3.1 Land Use, Zoning, and Public Policy

3.1 LAND USE, ZONING AND PUBLIC POLICY

This section sets forth an examination of the existing land uses, zoning and public policies within the quarter‐mile study area surrounding and including the Project Site located at 60 South (Tax Assessment Map Section 125.84, Block 3, Lot 1). Under analysis are the potential impacts that could occur in connection with the Proposed Rezoning of the Project Site from the B‐6 (Enclosed Mall) District to the CB‐3 (Core Business District), which will facilitate the creation of new residential, hotel and office development, along with additional height and bulk allowances. Finally, any necessary measures needed to mitigate potential adverse impacts are set forth.

3.1.1 Existing Conditions

3.1.1.1 Land Use

Project Site The Project Site is located at 60 South Broadway, White Plains, . According to the City’s Tax Assessment Map, the Project Site is identified as Section 125.84, Block 3, Lot 1. The site is currently occupied by Pavilion, a 185,000 square foot vertical enclosed shopping center, and The Westchester, an approximately 820,000 square foot regional mall. Abutting these structures and occupying the eastern portion of the property is a multi‐level parking structure. At this time, there is 156,949 square feet of vacant commercial space in the Westchester Pavilion. This amount of vacant space has been accruing since 2009, when the 41,840 square foot space occupied by Border’s Books became vacant. Since this time, an additional three spaces became vacant: the 25,259 square foot space formerly occupied by Daffy’s; the 46,850 square foot space formerly occupied by Toys‐R‐Us; and the 43,000 square foot space formerly occupied by Sports Authority.

Study Area The study area, defined within a quarter‐mile of the Project Site boundary, contains a diverse mix of land uses, including high‐, medium‐ and low‐density residential, commercial‐retail, mixed‐use, office and research, institutional uses and associated parking lots and garages (see Figure 3.1‐1). On and in the immediate vicinity of the Project Site, the focus is large‐scale, auto‐ oriented retail that serves the region, including The Westchester Mall and Source at White Plains shopping centers, both along Bloomingdale Road between and Maple Avenue; auto dealerships along the northern side of Westchester Avenue; the Crowne Plaza Hotel due east of the Project Site; the Westchester One office tower due north; and the Esplanade Senior Residences to the west. Elsewhere in the study area, smaller scale retail and other commercial uses are found along portions of East Post Road (Route 22) and Mamaroneck and Martine Avenues. In total, commercial uses – consisting of office buildings, professional

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offices, banks, retail services, large retail food stores and restaurants – occupy 50 parcels, including some of the study area’s largest single sites.

Residential uses are largely concentrated in the Carhart neighborhood, the relatively low density residential area that lies outside the Downtown to the south, which accounts for roughly one quarter of all parcels. This neighborhood is characterized by a mix of two‐ and three‐family residences and small apartment complexes. Higher density rental apartment and condominium buildings are found north and west of the Project Site, generally along Tibbets Park around Franklin Avenue, Martin Avenue and Mitchell Place, and comprise roughly 16 percent of the total parcels.

Substantial mixed‐use development (residential in combination with retail/commercial uses) is also found in the study area, amounting to 57 parcels, and is generally located along Mamaroneck Avenue and East Post Road, corresponding to the City’s traditional central business district containing shops, restaurants and other commercial uses on the ground floor and offices or apartments above.

Institutional and public assembly uses are focused primarily along the periphery of the study area, and include part of the Eastview Campus of White Plains Middle School along the eastern side of Bloomingdale Avenue and along Mamaroneck Avenue, including the Fire Department Headquarters and White Plains YMCA, and also include several houses of worship and Westchester County government buildings. Open Spaces in the study area consist of the southern portion of Tibbets Park and the Mitchell Place Tot Lot.

Some 18 residential and commercial lots remain vacant in the area and 42 other parcels represent potential development sites currently in use as parking lots, though many are small and scattered. The 60 South Broadway site thus provides a major redevelopment opportunity within a relatively balanced commercial and residential area of Downtown White Plains.

As shown in Table 3.1‐1: Existing Generalized Land Use, Transportation/Utilities are the predominant land use category, representing 29.1 percent of the study area, primarily reflecting the significant road network in the area. Commercial uses are the second most prominent land use, representing 22.5 percent of the study area and include, as described above, both large‐ and small‐scale retail, offices, parking garages, hotels, motor vehicles sales and restaurants. Residential uses comprise approximately 15 percent of the land area, while mixed‐use accounts for approximately 10 percent.

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60 South Broadway Rezoning Project DGEIS Figure 3.1-1: Existing GENERALIZED LAND USE IN THE STUDY AREA

White Plains, NY sour ce: bfj planning 3.1 Land Use, Zoning, and Public Policy

Table 3.1‐1: Existing Generalized Land Use in the Study Area

Generalized Land Use Classification Acreage Percent

Residential Single Family Residential 3.5 Two Family Residential 6.4 Three Family Residential 2.0 Multifamily 15.1 Total 27 15.3

Commercial Commercial and Retail 26.7 Parking Garages and Lots 6.4 Hotels, motels, inns 3.4 Motor vehicles, sales and services 2.6 Restaurant/bar 0.5 Total 39.6 22.5

Office Office building 15.3 Total 15.3 8.7

Mixed Use Mixed Use 4.6 Mixed Use/Downtown row type 13.3 Total 17.9 10.2

Manufacturing/Industrial Distribution facilities/Warehouse/Storage 0.5 Total 0.5 0.3

Institutional/Public Assembly Government building facilities 0.3 Public safety facilities 0.4 Religious 0.7 Social and health services 0.7 Cultural facilities 1.7 Hospitals 16.2 Total 19.9 11.3

Parks/Recreation Public Parks, Conservation, Forest lands 2.3 Total 2.3 1.3

Transportation/Utilities Transportation Facilities 5.2 Transportation Right‐of‐Way 46.1 Total 51.3 29.1

Other Vacant land 2.5 Total 2.5 1.4 TOTAL 176.24 100.0 Source: Westchester County GIS, 2013. BFJ Planning/Perkins Eastman Architects, 2013.

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Nearly 9 percent of the land in the study area contains office uses while just over 11 percent contains institutional and public assembly uses. According to Westchester County GIS data, approximately 2.5 acres, or 1.4 percent, of the land comprising the study area is vacant.

The property situated immediately to the north of the Project Site is Westchester One, the largest office building in White Plains, which is mapped in the CB‐3 (Core Business 3) District. It stands 21‐stories and contains approximately 852,000 SF of gross floor area on approximately 2.6 acres of land. A 13‐story parking structure containing approximately 2,600 parking spaces is adjacent to the office building. At the time of its construction in 1976, the Westchester One building was the largest office building between and Albany, and east of Hartford.

Immediately to the south of the Project Site is Maple Avenue. Across the median and the multi‐ lane Maple Avenue are several properties classified in the RM‐1 (Residential Multi‐family 1) District and RM‐0.35 (Residential Multi‐family 0.35) District within the community known as the Carhart residential neighborhood. Among other things, the RM‐0.35 District permits multi‐family apartment buildings up to 125 feet in height.

Along Maple Avenue is a shopping center comprising approximately 245,000 SF of retail and restaurant space and standing approximately 100 feet in height known as The Source, including Whole Foods, Dick’s Sporting Goods and Raymour & Flanagan, on property that is mapped in the B‐1 “S” District.

The property situated to the east of the Project Site is mapped in the CB‐3 (Core Business 3) District and is improved with the 14‐story Crowne Plaza hotel standing approximately 168 feet in height with an adjacent multi‐level parking structure. One block farther east is The Westchester Mall, including the Neiman‐Marcus and Nordstrom’s stores; the mall comprises approximately 826,000 SF of retail and restaurant space.

The multiple properties situated to the west of the Project Site are mapped in the CB‐1 (Core Business 1) District and CB‐2 (Core Business 2) District and are improved with multiple retail storefronts, The Armory, The Esplanade (a 10‐story hotel formerly known as The White Plains Hotel, which was built in 1966 and converted about 20 years ago to a senior‐living, extended stay hotel facility) and a 4‐story office building at 75 South Broadway.

Development Trends in the Downtown Area As described above, a significant amount of commercial, office and residential development has occurred in the southeastern portion of Downtown White Plains over the past decade. Among the more significant are Trump Tower and The Lofts at City Center, One City Place, and the Westchester North Tower and Westchester South Tower of Renaissance Plaza. Several high density residential and office towers immediately surround the site, including the Crowne Plaza Hotel (14 stories), the Esplanade Senior Residences (10 stories), and the Westchester One Office

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Tower (852,000 square feet in 21 stories). One block further east of Crowne Plaza is The Westchester Mall, comprising 826,000 square feet of retail space including the Neiman‐Marcus store, while along Maple Avenue, the southerly boundary, retail and restaurant uses cluster in The Source, a 245,000 square foot shopping center that includes Whole Foods and Raymour & Flanagan.

Within a quarter‐mile of the 60 South Broadway site, five large 21st Century residential towers were constructed, namely the Trump Tower at City Center (35 stories), The Lofts at City Center (12 stories), One City Place (35 stories) and the Westchester North and South Towers (each 39 stories). Historic buildings also exist and include the 1930’s‐era Bar Building (11 stories) and the Michaelian Office Building (10 stories), as well as the 1960s‐era White Plains Plaza I and II (each 14 stories).

Planned or in‐process projects in the vicinity include Keystone Square, a mixed‐use development including 30,000 SF of high‐end retail and a 100,000 SF senior‐care facility, on the site of the former Key Ford adjacent to the Westchester Mall; The Sycamore complex on Waller Avenue, which will include four stories of apartments over ground‐floor retail; the 66‐unit La Gianna rental complex on DeKalb Avenue; and the Metropolitan Plaza retail, office and hotel complex along Main Street.

This substantial recent and planned development, which began in the downtown area several years ago and has begun to spread to other parts of the City, has dramatically changed the character of downtown White Plains into an active, high‐rise, mixed‐use environment. Redevelopment of the Project Site as a mixed‐use complex would be consistent with and supportive of this overall real estate trend. In addition, it would be visually and functionally appealing to existing residents and workers in downtown White Plains as well as future residents of units planned and under construction in the immediate vicinity.

3.1.1.2 Zoning

Project Site

B‐6 Enclosed Mall The Project Site is currently zoned B‐6 Enclosed Mall (see Figure 3.1‐2). Use regulations in the B‐ 6 district allow for theaters, churches, City of White Plains or other governments uses, nursery schools and day care centers, offices for philanthropic institutions, retail laundries, banks and trade schools, libraries, museums and art galleries, food establishments, medical laboratories and parking lots or parking garages of the City of White Plains or its Parking Authority. Special permit uses include independent nursery schools and daycare centers, motor vehicle repair shop (in the designated Central Parking Area (CPA)) and public utility buildings or structures.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐6 July 2014 Project site

study area boundary (1/4 mile)

central parking area boundary .25 miles .5 miles

60 South Broadway Rezoning Project DGEIS Figure 3.1-2: Existing Zoning Map

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Uses not permitted in the B‐6 district include, most notably, residential uses of any kind, as well as hotels and most offices.

Table 3.1‐2 summarizes the dimensional regulations for the B‐6 district. The complete schedule of dimensional regulations for the B‐6 district can be found in Section 5.3 of the City of White Plains Zoning Ordinance.

Table 3.1‐2 Dimensional Regulations in the B‐6 District Dimensional Standard Requirement Maximum Building Coverage: All Buildings 100% Maximum Floor Area Ratio (Residential/ Non‐Residential/Combined) 2.5 (6.00 within the CPA) Minimum Required Yard Dimensions: Front None One Side None Two Sides None Rear None Maximum Height 90 feet Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

Study Area There are six Business Districts (CB‐1; CB‐2; CB‐3; B‐1; B‐3; B‐6), three residential districts (RM‐1; RM‐0.35; R2‐2.5) and one urban renewal district (UR‐4) mapped within the study area. The following presents a summary of permitted uses and dimensional regulations for these nine districts. In addition, Table 3.1‐3 below provides a summary of the dimensional regulations for each of the mapped districts located within the study area. See, also, Section 5.2 and 5.3 of the City of White Plains Zoning Ordinance.

CB‐1, CB‐2 and CB‐3 Districts Principal permitted uses in the CB‐1, CB‐2 and CB‐3 Districts include: multi‐family dwellings, commercial indoor recreation facilities. In the CB‐3 District theaters are included as principal permitted use. Churches, convents, uses of the City of White Plains or other governments, public schools, universities, colleges or seminaries, assisted living facilities, business or professional uses, offices for group education, training or counseling, in buildings containing no residential uses, laundries, banks, business or trade schools, libraries, museums or art galleries, radio stations, restaurants and cafeterias, cafes, bars, parking garages of the City of White Plains or its Parking Authority.

Special permit uses include stacked attendant parking when in Central Parking Area, commercial parking lots for private passengers vehicles, public utility buildings, medical laboratories, motor vehicle service stations, fast food eating establishments, outdoor dining, independent, unaffiliated nursery schools or day care centers, emergency and overnight shelters. In a CB‐3

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District hotels are a principal permitted use while on CB‐1 and CB‐2 hotels are a special permit use. CB‐1 and CB‐2 include mortuaries or funeral homes as special permit use.

B‐1 District Principal Permitted uses in the B‐1 District include: Multifamily dwellings; Churches or other places of worship; Convents; Uses of the City of White Plains and other governments; Public schools; Universities, colleges or seminaries; Business or professional offices; Business, administrative or headquarters offices for philanthropic institutions; Stores for sales at retail or performance of customary personal services or services incident to retail sales.

B‐3 District Principal Permitted uses in the B‐3 District include: Multifamily dwellings; Theaters; Churches or other places of worship; Convents; Uses of the City of White Plains and other governments; Public schools; Nursery schools or day care centers; Universities, colleges or seminaries; Business or professional offices; Business, administrative or headquarters offices for philanthropic institutions; Stores for sales at retail or performance of customary personal services or services incident to retail sales.

B‐6 District See above.

RM‐1 A small section to the south east of the project site is zoned as RM‐1 residential multi‐family district, and includes parcels comprising three blocks located to the south of Maple Avenue and west of Dekalb Avenue.

Principal Permitted uses in the RM‐1 Districts include one‐, two‐ and multi‐ family dwelling, churches and other places of worship, convents, city and government uses (City of White Plains), public schools, and parking lots of the City of White Plains. Uses by special permit include accessory athletic facilities, private secondary or elementary schools, nursery schools and daycare centers, libraries, museums or galleries not operated for profit, office space for physicians and dentists within the lowest story of a multi‐family dwelling, offices for philanthropic uses, public utility buildings, parking lots and garages, accessory parking adjoining businesses, and neighborhood parking. Permitted accessory uses for the RM‐1 District include non‐profit recreation facilities and, dormitories as accessory to a private school, university, and college seminary or convent.

RM‐0.35 There are three RM‐0.35 districts mapped within the study area. One district is mapped along Hale Avenue immediately to the south of the project site. Principal permitted uses in the RM‐ 0.35 Districts include one‐, two‐ and multi‐ family dwellings, churches and other places of

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worship, convents, city and government uses (City of White Plains), public schools, and parking lots of the City of White Plains. Uses by special permit uses include, in addition to the special permit uses allowed in the RM‐1 District, transitional housing for homeless families and stacked attendant parking when in Central Parking Area. Permitted accessory uses include non‐profit recreation facilities and, dormitories as accessory to a private school, university, and college seminary or convent.

R2‐2.5 Principal permitted uses in the R2‐2.5 District include one and two family dwellings, churches or other places of worship, city and government uses (City of White Plains), public schools, and parking lots of the City of White Plains. Uses by Special Permit include accessory athletic facilities, recreation facilities incident to places of worship, private secondary or elementary schools, independent nursery schools or daycare centers, libraries, museums or galleries not operated for profit, public utility buildings, accessory parking and adjoining business or industrial districts. A number of accessory uses are permitted in the R2‐2.5, including parish houses or rectories, private garages and offices in residence.

UR‐4 Principal permitted uses in the UR‐4 district include multi‐family dwellings, non‐profit recreation facilities, commercial indoor recreation facilities, theatres, auditoria, churches or other places of worship, uses of the City of White Plains or other governments, public schools, nursery schools or daycare centers, universities, colleges or seminaries, libraries, museums or galleries, business or professional offices, offices for group education, training, or counseling in buildings containing no residential uses, offices for philanthropic institutions, laundries, banks, business or trade schools, hotels, extended stay hotels, radio stations, restaurants or cafeterias, cafes, bars, parking lots or parking garages of the City of White Plains or its Parking Authority. Special permit uses include health clubs, private secondary or elementary schools, office space for physicians and dentists within the lowest story of a multi‐family dwelling, libraries, museums or art galleries, outdoor dining, fast food eating establishments, public utility buildings or structures, commercial parking lots for private passengers vehicles and stacked attendant parking when in Central Parking Area.

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Table 3.1‐3 Dimensional Regulations for Districts Mapped Within Study Area Zone Maximum Maximum Floor Area Maximum Building Coverage Ratio Height (%) Maximum Required Yard Dimensions Front One Side Two Sides Rear CB‐1 80 2.00 (N) ‐‐ ‐‐ ‐‐ ‐‐ 30 CB‐2 85 2.00 (N, R, C) 5 ‐‐ ‐‐ ‐‐ 30 CB‐3 85 3.00 (N, R, C) 5 ‐‐ ‐‐ ‐‐ 125 B‐3 80 2.00 (N) 5 ‐‐ ‐‐ 15 50 B‐6 See Table 3.1‐2 above RM‐1 50 1.20 (N) 20 8 20 25 35 RM‐0.35 60 3.20 (N) 10 15 30 30 125 R2‐2.5 30 0.65 (R) 20 5 15 25 30 UR‐4 85 3.00 (R, N, C) ‐‐ ‐‐ ‐‐ ‐‐ 150 Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

Central Parking Area

The City of White Plains Zoning Map, established under Section 3.2 of the Zoning Ordinance, delineates the Central Parking Area (“CPA”) with the purpose of setting special parking requirements for land uses in the Central Business District. Parking requirements are lower for a given use in the CPA to reflect the complementary mix of land uses, the higher percentage of customers already in the downtown area, within walking distance of commercial destinations, and the quantity of public parking spaces in municipal structures and lots.

The CPA boundary was last modified in 2009; this amendment extended the southern boundary of the CPA to include the Winbrook Housing property and properties located on the westerly side of South Lexington Avenue from Fisher Avenue to Denison Street. Prior modifications occurred in 2000 and 1997. The former extended the northern boundary of the CPA along the eastern side of Church Street northerly approximately 199 feet to Barker Avenue; the latter extended the southern boundary of the CPA along the east side of Mamaroneck Avenue from Maple Avenue southerly to a line 50 feet northerly from Carhart Avenue.

3.1.1.3 Existing Public Policy and Planning Context

Westchester 2025 The Westchester County Department of Planning launched Westchester 2025 – a web‐based format of its county‐wide planning policies – in 2008. Westchester 2025 conveys the County’s thoughts on important land use policies and sets out a framework for a planning partnership between the County and its 45 municipalities, including White Plains. The “2025 Context for County and Municipal Planning and Policies to Guide County Planning” was adopted by the County's Planning Board on May 6, 2008 and amended Jan. 5, 2010. It underlines the Planning

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Board’s recommendations for Westchester 2025 on land use, land acquisition, and capital projects. The County Planning Board developed these policies to help guide municipalities.

The following polices underline the Westchester County Planning Board’s recommendations for Westchester 2025 on land use, land acquisition, and capital projects and on matters referred to it by local governments. The County Planning Board developed these policies to help guide municipalities:

1. Channel development to centers. 2. Support development and preservation of permanently affordable housing. 3. Support capital improvements for physical facilities. 4. Define and protect community character. Support initiatives to adapt and establish land use policies and regulations that enhance that character through focus on location, setting, aesthetic design and scale of development as well as the public context of street life, tree canopy and utility placement. 5. Support transportation alternatives.

1997 City of White Plains Comprehensive Plan & 2006 Revisions The Common Council adopted the City of White Plains Comprehensive Plan in 1997, which describes a vision for the City’s future over 15 years. The Plan was last updated in 2006 and included revisions to the City’s land use vision for the downtown, with a focus on encouraging residential development to support office and retail uses and a 24/7 character.

The project site is located in the “Downtown East” portion of the “Core Area” and is a component of the “Specialty Retail Area.” The following strategies set forth in the 1997 Comprehensive Plan apply to the project site:

. Maintain this section of the Core Area for specialty retail and limited office uses. . Protect residential neighborhoods abutting the Specialty Retail Area from impacts of commercial uses including parking, traffic and conversion of residential uses to non‐ residential uses. . Encourage medical and health‐related office uses for the adaptive reuse of existing office buildings along the west side of Bloomingdale Road as part of the city's medical services sector. . Encourage use of urban design elements, such as signage, public amenities and landscaping, to create visual linkages between the Specialty Retail Area and the Mamaroneck Avenue Business District. . Review all existing and new development in terms of identifying pedestrian traffic as a planning element and addressing crosswalk signal timing, locations of crosswalks, pavement markings and other physical improvements.

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In addition, the following 2006 Comprehensive Plan Update strategies are identified as relevant to the Proposed Action:

. The increase in high‐density market‐rate residential development has benefited the downtown by diversifying the economic base, creating a better balance among the income groups, and bringing discretionary income into the downtown to support a more diverse retail base, cultural and entertainment activities, and uses supportive of a “walkable” urban setting.

. The levels of development in all three principal economic sectors ‐ regional office (commercial, institutional and governmental), large‐scale retail and large‐scale housing ‐ should be strictly contained within the Core Area and not be allowed to “creep” into the Close‐In neighborhoods.

. Maintain the existing height and bulk limitations of the Core Area.

. Modify the definition of usable open space to require that the open space be at‐grade and publicly accessible and inviting.

. Encourage owners of private properties, including office buildings, to upgrade their buildings, and, where appropriate, assist owners in adaptive reuse of such buildings.

. Pedestrian traffic in the downtown should be encouraged

. The pedestrian experience should be enhanced by enlivening blank walls along the facade of Galleria, along Hamilton Avenue, and other locations where large buildings provide little visual interest.

. The trend toward more residential development in the Core Area should be encouraged. The Zoning Ordinance currently allows additional height in the Core Area for developments which, depending on location, are more than 50% or more than 80% residential. In the UR4 and CB4 districts, the Zoning Ordinance also allows a building height of 350 feet by special permit on development sites over 200,000 square feet where 50% or more of the floor area is residential, and 400 feet on development sites over 300,000 square feet. The City should develop a policy for such sites which limits the approval of high‐rise mixed use residential and residential buildings in excess of the as‐ of‐right height of 280 feet to development sites that do not negatively impact the Core Area or surrounding neighborhoods by virtue of the additional height.

Complete Streets Policy, City of White Plains On June 3, 2013, the Common Council adopted a Complete Streets Policy, requiring that the City’s Department of Public Works consider all modes of travel within its projects and shall in the planning stage of each project evaluate the feasibility of implementing the complete streets design features. The intent of the Complete Streets Policy is to create an environment that supports and invites multiple uses, including a safe, active and comfortable space for

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pedestrians, bicycles and public transportation, and is conducive to the public life and the efficient movement of people.

3.1.2 The Future Without the Proposed Action

Project Site In the future if the Proposed Action is not adopted, the existing B‐6 zone would remain and the site would continue to operate as the existing Westchester Pavilion mall, an enclosed retail shopping mall. The existing Westchester Pavilion building is a four level 209,874 gross square foot enclosed shopping mall containing approximately 194,874 gross square feet of rentable retail space, 15,000 square feet of office space, and a 5‐level, 634 space concrete parking structure. Originally constructed as a single tenant department store (Alexander’s), it was converted in the late 1980’s into its current multi‐tenant configuration.

Approximately 18% of the leasable area of the Westchester Pavilion Mall is currently occupied (34,393 SF of vacant retail space) – see Table 2‐1 in DGEIS Chapter 2.0: Project Description. The four largest or big‐box style retail spaces in the mall are currently vacant (156,949 SF), with the former Borders Books space (41,840 SF) vacated since January 2009, the former Daffy’s space vacated since March 2011, the former Toys R Us vacated in April of 2013 and the former Sports Authority vacated in August 2013. The remaining tenants largely consist of restaurants (fast‐ food and full service) and the offices of the Hudson Gateway Realtors which are located on the top floor of the mall. In addition, the Applicant requested and received permission from the City of White Plains Building Department in January 2014, to mothball the mall escalators due to lack of use and out of concern for maintenance and operation costs.

In addition, the Applicant has diligently sought new tenants to fill the vacant retail space. But due to changes in the retail market, competition for retail space in newer shopping facilities in downtown White Plains, and the aging condition of the Westchester Pavilion, the Applicant has not been successful in these efforts.

Study Area In the future without the Proposed Action, a mix of new residential, hotel and office uses would not be allowed on site and the site would continue to be a missed opportunity to provide a vibrant mixed‐use development that is fully integrated into the downtown in which it is located. By expanding the range of permitted uses on the site, future redevelopment under the Proposed Action, would be more consistent with existing land use patterns currently defining this area of downtown. In addition, under the No Action Alternative new opportunities to create open space and to open up the site to pedestrians and vehicles as a result of decreased lot coverage requirements in the CB‐3 district, would not occur.

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3.1.3 The Future With the Proposed Action

Under the Proposed Action, the project site would be rezoned from B‐6 to CB‐3 and would become part of the Central Parking Area. The following section analyzes the potential impacts in terms of land use, zoning and public policy that could occur in the future under the Proposed Action, both on the Project Site as well as in the defined study area.

3.1.3.1 Land Use

Project Site The proposed rezoning the Project Site to CB‐3 would facilitate the development of new residential, hotel and office uses which are not currently permitted in the existing B‐6 district. By expanding the range of permitted uses on the site, future redevelopment will be more consistent with existing land use patterns currently defining this area of downtown. See Table 3.1‐4. Moreover, the Proposed Action will also help to integrate the Project Site into the downtown by providing new opportunities to create open space and to open up the site to pedestrians and vehicles as a result of decreased lot coverage requirements in the CB‐3 district, thereby allowing this site to be more harmoniously integrated into its surroundings. It should be noted that the new CB‐3 district would not result in the creation of any land uses not already existing or permitted within the quarter ‐mile radius of the Project Site.

Table 3.1‐4 below shows uses permitted in both the B‐6 and CB‐3 district; uses permitted in the B‐6 district only and uses permitted in the CB‐3 district only. As shown in Table 3.1‐5, the CB‐3 District provides a greater type and variety of available uses, including multi‐family dwellings, bars, business and professional offices, commercial indoor recreational facilities, public schools, colleges and universities, motor vehicle sales, among others. Under the proposed CB‐3 rezoning fast food eating establishments, and medical laboratories would no longer be permitted on site. As shown, the only use on the project site that would become nonconforming under a CB‐3 rezoning of the site are the existing fast food eating establishments.

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Table 3.1‐4: Comparison of Permitted Uses in the B‐6 and CB‐3 Zoning Districts Use Type/Land Use Category B‐6 and CB‐3 (Uses in Common) B‐6 Only CB‐3 Only Principal Permitted Uses  Multi‐family dwelling  Convents Residential ‐‐ ‐‐  Assisted living facility  Hotels  Extended stay hotels  Business, administrative or headquarters office for “philanthropic institutions”  Stores for retail sale or performance of customary personal services or services clearly incident to retail sales, including “real estate offices” (not including automobile parts or  Fast food eating establishments  Business or professional offices Commercial/Office accessories involving installation at point of sale)  Medical laboratories  Bars  Retail laundries or dry cleaners  Banks  Consumer financial service establishments  Business or trade school  Restaurants or cafeterias  Cafes  Theaters  Public schools; universities, colleges or  Churches and other places of worship seminaries  Nursery Schools or Day Care  Libraries, museums of art galleries  Offices for group education, training or Institutional/Community Facility Centers  Uses of the City of White Plains counseling in building containing no  Medical laboratories  Uses of other governments subject to residential uses the requirements of Section 5.6  Radio stations Parks and Recreation ‐‐ ‐‐  Commercial indoor recreation facilities  Motor vehicle sales or rental, including  Parking lots or parking garages of the accessory “repair shops,” service Industrial/Transport City of White Plains or its Parking ‐‐ stations” or outdoor storage of motor Department vehicles

60 SOUTH BROADWAY REZONING DGEIS 3.1‐16 July 2014 3.1 Land Use, Zoning, and Public Policy

Table 3.1‐4: Comparison of Permitted Uses in the B‐6 and CB‐3 Zoning Districts, Continued Special Permit Uses  Residential ‐‐ ‐‐ Domiciliary care facilities, community residences, or rooming houses  Auction houses as regulated by Section 6.7.15  Outdoor dining Commercial/Office ‐‐ ‐‐  Fast food eating establishments  Membership clubs  Cabarets  Independent, unaffiliated “nursery  Nursery Schools or Day Care Centers schools” or “day care centers” located  Emergency Shelters within a permitted church or other  Overnight shelters for the homeless Institutional/Community Facility place of worship, membership club, ‐‐  Social service centers for homeless public school, or private secondary or persons elementary school  Private secondary or elementary schools  Medical laboratories  Accessory “swimming pools” as regulated by Sections 4.4.24 and 6.7.3 Parks and Recreation ‐‐ ‐‐  Accessory tennis courts, paddle tennis courts or other similar courts  Health clubs  Commercial parking lots for private passenger vehicles, but not for storage of  Accessory “dish antennas” as regulated  Motor Vehicle Repair Shops used or new motor vehicles for sale or for Industrial/Transport by Sections 4.4.23 and 6.7.21 (when in the CPA) hire  Public utility buildings or structures  Stacked attendant parking (when in CPA)  Motor Vehicle Service Stations Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐17 July 2014 3.1 Land Use, Zoning, and Public Policy

Table 3.1‐4: Comparison of Permitted Uses in the B‐6 and CB‐3 Zoning Districts, Continued Permitted Accessory Uses  The keeping of “household pets”  Parish houses or rectories Residential ‐‐ ‐‐  Dormitories as accessory to a private school, university, college, seminary or convent  Newsstands  Office in residence of a professional  person as regulated by Section 5.4.2 Commercial/Office Restaurants or cafeterias for ‐‐ employees  Customary home occupations as  Accessory electronic games regulated by Section 5.4.2  Sunday schools or other similar religious schools  Nursery Schools or Day Care Centers in Institutional/Community Facility conjunction with a permitted church ‐‐ ‐‐ or other place of worship, membership club, or public school or private secondary or elementary school

Parks and Recreation ‐‐ ‐‐ ‐‐  Private garages, carports or open Industrial/Transport  Parking lots or parking garages ‐‐ parking for private passenger vehicles Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐18 July 2014 3.1 Land Use, Zoning, and Public Policy

In addition, the Applicant is also requesting that the Common Council extend the boundary of the CPA to encompass the Project Site running easterly to Hale Avenue and then southerly to Maple Avenue (see Figure 2‐4: Proposed Zoning). The proximity of the Project Site to the downtown core and mass transit, as well as the provision of significant parking on the site and in the vicinity strongly supports the realignment of the CPA boundary to include the Project Site. Importantly, the Zoning Ordinance generally provides a lower requirement for parking and loading areas when properties are classified in the B‐6 District with regard to the following uses: retail, restaurants, offices, personal services, theaters, real estate offices, consumer financial service establishments, bars, cabarets, and cafeterias. The Project Site currently benefits from the lower parking requirements applicable to the B‐6 District (i.e., 3 spaces/1,000 SF of gross floor area for retail or restaurant for the B‐6 District, as compared to 3.3 spaces/1,000 SF in the CPA). The B‐6 District also has lower requirements for loading. Thus, reclassifying the Project Site to the CB‐3 District, without placing it within the CPA, would detrimentally affect its redevelopment potential.

The inclusion of the Project Site within the CPA also would encourage multi‐use development thereon, including multiple dwellings, strengthening the urban environment and its economy and bringing pedestrian traffic and vitality to the downtown. With regard to residential uses, sites located outside the CPA have increased parking requirements, which recognize the limited availability of off‐site parking. The mixed‐use development of the Project Site supports the reduction in the parking requirement, as there is adjacent parking available and the site will provide ample parking to be shared with other uses thereon.

As established in Chapter 2.0 Proposed Action, this DGEIS evaluates potential impacts of the Proposed Action across three maximum worst‐case development scenarios under the proposed CB‐3 district. A Build Year of 2016 is assumed.

1. CB‐3 Maximum Residential Development Scenario 2. CB‐3 Maximum Commercial Development Scenario 3. CB‐3 Maximum Mixed Use Development Scenario

These three scenarios seek to maximize development potential under the proposed CB‐3 rezoning for a range of future worst‐case development scenarios recognizing that the CB‐3 district allows for a greater range of land uses and FAR scenarios than currently exist on the Project Site under the existing B‐6 district. These Maximum Worst‐Case Development Scenarios represent the upper limits of potential residential, commercial and mixed‐use development that could occur on the site in the future for purposes of the impact analysis.

It is important to note that these scenarios are not based on current market conditions or trends but rather on the maximum development potential that could exist under a variety of scenarios and uses. While it may be unlikely that either an all residential or all commercial scenario would be financially viable given current market trends (given that, among other things, the 2.5 FAR

60 SOUTH BROADWAY REZONING DGEIS 3.1‐19 July 2014 3.1 Land Use, Zoning, and Public Policy

incentive provided for a development of 50% or more residential would be lost under the all commercial scenario) and that a mixed‐use development scenario would be most likely to occur. However, for purposes of SEQR, all three of the Maximum Worst‐Case Development Scenarios have been analyzed.

Table 3.1‐5 below provides a breakdown of the projected uses, by gross square feet and bedroom mix assumptions used for the three Maximum Worst‐Case Development Scenarios.

Table 3.1‐5: Maximum Worst‐Case Development Scenarios Under Proposed CB‐3 District – Land Use Proposed Action – Proposed Action – Proposed Action – Maximum Maximum Commercial Maximum Mixed Use Residential Scenario Scenario Scenario District CB‐3 CB‐3 CB‐3 Lot Area 3.58 acres 3.58 acres 3.58 acres Use:  Non‐Residential 0 SF 468,000 SF (Total) 308,000 SF (Total) o Retail 0 SF 112,000 SF 112,000 SF o Restaurant 0 SF 23,000 SF 23,000 SF o Hotel/Restaurant 0 SF 104,000 SF (4,000 SF 104,000 (4,000 SF Restaurant) Restaurant) o Health Club 0 SF 0 SF 54,000 SF o Office 0 SF 229,000 15,000 SF  Residential 858,000 SF (Total) 0 SF 550,000 SF o Total Units 858 0 550 o Unit Mix 1/3 ‐ 1‐Bedroom N/A 1/3 ‐ 1‐Bedroom 2/3 – 2‐Bedroom 2/3 – 2‐Bedroom o Affordable Units 86 0 55 o Market Rate 772 0 495 Units Total Square Footage 858,000 SF 468,000 SF 308,000 SF Source: Urstadt Biddle Properties, Inc./Perkins Eastman Architects/BFJ Planning, 2013.

Given that the proposed CB‐3 district would not permit any land uses not already existing or permitted within a ¼ ‐mile radius of the Project Site, the potential impacts on land use for the site and surrounding area would be similar to existing conditions under any of the three maximum worst‐case development scenarios established in Table 3.1‐4 above. A full residential development scenario would be compatible with the surrounding area, given the residential community located immediately to the south of the Project Site, while a full commercial development scenario would be compatible with existing commercial and office uses defining downtown White Plains. A mixed use development scenario would provide the greatest and most direct beneficial impacts, as it is consistent with the intent of the City’s Core Area, as

60 SOUTH BROADWAY REZONING DGEIS 3.1‐20 July 2014 3.1 Land Use, Zoning, and Public Policy

defined in the 2006 City of White Plains Comprehensive Plan Revisions. The Plan envisions the Core Area as a place to live, work, shop and spend quality leisure time. In addition, the Plan vision for the Core Area states that downtown residential development is a major economic tool for the City to create a truly livable, "walkable" urban environment with a 24/7 character that supports office and retail.

Study Area

By expanding the range of permitted uses on the site, future redevelopment of the property at 60 South Broadway will be more consistent with existing land use patterns currently defining this area of downtown. The Proposed Action will help to integrate the Project Site into the downtown by providing new opportunities to create open space and to open up the site to pedestrians and vehicles as a result of decreased lot coverage requirements in the CB‐3 district, thereby allowing this site to be more harmoniously integrated into its surroundings. The new CB‐3 district would not result in the creation of any land uses not already existing or permitted within the quarter ‐mile radius of the Project Site.

3.1.3.2 Zoning

Proposed CB‐3 Zoning on Project Site: Use, Height and Bulk Regulations The proposed CB‐3 district allows for multi‐family dwellings and a range of non‐residential uses. The maximum floor area ratio (FAR) is 5.5 if the proposed FAR for the development includes 50 percent or more as residential uses, given the size of the Project Site and its frontage on two streets; an FAR of 3.0 is permitted for development containing less than 50 percent residential.

The impacts on zoning arising from adoption of the proposed CB‐3 district for the Project Site are generally beneficial in nature because the proposed Zoning supports the City’s vision to encourage a mixed‐use downtown with street level activity that will support local businesses, attract new residents, and further realize the potential of the downtown as the center of the city. The change in District classification from the B‐6 District to the CB‐3 District would facilitate residential and hotel development, among other things, that currently are not permitted in the B‐6 District. The Proposed Action would not only allow for a greater range of uses on the site, but would also allow for the development of a taller building(s) (maximum of 280 feet in the CB‐ 3 versus a maximum of 90 in the B‐6) and lower coverage (85% lot coverage in the CB‐3 versus 100% lot coverage in the B‐6). Potential shadow impacts resulting from the construction of a taller building(s) is analyzed in Chapter 3.2. The proposed zoning map is included as Figure 3.1‐3 and Tables 3.1‐6a and 3.1.6b below provide a comparison of the two zoning districts.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐21 July 2014 3.1 Land Use, Zoning, and Public Policy

Table 3.1‐6: Zoning Comparison between B‐6 and CB‐3 B‐6 CB‐3 District B‐6 CB‐3 Maximum Building 100% 85% Coverage Floor Area Ratio 2.5 (outside CPA) 3.0 or 5.51 Maximum Height 90 feet Up to 280 feet (from 91 to 280 feet maximum building coverage of 30%) Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007. Notes: 1 On development sites with a lot area greater than 50,000 SF with frontage on at least two streets, and where 50% or more of the total FAR is residential, the FAR may be increased from 3.0 to 5.5.

As shown in Table 3.16b, adoption of the proposed CB‐3 district for the Project Site would enable a number of uses to be permitted for future development or redevelopment. There are several uses, including fast‐food eating establishments, medical laboratories and nursery schools or day‐care centers, which are permitted uses in the B‐6 district but would require a special permit in the CB‐3 district. Any of these uses that are presently located on the Project Site may require a special permit to operate in the CB‐3 district.

In addition, there is one use, motor vehicle repair shops, which is allowable by special permit in the B‐6 district but is prohibited in the CB‐3 district. However, because this use is only allowable in the B‐6 district if the property is within the CPA, it has not been included in Table 3‐1‐6b given that the Project Site is not presently within the CPA and therefore motor vehicle repair shops would not currently be allowed by special permit. It should be noted that, in the CB‐3 district, motor vehicle repair shops are permitted accessory uses.

Table 3.1‐6a: Impact of Proposed CB‐3 Rezoning on Uses New Uses Allowed Residential Principal Permitted Uses . Multi‐family dwelling . Convents . Assisted living facility . Hotels . Extended stay hotels Special Permit Uses . Domiciliary care facilities, community residences or rooming houses Permitted Accessory Uses . Keeping of household pets . Parish houses or rectories . Dormitories as accessory to a private school, university, seminary or convent.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐22 July 2014 3.1 Land Use, Zoning, and Public Policy

Table 3.1‐6b: Impact of Proposed CB‐3 Rezoning on Uses, Continued Commercial/Office Principal Permitted Uses . Business or professional offices . Bars . Special Permit Uses . Auction houses . Outdoor dining . Fast food eating establishments1 . Membership clubs . Cabarets . Medical laboratories1 Permitted Accessory Uses . Office in residence of a professional person . Customary home occupations Institutional/Community Facility Principal Permitted Uses . Public schools; universities, colleges or seminaries . Offices for group education, training or counseling in building containing no residential uses . Radio stations Special Permit Uses . Nursery schools or day care centers1 . Emergency shelters . Overnight shelters for the homeless . Social service centers for homeless persons . Private secondary or elementary schools Parks and Recreation Principal Permitted Uses . Commercial indoor recreation facilities Special Permit Uses . Accessory swimming pools . Accessory tennis courts, paddle tennis courts or other similar courts . Health clubs Industrial/Transport Principal Permitted Uses . Motor vehicle sales or rental, including accessory repair shops, service stations or outdoor storage of motor vehicles Special Permit Uses . Commercial parking lots for private passenger vehicles, but not for storage of used or new motor vehicles for sale or for hire. . Stacked attendant parking (when in CPA) . Motor vehicle service stations. Accessory Permitted Uses . Private garages, carports or open parking for private passenger vehicles. Note: 1 Uses would change from permitted uses to special permit uses under CB‐3 zoning district. Source: City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐23 July 2014 3.1 Land Use, Zoning, and Public Policy

Rezoning the Project Site from B‐6 to CB‐3 is consistent with the pattern of existing zoning in the area surrounding the Project Site and in downtown White Plains in general. As shown on Figure 3.1‐3 below, the Project Site is bounded to the west, north and east by CB‐1, CB‐2 and CB‐3 districts, respectively. Thus, rezoning the Project Site to CB‐3 would effectively extend the existing CB‐3 district mapped along the east side of Hale Avenue west to South Broadway to capture the Project Site.

Given that the CB‐3 district allows for a higher FAR and higher maximum building height, the proposed rezoning from B‐6 to CB‐3 would not result in any nonconformities in terms of these two dimensional standards. However, given that the existing structure on the Project Site covers more than 85% of the total lot area, rezoning the parcel from B‐6 to CB‐3 would result in noncompliance in terms of maximum building coverage, until such time that the site is redeveloped.

Potential CB‐3 Development Scenarios As established in Chapter 2.0 Proposed Action, this DGEIS evaluates potential impacts of the Proposed Action across three maximum worst‐case development scenarios under the proposed CB‐3 district.

1. CB‐3 Maximum Residential Development Scenario 2. CB‐3 Maximum Commercial Development Scenario 3. CB‐3 Maximum Mixed Use Development Scenario

These three scenarios seek to maximize development potential under the proposed CB‐3 rezoning for a range of future worst‐case development scenarios recognizing that the CB‐3 district allow for a greater range of land uses and FAR scenarios than currently exist on the Project Site under the existing B‐6 district. These Maximum Worst‐Case Development Scenarios represent the upper limits of potential residential, commercial and mixed‐use development that could occur on the site in the future for purposes of the impact analysis. Table 3.1‐7 provides a breakdown of the projected uses, by gross square feet and bedroom mix assumptions used for the three Maximum Worst‐Case Development Scenarios.

Under all three development scenarios established in Table 3.1‐7, the proposed CB‐3 district would allow for the construction of buildings up to 280 feet tall with a maximum lot coverage of 85 percent. This maximum building height is consistent with the existing built environment in the surrounding area and downtown in general. For example, the property situated immediately to the north of the Project Site is Westchester One, the largest office building in White Plains, which is mapped in the CB‐3 (Core Business) District. It stands approximately 248 feet tall and contains approximately 852,000 SF of gross floor area on approximately 2.6 acres of land (including the adjacent parking structure). Along Maple Avenue there is a shopping center comprising approximately 245,000 SF of retail and restaurant space and standing approximately

60 SOUTH BROADWAY REZONING DGEIS 3.1‐24 July 2014 3.1 Land Use, Zoning, and Public Policy

100 feet in height known as The Source. The property situated to the east of the Project Site is mapped in the CB‐3 and contains the 14‐story Crowne Plaza hotel standing approximately 168 feet in height.

The allowable Floor Area Ratio (FAR) ranges from 3.0 for commercial only development to 5.5 for residential only or mixed use development. The range is consistent with the surrounding area, given that the CB‐3 district is already mapped in the downtown.

Zoning Consistency in the Study Area Rezoning the Project Site from B‐6 to CB‐3 is consistent with the pattern of existing zoning in the study area surrounding the Project Site and in downtown White Plains in general. As shown on Figure 3.1‐3, the Project Site is bounded to the west, north and east by CB‐1, CB‐2 and CB‐3 districts, respectively. Thus, rezoning the Project Site to CB‐3 would effectively extend the existing CB‐3 district mapped along the east side of Hale Avenue west to South Broadway to capture the Project Site.

Regarding the potential of the adoption of the proposed CB‐3 district for the Project Site to result in any additional rezoning changes in the study area, there is currently one other area zoned B‐6, the location of the Westchester Mall. There are no indications of any planned changes to the status of this property, as it appears to be operating successfully. If the owners of the Westchester Mall property were to apply for a rezoning to the CB‐3 district, such action would be subject to a separate and full environmental review under SEQRA.

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Table 3.1‐7: Maximum Worst‐Case Development Scenarios Under Proposed CB‐3 District – Dimensional Standards and Parking Requirements Proposed Action – Proposed Action – Proposed Action – Maximum Maximum Commercial Maximum Mixed Use Residential Scenario Scenario Scenario District CB‐3 CB‐3 CB‐3 Lot Area 3.58 acres 3.58 acres 3.58 acres Maximum Building 85% 85% 85% Coverage Floor Area Ratio 5.5 3.0 5.5 Gross Floor Area 858,000 468,000 SF 858,000 SF Use:  Non‐Residential 0 SF 468,000 SF (Total) 308,000 SF (Total) o Retail 0 SF 112,000 SF 112,000 SF o Restaurant 0 SF 23,000 SF 23,000 SF o Hotel/Restaurant 0 SF 104,000 SF (4,000 SF 104,000 (4,000 SF Restaurant) Restaurant) o Health Club 0 SF 0 SF 54,000 SF o Office 0 SF 229,000 15,000 SF  Residential 858,000 (Total) 0 SF 550,000 SF o Total Units 858 0 550 o Unit Mix 1/3 ‐ 1‐Bedroom N/A 1/3 ‐ 1‐Bedroom 2/3 – 2‐Bedroom 2/3 – 2‐Bedroom o Affordable Units 86 0 55 o Market Rate 772 0 495 Units Parking Standards Residential: 3.3/1,000 SF for 3.3/1,000 SF for 1/dwelling unit retail/restaurant; retail/restaurant; 3.3/1,000 for medical 3.3/1,000 for medical office; 2/1,000 SF for office; 2/1,000 SF for office; 1/room for hotel; office; 1/room for hotel; Residential: 1/dwelling Residential: 1/dwelling unit unit Required Parking ≈ 858 ≈ 1,075 ≈ 1,357 spaces Maximum Height Up to 280 feet Up to 280 feet Up to 280 feet Total Square Footage 858,000 SF 468,000 SF 308,000 SF Source: Urstadt Biddle Properties, Inc./Perkins Eastman Architects/BFJ Planning, 2013; City of White Plains Zoning Ordinance, 1981 as amended through June 4, 2007.

60 SOUTH BROADWAY REZONING DGEIS 3.1‐26 July 2014 CB-3

Project site

study area boundary (1/4 mile)

central parking area boundary

60 South Broadway Rezoning Project DGEIS Figure 3.1-3: proposed Zoning Map

White Plains, NY sour ce: bfj planning 3.1 Land Use, Zoning, and Public Policy

3.1.3.3 Impacts on Public Policy

The impacts on public policy arising from adoption of the proposed Zoning Code amendments are generally beneficial in nature, as discussed herein.

2006 City of White Plains Comprehensive Plan Revisions

The Proposed Action is consistent with each of the strategies established in the 1997 City of White Plains Comprehensive Plan and the 2006 Revisions, as listed above.

The Proposed Rezoning of the Project Site from the B‐6 (Enclosed Mall) District to the CB‐3 (Core Business) District, would act as a catalyst for the future redevelopment of the long‐failing Westchester Pavilion Mall. Such development and revitalization was called for in the City of While Plains Comprehensive Plan, White Plains Vision, A Plan For the 21st Century (1997, 2006). As noted, the project site is located within the City's Core Area as defined in the 2006 City of White Plains Comprehensive Plan Revisions. The Plan envisions the Core Area as a place to live, work, shop and spend quality leisure time. In addition, the Plan vision for the Core Area states that downtown residential development is a major economic tool for the City to create a truly livable, "walkable" urban environment with a 24/7 character that supports office and retail.

The CB‐3 rezoning would facilitate residential, hotel and some office development on the project site which uses currently are not permitted in the B‐6 District. The expansion of permitted uses on the Project Site, as well as additional height and bulk, would provide the City with opportunities for the productive re‐use of the Project Site that are in line with the goals of the Comprehensive Plan. The expanded range of permitted uses on the site will give future redevelopments the ability to better respond to market conditions and provide for the type of development that is consistent with development patterns in the downtown and have been expressly stated in the Comprehensive Plan. The Proposed Action will also help to integrate the Project Site into the downtown, by not only providing additional residents, workers and visitors in the downtown but by also providing opportunities for open space. Further, the Proposed Rezoning could foster opportunities to open up the site to pedestrians and vehicles travelling from Maple Avenue to South Broadway as a result of the decreased lot coverage requirements in the CB‐3 District (see discussion below), which improved pathways could link the downtown to the Bloomingdale Road corridor.

Westchester 2025 Among the 15 policies established in Westchester 2025, reference is made to two in particular that are directly related to land use and development patterns in the City of White Plains Core Area:

60 SOUTH BROADWAY REZONING DGEIS 3.1‐28 July 2014 3.1 Land Use, Zoning, and Public Policy

Policy #1: Channel development to centers: Channel development whenever possible to centers where infrastructure can support growth, where public transportation can be provided efficiently and where redevelopment can enhance economic vitality. Development should be consistent with defined community character and be designed to facilitate or enhance a smart growth fabric.

Policy #13: Define and protect community character: Encourage efforts to define the desired character of each municipality and neighborhoods within the broader, diverse palate of Westchester County. Support initiatives to adapt and establish land use policies and regulations that enhance that character through focus on location, setting, aesthetic design and scale of development as well as the public context of street life, tree canopy and utility placement.

The proposed rezoning of the project site from B‐6 to CB‐3 intends to allow for more intense development potential in terms of height and bulk allowances, as well as permitting a mix of residential and non‐residential uses on a single site. This type of higher‐density, mixed use development is appropriate in this location given that it is located in Downtown White Plains – specifically in the City’s Core Area – and its proximity to the White Plains Transit Center. As such, this Proposed Action is consistent with Policy #1 of Westchester 2025.

The Proposed Rezoning would facilitate the construction of a new, pedestrian‐friendly, multi‐use development incorporating broader uses allowed under the CB‐3 district designation, including retail, restaurant, office, hotel and multi‐family residential uses together with appurtenant parking. A key component of any future redevelopment would be its pedestrian orientation to Post Road and Hale Avenue linking the downtown to the existing retail uses along Maple Avenue. The redevelopment also would enable the South Broadway, Maple Avenue and Hale Avenue streetscapes to be upgraded.

These potential changes to the physical layout of the Project Site in terms of building orientation, circulation and linkages, as well as to the aesthetic design and scale of development of the property would result in enhancements to both the property itself and the surrounding public realm. This is consistent with Policy #13 of Westchester 2025.

Complete Streets Policy, City of White Plains Future redevelopment of this Project Site under the proposed CB‐3 district will provide opportunities to improve the circulation system within and around the property. Such opportunities are tied to decreased lot cover requirements in the CB‐3 district, which will facilitate the creation of improved pathways for pedestrians and vehicles. Any future application to redevelopment the site would be subject to the City of White Plains Complete Street Policy, which requires that the City’s Department of Public Works consider all modes of travel within its projects and evaluate the feasibility of implementing complete streets design features.

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3.1.4 Mitigation Measures

The Proposed Action which includes (1) the Proposed Rezoning of premises known and designated on the Tax Assessment Map of the City of While Plains as Section 125.84, Block 3, Lot 1 (60 South Broadway) from B‐6 (Enclosed Mall) to CB‐3 (Core Business District and (2) Extension of the Central Parking Area (CPA) boundary to include the Project Site, would facilitate additional residential, hotel and some office development on the Project Site which uses currently are not permitted in the B‐6 District. By allowing an increase in the permitted uses on the Project Site, as well as additional height and bulk, the City would be able to provide opportunities for the productive re‐use of the Project Site that are in line with the goals of the City’s Comprehensive Plan expressed above. Further, by expanding the range of permitted uses on the site, future redevelopment can better respond to market conditions and provide for the type of development that is consistent with development patterns in the downtown and have been expressly stated in the Comprehensive Plan.

Thus, the Proposed Action is not anticipated to result in any significant adverse impacts to land use, zoning, or public policy. Therefore, no mitigation measures are required. Any future site specific development of the Project Site under the proposed CB‐3 District would be subject to site plan review by the Common Council and site‐specific review under SEQR (6 NYCRR Part 617).

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