[1]
Editor's Note: Former § 240-44, Office Building Districts: OB-1 and OB-2, was repealed 4-19-2006 by L.L. No. 5-2006.
[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]
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.
(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.
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:
(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:
(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]
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.
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:
(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:
(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:
(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:
(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.
B.
Minimum yards.
(1)
Front yards: none.
(2)
Side yards:
(a)
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.
(b)
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.
(3)
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, suitably planted with evergreens to form a landscaped screen.
C.
Maximum floor area (as a percentage of lot area): 100%.
[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:
(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.
(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:
(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:
(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.