Date Revised: 9/17/21

VILLAGE OF MAMARONECK APPLICATION SUMMARY SHEET Proj. Name: 715 Mamaroneck Avenue S/B/L: 8-80-3 Zone: C-1 TOD Overlay

Description: G2D Development Corporation (the Applicant) proposes to construct a new 4-story multifamily building with parking at 715 Mamaroneck Avenue in the Transit-Oriented Development (TOD) Overlay District within the C-1 General Commercial zoning district. The project site is currently an office building with accessory parking. The proposed project would include a 28,963 square foot building with 21 dwelling units (3 affordable) on the upper 3 stories, accessory amenity and utility uses on the first floor, 27 parking spaces, and stormwater management practices.

Applicant: G2D Development Corp SEQR ACTIONS COMPLETED: TYPE OF ACTION: Unlisted

Intent to Declare Lead Agency Date: Declare Lead Agency Date: EAF Submitted Date: 6/3/21 Determination of Significance by Board Date(s):

Public Hearing Required Y N Wetland Permit (Chapter 192) Y N Special Permit Y N Stormwater & ESC Permit (Chapter 294) Y N Coastal Zone Consistency (Chapter 240) Y N

LOCAL AND AGENCY REVIEW REFERRAL DATE STATUS/DATE OF LETTER REQUIRED? Yes No

Village Board of Trustees Planning Board Board of Architectural Review HCZMC Zoning Board of Appeals Village Department of Public Works County Planning Department (GML) [Proposing >5,000 sf new floor area on a County Rd] County Highway Department County Health Department NYSHPO NYSDEC NYSDOT Army Corps of Engineers GML 239-NN referral to Town of Mamaroneck, Town of Harrison, or City of Rye [Bold = yes]

VARIANCES? Y N Variance or Waiver Request: Maximum FAR, maximum height, minimum yard setbacks (front, rear), required parking spaces Date Granted or Denied, and any conditions:

LAND USE BOARD ACTIONS: Date Board Discussion/Decisions/Resolutions 9/24/21 PB

RECOMMENDED ACTION FOR MEETING: 1) Declare Intent to be Lead Agency (Unlisted/Coordinated) 2) Set a public hearing on the Special Permit 3) Refer to Westchester County Planning per 239-m

Environmental, Planning, and Engineering Consultants

34 South Broadway

Suite 401

White Plains, NY 10601

tel: 914 949-7336

fax: 914 949-7559

www.akrf.com

Offices in New York ● New Jersey ● Pennsylvania ● Maryland ● Ohio

Memorandum

To: Village of Mamaroneck Planning Board

From: AKRF, Inc.

Date: September 14, 2021

Re: 715 Mamaroneck Avenue

AKRF, Inc. has reviewed the following documents and plans for the above referenced application:

• Site Plan (1 sheet), prepared by Hudson Engineering and Consulting, PC, dated 5/26/21

• Architectural drawings set (9 sheets), prepared by Noel F. Rodgers Architect, PLLC, dated 6/18/21

• Existing Condition and Demo Plan, Site Plan, Stormwater Management Plan, and Construction Details,

(5 sheets), prepared by Hudson Engineering and Consulting, PC, dated 5/26/21

• Stormwater Pollution Prevention Plan & Drainage Analysis, prepared by Hudson Engineering and

Consulting, PC, dated 5/26/21

• Short Environmental Assessment Form Part 1, dated 6/3/21

• Coastal Assessment Form, dated 6/3/21

PROJECT DESCRIPTION

G2D Development Corporation (the Applicant) proposes to construct a new 4-story multifamily building

with parking at 715 Mamaroneck Avenue in the Transit-Oriented Development (TOD) Overlay District

within the C-1 General Commercial zoning district. The project site is currently an office building with

accessory parking. The proposed project would include a 28,963 square foot building with 21 dwelling

units (3 affordable) on the upper 3 stories, accessory amenity and utility uses on the first floor, 27 parking

spaces, and stormwater management practices.

COMMENTS

1. The Proposed Project requires Site Plan and Special Permit approval from the Planning Board.

2. The site is within Zone AE of the Special Flood Hazard Area. Under §186-5, no new construction,

improvements or other development shall be permitted unless: 1) The applicant demonstrates that the

cumulative effect of the proposed development, when combined with all other existing and anticipated

development, will not increase the water surface elevation of the base flood more than one foot at any

location; or 2) The Village of Mamaroneck agrees to apply to the Federal Emergency Management

Agency (FEMA) for a conditional FIRM revision. In the Coastal Assessment Form, the Applicant

writes that the development will result in a new increase of flood storage volume over the existing

conditions, thus lessening the theoretical impact of flooding in the area.

Town of Southeast Planning Board 2 September 17, 2021

3. The three affordable units satisfies the affordable housing requirement under §342-50(6).

4. The applicant requests the following area variances:

a. §342-50 Attachment 3. Maximum FAR 0.8 permitted, 1.6 FAR proposed.

b. §342-50.E(3). Maximum height of 40 feet permitted, 43.7 feet proposed. [Note: a

maximum height of 50 feet is allowed on Mamaroneck Avenue provided that upper stories

are setback 5 feet more from the front lot line than the first story]

c. §342-50.E(6)(a). Minimum front yard setback of 5 feet required, 3 feet proposed.

Requested variance of 2 feet on Mamaroneck Avenue and 3.2 feet on Jefferson Avenue.

d. §342-50.E(6)(d). Minimum rear yard of 25 feet required, 23 feet proposed.

e. §342-50.E(6)(c). Minimum side yard of 8 feet required, 20 feet proposed.

f. §342-30.1.E. 30 parking spaces required, 27 parking spaces proposed.

5. Under §342-50.B(4) Green building elements and infrastructure must be incorporated into the

development, to the satisfaction of the Planning Board. These elements should therefore be reviewed

by the Planning Board.

6. Under §342-50 E(7) a usable open space is required of 150 square feet per unit. The site plan does not

appear to meet this requirement. Under §342 Attachment 2, the amount of usable open space shall be

determined by the Planning Board during site plan approval. "Usable open space" shall be defined as

active recreation, sitting or landscaped areas open to the sky. Parking shall not be considered usable

open space. On any lot containing more than 15 dwelling units, the design, layout and equipment of

such open space shall be subject to Planning Board approval. Rooftop and atrium open spaces that are

open to all the residents of the building may account for up to 10% of the open space requirements if

the Planning Board finds that they provide usable open space.

RECOMMENDED ACTIONS

At the September 22, 2021 meeting, AKRF recommends that the Planning Board declare Intent to be Lead

Agency for an Unlisted and coordinated action under SEQRA, set a public hearing on the Special Permit,

and refer the site plan and special permit application to Westchester County Planning per 239-m.

John Kellard, P.E.David Sessions, RLA, AICP

Joseph M. Cermele, P.E., CFMJan K. Johannessen, AICP

CIVIL ENGINEERING | LANDSCAPE ARCHITECTURE | SITE & ENVIRONMENTAL PLANNING

500 MAIN STREET, ARMONK, NY 10504 | T: 914.273.2323 | F: 914.273.2329

WWW.KELSES.COM

n nn nn n PMS 549 n nn nn n PMS 619KS Letterhead.indd 1 12/12/17 3:40 PM

MEMORANDUM

TO: Kathleen Savolt, Chairperson

CC: Village of Mamaroneck Planning Board Frank Tavolacci, Acting Building Inspector

FROM: John Kellard, P.E. Consulting Village Engineer

DATE: September 17, 2021

RE: Site Plan Approval G2D Development Corp. 715 Mamaroneck Avenue Section 8, Block 80, Lots 366 & 398

PROJECT DESCRIPTION

At the request of the Village of Mamaroneck Planning Board, Kellard Sessions Consulting has reviewed the site plan and supporting documents submitted in conjunction with the above-referenced application. The applicant is proposing a new, 21 unit residential structure with 27 on-grade parking spaces. The site presently includes an existing office building with on-grade parking lot within the rear of the building and undeveloped yard to the side. The property is 18,005 s.f. and is located in the C-1 Zoning District. Our review was focused on general site engineering design and the associated Village Code requirements.

GENERAL COMMENTS

1. The property is located within the FEMA Floodplain (Zone AE) of the Mamaroneck River andSheldrake River. The 100-year high water elevation projected for the area is Elevation 25.8.Present elevations across the project site range between 18.31 and 21.54 feet. The first floor ofthe proposed building will be at Elevation 21.5 feet, while the proposed parking lot ranges between 19.25 and 20.10 feet. During a 100-year storm event, it is expected that water depth within theproject parking lot will be 6-7 feet deep. It can also be expected that water within the proposedbuilding’s first floor during the same 100-year event would be 4.5 feet deep. Based on theproperty’s topographic relationship to the Mamaroneck River and the Sheldrake River, it can beexpected that the property will also flood during less intense rain fall events.

Kathleen Savolt, Chairperson September 17, 2021 Page 2 of 4

The applicant is proposing to remove the existing office building and construct a new residential structure, which will be not as deep; however, it will extend into the side yard where elevations presently range as low as 18.78 – 21.5 feet. Also, portions of the parking lot will be regraded. It is difficult to determine if the application represents a net increase or decrease in flood volume storage across the site. The applicant should provide an analysis of the available flood plain volume and compensatory volume for both the existing and proposed condition.

2. Although the proposed residential units are located at the second floor level above the 100-year high water elevation, the Architectural Floor Plans indicate that amenity space, including a business center, gym and lounge will be located on the first floor and below the 100-year flood elevation. Also, ingress and egress to the residential units is either by a central elevator or two (2) separate stair wells that empty out onto the first floor level. There is no means of exiting the building at an elevation above the 100-year flood elevation. The Village Building Inspector should review the building plans for conformance with FEMA Regulations. Also, the applicant should be asked to explore means of property damage to property during major storm events (i.e., loss of vehicles, storage items and amenities on the first floor).

3. During the most recent major storm event a few weeks ago, Hurricane Ida, the entire neighborhood surrounding the project site was inundated with flood waters several feet deep. Emergency services in the Village were overwhelmed by the number of residents who needed assistance to exit their homes. The addition of ±50 residents who may also need assistance will further tax the Village’s emergency responders. The applicant should prepare an Emergency Management Plan, which addresses safe evacuation of the building’s residents during such storm events. We would recommend such procedures be reviewed by the Village Fire Department and Police Department

4. A Construction Sequence Plan should be prepared, which delineates the demolition process during the removal of the existing building. The plan should outline the location of dumpsters, changes to traffic patterns and location of crane setups or other equipment. Should temporary removal of on-street parking spaces, lane closures or sidewalk closure be necessary along Mamaroneck Avenue or Jefferson Avenue, the approval of the respected Department of Public Works will be required. Also, the Mamaroneck Police Department should be consulted on changes to traffic patterns.

5. The applicant will require permits from the Westchester County Department of Public Works for any work within the Mamaroneck Avenue right-of-way. Also, curb cuts within Jefferson Avenue and Van Ranst Place will require Mamaroneck Department of Public Works Approval, as will utility work within the right-of-way.

6. The applicant should delineate improvements within the Mamaroneck Avenue, Jefferson Avenue and Van Ranst Place right-of-way. It is anticipated that damage will occur to sidewalks during the

Kathleen Savolt, Chairperson September 17, 2021 Page 3 of 4

demolition of the building, foundation excavation for the new building and excavation of utility connections.

7. Village parking spaces, per the Village Code, are 9’ wide x 19’ long. The applicant should dimension the parking stalls. It should be shown that the 9’ x 19’ parking space can fit within each angled parking stall without overhanging the property line. Also, curb stops within the angled parking stalls should be turned at a right angle to the direction of the stall. Please also clarify whether the parking lot pavement extends over the property line and in front of the adjacent building at Van Ranst Place.

8. In accordance with Village Code, all parking areas are to be curbed.

9. The proposed curb cut at Jefferson Avenue (18 feet) appears too narrow to accommodate vehicles entering and exiting at one time. The new curb cut will require the elimination of two (2) on-street parking spaces. The Board should determine if Village Board Approval is required. The exit only curb cut (17 feet) onto Van Ranst Place is acceptable.

10. The applicant include on the Site Plan the Code required open parking space setback to illustrate the parking space setback relief requested through the Special Permit process.

11. The applicant should explain whether new utility connections are proposed and, if so, show their locations on the Site Plan with details. The project appears to generate greater than 2,500 gpd of sewage flow, thereby, requiring Westchester County Department of Health Approval.

12. The applicant should provide a detail of the proposed asphalt parking lot, which specifies the thickness of each asphalt course and subbase course.

13. The applicant has provided a Stormwater Pollution Prevention Plan, which provides water quality treatment and stormwater detention within an infiltration system located within the project’s rear parking lot. A First Defense vortex treatment system is provided before the infiltration practice to provide pre-treatment removal of trash, sediment and oils. The design provides a reduction of off-site discharge from the project site through the 25-year storm event.

14. The applicant should specify and detail any proposed exterior lighting proposed for the project.

Kathleen Savolt, Chairperson September 17, 2021 Page 4 of 4 In order to expedite the review of subsequent submissions, the applicant should provide annotated responses to each of the comments outlined herein. PLANS & REPORT REVIEWED, PREPARED BY HUDSON ENGINEERING & CONSULTING, P.C.: Site Plan (C-2), dated June 24, 2021 Existing Condition & Demo Plan Site Plan (C-2), dated May 26, 2021 Stormwater Management Plan (C-3), dated May 26, 2021 Details (C-4 and C-5), dated April 26, 2021 Stormwater Pollution Prevention Plan & Drainage Analysis Report, dated May 26, 2021

JK/dc https://kellardsessionsconsulti.sharepoint.com/sites/Kellard/Municipal/Mamaroneck/Correspondence/2021-09-17_MamPB_G2D Group - 715 Mamaroneck Avenue_Review Memo.docx

9 1 4 . 7 7 7 . 3 1 5 3 n i n f o @ Te r r a B e l l a N Y. c o m n w w w. Te r r a B e l l a N Y. c o m n P. O. B ox 3 8 8 M a m a r o n e c k , N Y 1 0 5 4 3

To:

Company:

eMail:

Subject:

Kathleen Savolt, Chairman

Village of Mamaroneck Planning Board

ksavolt@verizon.net

715 Mamaroneck Ave

Terra Bella Land Design

Susan Oakley

1 of 1

September 17, 2021

From:

Contact Name:

Page #:

Date:

The applicant for 715 Mamaroneck Avenue is proposing a new four story, residential, apartment building. Hudson Engineering’s set of Site Plans, dated May 26, 2021, were reviewed along with related documentation, and a site visit made.

As seen in the photos, the site’s current conditions include multiple street trees on both the Mamaroneck Avenue and Jefferson Avenue sides of the property. In addition, the existing rear parking lot is surrounded by an approximately six foot hedge. At this time, the application does not propose any landscaping. Moving forward, landscaping needs to be included to screen the building and parking lot, ground the foundation, and to provide a more aesthetically pleasing landscape.

On the roof of the building, the addition of a green roof system is suggested. This addition will offer myriad benefits such as absorbing rainwater, providing insulation, creating habitat for wildlife, and lowering air temperatures which reduces the heat island effect.

A Tree Protection Detail is needed on the Site Plans, in addition to the Landscape Plan, as tree protection is necessary before construction begins.

Corner of Jefferson and Mamaroneck Ave

Corner of Van Ranst Place and

Jefferson Ave

Mamaroneck Ave