2018.10.29 Applicant Response to Zoning AnalysisRalph G. Mastromonaco, PE PC Consulting Engineers
Michael Izzo, October 29, 2018
Building Inspector
Village of Rye Brook
938 King Street,
Rye Brook, NY 10573 USPS
Re: 259 North Ridge Street
North Ridge Street Development
Rye Brook, NY
Dear Michael,
We received you Memorandum of October 19, 2018 entitled Revised Zoning Analysis: 259 North
Ridge Street, Subdivision of Land & FAH Housing. We offer the following responses to your
comments:
Lot 1 - FAH DWELLINGS 1A and 1B & SITE IMPROVEMENTS
R-15 Single Family Residential S.R.O.D. Zoning District
Comment: 1. §250-20.A., B., C. and D. Within the R-l5 Zone, the proposed 2-family use is not a
permitted principal use, not a permitted accessory use, not a use permitted at the
discretion of the Village Board, and not a use permitted at the discretion of the
Planning Board. However upon rezoning to the FAH District, the proposed use is a
permitted principal use under §250-26.1.F. (l) (b).
Response: The applicant is requesting a rezoning of Lot #1 to Fair and Affordable Housing
(FAH) and pursuant to §250-26.1.F. (l) (b), and requesting approval of the two-
family use.
Comment: 2. §250-20.A., B., C. and D. / §250-4.B. The proposed construction of two detached
dwellings on a single lot regardless of the number of families is not a permitted
principal use, not a permitted accessory use, not a use permitted at the discretion of
the Village Board, and not a use permitted at the discretion of the Planning Board in
either the R-15 zone or in the FAH zone. Therefore the applicant would need to
pursue one of the following options;
a. The applicant would need a BOT waiver pursuant to §250-26. 1 .F.(3)(a) from the
requirement in §250-4.B. which permits only one main building per lot, except for
nonresidential and multifamily where such uses are permitted, OR
b. The BOT would need to pass a local law amending §250-26.1. clarifying that more
than one main building per lot is permitted within the FAH zone.
Response: The applicant is requesting such a waiver as outlined in your option “a”,
above.
Ralph G. Mastromonaco, PE PC Consulting Engineers
2 North Ridge Street Development
Comment: 3. §250-20. G. (1) / 250-7.F. (6) (b). The minimum required front yard setback within
the S.R.O.D. is 60 feet. Both proposed 2-family FAH dwellings are proposed with a
30 foot front yard setback. Therefore a front yard setback waiver of 30 feet will be
required for both building.
Response: The applicant is requesting the waiver pursuant to §250-26.1.F. (3) (a) due to
the topography of the site.
Comment: 4. §250-7.F.(6)(c). The minimum required vegetative buffer along North Ridge Street
within the S.R.O.D. is 35 feet. Both 2-family FAH buildings are proposed to be set 30
feet from the front property line. Therefore an S.R.O.D. vegetative buffer waiver of 5
feet will be required for both buildings.
Response: The applicant is requesting the waiver from the required vegetative buffer
pursuant to §250-26.1.F. (3) (a).
Comment: 5. §250-6.G.(1) (d)[2]. The minimum required front yard setback for any unenclosed
off-street parking facility is 25 feet. Both 2-family FAH buildings are proposed to be
provided with a parking court encroaching to within 14.7 feet of the front lot line.
Therefore a front yard unenclosed off-street parking setback waiver of 10.3 feet will
be required for both FAH parking courts.
Response: The five (5) required parking spaces for the affordable units are shown as two
(2) spaces in each garage and three (3) unenclosed spaces located 55’ from
the property line. The area perceived as a parking court is actually an
additional turnaround area. All unenclosed parking is located greater than 25’
from the front property line. If requested, we can stripe the turnaround area
with a “No Parking” sign.
Comment: 6. §250-20.1.(1). The maximum allowable front height setback ratio is .60. The
proposed construction of FAH Building 1A will result in a front height setback ratio of
.88. Therefore a front height setback ratio waiver of .28 will be required for FAH
Building 1A.
Response: The applicant is requesting the waiver from the required height setback
pursuant to §250-26.1.F. (3) (a).
Comment: 7. §250—20.1.(1). The maximum allowable front height setback ratio is .60. The
proposed construction of FAH Building 1B will result in a front height setback ratio of
.82. Therefore a front height setback ratio waiver of .22 will be required for FAH
Building 1B.
Response: The applicant is requesting the waiver from the required height setback
pursuant to §250-26.1.F. (3) (a).
Comment: 8. §250-20.1.(2). The maximum allowable side height setback ratio is L60. The
proposed construction of FAH Building 18 will result in a side height setback ratio of
2.20. Therefore a side height setback ratio waiver of .60 will be required for FAH
Building 1B.
Response: The applicant is requesting the waiver from the required height setback
pursuant to §250-26.1.F. (3) (a).
Ralph G. Mastromonaco, PE PC Consulting Engineers
3 North Ridge Street Development
Lot 2 EXISTING SINGLE FAMILY DWELLING
R-15 Single Family Residential S.R.O.D. Zoning District
Comment: 1. §250-20.g.1 / 250-7.F.(6)(b). The minimum required front yard setback within the
S.R.O.D. is 60 feet. The proposed side addition will result in a front yard setback of
27.4 feet. The applicant must redesign the addition or seek relief from the Zoning
Board of Appeals.
Response: The dwelling is existing non-conforming. If Code Enforcement requires Zoning
Board review we will apply after the subdivision is complete.
Comment: 2. §250-20.g.(1) / 250-7.F.(6)(b). The minimum required vegetative buffer along
North Ridge Street within the S.R.O.D. is 35 feet. The proposed side addition will
result in a 27.4 foot vegetative buffer. The applicant must redesign the addition or
seek relief from the Zoning Board of Appeals.
Response: The dwelling is existing non-conforming. If Code Enforcement requires Zoning
Board review we will apply after the subdivision is complete.
We hope our responses clarify some of the information in your comments.
Please call if you have questions or require additional information.
Sincerely,
Ralph G. Mastromonaco, PE
RGM/mte
Cc: Lou Larizza w/o enclosure
Anthony Zaino w/o enclosure
Michael Nowak
Chris Bradbury