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

Village of Mamaroneck, New York May 17, 2018 | 1 Harriman | The Chazen Companies

May 17, 2018 IAC Meeting HARRIMAN | THE CHAZEN COMPANIES

Village of Mamaroneck, New York May 17, 2018 | 2 Harriman | The Chazen Companies

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

Village of Mamaroneck, New York May 17, 2018 | 3 Harriman | The Chazen Companies

Review of Progress to Date and Ongoing Work

Village of Mamaroneck, New York May 17, 2018 | 4 Harriman | The Chazen Companies

Process: Timeline

• Public Meeting #1: April 4
• Beta Workshop: May 2
• IAC #2: May 17
• BOT#2: May 29
• Public Meeting #2: June 4

Phase I Start up Phase II

• Draft articles (Summer)
• Final articles (September)
• Final presentation (September)
• GEIS

Phase III November 2017 December 2017 – June 2018 June – September 2018 September – February 2019

Village of Mamaroneck, New York May 17, 2018 | 5 Harriman | The Chazen Companies

April 4th Public Meeting

Village of Mamaroneck, New York May 17, 2018 | 6 Harriman | The Chazen Companies

April 4th 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 21st century, but 22nd 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.

Village of Mamaroneck, New York May 17, 2018 | 7 Harriman | The Chazen Companies

April 4th 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

Village of Mamaroneck, New York May 17, 2018 | 8 Harriman | The Chazen Companies

May 2nd Beta Workshop

Village of Mamaroneck, New York May 17, 2018 | 9 Harriman | The Chazen Companies

May 2nd 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

Village of Mamaroneck, New York May 17, 2018 | 10 Harriman | The Chazen Companies

May 2nd Beta Workshop: Findings

Shared parking with green roof Building with upper floor step- back; green roof on lower floor Art gallery Public art, screening parking

Village of Mamaroneck, New York May 17, 2018 | 11 Harriman | The Chazen Companies

Mid-block passage with public art; green space Small Plaza Brewery with retail component, roof terrace Bowling Alley Fitness with retail Shared auto repair space below; ride- share parking above Shared parking for several uses

Village of Mamaroneck, New York May 17, 2018 | 12 Harriman | The Chazen Companies

May 2nd Beta Workshop: Findings

• Lots of Mixed Use

Parcels/Buildings

• Uses:
• Furniture Manufacturing
• Gallery
• Artist work spaces and

artist living spaces

• Saddlery
• Brewery
• Bowling alley
• Kosher Deli – Pastrami

Specials

• Public Amenities
• Green infrastructure
• Green roof
• Public plaza
• Small green space with

benches

• Scattered down Waverly
• Rooftop terraces
• Public art
• Rotating displays from artists

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

Industrial Area Website

Village of Mamaroneck, New York May 17, 2018 | 14 Harriman | The Chazen Companies

Ongoing: Dimensional Analysis and Fit Studies

Vincent’s Garage

Delvito Realty LLC/331 Waverly Avenue LLC/603 Fenimore Road Corp 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

Village of Mamaroneck, New York May 17, 2018 | 15 Harriman | The Chazen Companies

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
• nly or does it include non-zoning strategies?

Village of Mamaroneck, New York May 17, 2018 | 16 Harriman | The Chazen Companies

Use Preservation and Future Balance

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

Future Permitted Uses

Village of Mamaroneck, New York May 17, 2018 | 18 Harriman | The Chazen Companies

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

Village of Mamaroneck, New York May 17, 2018 | 19 Harriman | The Chazen Companies

Changes Over Time

• Highest and Best Use Changes over Time
• Legally permissible (zoning)
• Physically possible (size, shape, topography)
• Financially feasible
• Maximally productive
• Market Return Differs by Asset Class over

Time

• Apartments/Multifamily
• Office
• Retail
• Industrial

Area will change over time as market forces and zoning interact.

Village of Mamaroneck, New York May 17, 2018 | 20 Harriman | The Chazen Companies

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.

Village of Mamaroneck, New York May 17, 2018 | 21 Harriman | The Chazen Companies

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.

Village of Mamaroneck, New York May 17, 2018 | 22 Harriman | The Chazen Companies

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.

Village of Mamaroneck, New York May 17, 2018 | 23 Harriman | The Chazen Companies

Use Preservation and Balance – District Regulatory Strategies

• Use Percentages
• Ex: Industrial uses shall compose at least 30 percent of the existing

and/or approved total gross floor area while retail uses shall compose at least 20 percent (Concept from Town Center Mixed-Use Development Zone District Standards)

• Use Pairings
• Ex: Retail uses cannot be approved unless a particular threshold (by

percentage of gross floor area) of industrial uses has been met (Concept from

Town Center Mixed-Use Development Zone District Standards)

• Location-based
• Ex: Retail uses may only be developed on the ground floor
• Philadelphia, PA – In the IRMX district, retail sales uses are prohibited on any floor other than the ground floor of a building.

Village of Mamaroneck, New York May 17, 2018 | 24 Harriman | The Chazen Companies

Use Preservation and Balance – Development Incentives

• Can be applied to industrial uses or to other valued uses (public

art, green infrastructure, etc.)

• Potential strategies:
• Increased densities
• Streamlined development review
• Broader range of permitted uses
• Property tax relief

Village of Mamaroneck, New York May 17, 2018 | 25 Harriman | The Chazen Companies

Use Preservation and Balance – Implications

• Parcel Regulatory Strategies
• Caps or Required Mixes may not be physically or financially viable for all

parcels

• District Regulatory Strategies
• First few developers can use all the allowance for a particular use within

the district

• Development Incentives
• Requires action by the Village
• May have implications for municipal policy, process, or revenue

Village of Mamaroneck, New York May 17, 2018 | 26 Harriman | The Chazen Companies

Other Components of the Maker Ecosystem

Village of Mamaroneck, New York May 17, 2018 | 28 Harriman | The Chazen Companies

What needs to change in the industrial area for it to become the maker zone you envision?

• What needs to change in the industrial area for it to become the

maker zone you envision?

• What is the mix of uses?
• What, if any, anchor uses are present?
• How do you know it is the Village of Mamaroneck’s industrial area?
• Who is there? How did they get there? How are they getting

around?

• What is the district like after dark?

Village of Mamaroneck, New York May 17, 2018 | 29 Harriman | The Chazen Companies

Possible Roles for the Village

• Zoning Changes
• Development Process
• Design guidelines
• Marketing Tools
• Website
• Outreach to potential business owners
• Explanatory guide to zoning changes
• Infrastructure Improvements
• Village Parking
• Streetscape (Identity and Short-term): painted crosswalks, banners, bicycle racks
• Streetscape (Mobility and Long-term): sidewalk, lighting, street trees, circulation

Village of Mamaroneck, New York May 17, 2018 | 30 Harriman | The Chazen Companies

Financing Options

• Village of Mamaroneck Capital Projects Fund
• The Village has room under the constitutional debt limit to add debt
• Implications for the debt service portion of the budget
• Tax Increment Financing (TIF) / Pilot Increment Financing (PIF)
• Difference between original tax assessment and new tax assessment

used to pay for improvements over time

Village of Mamaroneck, New York May 17, 2018 | 31 Harriman | The Chazen Companies

Financing Options

• Special Districts/Business Improvement District
• Property owners join together to asses a common fee into a fund for

improvements that benefit the entire district

• Main Street America: https://www.mainstreet.org/home
• Placemaking Grants
• National Endowment for the Arts: https://www.arts.gov/national/our-

town

• Patronicity: https://www.Patronicity.com

Village of Mamaroneck, New York May 17, 2018 | 32 Harriman | The Chazen Companies

Public Workshop #2

• Focus on building types and uses
• Precedents
• Second Visual Preference Survey
• Work/Live vs. Live/Work
• Draws and Anchors
• Discussion of other opportunities/

limitations

• Parking
• Stormwater management
• Mobility and Connection
• Village Roles

Village of Mamaroneck, New York May 17, 2018 | 34 Harriman | The Chazen Companies

Next Steps

• Continue Stakeholder Interviews
• Continue to Explore Individual Topics
• Public Workshop #2 (June 4)
• Writing!

Village of Mamaroneck, New York May 17, 2018 | 35 Harriman | The Chazen Companies

May 2, 2018 BETA Workshop HARRIMAN | THE CHAZEN COMPANIES