May 17, 2018 IAC Meeting HARRIMAN | THE CHAZEN COMPANIES Harriman | - PowerPoint PPT Presentation

May 17, 2018 IAC Meeting HARRIMAN | THE CHAZEN COMPANIES Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 1

Agenda  Welcome  Review of Progress to Date and Ongoing Work  Questions  Discussion  Use Preservation and Future Balance  Other Components of the Maker Ecosystem  June 4 Public Meeting  Next Steps Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 2

Review of Progress to Date and Ongoing Work Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 3

Process: Timeline Start up Phase I Phase II Phase III November 2017 June – September 2018 September – February 2019 December 2017 – June 2018 Public Meeting #1: April 4 Draft articles (Summer) GEIS • • • Beta Workshop: May 2 Final articles (September) • • Final presentation (September) • IAC #2: May 17 • BOT#2: May 29 • Public Meeting #2: June 4 • Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 4

April 4 th Public Meeting Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 5

April 4 th Public Meeting: Findings  Biggest Hope: Vibrant, productive area  Diversify/strengthen tax base  Improve traffic, use, business, viability  Enables new entrepreneurs, incentivize new/smart and small/mid- scale development  Forward-looking, not just 21 st century, but 22 nd century  Make it different, make it a draw for people  Increase environmental friendliness  Desire for an area with an identity that is different from the downtown – more colorful and contemporary. Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 6

April 4 th Public Meeting: Findings  Parking and circulation are key concerns.  Other concerns:  Growth and gentrification  Difficulty in implementation  Loss of character  Canyon effect resulting from tall buildings lining street  Rezoning “sanitized” the existing business character Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 7

May 2 nd Beta Workshop Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 8

May 2 nd Beta Workshop: Findings  Mid-block pass through  Parcel Assembly  Limiting factors  Maximum Coverage  Parking: Constraints and Solutions  Shared Parking Arrangements  Large amount of structured parking Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 9

May 2 nd Beta Workshop: Findings Building with upper floor step- back; green roof on lower floor Art gallery Public art, screening parking Shared parking with green roof Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 10

Shared auto repair space below; ride- Bowling Alley share parking Fitness with retail above Small Plaza Brewery with retail component, roof terrace Mid-block passage with public art; green space Shared parking for several uses Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 11

May 2 nd Beta Workshop: Findings  Lots of Mixed Use  Public Amenities Parcels/Buildings  Green infrastructure  Uses:  Green roof  Furniture Manufacturing  Public plaza  Gallery  Small green space with  Artist work spaces and benches artist living spaces  Scattered down Waverly  Saddlery  Brewery  Rooftop terraces  Bowling alley  Public art  Kosher Deli – Pastrami  Rotating displays from artists Specials Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 12

Industrial Area Website Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 13

Ongoing: Dimensional Analysis and Fit Studies Delvito Realty LLC/331 Waverly Avenue LLC/603 Fenimore Road Corp Vincent’s Garage First Pacific Realty Co./225 Hoyt LLC/307 Hoyt LLC/315-333 Hoyt LLC New Waverly Ave Associates LLC 610 Center Avenue LLC/613 Waverly Avenue LLC/Fayette Avenue Prop LLC Credit: rePlace Urban Studio and Harriman Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 14

Big Questions  What are your expectations for how this area will change over time? What percentage of industrial uses should be here in 10, 20, 30 years?  Zoning on its own will not create the vibrancy identified as a goal. What other actions are required by the Village or others and how do you want us to address these actions?  Thinking ahead to the explanatory document: guide for zoning only or does it include non-zoning strategies? Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 15

Use Preservation and Future Balance Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 16

Future Permitted Uses Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 17

Comparison Districts  New Rochelle, NY  Port Chester, NY  iPark in Yonkers, NY  The Yards in Washington DC  Also:  Baltimore, MD  Chicago, IL  Newburyport, MA  Philadelphia, PA  San Francisco, CA Credit: rePlace Urban Studio Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 18

Changes Over Time  Highest and Best Use Changes over Time  Legally permissible (zoning)  Physically possible (size, shape, topography)  Financially feasible Area will change over  Maximally productive time as market forces  Market Return Differs by Asset Class over and zoning interact. Time  Apartments/Multifamily  Office  Retail  Industrial Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 19

Use Preservation and Balance – Parcel Regulatory Strategies  Minimum Mix  Ex: All developments must be at least 10% industrial, 10% retail, and 10% residential (Concept from Town Center Mixed-Use Development Zone District Standards) Bedford, MA – Mixed Use Minimum Criteria: (1) The proposed IMU development must have a minimum of two distinct uses as  defined by the allowable uses in this section, whether contained in a single building or multiple buildings and (2) no single use or like grouping of uses shall occupy more than 92% of the gross floor area of a single building or 94% of the total GFA of all buildings on the site.  Use Ratios  Ex: 2,000 square feet of retail area per 10,000 square feet of industrial development (Concept from Mixed Use Planner’s Toolkit) Canton, MA – One housing unit per 2,000 square feet of buildable lot area and 3,000 square feet of commercial  development for each 10,000 square feet of land area. Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 20

Use Preservation and Balance – Parcel Regulatory Strategies  Use Pairings  Ex: Retail uses cannot be constructed unless paired with industrial uses (Concept from Town Center Mixed-Use Development Zone District Standards)  Use Minimum:  Ex: Industrial uses must occupy at least 50% of gross floor area Philadelphia, PA – In the IRMX district, an industrial use must account for a floor area (located anywhere in any building on the  same lot) equal to at least 50% of the total ground floor area of all buildings on the lot , or a use other than residential and other than parking must account for a floor area (located anywhere in any building on the same lot) equal to at least 60% of the total ground floor area of all buildings on the lot. 335 Baltimore, MD – In the I-MU district: (1) an industrial use must account for a floor area (located anywhere in any building on the  same lot) equal to at least 50% of the total ground floor area of all buildings on the lot ; or (2) a use other than residential and other than parking must account for a floor area (located anywhere in any building on the same lot) equal to at least 60% of the total ground-floor area of all buildings on the lot. Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 21

Use Preservation and Balance – Parcel Regulatory Strategies  Use Maximum:  Ex: Retail uses are capped at 75% of net land area New Rochelle, NY – Stores and shops for sales at retail, provided that such products are manufactured or assembled on the  premises and that not more than 30% of the gross floor area of the structure on the premises shall be devoted to such retail use. Chicago, IL – Customer accessible retail sales areas (for building material sales) may not exceed 20% of total floor area   Ex: Retail uses are capped at 12,000 square feet San Francisco, CA – Retail and services uses are capped at 5,000 gross square feet in the General Production, Distribution, and  Repair (PDR) District and 2,500 gross square feet in the Core PDR District. Chicago, IL – Max GFA for Restaurants is 4,000 GFA; Max GFA for Offices is 9,000 GFA or accessory use to allowed industrial use   Ex: Retail uses are capped at an FAR of 0.3 (Concept from Mixed Use Planner’s Toolkit) Washington, DC – The maximum permitted floor area ratio (FAR) for building in the SEFC-1 zone shall be 6.0 with a  maximum of 3.0 FAR for non-residential uses. Harriman | The Chazen Companies Village of Mamaroneck, New York May 17, 2018 | 22