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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