[Amended 4-4-1990 by L.L. No. 2-1990; 11-19-2003 by L.L. No.
23-2003; 9-18-2013 by L.L. No. 5-2013]
A. Lot requirements.
(1) Nonresidential use.
(b)
Minimum width at front setback line: 150 feet.
(c)
Maximum building coverage: 25%.
(2) Residential use or a combination of business and residential use.
(a)
Minimum lot area: 10,000 square feet.
(b)
Maximum building coverage: none.
B. Minimum yards.
(1) Nonresidential use.
(a)
Front yard: none, but no parking shall be permitted in front
of any building unless the building setback from the street line is
at least 75 feet.
(b)
Side yard.
[1]
No side yard is required but, if provided, shall be at least
four feet, except where a lot adjoins a residence district, there
shall be a side yard of at least 10 feet, which shall be permanently
and suitably planted with evergreens to form a landscaped screen.
[2]
A corner lot adjacent to a residence district shall have a minimum
setback of five feet from the street upon which said residence district
has frontage.
(c)
Rear yards. No rear yard is required, except where a lot adjoins
a residence district, in which case the rear yard shall be at least
25 feet, at least 10 feet of which shall be permanently and suitably
planted with evergreens to form a landscaped screen.
(2) Residential use or a combination of business and residential use.
(a)
Front yard: 15 feet. In the case of a property fronting Myrtle
Boulevard, the Planning Board is authorized to reduce or waive the
minimum fifteen-foot front yard requirement, provided that the reduction
or waiver of the front yard requirement is for the purpose of maintaining
conformity with the front yard setback or "built-to" line of other
buildings in close proximity.
(b)
Side yards.
[1]
No side yard is required, except where a lot adjoins a road
right-of-way or adjacent lot, in which case the side yard shall be
at least 10 feet.
[2]
In the case where a lot adjoins a driveway or parking area,
the side yard setback shall be at least five feet.
(c)
Rear yard: 20 feet. See §
240-45B(2)(a) herein. Upon authorizing the reduction or waiver of the minimum fifteen-foot front yard requirement for a property fronting Myrtle Boulevard, the Planning Board is authorized to increase the minimum twenty-foot rear yard requirement up to a minimum thirty-foot rear yard requirement, should the Board deem it necessary for the purpose of maintaining adequate light, air and privacy.
(d)
Usable open space per dwelling unit: 100 square feet.
C. Maximum floor area (as a percentage of lot area).
(2) Residential use or a combination of business and residential use:
70%.
D. Maximum heights.
(2) Residential use or a combination of business and residential use.
E. Minimum number of off-street parking spaces: see §§
240-75 through
240-78.
F. Minimum off-street loading space: see §
240-82.
G. Other provisions and requirements:
(1) All permitted storage, except for the parking of motor vehicles,
shall be entirely within a building.
(2) All lighting shall be so located and shaded in a manner that the
light source itself is not visible beyond the boundaries of the lot
on which it is located.
(3) Within all residential developments of 10 or more units, no fewer
than 10% of the total number of units must be created as Fair and
Affordable Housing units per the Westchester County Fair and Affordable
Housing Model Ordinance. In residential developments of five units
to nine units, at least one Fair and Affordable Housing unit shall
be created.
H. Design requirements and guidelines.
(1) There are five areas where careful attention to design is warranted. Those areas are building design; landscaping on the perimeter of a lot and within its parking area; signs and exterior lighting; placement of buildings on lots; and parking, internal traffic circulation and curb cuts. Criteria for each such design element are set forth in Subsection
H(8)(a) through
(e) of this section.
(2) In general.
(a)
For lots in this district having frontage on the Boston Post
Road, the objectives of these criteria are to ensure that the Boston
Post Road in the Town of Mamaroneck develops into an attractive and
convenient business district for the Town, functions as a focal point
for local residents and through-travelers and blends landscaped commercial
and residential structures in a compatible way; and
(b)
For lots in this district that do not have frontage on the Boston
Post Road, the objectives of the criteria set forth in this section
are to ensure that these areas in the Town of Mamaroneck become convenient
for local residents and through-travelers and develop into attractive
parcels that blend landscaped commercial and residential structures
in a compatible way.
(3) Applicants are discouraged from proposing standardized corporate
franchise design.
(4) In addition to complying with the standards, requirements and guidelines contained in this section, all applicants shall propose customized, site-specific designs that satisfy the criteria contained in Chapter
3 of the Code. In situations where any provision of Chapter
3 of the Code is inconsistent with any of the provisions of this section, the provisions of this section shall apply.
(5) For any project which requires site plan approval and/or a special permit ("Board approval") and involves any of the work described in Subsection
H(5)(a) through
(g), below, the Board having the authority to issue such approval and/or permit (the "issuing Board") shall not do so without first obtaining an advisory opinion from the Board of Architectural Review with respect to the design criteria contained in Subsection
H(8)(a) through
(c) of this section.
(a)
Construction of a new structure;
(b)
Relocation of an existing structure;
(c)
Demolition or razing of all or a portion of the exterior of
an existing structure;
(d)
Addition to or alteration of the exterior wall of an existing
structure by tearing down or removing any portion thereof or by filling
in, sealing, boarding up, closing or enclosing any portion of an existing
window or door space of an existing structure;
(e)
Alteration of any roofline;
(f)
Construction, enlargement or alteration of any nonlandscaped
area on a lot, including, but not limited to, parking areas, access
lanes, sidewalks, loading, refuse or storage areas; or
(g)
The removal or change to landscaping on the lot.
(6) Prior to conducting a public hearing on an application requiring
Board approval, the issuing Board shall refer the application to the
Board of Architectural Review for an advisory opinion regarding the
proposed projects:
(b)
Landscaping on the lot perimeter and within the parking area;
and
(c)
Signs and exterior lighting.
(7) In determining whether to grant site plan approval and/or issue a
special permit, the issuing Board shall consider the opinion rendered
by the Board of Architectural Review and decide whether to accept
or reject that Board's recommendations, in whole or in part. It shall
also apply the design review criteria set forth below with respect
to the proposed projects:
(a)
Placement of buildings on the lot; and
(b)
Parking, internal traffic circulation and curb cuts.
(8) The design criteria to be applied by the Board of Architectural Review
when rendering its advisory opinion and by the issuing Board in determining
whether to accept or reject the Board of Architectural Review's opinion
in whole or in part and in deciding whether to grant site plan approval
and/or issue a special permit are:
(a)
Building design.
[1]
At least 40% of the primary structure's front elevation at street
level shall be window.
[2]
Structures situated at corners should "wrap" the corner by continuing
facade elements on all street elevations, with such elements as the
overall building material and window design, and horizontal features
such as the cornice.
[3]
Main building entrances shall face the street and shall be easily
identifiable and scaled to the size of the street that they face.
[4]
Proposed changes in exterior architectural features shall be
in harmonious relationship to the remainder of the structure and to
the surrounding area. Unity and compatibility with adjacent structures
is to be achieved to the maximum extent possible. Areas of review
shall include the scale and general size of the structure or structures
in relationship to the existing surroundings, specifically, the structure's
overall height, width, street frontage, number of stories, roof type,
facade openings (windows, doors, etc.) and architectural details.
[5]
Treatment of the sides and the rear of the structures shall
be comparable in appearance and amenity to the treatment given to
the street frontage elevation.
[6]
Building materials and colors should be selected which avoid
jarring and incongruous contrasts, both within new development and
seen against existing structures.
(b)
Landscaping on the lot perimeter and within the parking area.
[1]
The proposed landscaping shall visually bind the primary structure
into the larger streetscape fabric or soften the edge of a freestanding
structure; provide shade, windbreak and glare reduction to pedestrians
and parked cars; physically separate pedestrians from vehicles; and
provide pervious surface to assist in stormwater management.
[2]
A coordinated landscaped design shall be required, incorporating
open space and/or recreation, if appropriate, walks, access drives,
parking areas and lot perimeter. The following areas shall be landscaped:
[a] Along the public right-of-way.
[i]
Except where there is a sufficient reason not to do so, one
shade tree shall be planted for every 30 feet of frontage, excluding
curb cut openings. Additional front yard landscaping shall be required.
[b] Along the parking lot's perimeter.
[i]
The landscaped perimeter strip shall be a minimum of five feet
wide. Except where there is a sufficient reason not to do so, one
tree and three shrubs shall be planted for every 35 linear feet.
[c] Within the parking lot's interior, where appropriate.
[i] Planting islands shall be evenly spaced within
the parking lot.
[ii] No planting island shall be less than five feet
wide in any dimension.
[iii] Plants shall be a mix of shrubs, deciduous trees,
evergreen trees and ground cover.
[iv] Existing parking areas shall either install landscaped
islands or increase the number of landscaped islands to the maximum
extent practicable.
[v] All landscaping shall be maintained in good condition.
(c)
Signs and exterior lighting. In addition to the provisions of Chapter
175 of the Code, the following provisions shall be applied:
[1]
Signs shall not be mounted on a pole. Signs shall be wall signs,
projecting signs, monument signs or hanging signs.
[2]
No one business shall exceed two signs on the premises.
[3]
Multiple uses on a lot shall have coordinated signage.
[4]
Signs shall not be internally illuminated.
[5]
All exterior lighting shall be of such a type and location and
shall have such shielding as will direct the light downward and will
prevent the light from shining directly on any adjacent residential
property or street. Site illumination for uncovered areas shall be
evenly distributed.
(d)
Placement of buildings on the lot.
[1]
Primary structures should be placed as close as practicable
to the front yard setback line. The preferred build-to line shall
be 10 feet or less, for nonresidential structures, from the boundary
line between the lot and the right-of-way. The preferred build-to
line for residential structures shall be 10 feet from the boundary
line between the lot and the right-of-way.
[2]
In developments where there will be more than one structure
on a single site, such structures, and their signage, landscaping
and lighting, shall be designed as an integrated part of an overall
site design related to other surrounding development and topographical
conditions.
(e)
Parking, internal circulation and curb cuts.
[1]
To the maximum extent practicable, parking shall be located
to the side and/or rear of the primary structure.
[2]
No more than 10% of the parking may be located as convenience
(short-term) parking in front of the primary structure.
[3]
Except where there is a sufficient reason not to do so, including
but not limited to a demonstration by the applicant that it cannot
coordinate internal parking lot circulation for its property with
the parking area on an adjacent lot, no lot shall be allowed more
than one curb cut. Internal parking lot circulation shall be encouraged
between adjoining lots.
[Added 4-4-1990 by L.L. No. 2-1990;
amended 11-19-2003 by L.L. No. 23-2003; 9-18-2013 by L.L. No. 5-2013]
A. Lot requirements:
(1) Nonresidential use.
(a)
Minimum lot area: the same as Business-Residential (B-R) District.
(b)
Minimum width at front setback line: 150 feet.
(2) Residential use or a combination of business and residential use.
(a)
Minimum lot area: 10,000 square feet.
(b)
Minimum lot width at front setback line: 150 feet.
B. Minimum yards:
(1) Nonresidential use: the same as Business-Residential (B-R) District.
(2) Residential use or a combination of business and residential use:
the same as Business-Residential (B-R) District.
(3) For a residential use or a combination of business and residential
use, the usable open space per dwelling unit shall be a minimum of
100 square feet.
C. Maximum floor area (as a percentage of lot area).
(2) Residential use or a combination of business and residential use:
70%.
D. Maximum heights.
(2) Residential use or a combination of business and residential use.
E. Minimum number of off-street parking spaces: the same as Business-Residential
(B-R) District.
F. Minimum off-street loading space: the same as Business-Residential
(B-R) District.
G. Other provisions and requirements.
(1) All permitted storage, except for the parking of motor vehicles,
shall be entirely within a building.
(2) All lighting shall be so located and shaded in a manner that the
light source itself is not visible beyond the boundaries of the lot
on which it is located.
(3) Site planning standards. During its review of site plans for development within the SB-R District, the Planning Board shall apply the following standards in addition to all those applicable standards set forth in Chapter
177, Site Plan Review.
(a)
Buildings shall be situated on the site in a manner that minimizes
the visual impact, in terms of scale and height on adjacent residential
properties.
(b)
Landscaping and/or fencing shall be provided along the property
lines of adjacent residential properties and along streets giving
access to residential neighborhoods so as to provide the most effective
visual screening. The specific materials to be used shall be reviewed
to determine the effect of such screening at all times of the year.
(c)
Appropriate conditions and measures shall be provided for minimizing
the discharge of oil, grease and other pollutants to the public storm
drainage system, waterways and wetlands.
(4) Within all residential developments of 10 or more units, no fewer
than 10% of the total number of units must be created as Fair and
Affordable Housing units per the Westchester County Fair and Affordable
Housing Model Ordinance. In residential developments of five units
to nine units, at least one Fair and Affordable Housing unit shall
be created.
H. Design requirements and guidelines.
(1) There are five areas where careful attention to design is warranted. Those areas are building design; landscaping on the perimeter of a lot and within its parking area; signs and exterior lighting; placement of buildings on lots; and parking, internal traffic circulation and curb cuts. Criteria for each such design element are set forth in Subsections
H(8)(a) through
(e) of this section.
(2) In general.
(a)
For lots in this district having frontage on the Boston Post
Road, the objectives of these criteria are to ensure that the Boston
Post Road in the Town of Mamaroneck develops into an attractive and
convenient business district for the Town, functions as a focal point
for local residents and through-travelers and blends landscaped commercial
and residential structures in a compatible way; and
(b)
For lots in this district that do not have frontage on the Boston
Post Road, the objectives of the criteria set forth in this section
are to ensure that these areas in the Town of Mamaroneck become convenient
for local residents and through-travelers and develop into attractive
parcels that blend landscaped commercial and residential structures
in a compatible way.
(3) Applicants are discouraged from proposing standardized corporate
franchise design.
(4) In addition to complying with the standards, requirements and guidelines contained in this section, all applicants shall propose customized, site-specific designs that satisfy the criteria contained in Chapter
3 of the Code. In situations where any provision of Chapter
3 of the Code is inconsistent with any of the provisions of this section, the provisions of this section shall apply.
(5) For any project which requires site plan approval and/or a special permit ("Board approval") and involves any of the work described in Subsection
H(5)(a) through
(g), below, the Board having the authority to issue such approval and/or permit (the "issuing Board") shall not do so without first obtaining an advisory opinion from the Board of Architectural Review with respect to the design criteria contained in Subsection
H(8)(a) through
(e) of this section.
(a)
Construction of a new structure;
(b)
Relocation of an existing structure;
(c)
Demolition or razing of all or a portion of the exterior of
an existing structure;
(d)
Addition to or alteration of the exterior wall of an existing
structure by tearing down or removing any portion thereof or by filling
in, sealing, boarding up, closing or enclosing any portion of an existing
window or door space of an existing structure;
(e)
Alteration of any roofline;
(f)
Construction, enlargement or alteration of any nonlandscaped
area on a lot, including, but not limited to, parking areas, access
lanes, sidewalks, loading, refuse or storage areas; or
(g)
The removal or change to landscaping on the lot.
(6) Prior to conducting a public hearing on an application requiring
Board approval, the issuing Board shall refer the application to the
Board of Architectural Review for an advisory opinion regarding the
proposed project's:
(b)
Landscaping on the lot perimeter and within the parking area;
and
(c)
Signs and exterior lighting.
(7) In determining whether to grant site plan approval and/or issue a
special permit, the issuing Board shall consider the opinion rendered
by the Board of Architectural Review and decide whether to accept
or reject that Board's recommendations, in whole or in part. It shall
also apply the design review criteria set forth below with respect
to the proposed project's:
(a)
Placement of buildings on the lot; and
(b)
Parking, internal traffic circulation and curb cuts.
(8) The design criteria to be applied by the Board of Architectural Review
when rendering its advisory opinion and by the issuing Board in determining
whether to accept or reject the Board of Architectural Review's opinion
in whole or in part and in deciding whether to grant site plan approval
and/or issue a special permit are:
(a)
Building design.
[1]
At least 40% of the primary structure's front elevation at street
level shall be window.
[2]
Structures situated at corners should "wrap" the corner by continuing
facade elements on all street elevations, with such elements as the
overall building material and window design, and horizontal features
such as the cornice.
[3]
Main building entrances shall face the street and shall be easily
identifiable and scaled to the size of the street that they face.
[4]
Proposed changes in exterior architectural features shall be
in harmonious relationship to the remainder of the structure and to
the surrounding area. Unity and compatibility with adjacent structures
is to be achieved to the maximum extent possible. Areas of review
shall include the scale and general size of the structure or structures
in relationship to the existing surroundings, specifically, the structure's
overall height, width, street frontage, number of stories, roof type,
facade openings (windows, doors, etc.) and architectural details.
[5]
Treatment of the sides and the rear of the structures shall
be comparable in appearance and amenity to the treatment given to
the street frontage elevation.
[6]
Building materials and colors should be selected which avoid
jarring and incongruous contrasts, both within new development and
seen against existing structures.
(b)
Landscaping on the lot perimeter and within the parking area.
[1]
The proposed landscaping shall visually bind the primary structure
into the larger streetscape fabric or soften the edge of a freestanding
structure; provide shade, windbreak and glare reduction to pedestrians
and parked cars; physically separate pedestrians from vehicles; and
provide pervious surface to assist in stormwater management.
[2]
A coordinated landscaped design shall be required, incorporating
open space and/or recreation, if appropriate, walks, access drives,
parking areas and lot perimeter. The following areas shall be landscaped:
[a] Along the public right-of-way.
[i]
Except where there is a sufficient reason not to do so, one
shade tree shall be planted for every 30 feet of frontage, excluding
curb cut openings. Additional front yard landscaping shall be required.
[b] Along the parking lot's perimeter.
[i]
The landscaped perimeter strip shall be a minimum of five feet
wide. Except where there is a sufficient reason not to do so, one
tree and three shrubs shall be planted for every 35 linear feet.
[c] Within the parking lot's interior, where appropriate.
[i] Planting islands shall be evenly spaced within
the parking lot.
[ii] No planting island shall be less than five feet
wide in any dimension.
[iii] Plants shall be a mix of shrubs, deciduous trees,
evergreen trees and ground cover.
[iv] Existing parking areas shall either install landscaped
islands or increase the number of landscaped islands to the maximum
extent practicable.
[v] All landscaping shall be maintained in good condition.
(c)
Signs and exterior lighting. In addition to the provisions of Chapter
175 of the Code, the following provisions shall be applied:
[1]
Signs shall not be mounted on a pole. Signs shall be wall signs,
projecting signs, monument signs or hanging signs.
[2]
No one business shall exceed two signs on the premises.
[3]
Multiple uses on a lot shall have coordinated signage.
[4]
Signs shall not be internally illuminated.
[5]
All exterior lighting shall be of such a type and location and
shall have such shielding as will direct the light downward and will
prevent the light from shining directly on any adjacent residential
property or street. Site illumination for uncovered areas shall be
evenly distributed.
(d)
Placement of buildings on the lot.
[1]
Primary structures should be placed as close as practicable
to the front yard setback line. The preferred build-to line shall
be 10 feet or less, for nonresidential structures, from the boundary
line between the lot and the right-of-way. The preferred build-to
line for residential structures shall be 10 feet from the boundary
line between the lot and the right-of-way.
[2]
In developments where there will be more than one structure
on a single site, such structures, and their signage, landscaping
and lighting, shall be designed as an integrated part of an overall
site design related to other surrounding development and topographical
conditions.
(e)
Parking, internal circulation and curb cuts.
[1]
To the maximum extent practicable, parking shall be located
to the side and/or rear of the primary structure.
[2]
No more than 10% of the parking may be located as convenience
(short-term) parking in front of the primary structure.
[3]
Except where there is a sufficient reason not to do so, including
but not limited to a demonstration by the applicant that it cannot
coordinate internal parking lot circulation for its property with
the parking area on an adjacent lot, no lot shall be allowed more
than one curb cut. Internal parking lot circulation shall be encouraged
between adjoining lots.
[Added 4-4-1990 by L.L. No. 2-1990;
amended 11-19-2003 by L.L. No. 23-2003]
The following requirements shall apply except as otherwise provided in §
240-25E(1).
A. Lot requirements: the same as Business (B) District.
B. Yards, courts and open spaces: the same as Business
(B) District.
C. Floor area: the same as Business (B) District.
D. Maximum height: the same as Business (B) District.
E. Design requirements and guidelines.
(1) There are five areas where careful attention to design is warranted. Those areas are building design; landscaping on the perimeter of a lot and within its parking area; signs and exterior lighting; placement of buildings on lots; and parking, internal traffic circulation and curb cuts. Criteria for each such design element are set forth in Subsections
E(8)(a) through
(e) of this section.
(2) In general.
(a)
For lots in this district having frontage on
the Boston Post Road, the objectives of these criteria are to ensure
that the Boston Post Road in the Town of Mamaroneck develops into
an attractive and convenient business district for the Town, functions
as a focal point for local residents and through-travelers and blends
landscaped commercial and residential structures in a compatible way;
and
(b)
For lots in this district that do not have frontage
on the Boston Post Road, the objectives of the criteria set forth
in this section are to ensure that these areas in the Town of Mamaroneck
become convenient for local residents and through-travelers and develop
into attractive parcels that blend landscaped commercial and residential
structures in a compatible way.
(3) Applicants are discouraged from proposing standardized
corporate franchise design.
(4) In addition to complying with the standards, requirements and guidelines contained in this section all applicants shall propose customized, site-specific designs that satisfy the criteria contained in Chapter
3 of the Code. In situations where any provision of Chapter
3 of the Code is inconsistent with any of the provisions of this section, the provisions of this section shall apply.
(5) For any project which requires site plan approval and/or a special permit ("Board approval") and involves any of the work described in Subsections
E(5)(a) through
(g) below, the Board having the authority to issue such approval and/or permit (the "Issuing Board") shall not do so without first obtaining an advisory opinion from the Board of Architectural Review with respect to the design criteria contained in Subsections
E(8)(a) through
(c) of this section.
(a)
Construction of a new structure;
(b)
Relocation of an existing structure;
(c)
Demolition or razing of all or a portion of
the exterior of an existing structure;
(d)
Addition to or alteration of the exterior wall
of an existing structure by tearing down or removing any portion thereof,
or, by filling in, sealing, boarding up, closing or enclosing any
portion of an existing window or door space of an existing structure;
(e)
Alteration of any roofline;
(f)
Construction, enlargement or alteration of any
nonlandscaped area on a lot, including, but not limited to, parking
areas, access lanes, sidewalks, loading, refuse or storage areas;
or
(g)
The removal or change to landscaping on the
lot.
(6) Prior to conducting a public hearing on an application
requiring Board approval, the Issuing Board shall refer the application
to the Board of Architectural Review for an advisory opinion regarding
the proposed project's:
(b)
Landscaping on the lot perimeter and within
the parking area; and
(c)
Signs and exterior lighting.
(7) In determining whether to grant site plan approval
and/or issue a special permit, the Issuing Board shah consider the
opinion rendered by the Board of Architectural Review and decide whether
to accept or reject that Board's recommendations, in whole or in part.
It shall also apply the design review criteria set forth below with
respect to the proposed project's:
(a)
Placement of buildings on the lot; and
(b)
Parking, internal traffic circulation and curb
cuts.
(8) The design criteria to be applied by the Board of
Architectural Review when rendering its advisory opinion and by the
Issuing Board in determining whether to accept or reject the Board
of Architectural Review's opinion in whole or in part and in deciding
whether to grant site plan approval and/or issue a special permit
are:
(a)
Building design.
[1]
At least 40% of the primary structure's front
elevation at street level shall be window.
[2]
Structures situated at corners should "wrap"
the corner by continuing facade elements on all street elevations,
with such elements as the overall building material and window design,
and horizontal features such as the cornice.
[3]
Main building entrances shall face the street
and shall be easily identifiable and scaled to the size of the street
that they face.
[4]
Proposed changes in exterior architectural features
shall be in harmonious relationship to the remainder of the structure
and to the surrounding area. Unity and compatibility with adjacent
structures is to be achieved to the maximum extent possible. Areas
of review shall include the scale and general size of the structure
or structures in relationship to the existing surroundings; specifically,
the structures overall height, width, street frontage, number of stories,
roof type, facade openings (windows, doors, etc) and architectural
details.
[5]
Treatment of the sides and the rear of the structures
shall be comparable in appearance and amenity to the treatment given
to the street frontage elevation.
[6]
Building materials and colors should be selected
which avoid jarring and incongruous contrasts, both within new development
and seen against existing structures.
(b)
Landscaping on the lot perimeter and within
the parking area.
[1]
The proposed landscaping shall visually bind
the primary structure into the larger streetscape fabric or soften
the edge of a freestanding structure; provide shade, windbreak and
glare reduction to pedestrians and parked cars; physically separate
pedestrians from vehicles; and provide pervious surface to assist
in stormwater management.
[2]
A coordinated landscaped design shall be required,
incorporating open space and/or recreation, if appropriate, walks,
access drives, parking areas and lot perimeter. The following areas
shall be landscaped:
[a] Along the public right-of-way.
[i] Except where there is a sufficient
reason not to do so, one shade tree shall be planted for every 30
feet of frontage, excluding curb cut openings. Additional front yard
landscaping shall be required.
[b] Along the parking lot's perimeter.
[i] The landscaped perimeter strip
shall be a minimum of five feet wide. Except where there is a sufficient
reason not to do so, one tree and three shrubs shall be planted for
every 35 linear feet.
[c] Within the parking lot's interior,
where appropriate.
[i] Planting islands shall be evenly
spaced within the parking lot.
[ii] No planting island shall be less
than five feet wide in any dimension.
[iii] Plants shall be a mix of shrubs,
deciduous trees, evergreen trees and groundcover.
[iv] Existing parking areas shall either
install landscaped islands or increase the number of landscaped islands
to the maximum extent practicable.
[v] All landscaping shall be maintained
in good condition.
(c)
Signs and exterior lighting. In addition to the provisions of Chapter
175 of the Code, the following provisions shall be applied:
[1]
Signs shall not be mounted on a pole. Signs
shall be wall signs, projecting signs, monument signs or hanging signs.
[2]
No one business shall exceed two signs on the
premises.
[3]
Multiple uses on a lot shall have coordinated
signage.
[4]
Signs shall not be internally illuminated.
[5]
All exterior lighting shall be of such a type
and location and shall have such shielding as will direct the light
downward and will prevent the light from shining directly on any adjacent
residential property or street. Site illumination for uncovered areas
shall be evenly distributed.
(d)
Placement of buildings on the lot.
[1]
Primary structures should be placed as close
as practicable to the front yard setback line. The preferred build-to
line shall be 10 feet or less, for nonresidential structures, from
the boundary line between the lot and the right-of-way. The preferred
build-to line for residential structures shall be 10 feet from the
boundary line between the lot and the right-of-way.
[2]
In developments where there will be more than
one structure on a single site, such structures, and their signage,
landscaping and lighting, shall be designed as an integrated part
of an overall site design related to other surrounding development
and topographical conditions.
(e)
Parking, internal circulation and curb cuts.
[1]
To the maximum extent practicable, parking shall
be located to the side and/or rear of the primary structure.
[2]
No more than 10% of the parking may be located
as convenience (short-term) parking in front of the primary structure.
[3]
Except where there is a sufficient reason not
to do so, including but not limited to a demonstration by the applicant
that it cannot coordinate internal parking lot circulation for its
property with the parking area on an adjacent lot, no lot shall be
allowed more than one curb cut. Internal parking lot circulation shall
be encouraged between adjoining lots.
[Amended 5-8-1991 by L.L. No. 4-1991]
In any area determined by the Town Board to be appropriate for designation under Article
XV of the General Municipal Law as an urban renewal area, one or more of the following uses shall be permitted in accord with the provisions of an adopted urban renewal plan.
A. Any permitted use in the Business District - B, in accord with the construction requirements therefor set forth in §
240-45.
B. Multifamily dwellings as permitted in the Tower Apartment District - R-TA, in accord with the construction requirements therefor set forth in §
240-43, except that building height shall not exceed four stories or 44 feet and there shall be at least 1,750 square feet of lot area for each dwelling unit on the site.
C. Affordable multifamily dwellings as follow:
(1)
Lot requirements.
(a)
Minimum lot area: 40,000 square feet.
(b)
Minimum lot area per dwelling unit: 1,200 square
feet.
(c)
Minimum depth of lot: 100 feet.
(d)
Maximum coverage of lot: 30%.
(2)
Yards, courts and open spaces.
(a)
Minimum front yard: 15 feet. On a corner lot,
a front yard shall be provided on each street.
(b)
Minimum side yards: 10 feet each; provided,
however, that unattached accessory buildings, not over one story or
15 feet in height and located on the rear 1/3 of the lot, may be placed
at a minimum distance of five feet from the property line. On a corner
lot, such accessory building shall not be located nearer to the street
line than the required minimum front yard setback for the zoning district.
(c)
Minimum rear yard: 15 feet. On a corner lot,
one yard shall be designated a rear yard, at the discretion of the
owner.
(d)
Usable open space, in square feet per dwelling
unit: 100.
(e)
A five-foot wide landscaped buffer strip shall
be provided along all public streets, which may only be interrupted
for necessary driveways and sidewalks.
(3)
Dwelling unit size.
(a)
The average size of all dwelling units on any
site shall not exceed two bedrooms per unit.
(b)
No dwelling unit shall have more than three
bedrooms.
(5)
Off-street parking: 1.5 spaces per dwelling
unit.
D. Design requirements and guidelines.
[Added 11-19-2003 by L.L. No. 23-2003]
(1)
There are five areas where careful attention to design is warranted. Those areas are building design; landscaping on the perimeter of a lot and within its parking area; signs and exterior lighting; placement of buildings on lots; and parking, internal traffic circulation and curb cuts. Criteria for each such design element are set forth in Subsections
D(8)(a) through
(e) of this section.
(2)
In general.
(a)
For lots in this district having frontage on
the Boston Post Road, the objectives of these criteria are to ensure
that the Boston Post Road in the Town of Mamaroneck develops into
an attractive and convenient business district for the Town, functions
as a focal point for local residents and through-travelers and blends
landscaped commercial and residential structures in a compatible way;
and
(b)
For lots in this district that do not have frontage
on the Boston Post Road, the objectives of the criteria set forth
in this section are to ensure that these areas in the Town of Mamaroneck
become convenient for local residents and through-travelers and develop
into attractive parcels that blend landscaped commercial and residential
structures in a compatible way.
(3)
Applicants are discouraged from proposing standardized
corporate franchise design.
(4)
In addition to complying with the standards, requirements and guidelines contained in this section, all applicants shall propose customized, site-specific designs that satisfy the criteria contained in Chapter
3 of the Code. In situations where any provision of Chapter
3 of the Code is inconsistent with any of the provisions of this section, the provisions of this section shall apply.
(5)
For any project which requires site plan approval and/or a special permit ("Board approval") and involves any of the work described in Subsection
D(5)(a) through
(g), below, the Board having the authority to issue such approval and/or permit (the "Issuing Board") shall not do so without first obtaining an advisory opinion from the Board of Architectural Review with respect to the design criteria contained in Subsections
D(8)(a) through
(c) of this section.
(a)
Construction of a new structure;
(b)
Relocation of an existing structure;
(c)
Demolition or razing of all or a portion of
the exterior of an existing structure;
(d)
Addition to or alteration of the exterior wall
of an existing structure by tearing down or removing any portion thereof,
or, by filling in, sealing, boarding up, closing or enclosing any
portion of an existing window or door space of an existing structure;
(e)
Alteration of any roofline;
(f)
Construction, enlargement or alteration of any
nonlandscaped area on a lot, including, but not limited to, parking
areas, access lanes, sidewalks loading, refuse or storage areas; or
(g)
The removal or change to landscaping on the
lot.
(6)
Prior to conducting a public hearing on an application
requiring Board approval, the Issuing Board shall refer the application
to the Board of Architectural Review for an advisory opinion regarding
the proposed project's:
(b)
Landscaping on the lot perimeter and within
the parking area; and
(c)
Signs and exterior lighting.
(7)
In determining whether to grant site plan approval
and/or issue a special permit, the Issuing Board shah consider the
opinion rendered by the Board of Architectural Review and decide whether
to accept or reject that Board's recommendations, in whole or in part.
It shall also apply the design review criteria set forth below with
respect to the proposed project's:
(a)
Placement of buildings on the lot; and
(b)
Parking, internal traffic circulation and curb
cuts.
(8)
The design criteria to be applied by the Board
of Architectural Review when rendering its advisory opinion and by
the Issuing Board In determining whether to accept or reject the Board
of Architectural Review's opinion in whole or in part and in deciding
whether to grant site plan approval and/or issue a special permit
are:
(a)
Building design.
[1]
At least 40% of the primary structure's front
elevation at street level shall be window.
[2]
Structures situated at corners should "wrap"
the corner by continuing facade elements on all street elevations,
with such elements as the overall building material and window design,
and horizontal features such as the cornice.
[3]
Main building entrances shall face the street
and shall be easily identifiable and scaled to the size of the street
that they face.
[4]
Proposed changes in exterior architectural features
shall be in harmonious relationship to the remainder of the structure
and to the surrounding area. Unity and compatibility with adjacent
structures is to be achieved to the maximum extent possible. Areas
of review shall include the scale and general size of the structure
or structures in relationship to the existing surroundings; specifically,
the structures overall height, width, street frontage, number of stories,
roof type, facade openings (windows, doors, etc) and architectural
details.
[5]
Treatment of the sides and the rear of the structures
shall be comparable in appearance and amenity to the treatment given
to the street frontage elevation.
[6]
Building materials and colors should be selected
which avoid jarring and incongruous contrasts, both within new development
and seen against existing structures.
(b)
Landscaping on the lot perimeter and within
the parking area.
[1]
The proposed landscaping shall visually bind
the primary structure into the larger streetscape fabric or soften
the edge of a freestanding structure; provide shade, windbreak and
glare reduction to pedestrians and parked cars; physically separate
pedestrians from vehicles; and provide pervious surface to assist
in stormwater management.
[2]
A coordinated landscaped design shall be required,
incorporating open space and/or recreation, if appropriate, walks
access drives, parking areas and lot perimeter. The following areas
shall be landscaped:
[a] Along the public right-of-way.
[i] Except where there is a sufficient
reason not to do so, one shade tree shall be planted for every 30
feet of frontage, excluding curb cut openings. Additional front yard
landscaping shall be required.
[b] Along the parking lot's perimeter.
[i] The landscaped perimeter strip
shall be a minimum of five feet wide. Except where there is a sufficient
reason not to do so, one tree and three shrubs shall be planted for
every 35 linear feet.
[c] Within the parking lot's interior,
where appropriate.
[i] Planting islands shall be evenly
spaced within the parking lot.
[ii] No planting island shall be less
than five feet wide in any dimension.
[iii] Plants shall be a mix of shrubs,
deciduous trees, evergreen trees and groundcover.
[iv] Existing parking areas shall either
install landscaped islands or increase the number of landscaped islands
to the maximum extent practicable.
[v] All landscaping shall be maintained
in good condition.
(c)
Signs and exterior lighting. In addition to the provisions of Chapter
175 of the Code, the following provisions shall be applied:
[1]
Signs shall not be mounted on a pole. Signs
shall be wall signs, projecting signs, monument signs or hanging signs.
[2]
No one business shall exceed two signs on the
premises.
[3]
Multiple uses on a lot shall have coordinated
signage.
[4]
Signs shall not be nternally illuminated.
[5]
All exterior lighting shall be of such a type
and location and shall have such shielding as will direct the light
downward and will prevent the light from shining directly on any adjacent
residential property or street. Site illumination for uncovered areas
shall be evenly distributed.
(d)
Placement of buildings on the lot.
[1]
Primary structures should be placed as close
as practicable to the front yard setback line. The preferred build-to
line shall be 10 feet or less, for nonresidential structures, from
the boundary line between the lot and the right-of-way. The preferred
build-to line for residential structures shall be 10 feet from the
boundary line between the lot and the right-of-way.
[2]
In developments where there will be more than
one structure on a single site, such structures, and their signage,
landscaping and lighting, shall be designed as an integrated part
of an overall site design related to other surrounding development
and topographical conditions.
(e)
Parking, internal circulation and curb cuts.
[1]
To the maximum extent practicable, parking shall
be located to the side and/or rear of the primary structure.
[2]
No more than 10% of the parking may be located
as convenience (short-term) parking in front of the primary structure.
[3]
Except where there is a sufficient reason not
to do so, including but not limited to a demonstration by the applicant
that it cannot coordinate internal parking lot circulation for its
property with the parking area on an adjacent lot, no lot shall be
allowed more than one curb cut. Internal parking lot circulation shall
be encouraged between adjoining lots.