Golf Course Area 6/1/1989r ADDENDUM A Study of T,a-rid Use Regulatiozzs and Development Impacts the Golf Course Area I Town of Mamaronecl� I June 1989 m. Shuster Associates Planning Consultants E,��O ���' ,�� 199 0 ■ '0, 1I0\451 v,10 N t. ry RD1 BOX 259 STONE RIDGE NEW YORK 12484 111 (914)687-0758 Community Planning, Zoning, Site Planning and Design, Environmental Impact Studies and Traffic Planning IISHUSTER ASSOCIATES PLANNING k ZONING d ".111.111"'I' 101 101 June 23, 1989 Mr. Steve Altieri, Administrator { Town of Mamaroneck 740 West Boston Post Road Mamaroneck, NY 10534 Re: Addendum: Golf Course Area Study Dear Mr. Altieri: I$VI We submitted our findings and conclusions concerning land use regulations and development impacts in the golf course areas in July 1988. Since that time, a number of meetings and discussions 141 have been held to review the findings and conclusions of that study. As a result, we have prepared the attached Addendum to the study. We are prepared to work with you to refine and implement our recommendations. Sincerely, !ii • Daniel Shuster DS:vw Attachment III . ii III II 7 j CONTENTS PAGE A. INTRODUCTION 1 B. BASIS FOR R-50 REZONING 2 C. CONCENTRATED HOUSING OPTION 3 D. PROPOSED ZONING AMENDMENT 4 MAP S FOLLOWING PAGE 1. PROPOSED R-50 DISTRICT 10 P1 I ii 1 I I ii It AL- INTRODUCTION Our initial report in July 1988, analyzed a number of zoning L., options and determined that average density (cluster) development was the most appropriate means to preserve the important natural resources of the large open spaces in the study area, if any development were to take place. In fact, we recommended that the Planning Board be empowered to require such development when it found that it was necessary for preservation of wetlands, flood plains, wildlife habi- tats and similar critical environmental features. With this tool in place, we were of the opinion that further modifica- tions to the zoning density in these areas were unnecessary. The Town Attorney has advised, however, that although a Planning Board may require that a proposed development comply with the general standards for cluster development, it may not mandate that such development be in the form of townhouses, as opposed to single family homes. Although a single family home cluster development would preserve more of the site' s sensitive natural features than a conventional subdivision, such development on, say, 10-15,000 square foot lots would generate considerably more site disturbance than the same, or even greater, number of townhouses o attached fl homes. Therefore, we suggest a two-pronged approach as follows: II II u U n 1 u I 01 13 - $ASIS FOR 11-50 REZONING IIThe extremely sensitive nature of the three olf courses es and reservoir, as documented in the Town' s approved Local 11 Waterfront Revitalization Program (LWRP) indicate that a lower density than the current R-30 is justified even if development were in the form of single family homes under cluster provisions. The importance of these areas for flood protection, drainage management and fish and wildlife protection were specifically recognized g zed when the Town designated the Reservoir--Sheldrake--Leatherstocking complex and Hommocks--Hampshire complex as Critical Environmental Areas (CEA) under the provisions of the State Environmental Quality Review (SEQR) Act. A new R-50 District (requiring 50,000 square feet of site area er lot)) was created to implement recommendations in the LWRP. All of the adjacent land in the Town along the Larchmont Harbor/Long Island Sound shore line was included in this district. The golf courses, the reservoir, the conservation areas and a few intervening parcels certainly warrant the same designation on the basis that they comprise an interconnected network of environmental factors that is especially sensitive to the impacts of urban development. A suggested delineation of such an R-50 District is illu- strated on the attached map. The area delineated includes Bonnie Briar, Winged Foot and i Hampshire golf courses, the reservoir property, the Hammocks Conservation Area, the Hommocks School and recreation area and a number of adjacent privately owned parcels. Of these latter, out of exceed the proposed 50, 000 square foot minimum lot size. It ` I CONCENTRATED HOUSING OPTION ■, Since clustering in the form of townhouses or similar concentrated housing is the most efficient way to preserve 141 large areas of open space and protect fragile environmental features, we believe that such provisions are even more important than those which deal only with density. There- - fore, we suggest that the "average density" regulations proposed in our earlier report be modified to provide an option to encourage such development once the R-50 designation has been implemented. The option would allow the maximum number of townhouses or similar units permitted to be computed at the density of the R-30 District, upon x#t application to and approval by the Planning Board of a special use permit. (Clustering of single family homes would be based on the R-50 density. ) In order to ensure that the primary objectives of cluster development--preservation of important natural features--is achieved, the regulations for the option establish maximum limits for site disturbance of any nature and for coverage by impervious surfaces (roof tops, roads, parking areas, -e patios, etc. ) . PI ' 3 I - D _ PROPOSED ZONING . AMENDMENT 101 The above approach will provide the Town with the necessary tools to deal with any development proposals in the golf Icourse area in the most responsible manner. Set forth below are proposed amendments to the Zoning Ordinance to implement the above recommendations. 1. Zoning Map Amendment The Official Zoning Map of the Town of Mamaroneck, New York, adopted June 29, 1959, and last amended , shall be further amended to indicate the location of the R-50 District as shown on the attached map. 1 2. Cluster Development Amendment A new §89-15.1 shall be added, as follows: I §89-15.1--AVERAGE DENSITY SUBDIVISIONS ItA. Authority of Planning Board Authorization is hereby granted to the Planning Board, pursuant to Section 281 of the Town Law, to vary the zoning requirements as to lot size, lot width and yard require- ments in connection with a proposed sub- division plat, subject to the standards and procedures contained herein. The Planning Board is further authorized to require such ®� modification where it finds that it will be � ( in the public interest to preserve signifi- cant natural features (such as wetlands, woods, drainage ways, etc. ) or important II views, or significant open space or recrea- tion opportunities. Prior to exercising this latter authority, the Planning Board shall n adopt rules and regulations to ensure that 4 the guidelines established in paragraph I, below, will be followed. B. Purpose The purpose of modifications in accord with 01 this section shall be to enable and encourage flexibility in design and development so as . 4 11 to promote the most appropriate use of land, to facilitate the adequate and economical provision of streets and utilities, and to preserve the natural and scenic qualities of open lands. In particular, these provisions are intended to encourage preservation of important natural features such as wetlands, flood plains and wildlife habitats and large open spaces such as golf courses. C. Areas of Applicability This authorization shall be applicable to all lands in the R-30 and R-50 Districts. D. Permitted Uses Permitted uses within a subdivision under this section shall be limited to single family homes and attached townhouses, subject to the standards set forth in E. below. E. Development Standards and Controls Except as specified herein, all development 141 standards, and controls otherwise applicable to residential subdivisions and uses shall also be. applicable to a subdivision under this section. 1. Minimum Site Area 141 The provisions of this section shall apply only to sites having a gross area of at least 50 acres. 2. Number of Lots or Dwelling Units The maximum permitted number of lots or dwelling units within an average density subdivision shall not exceed the number that would be achieved if the land were subdivided into lots conforming to the minimum lot size and density require- ments applicable to the district in which the land is situated and all other Uapplicable requirements, except as set forth in 5. e. below. The maximum number of lots or dwelling units shall be determined as follows: 5 It. II Ota. The gross site area shall be reduced by 20% to reflect the area that would be required for streets and irregular lots in a convention- al subdivision. 01 b. The area thus derived shall be further reduced by the area of any existing permanent easements which 01 preclude development and the area of any designated wetland or 100- year flood hazard zone. qc. The resulting net area shall be divided by the minimum required lot area in the district to derive the number of lots could be achieved under the basic prevailing zoning. II As an alternate to the above formula, the applicant may submit a subdivision plat meeting all applicable provisions of the zoning _ � and subdivision regulations that demonstrates a greater number of lots could be achieved under the basic prevailing zoning. 1 II: 3. Average Lot Area section, lots may be a. Under this y reduced in area below the minimum I II lot size required in the district provided that the average size of all lots created in the subdivision is not less than the minimum Irequired in the district. b. Land set aside as permanent open II space shall be for common use by all lot owners in the subdivision and/or for use as permanent open space or recreation area, in accord It with the provisions of G. bellow. The area of such land may be included to determine the average Ilot size. 4. Lot Dimensions for Single Family Homes It _ All lots for single family homes shall have an area of at least 10,000 square II -- 6 [ It al ' I feet and shall comply with the minimum requirements established in the R-10 District. 5. Standards for Attached Townhouses a. The length of any structure shall not exceed 120 feet and no more than six townhouses may be attached in a continuous structure. b. Townhouses must be at least 20 feet wide. c. Townhouses shall not exceed three stories or 30 feet in height. d. At least 2 . 5 parking spaces shall be provided for each townhouse. e. Upon specific findings that devel- opment of attached townhouses will more effectively achieve the objectives of this section and is more appropriate to the protection and preservation of natural resour- ces on the site, the Planning Board may permit the total number of dwelling units under 2. above to be computed as if the site was located in an R-30 District, regardless of the actual district in which the site is situated. • tt f. In any instance where the Planning Board utilizes the provisions of e. above, it shall require that no more than 10% of the gross site area be covered with impervious 41 surfaces of any kind (roof tops, roads, parking areas, patios, paved tennis courts, etc. ) and that no more than 25% of the gross site area be disturbed in any manner including grading, landscaping, detention ponds, etc. gl6. Joint Single Family/Townhouse Develop- -• ment 41 In the event development of both town- houses and single family homes are ■ II . proposed, the permitted number of units shall be determined on a proportional 11 basis. F. Review Criteria In acting on a proposed plan, the Planning Board shall give particular consideration to ilthe following criteria: 1. That the. proposed subdivision will not il have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the public health, safety, and general welfare. il 2. That individual lots, buildings, and streets are designed and situated to minimize alteration of the natural site ilfeatures to be preserved. 3. That any open space to be preserved includes irreplaceable natural features located on the site (such as, but not. limited to, stream beds, significant stands of trees, individual trees of 11 significant size, and rock outcroppings) to the maximum extent feasible. il 4. That the proposed subdivision will be served adequately by essential public facilities and services such as high- ways, streets, police and fire protec- 1 tion, drainage structures, water and sewer systems. G. Preservation of Permanent Open Space 1. A least 40% of the gross site area shall Ibe preserved as permanent open space. 2. If open space is not dedicated to public use, it shall be protected by legal I arrangements, satisfactory to the Town 2.ttorney, sufficient to assure its - maintenance and preservation for what- ever purpose it is intended. Covenants or other legal al arran ements shall specify ownership of the open space; I8 I methods of maintenance; responsibility for maintenance taxes and insurance; compulsory assessment provisions; guarantees that any association formed to own and maintain open space will not be dissolved without the consent of the Planning Board and any other specifica- tions deemed necessary by the Planning Board to ensure that such open space will remain undeveloped in perpetuity. H. Prohibition to Resubdivide The final plat shall include notation that any lot created under the provisions of this section, including permanent open space, shall not be resubdivided. I. Guidelines for Required Use of Average Density Procedures The Planning Board may require that a sub- ,I division plat be modified in accordance with provisions of this section when it finds that one or more of the following conditions exist: 1. The site contains a designated wetland. 2. Any portion of the site is within the 100-year flood hazard area. 3. The site is within or adjacent to a Critical Environmental Area designated by the Town Board pursuant to §617.4 of 6 NYCRR Part 617, the regulations implementing the State Environmental Quality Review (SEQR) Act. 4. The site contains a golf course or other large recreation facility or other unique or unusual physical feature which the Planing Board determines can best be preserved by use of the provisions of this section. J. Procedures Any residential development proposed under the provisions of this section shall be subject to all applicable procedures, stan- dards and requirements of the ordinance 9 governing the subdivision of land and the approval of site plans in the Town of Mamaro- neck. • I 881266.PA 8717622.ad I I I I I II . 11 I ii I 11 10 1 if I 4 5 5 12 i. t) M;A: a \ -I..: c • ;V e , 0 ig, .3'•tk"t44,P7 .•to°, fit . • 1'3 xd. ''G'4' .' 1�„ v* R-20 ' i • �� .04.. ' t ?fit /�� . 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"A*0& 1 ”At,".**.,*4, 4*00.4. _t WA SSG '.\v4�V ►�lr∎V'�∎ ►1 gri:4, c F`.i PROPOSED R-50 DISTRICT 1:0' \n 4s e Mt'qt4F''-'747,,o. 4,1%,t), v.,,,,,,,„,,,,.. , ---- , .�, _ �Z'oo.4je�.4 �i• �����1# gyp♦ iv, *'\�0 , H \olit 0 o^.•%,ti.' 0. �` .gyp• 1 O.•� 7.,„ S i,,y, '. a • • %).- X0.0,- ONE FAMILY FI,..k l'fip ‘,.t �, . .`�,* �� a:Q4.• RESIDENCE DISTRICTS �t7R‘7."'. O•���•��.�. tJA;��\Q� A �j �`3 R-30 30.000 square feet l : ��^a ��♦ .• O�,/i QI Ai.. 7, R-20 20.000 - - —I il il 0111,1,ill Q0 t9i ',V\ i� ���i.;A am` .,v R-10 ,00o • 1 R-6 6.000 ua� R-7.5 1\r/ .,'•• • 'I '." l ' ,V ��04. RESIDENCE DISTRICTS • ; �f'Y �' ° `.� \ ��I•�4,- z: R-2F Two family I• ^.' ,.�;7•" r ' \. �C !{ f'4 a� si�''�"i'.'; R-A� 4..'\ x.. R-GA l ° ..f'1 \�=''r R-TA} Rx� BUSINESS DISTRICTS f gd-`�. B Business I i% t' s.� 7'', ' -r v� .�`x,'.'_•;, LI Light industry • --- .-Orr r .. /\.` /N ■ . I. ' t At .tom it .�° vS`r ``,i''"7.