§ 331-68. PWD-8 Planned Waterfront Development - 8-Story District.

See §§ 331-28B(6) and 331-46 through 331-54.

A. 

Design and development criteria.

(1) 

Dimensional requirements.

(a) 

The maximum building height allowed is eight stories.

(b) 

The maximum allowed floor area ratio (FAR) for water-dependent permitted uses shall not exceed 1.0. For one-family, two-family, and multifamily residential use, including independent living senior developments, the FAR shall not exceed 0.75 and the density limit shall not exceed 22 dwelling units per acre. For all other water-dependent special permit nonresidential uses, the FAR shall not exceed 0.40. FAR shall be calculated separately for each use and shall not be cumulative for mixed-use projects.

(2) 

Site coverage.

(a) 

Open space. Total open space, which is both accessible and nonaccessible to the public, shall represent no less than 40% of David's Island's total upland area. No less than 25 % of the David's Island's total upland area shall be accessible to the public.

(b) 

Vegetated buffers. As viewed from the mainland or Long Island Sound, David's Island shall provide the appearance of a horizontal hedge of vegetation and tree canopy which, between ground level and 30 feet above ground level, appears no less than 50% solid, so as to preserve the appearance of a heavily vegetated island and to reduce the vertical scale of buildings facing the mainland or Long Island Sound. Vegetation shall be salt-water-tolerant and reach its minimum required screening within 10 years of planting.

(c) 

Setbacks. All buildings and structures, except those needed for a water-dependent use, shall be set back from the mean high-tide line a minimum of 35 feet where there is a seawall, or 80 feet where there is no seawall, in order to create a continuous waterfront yard area around David's Island, unless a greater setback is needed to provide the previously mentioned horizontal hedge of vegetation and tree canopy. Structures permitted within a waterfront yard area shall be durable, nonobtrusive, harmonious, and unified in terms of color and materials, including exterior lighting, walkways, fences, benches, signs, piers, and docks.

(3) 

Traffic impacts.

(a) 

Development on David's Island shall not result in mainland intersection traffic capacity below level of service "c" and any developer of David's Island shall improve the following intersections (if current level of service is less than "c"), that could be affected by new Island development:

	Pelham Road and Weyman Avenue
	Pelham Road and Church Street
	Pelham Road and Centre Avenue
	Pelham Road and North Avenue
	Pelham Road and Franklin Avenue

(b) 

Level of service "c" is a delay at signalized intersections of less than 20 seconds and no more than 35 seconds per vehicle. It includes acceleration, queue move-up time, stopped delay, and final acceleration. It can be influenced by signal cycle length, the advantage or disadvantage to a lane from signal timing, and signal progression for vehicle movements.

(4) 

Design requirements.

(a) 

Overall design must minimize environmental impacts, including impacts on water quality, habitat, natural resources.

(b) 

Roofs of buildings shall be designed to minimize the visibility of roof structures, mechanical equipment and other structures normally built above the roof. When possible, such roofs shall be used as patios, decks, and usable space in conjunction with an adjacent or adjoining use, but will not be considered as contributing to the open space requirement of 40%.

(c) 

Existing topographical features shall be used and respected to organize land uses and building masses, as much as possible. Flood and coastal erosion hazards shall be mitigated in site design.

(d) 

Setbacks, corner treatments, and other design details shall be used to minimize the sense of bulk of structures. Facade treatment, building materials, and ornamental elements shall be used as appropriate to enhance and restore Fort Slocum's historical waterfront context, complementing the character and scale of mainland buildings which commonly use red brick, stucco and concrete materials, have a maximum building height of eight stories, and provide variety in building heights and widths.

(e) 

Future buildings shall reflect period styles and architectural details of existing National Register eligible buildings, such as by using Romanesque Revival porches, porticoes, round or segmentally arched openings, and decorative brickwork as accent building elements. Where existing building details can be salvaged, an attempt shall be made to preserve, display and incorporate these details in the design of public open spaces, such as in plazas, sculpture gardens, and entryways. The location and rectangular form of the parade grounds and walkways shall be considered in the layout of future buildings and open spaces.

(f) 

Adaptive reuse of existing structures and features shall be encouraged when economically and technically feasible, in a unified development program.

(g) 

Buildings and spaces shall direct views and pedestrian movements towards the water.

(h) 

Visual access and recreational use of the waterfront perimeter shall be encouraged.

(i) 

Any proposed marina should be located on the western edge of the Island because of the proximity to the existing navigational channels, the lack of underwater shoals, and the protection afforded from prevailing storms.

(5) 

Access to David's Island.

(a) 

Waterborne public transportation is the preferred means of providing access to David's Island. Access shall be provided by bridge only where the project proponent demonstrates, by competent financial evidence, that the proponent cannot realize a reasonable return by utilizing any other means of access to the Island.

(b) 

Proposals must meet all design and development criteria, and at least the following standards:

[1] 

The access means must not interfere with existing federal navigation channels, garages, access ramps, and streetlights, must have a minimal visual impact from existing or proposed public parks and public open spaces in New Rochelle and other municipalities with views of David's Island and from Long Island Sound.

[2] 

Mainland access roads leading to the Island access point may be Glen Island Access Road, Fort Slocum Road, Drake Avenue, Pelham Road, Weyman Avenue and Drake Avenue. Other streets shall not be used. Traffic and noise shall be minimized.

[3] 

New access roadways, including those on bridges or causeways, shall have a maximum design capacity of two vehicle lanes (one in each direction) and shall have bicycle paths and pedestrian walkways.

[4] 

Design and construction of any access means, or any structure accessory to an access means, shall preserve the natural and horizontal character of the Long Island Sound landscape.

[5] 

Design and construction of any access means or any structure accessory to an access means, shall respect existing topographical features and shall recognize and mitigate flood and coastal erosion hazards.

[6] 

Structures providing access or associated with means of access shall be placed and designed in order to be as unobtrusive as possible and to minimize visual and environmental impacts. Consideration shall be given, but not limited to, design, water quality requirements, habitat protection, and appropriate texture, line, coloration and lighting.