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A Study of Land Use Regulations and Development Impacts in The Golf Course Area 7/1/1988
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Town Offices 740 West Boston Post Road Mamaroneck , NY 10543 ' Re : Study of Golf Course Area ' Dear Mr. Altieri : In accord with our agreement with the Town , we are pleased to ' submit our report concerning land use regulations and development impacts in the golf course area of the Town of Mamaroneck . We look forward to working with you and other Town officials to implement the zoning actions recommended in our report. Sincerely , ' Daniel Shuster ' DS : vw Enclosure • 1 1 1 1 ' Community Planning,Zoning,Site Plans,Community Development Programs and Historic Preservation Planning Member,American Institute of Certified Planners CONTENTS Page ' A. INTRODUCTION 1 ' B. BACKGROUND AND EXISTING CONDITIONS 2 ' C. DEVELOPMENT POTENTIAL AND IMPACTS OF EXISTING ZONING 5 D. PLANNING OBJECTIVES 6 E. ZONING OPTIONS 8 ' . F. CASE STUDY: BONNIE BRIAR CLUSTER DEVELOPMENT 11 G. RECOMMENDATIONS 13 ' MAPS Following page . No. 1 Location Map 1 ' No. 2. Study Area 4 NO. 3 Development Concerns 4 11 No. 4 Site Analysis: Bonnie Briar 12 No. 5 Development Plan Under Existing Zoning (Bonnie Briar) . . . 12 No. 6 Cluster Development: Single Family Homes (Bonnie Briar) . . . 12 No. 7 Cluster Development: Town Houses and Golf Course (Bonnie Briar) 12 11 1 I IIA. INTRODUCTION IThe northern end of the Town of Mamaroneck contains the only extensive open spaces in the entire Town (see Map No. 1 ) . Bounded on the south IIby the Sheldrake-Leatherstocking Conservation Area, this area includes two private golf courses--Bonnie Briar and Winged Foot--and parts of Itwo publicly owned recreation areas--Larchmont Reservior and Saxon Woods Park. II i parcels of privately owned vacant land was One of the largest remaining r p 9 9P Y II developed in the past several years as the Fenbrook Subdivision. The • development of either of the privately owned golf courses is always a possibility. 1 The Town of Mamaroneck Local Waterfront Revitalization Program (LWRP) , IIadopted on June 30, 1986, recognized the importance of these last remaining open areas in terms of their role in flood control , pro- ' tection of wildlife habitats, erosion and siltation prevention and scenic value. The Town Board, therefore, authorized this study for the IIfollowing purposes: _ I 1 . To evaluate the impact on the Town if the golf courses were de- veloped under existing zoning regulations. 2. To investigate alternate zoning approaches for this area to miti- gate the impacts of such development. 1 3. To evaluate feasibility and advantages of development approaches IIidentified. II 4. To recommend specific zoning regulations to implement the pre- ferred zoning technique. 1 1 II -1- . . 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Study Area • IThe study area delineated is bounded on the north and west by the Town boundary, on the south by the Sheldrake-Leatherstocking ' Conservation Area, and on the east by Old White Plains Road (see Map No. 2) . This area includes approximately 900 acres or 30 % IIof the unincorporated area of the Town of Mamaroneck. 2. Natural Resources II . The study area contains a variety of natural resources which are Isignificant not only to the immediate area but to substantial portions of the Town as well . These include:- IIa. The East and West Branches of the Sheldrake River The Sheldrake watershed is mostly developed but still contains II important areas of open space both in the Town and upstream. It is drained by numerous small streams which join to form the West and East Branches of the Sheldrake River. The West IBranch enters the Town of Mamaroneck at the Larchmont Reservoir. The two main tributaries of the shorter East Branch Iflow southward into the Town between the Winged Foot and Bonnie Briar golf courses, then join south of Fenimore Road IIin the Sheldrake Conservation Area. The East Branch then continues southward to join the West Branch east of Weaver I Street below Valley Stream Road. The river then flows south- east down a steep slope on Brookside Drive, through a series IIof small waterfalls to Gardens Lake. Flooding in the watershed results from the reduction of the IIflood plain upstream in recent times and from the emptying of storm drains from higher ground nearby. The lower portion Iof the Bonnie Briar Golf Course is an identified flood hazard area which is currently being redelineated. II -2- 1 ' b. The Larchmont Reservoir-Sheldrake-Leatherstocking Freshwater - Wetland Complex Extending eastward from the Town portion of the Larchmont ' Reservoir property across the unincorporated area to the Village of Mamaroneck boundary, it forms a network of large and small open spaces and connecting habitat corridors. ' The Sheldrake-Leatherstocking trail system forms its main east-west axis. To the north are the Bonnie Briar and Winged Foot golf courses. Within and near the golf courses and the trails are important habitat corridors following the two branches of "the Sheldrake River and its small tributaries. These include wetlands, springs, ponds, flood plains, and streams flowing into the Sheldrake' s two branches. T he two golf c ours es, totaling over 420 acres, offer wide 1 expanses of relatively undisturbed open space with varied topography and numerous ponds, streams, thickets and groves of trees. 3. Land Use 1 a. Residential Virtually all of the study area (except for the golf courses ' and conservation areas) is devoted to single family residen- tial uses. With the exception of home occupations, there are IIno business uses in the area. b. Recreation and Open Space The conservation areas and golf courses described in 2.b. above provide an unusual recreation and open space system in an otherwise intensively developed area. ' -3- 4. Transportation ' Three streets running in a north-south direction traverse the area. Weaver Street (New York State Route 125) is a major street which ' provides connection from the northern Town boundary south to the Boston Post Road. However, it is only a two lane 'road with many intersections and access drives to abutting properties. ' Fenimore Road and Old White Plains Road are alternate con- necting routes with limited capacity. There are no continuous east-west streets through the study area, in part due to the large land areas occupied by the two golf courses. 1 5. Zoning Most of the study area is within the R-30 District which permits Y p single family homes on lots of at least 30,000 square feet. On ' the perimeter of the study area are some areas zoned R-15 and R-20 which are almost completely developed. 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" .r:r ..::,:.•=�.� aj �t °>. • • ,q. a too0oo 00V00o0or + N �• ':�.• 2 i O0 4%4.4 SA,.cei ^' y' 00000000• ,°O .�•• h ODU . •o twy • .••••. t.• i isr 1 ' 0000000 UOUOU .A`.- I Cw . ,� - OOOUQUUUOC �ra •N .4,10....‘"? 00001 ..'n .i..sF iiill.e. ,.R•: 4�.[',. ,:'" ,'O L.•'�,. ♦ w- J 7 ./. 'or 0' GIs• t s^•. ,q5'..././.....:.'..: '• • •�O. r •e/ ,./. •..: :-.--.4 et•. ii/a' Zu S ,Li i •V:' 'ciaevi'',4'‘.e..•s'%'°•_ "ee4". " . '® ; :�• •a ,,°�f•t;, • FLOODING/SEWAGE PROBLEMS• 7;1... ' .*:';',.•:yi?..,.. .':•::•.,........• ,,,404% y a, -v•K. 4, /2.7).›,el -40 1 •.f .o.• i a,•. +a• 11°11. ew .0 .••^'' ♦"r` • .4". +°` 141,1•41. °°° POTENTIAL` DEVELOPMENT 1 + :� s r , � �..,r OF OPEN LAND ► ,, ■ ,• •? r_` ;:� +,+p a Lo• r:. ' +• - • [a....• • POI,IUTIOI� kIV'D SIITATIOn 4..,, °w i .dam ' ► •' ° 1f t d' �III�II T .6. ,a;` L 1 • a� + .:'., a , f : 4 ��•• •as• . OF WETLANDS 1 aJ : ° t••t0y ; S. t•v \ LO. +a°.D•,. •'•.•,1,`..,'y,•, t °•+�;- • .p`� \.�• 1 ,;� !!,<<::::'""`''„.'-” ►•∎ ∎ LIMITED TRAFFIC CAPACITY I 1/ . • 1 3 TOWN i OF MAMARONECK 1 DEVELOPMENT CONCERNS C. DEVELOPMENT POTENTIAL AND IMPACTS OF EXISTING ZONING Although most of the study area is developed at about the density per- mitted under the R-30 District regulations, the two golf courses com- prise some 420 acres which have the potential for additional development under the same regulations. The potential number of lots that could be I created, were the golf courses to be developed, can be estimated by the following process: 1 . Reduce the gross area by 20% to reflect the area devoted to streets and irregularities in. parcels in a standard subdivision. 1 2. Reduce the remaining area by 25% to reflect areas with development limitations (wetlands, flood hazard areas, drainage ways, etc. ) or set aside for recreation use. 3. Divide the resulting net area by the minimum lot area (30,000 'square feet). Using this formula, the two golf courses could produce some 365 new ' lots for single family homes. Based on generally accepted multipliers, these 365 single family homes would generate the following impacts: 1 * 1 ,482 new residents, assuming an average of four bedrooms per home. * 499 new school-age children * 365 vehicle trips during the evening ' peak hour. * Loss of the last remaining large open space areas in Town which provide visual relief, wildlife habitats and stormwater detention. 1 -5- I IID. PLANNING OBJECTIVES IIIn the preparation and adoption of its Local Waterfront Revitalization Program (LWRP) , the Town has set forth a variety of general and specific Ipolicies which are applicable to the golf course areas. The following policies, in particular, are relevant to the consideration of land use Iregulations for the study area (see Section III) . IIPolicy 5, regarding development impacts . Policy 7 and 7A, regarding preservation of fish and wildlife habitats. II • Policy 14 and 14A, regarding flood and erosion control and use of "best IImanagement practices" in construction activities. IPolicy 25, regarding protection of scenic quality. IPolicy 44 and 44A, regarding preservation and restoration of wetlands. 1 The following three excerpts from pages 74 and 75 of the LWRP (adopted June 30, 1986) summarize the Town's concerns and planning approach to this area: 1 . "The unincorporated area, however, contains a number of undeveloped Iprivate properties of significant size whose development under existing land use laws could frustrate or prevent fulfillment of IIthe critically important purposes of flood and erosion control set forth in Policy 14, as well as the other policies and purposes IIreferred to above. . . . I Most important in this regard are the largest of the remaining properties, all of them in the Sheldrake drainage basin. The Bonnie Briar and Winged Foot golf courses occupy some 420 acres. IILying between them . are other undeveloped properties of signifi- cant size totaling about 40 acres. Taken together, these properties I. comprise well over half of the unincorporated area's R-30 zoning district." . II -6- ' "Were any of these properties, or other parcels of substantial size . in sensitive or flood-prone locations, to be developed without ' adequate control--replacing open land with roads, parking areas, roofs and other hard surfaces, altering land contours, covering stream beds, removing trees and thickets, further burdening sewage ' facilities and increasing traffic and noise--the result could be a substantial alteration for the worse in drainage patterns, runoff ' rates, flooding, erosion and pollution, with consequent deterio- ration of residential , wildlife, recreational and scenic values ' which are already threatened by existing conditions. ' The golf clubs are appropriate uses which, in addition to their ecological , recreational, architectural and scenic value, provide ' open space and natural water retention. They should remain in their present use if possible. Should any portion of them, or of other similarly significant properties, be developed, land use and ' site development decisions concerning them must, at a minimum, avoid aggravating downstream flooding, and should where practicable con ' tribute to its mitigation in those areas presently most affected. . . . . As a second objective, almost as important, any development in such locations must maintain to the maximum extent possible the few remaining open spaces in the Town which serve as habitats for ' wildlife and offer visual relief in an otherwise highly developed area." 1 1 1 1 ' -7- E. ZONING OPTIONS ' The present R-30 zoning in most of the study area permits single family homes on lots with a minimum area of 30,000 square feet-- Islightly less than seven-tenths of an acre. While the lowest density in Town=-except for the R-50 District on the waterfront--this district ' is not designed to preserve open space or natural features. Although other development regulations such as the Site Plan Approval Law, ' Freshwater Wetlands Law, Flood Damage Prevention Law and SEQR Law provide the means to deal with specific environmental concerns, they do not provide all the necessary tools to achieve the objectives ' regarding preservation of large open space, scenic vistas or recreation facilities. Several options to the existing zoning regulations for the area were considered. 1 . Larger Lots - Lower Density Increasing the minimum lot size in the study area would somewhat ' reduce potential impacts related to the number of homes that can be developed; i .e. , population, vehicle trips, etc. However, ' the lot size could not realistically be increased substantially, since the area is served by public sewer and water facilities and ' surrounded by lands zoned similarly to its current designation. Moreover, if the golf courses were developed at even a somewhat ' lower density, the basic open characer of the area would not be retained and other impacts would be similar to that of development under existing zoning. 2. Average Density (clustered) Development ' This technique (permitted under Section 281 of the Town Law) allows the size of individual lots to be reduced to preserve natural features and open space, as long as the total number of lots created ' -8- 1 is no more than could be developed using the lot size normally . required in the district. The Town Zoning 'Ordinance presently permits such a procedure under §89-15. However, the limitations ' imposed on its use are so great that there is little incentive to use the provisions and they would have little impact. If ' these regulations were revised to provide greater flexibility in lot size and building type, many of the planning objectives ' for the golf course area could be achieved. An analysis of the use of this technique is presented in Section F. below. 3. Planned. Unit Development (PUD) The PUD approach .,allows a community to consider a complete develop- !' ment plan for a large property, prior to rezoning the land, and to base the approval on adherance to the specific plan. Typically,the regulations for such development are fairly flexible and permit a mixture of uses (such as various types of residential , office, neighborhood commercial and recreational ) and building types as ' part of a multi-faceted large scale development. While open space and natural features can be preserved as part of a PUD, the over-all intensity of most is usually greater than possible in a low density single family development; therefore, many of the impacts ' may be greater. Although such development can provide a high quality environment, it is not considered appropriate in the study area due to the built-up nature of surrounding development and the ' fact that non-residential uses already exist in nearby locations. ' 4. Transfer of Development Rights ' A much discussed, but infrequently used, technique to preserve open space involves the transfer of the development potential of sites in one area to appropriate sites in another area. Once its development rights have been transferred, the "sending" site cannot ever be developed and, therefore, is permanently preserved in its 1 ' -9- 1 ' present state. The complexities of finding appropriate "receiving" areas and administering and recording the transfers has discouraged ' most communities from seriously considering this technique, despite its apparent advantages. In some instances, communities have pur- chased development rights directly to preserve open space or 1 agricultural uses. Although simpler, this method requires an out- lay of public funds. • 1 1 1 1 1 ' -10- i 1 ' F. CASE STUDY: BONNIE BRIAR CLUSTER DEVELOPMENT Of the four zoning options described in the previous section, the aver- age age density (cluster) technique is considered the most appropriate to achieve the planning objectives in the study area. To illustrate how this technique is used, three alternate development plans for the Bonnie Briar Golf Course were prepared as a case study. Each plan was based on an analysis of the existing site(see Map No. 4) . 1 . Development Plan Under Existing Zoning (See Map No. 5) This plan illustrates a single family home subdivision developed under the provisions of the existing R-30 District. It shows that 125 lots of 30,000 square feet could be created while maintaining the existing clubhouse, pool and tennis courts, preserving as open space the flood plain area adjacent to the West Branch of the Shel- drake River and creating a small park at the center of the development. ' While such development would be consistent with some of the Town' s development policies, the large existing open space would be lost ' as a recreation facility, wildlife habitat and visual relief from the otherwise continuous suburban development around it. ' 2. Cluster Development: Single Family Homes (See Map No. 6) ' As an alternate to the development possible under existing zoning, a clustered plan of singlefamily homes has been prepared. This plan illustrates that, by using 15,000 square foot lots, the same 125 lots could be provided on less than half the site while preserving I not only the clubhouse area and flood plain but, also, most of the existing wooded areas. Much of the habitat would be preserved, interconnected open space network created and the visual impact Ian of development substantially reduced. Although the golf course would be lost, most of the Town's development policies would be achieved. 1 1 -11- 1 I3. Cluster Development: Townhouses (See Map No. 7) IThis alternate demonstrates that consolidating the same 125 units into townhouse clusters would preserve virtually all of the natural ' site features as well as the golf course (with slight modifications) . Virtually all of the Town' s development policies would be realized. • 1 1 1 1 1 1 1 ' -12- I SHUSTER ASSOCIATES f ! l /• RD 1, Box 259 Stone Ridge, N.Y. 12484 1 j r, \ ( 1 f ,\po— I - ` ' E iM W' I I m o I O f / f �N t / 91P�! �, Jt St: READ r �o'� • / /. 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" `! r 'i 1 J !� t i tJ� ✓ Ali � =F, t ` i , l o ` ,i '" - 400 op r° g.t '`;s '` 0/ j1i f I � t 'f t �� .�i° \ ,�, '��•: t\ :l# i :nNs:" ',x I F"1 rt �. t/ ., S _\_� FEET `� �L .1-:,-,..,-,.. t }t f � •' C l / 1 I ! i ,r = [Q[]]�,� I -1' INF Is:::%1:::k\t, ci) ...,..., ..,,,., ,,i, ‘,. . ,.„,„.,›,,,,N ,...... , , . 1 'itti 7'II:iga)':.'';i'::-z 5;a,Tiii,:.:4 :Qti,„7,1giii:INIIIIiiterxgr.os,gat&qx- --..-:::::*:::vjg ie . i 1-11 , ll . ,Lo _ ,:ixxixx.,..91:4,,..i..-x==:.,- ....,,,:.::-. ix: ::411:::::::,24,:*hols:77:1,:::); \ J Q,`■© ■ \ .' She►.rake ? f i�I/ �� . River 1, .. ........ Open Space / I 1 I i‘o, j y ! !t .� 1i 1 .• ° � ; i�'�� r,/!, ,� TOWN I /Y - O sHt9 ���oar'�:� ,1 i MAMARONECK 1 r \ CLUSTER DEVELOPMENT: TOWN HOUSES AND GOLF COURSE (BONNIE BRIAR) I IIG. RECOMMENDATIONS IIBased on analysis of the study area, review of the Town 's development policies, evaluation of the zoning options available and the results IIof the case study, it is recommended that adoption of regulations to permit average density (cluster) development is the most feasible I means by which the Town can achieve its goals for the study area. The attached proposed amendment to the Zoning Ordinance has been prepared to I implement this recommendation. The amendment includes the following features: II1 . The provisions only apply to the R-30 District. I2. A minimum site area of 50 acres is required. I3. Only single family homes or townhouses (or a combination of both) are permitted. II4. A formula is provided to establish that the number of homes per- mitted is no more than would be allowed ina conventional subdivision. II 5. Lots for single family homes must comply with the regulations of Ithe R-15 District. I6. Standards for townhouse development are provided. I7. At least 40% of the site must be preserved as open space. I 8. The Planning Board is authorized to require use of these provisions when it finds that certain features exist that it would be beneficial to the Town to preserve via clustering, such as wetlands, flood Ihazard areas , designated critical environmental areas , or golf courses and other recereation facilities , or unique natural features. 1 I -13- 1 ' PROPOSED AMENDMENT Town of Mamaroneck Zoning Ordinance ' §89-15 shall be deleted and replaced with the following: ' §89-15--AVERAGE DENSITY SUBDIVISIONS • A. ' Authority of Planning Board ' Authorization is hereby granted to the Plannng Board, pursuant to Section 281 of the Town Law, to vary the zoning requirements as to ' lot size, lot width and yard requirements in connection with a pro- posed subdivision plat, subject to the standards and procedures con- tained herein. The Planning Board is further authorized to require such modifications where it finds that it will be in the public ' interest to preserve significant natural. features (such as wetlands, woods, drainage ways, etc..) or important views, or significant open spaces or recreation opportunities. Prior to exercising this latter ' authority,the Planning Board shall adopt rules and regulations to ensure that the guidelines established in paragraph I, below, will be followed. ' B. Purposes ' The purpose of modifications in accord with this section shall be to enable and encourage flexibility in design and development so as to promote the most appropriate use of land, to facilitate the adequate. and enconomical 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 District. D. Permitted Uses The 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 standards, and controls ' otherwise applicable to residential subdivisions and uses shall also be applicable to a subdivision under this section. (1 ) Minimum Site Area The provisions of this section shall apply only to sites having a gross area of at least 50 acres. 1 -14- II (2) Number of Lots or Dwelling Units II 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 subidvided into lots conforming the minimum lot size and density requirements applicable to the Ito district in which the land is situated and all other applicable requirements. THe maximum number 'of lots or dwelling units shall _ be determined as follows: II (a) The gross site area shall be reduced by 20% to reflect the area that would be required for streets and irregular lots Iin a conventional subdivision. (b) The area thus derived shall be further reduced by the area . of any existing permanent easements which preclude develop- ment ment and the area of any designated wetland or 100-year flood hazard area. I (c) The resulting net area shall be divided by the minimum required lot area .in the district to derive the number • lots could be achieved under the basic prevailing zoning. IAs 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 IIlots could be achieved under the basic prevailing zoning. (3) Average Lot Area II (a) Under this section, lots may be reduced in area below the minimum lot size required in the district provided that I the average size of all lots created in the subdivision is not less than the minimum required in the district. (b) Land set aside as permanent open space shall be for common I use by all lot owners in the subidvision and/or for use as • permanent open space or recreation area, in accord .with the provisions of G. below. The area of such land may be in- !' cluded to determine the average lot size. (4) Lot Dimensions for Single Family Homes UAll lots for single family homes shall have an area of at least 15,000 square feet and shall comply with the minimum requirements estab- ' lished in the R-15 District. (5) Standards for Attached Townhouses I (a) The length of any structure shall not exceed 120 feet and no more than six townhouses may be attached in a continuous structure. I (b) Townhouses must be at least 20 feet wide. I (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. I . -15- F. Review Criteria ' In acting on a proposed plan, the Planning Board shall give particular consideration to the following criteria: (1 ) That the proposed subdivision will not 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. (2) That individual lots, buildings, and streets are designed and ' situated to minimize alteration of the natural site features to be preserved. ' (3) That any open space to be preserved includes irreplaceable natural features located in the tract (such as, but not limited to, stream beds, significant.,stands of trees, individual trees of significant size, and rock outcroppings) to the maximum extent feasible. ' (4) That the proposed subdivision will be served adequately by essential public facilities and services such as highways, ' streets, police and fire protection, drainage structures, water and sewer systems. ' G. Preservation of Permanent Open Space (1) At least 40% of the gross site area shall be preserved as per- manent open space. ' (2) If open space is not dedicated to public use, it shall be protected by legal arrangements, satisfactory to the Town Attorney, sufficient ' to assure its maintenance and preservation for whatever purpose it is intended. Covenants or other legal arrangements shall specify ownership of the open space; methods of maintenance; responsibility ' for maintenance taxes and insurance; cumpulsory assessment pro- visions;-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 specifications 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. 1 ' -16- ' I. Guidelines for Required Use of:Average Density Procedures The Planning Board may require that a subdivision plat be modified ' in accordance with the provisions of this section when it finds that one or more of the following conditions exist: ' (I ) The site contains a designated wetland. (2) Any portion of the site is within the 100-year flood hazard area. - ' (34) Thhe e site is located over a primary, principal Eonr v irolne m esnt ce A aquifer. designated by the Town Board pursuant to §617.4 of 6NYCRR Part 617, II the regulations implementing the State Environmental Quality Review (SEQR) Act. •' (5) . The site'contains a golf course or other large recreation facility or other unique or unusual physical features which the Planning 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, standards and requirements of the ordinances governing the subdivision of land and the approval of ' site plans in the Town of Mamaroneck. 1 1 1 1 1 I 1 ' -17-