Digging Into the DEIS:
First Looks at the Apartment
Project
Proposed for Madison
by Judy Silberstein
Artist's Rendering of Forest City Daly
Project - View from Washington Square
Robert A. M. Stern Architects
(December 10, 2003) For a proposed high-rise
on Madison Avenue in the Town of Mamaroneck, the Board
has
received
a Draft
Environmental
Statement (DEIS) that comprises two large spiral bound notebooks.
Developer Forest City Daly has supplied multiple copies,
which are making their way to the Reference Rooms of the
Mamaroneck and Larchmont Public libraries. The data and details
are in the notebooks, but an Executive Summary provides insight
into the major issues.
(See the Executive Summary
in PDF.) After a number of previous submissions, the DEIS has now
been accepted as complete by the Town of Mamaroneck Board
working with its consultant. Now the Board, agencies from
the Town and neighboring municipalities, and the public will
have an opportunity to dig into the data and make recommendations.
The Executive Summary reviews the proposed development and
the major anticipated impacts, both positive and negative.
The Project
The project would redevelop a mixed-use
parcel of 2.94 acres that now includes three single-family
homes, a warehouse,
tree service, restaurant, parking strips, a piece of Town
owned land, and a small “strip
mall.” In its place would be a multi-story apartment
building with an underground parking garage and additional
surface-level parking. The strip mall would remain, but
with more parking and improved circulation.

Rendered Site Plan courtesy of Divney
Tung Schwalbe LLP: Click
for larger image.
According to the DEIS, eliminating “the existing
mix of disparate uses to allow for development of an architecturally
attractive apartment building will improve the aesthetic
characteristics of the project area.”
The proposed building would rise seven stories at its highest
point, which is similar to the other apartment buildings
in the neighborhood.
It would include 80 one-bedroom and 106 two-bedroom units.
Eight of these apartments would be priced as “affordable.” (Alternative
designs that would require alternative zoning changes would
add or subtract height and capacity for market rate or affordable
housing.)
In the proposed configuration, the building is expected
to attract mostly single professionals and empty nesters.
With that mix, fewer than 18 additional public school children
would be expected and little impact on the district’s
resources.
Traffic Impact
Traffic studies of nearby roads and 16 intersections show
14 currently operating at acceptable overall levels, one
has “poor peak hours level of service” (at the
turn onto I-95) and the other has some problems (with turn
delays where Chatsworth meets Murray and Myrtle). According
to the DEIS, the new building is “expected to be a
relatively low traffic generator.” With its proximity
to I-95, the Larchmont train station, and nearby stores,
much of the car traffic is expected to depart without coming
onto congested Palmer Avenue, and the residents are likely
to walk to the train and shops. Depending on the day or time,
increases in car trips are projected to be between 54 and
65, and each intersection will remain at its current level
of acceptability.
Parking Impact
The development will include a total of 392 parking
spaces, 307 in a new parking garage below the apartment
building, and 85 on the surface in various locations. Of
the 307 in
the garage, 250 will be for the residents and 57 will be
for the employees of the Clocktower office building across
the street. During the evening, it is anticipated that
most of the Clocktower slots will be open for residents and
visitors.
Of the 85 surface spots, 17 are for the building and the
remaining 68 are for the commercial strip, which is 19
more than are currently in the lot.
Financial Impact
As proposed, the development would enhance Mamaroneck Town
and school district coffers by approximately $162 thousand
and $411 thousand, respectively. With the current mixed use,
the property generates around $136 thousand annually, which
would rise to around $714 thousand if the apartment building
goes
through as planned.
For further details: see the Executive Summary or visit
the library for the complete version.
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