Village of Mamaroneck Planning Department

Village of
Mamaroneck
Planning Department
Memo
To:
Richard Slingerland, Village Manager
From:
Gregory Cutler, Assistant Village Planner
Cc:
Mayor and Board of Trustees, Bob Galvin AICP, Village Planner
Date:
10/1/15
Re:
Library Lane Additional Analysis – C-2 Rezoning
Background
Following the work session on 7/27/15, the Board of Trustees expressed interest in a site visit of
Library Lane to further analyze the properties involved in the rezoning. The BOT conducted site visits on
8/24/15 and 9/8/15 with the several trustees, the Village Planner, Assistant Planner, and Village
Manager. During the site visit, the BOT discussed a number of issues, including what form new
development would look like under C-2 zoning from several different vantage points. One concern was
the effect that new development may have on the view shed from the top of Library Lane and the
Hunter Tier parking deck looking down toward the Long Island Sound. By request of members of the
BOT, the Village Planning Department conducted further analysis by drafting a 3D scene of possible
development scenarios of the properties that would be rezoned.
The BOT was largely in agreement with the Planning Board finding no compelling reason to
rezone the properties along W. Boston Post Road between Library Lane and Saint Thomas Church as
well as the properties on E. Boston Post Road between Mamaroneck Avenue and Spruce Street. The
Planning Department focused on two “soft site” properties with higher development potential under
the new C-2 zoning: 128 Library Lane and 126 Library Lane. Gary Hirsch, the property owner of 128
Library Lane, has expressed interest in developing the site for residential use under C-2 zoning. The
abutting property, 126 Library Lane, has been vacant for several years and is currently for sale. The
three other properties, 136 Library Lane (Washingtonville Housing Alliance), 128 W. Boston Post Rd
(Duck Inn), and 132 W. Boston Post Rd (Fiore Pilates) all have lower development potentials as they
presently exceed maximum FAR in the C-1, and have active uses and tenants.
The analysis of both properties looks at the allowable density and height under C-2 zoning and
attempts to maximize these. Both 3D models were drafted with a front setback of 15 feet as
recommended by the Planning Board in their 6/10/15 memo to the BOT. Please note that the Planning
Department is simply analyzing possible scenarios under C-2 zoning, we have no way of knowing the
exact submission an applicant may have until it is submitted. That said, the Planning Department has
developed the models based on a close look at the zoning code and the unique characteristics of the
chosen sites.
128 Library Lane Model
A possible development scenario For 128 Library could be a 3-story residential building with
parking underneath in order to accommodate on-site parking. Given the irregular shape of the site,
parking requirements and the 15 foot setback, it is unlikely that the FAR could reach the maximum of
2.0.
FAR: 1.8
Height: 45 Feet (could be 50 under existing C-1 zoning)
Front Setback: 15 Feet
Floor Area: ~16,500 Square Feet
Number of Units: 12
Lot Size: ~9,200
Lot Coverage (building): ~60%
Side Setbacks: ~5-15 feet (not required)
126 Library Lane Model
A possible development scenario for 126 Library Lane could be a three-story, mixed use building
with ground floor retail and two residential units above. Alternatively, the property could also be
developed as a single-family live-work unit. This would vary from a traditional single-family as it would
follow the form and design of a traditional downtown building.
FAR: 1.8
Height: 45
Front Setback: 15 Feet
Floor Area: ~4,725 Square Feet
Number of Units: 2 Residential 1 Commercial/Office or 1 Live-Work Unit
Lot Size: ~2,625 Square Feet
Lot Coverage (building): ~60%
Side Setbacks: 10-15 feet (not required)
The models were placed in a 3D scene that accommodates for elevations based on LiDAR data
provided by Westchester County GIS with a vertical accuracy of 18.5 centimeters RMSE or better. Four
observer points were chosen and are outlined in the images below. The analysis shows that the view
shed, particularly to the Long Island Sound, would not be obstructed by new development on the two
sites evaluated, regardless of height. The existing structures on Library Lane, along with the sewer
treatment plant across Boston Post Road, currently impede the view shed irrespective of any new
development. The proposed 15 foot front yard setback would continue the pattern established by the
WHA property near the top of Library Lane and would mitigate against a canyon-like effect along the
street. Another important finding is that the post-development expected average FAR of the rezoned
area would be similar to the estimated average FAR of 1.3 for lower Mamaroneck Ave described in the
package provided to the BOT during the work session on 7/27/15. In summary, the view shed impacts of
new development on the soft sites identified would be minimal and the building densities (FAR) would
be consistent with the development patterns of the local area.