HomeMy WebLinkAbout16 - AppendixVILLAGE OF RYE BROOK
COMPREHENSIVE PLAN
APPENDIX
June 2014
APPENDIX A
PUBLIC WORKSHOP SUMMARIES
1
Village of Rye Brook Comprehensive Plan
Opening Public Workshop Summary Report
Rye Brook, New York
Prepared on behalf of:
The Village of Rye Brook
938 King Street
Rye Brook, New York 10573
www.ryebrook.org
Prepared by:
BFJ Planning
115 Fifth Avenue
New York, NY 10003
(212) 353-7474
www.bfjplanning.com
July 29, 2013
www.planryebrook.org
ACKNOWLEDGEMENTS
VILLAGE OF RYE BROOK
Mayor Paul S. Rosenberg
Trustee Susan R. Epstein
Trustee David M. Heiser
Trustee Jason A. Klein
Trustee Jeffrey B. Rednick
COMPREHENSIVE PLAN ADVISORY COMMITTEE
Carol Goodman, Chair
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Jeffrey Rednick, Board of Trustees Liaison
Chris Bradbury, Village Administrator, ex officio
Joan Feinstein, ex officio
CONSULTANT TEAM
Frank Fish, FAICP, BFJ Planning
Susan Favate, AICP, PP, BFJ Planning
Michael Keane, AICP, BFJ Planning
Jonathan Martin, Ph.D., AICP, BFJ Planning
Tina Lund, AICP, Urbanomics
Funded in part by a grant from the Hudson River Valley Greenway
TABLE OF CONTENTS
I. Introduction ......................................................................................................................... 1
II. Workshop Agenda .............................................................................................................. 3
III. BFJ Planning Presentation ................................................................................................... 4
IV. Roundtable Discussions ...................................................................................................... 5
V. Conclusion ......................................................................................................................... 8
Appendix: Workshop Presentation
1
I. INTRODUCTION
The Village of Rye Brook Comprehensive Plan
In the fall of 2012, the Village of Rye Brook began the process of preparing its first-ever
Comprehensive Plan. Although the Village has an extensive history of plans that cover a
range of specific topics, it has never before had in place a comprehensive planning
document to guide future decisions on development, zoning and capital spending.
The Comprehensive Plan will build on prior planning efforts and establish a policy guide
for land use within the Village. It will be a living document that outlines a vision for Rye
Brook’s future and establishes clear strategies for achieving that vision. The
comprehensive planning process also represents the culmination of a unique and
innovative partnership with the Westchester County Department of Planning, which
completed in May 2012 an extensive report, Village of Rye Brook Planning Base Studies: A
Detailed Study of Existing Conditions, in a pilot project to demonstrate how the County
and Village planning documents can inform and support each other. This report, together
with the past Village planning studies, will form the baseline discussion for the
Comprehensive Plan effort.
Citizen participation is a central element of the
comprehensive planning process. The opening
public workshop was the first of a series of
outreach initiatives, which will include three
additional public workshops as well a public
survey. The insights, information and feedback
gathered from the public during these
outreach efforts will help shape the vision for
Rye Brook’s future.
Summary of the Opening Public Workshop
This report summarizes the results of the opening public workshop, which was held on
Monday, June 10, 2013, at 8 p.m. at the Village of Rye Brook Offices, 938 King Street.
The workshop was attended by approximately 35 residents, stakeholders and members of
the Comprehensive Plan Advisory Committee, who shared their ideas and experiences to
inform the planning process.
Christopher Bradbury, Village Administrator, greeted participants and then introduced
Carol Goodman, Chair of the Committee. Ms. Goodman provided brief comments on the
2
planning process and then introduced members of the Committee and planning
consultants, BFJ Planning.
BFJ Planning then presented an overview of the comprehensive planning process,
including the purpose of the comprehensive plan, the key components of the
comprehensive plan, the process by which the comprehensive plan is created and
adopted and the project schedule. The presentation also provided an overview of existing
conditions in Rye Brook, including current land use, transportation, housing and
demographic trends over the past 10 years.
Following the presentation and brief coffee break, participants split into roundtable
discussion groups corresponding to the following four planning topics:
Overall Vision and Goals
Land Use and Zoning
Commercial Center and Office Uses
Environment, Open Space and Sustainability
With handout materials and maps as a
starting point, the roundtable participants
discussed their respective topics. At each
table was a member of the BFJ consultant
team to facilitate the discussion, as well as
Village staff and Committee members. A
“scribe” was appointed at each table to
compile the key discussion points.
Following the roundtable discussions, participants reconvened and a representative from
each table presented a summary of the issues discussed at their respective table. The
presentations were beneficial for all the attendees because they provided an opportunity
to hear all the points discussed and to see the interconnectedness of key issues facing Rye
Brook. Understanding how these issues are related is a critical step in the development of
an overall vision for the Village.
3
II. WORKSHOP AGENDA
Village of Rye Brook Comprehensive Plan
Opening Public Workshop
Monday, June 10, 2013, 8 p.m.
1. Introduction and Opening Remarks
Christopher Bradbury, Village Administrator
Carol Goodman, Chair, Comprehensive Plan Advisory Committee
2. Presentation by BFJ Planning
3. Coffee Break
4. Roundtable Discussion Sessions
Overall Vision and Goals
Land Use and Zoning
Commercial Center and Office Uses
Environment, Open Space and Sustainability
5. Public Sharing of Items Discussed at the Roundtable Groups
6. Wrap-up
4
III. BFJ PLANNING PRESENTATION
Project Summary
Frank Fish, Principal of BFJ Planning, provided an overview of the comprehensive
planning process, including the purpose of the comprehensive plan, the key components
of the comprehensive plan, the process by which the comprehensive plan is created and
adopted and the project schedule.
Existing Conditions
Susan Favate, Project Manager with BFJ Planning, described existing conditions in the
Village of Rye Brook, including:
Land Use: Rye Brook is primarily comprised of single-family residential homes, with many
of the newer subdivisions part of homeowners associations. The Village is also home to
several public and private open space resources, including the Town of Rye’s Crawford
Park, two golf courses, homeowners’ association lands and public school recreational
facilities. The Village’s main commercial center is concentrated at South Ridge Street and
Bowman Avenue, while key office uses are located on Westchester Avenue and King Street.
Vehicular Transportation: Rye Brook is served by two limited access roadways, I-287 and
the Hutchinson River Parkway. Major arterials are Westchester Avenue, King Street, Ridge
Street and Lincoln Avenue.
Transit: Westchester County’s Beeline Bus System provides public bus service to Rye Brook.
The Village is not served by a commuter rail line; the closest commuter rail stations are in
the Village of Port Chester and the City of Rye.
Demographics: According to U.S. Census 2012 population estimates, Rye Brook’s current
population is 9,450, a nearly 10% increase since 2000.
Households and Housing: Rye Brook contains a total of 3,603 housing units, 96% (3,461)
of which are occupied, according to the 2010 U.S. Census. Owner-occupied housing
units comprise 80% of this total, or 2,773 units. Of the occupied units, 74% (2,556 units)
are categorized as Family Households, while 26% (905 units) are Non-Family Households.
Following the discussion of existing conditions, Mr. Fish presented some preliminary
design and placemaking ideas for the Village’s primary commercial area. These ideas
focused on several concepts including improving pedestrian connectivity, re-thinking
setbacks and frontages, strengthening active frontages, creating gateways and protecting
the surrounding residential neighborhoods.
5
IV. ROUNDTABLE DISCUSSIONS
During the roundtable discussion session, participants gathered to explore and comment
on key issues confronting Rye Brook. The four roundtable topics were: Overall Vision and
Goals; Land Use and Zoning; Commercial Center and Office Uses; and Environment,
Open Space and Sustainability. Discussions were, in part, framed by a set of questions
specific to each roundtable’s respective theme.
The following section highlights the key points raised at each roundtable:
1. Overall Vision and Goals
Assets
Modest size village
Public schools
Residential neighborhoods
Proximity to New York City
Good highway access
Shared municipal services
Challenges
Preservation and enhancement of open space
Stormwater management
Traffic congestion along north-south roadways, especially King Street
Taxes
Airport noise
Recommendations
Establish a “sense of place” in Rye Brook, e.g. improving the commercial center
Need for more housing options for aging population to allow residents to age in place
Population diversity should be maintained through affordable housing options
Maintain and enhance open space resources
Create attractive commercial corridors
6
2. Land Use and Zoning
Challenges
Flooding issues, particularly around Blind Brook
Current location of DPW is a constraint on development opportunities in the
commercial center
Village is not pedestrian/bicycle-friendly
Potential impacts of proposed ice rink
Westchester Avenue – A State road that is not adequately maintained in appearance
Recommendations
Establish a “Village center”
Focus new affordable housing in the northern portion of Village
Relocate DPW to compost center on Lincoln Avenue
Relocate Senior Center
Purchase and redevelop Valero Gas Station property
Make Rye Brook more pedestrian- and bicycle-friendly
Investigate possible means by which the Village can enhance the State-owned
Westchester Avenue
Evaluate the possibility of constructing an all-purpose community center
3. Commercial Center and Office Uses
Challenges
Rye Brook’s commercial center was unplanned and uncoordinated.
Commercial center is not pedestrian-friendly. Visitors have to drive between properties.
Eating establishments are now a greater presence, resulting in different impacts than
traditional retail stores.
There are an excessive number of pharmacies, dry cleaners and banks.
Current zoning requires large setbacks from the front lot line (see newly developed TD
Bank).
Office space vacancies; existing tenants sometimes use the potential to locate in Rye
Brook as leverage to negotiate eventual re-location to Greenwich or Stamford
Recommendations
Evaluate the feasibility of burying utility lines
Gateway treatments at key points of entry into Rye Brook should be installed
Landscape commercial parking lots
7
Village needs a “destination” restaurant
Need to attract a greater diversity of commercial uses (e.g. drinking establishment,
bookstore)
Westchester Avenue between Ridge Street and Hawthorne Avenue should be zoned for
office use, consistent with existing uses
Office space vacancy rates need to be studied for potential re-use opportunities
(especially 800 King Street)
Rye Brook should evaluate the feasibility of acquiring Crawford Park in the event the
Town of Rye is dissolved. This is the Village’s “Central Park.”
Include Washington Park Plaza in “Design and Placemaking” concepts.
Analyze intersection of South Ridge Street and Bowman Avenue for improvement
4. Environment, Open Space and Sustainability
Challenges
Garibaldi Park needs upgrades and ongoing maintenance
Flooding/stormwater management are issues, especially around Blind Brook
There is no community/recreation center
Athletic fields are “maxed out” for usage
Rye Brook is not pedestrian-friendly
Entrance into Crawford Park from North Ridge Street is unsafe for pedestrians
Recommendations
Evaluate potential opportunities to install a community pool and recreation center
Install crosswalk and yield for pedestrian sign at North Ridge Street entrance to
Crawford Park
Village commercial center needs better landscaping (street trees, flower pots) and
pedestrian amenities (sidewalks, benches)
Address stormwater management on a Village-wide basis
Identify spaces where community gardens could be created
Install pedestrian-scale, LED street lighting
Utility lines for any new development should be buried
8
V. CONCLUSION
The Comprehensive Plan Opening Public Workshop was successful in attracting an
engaged group of residents and stakeholders who were eager to discuss a range of issues
confronting Rye Brook. While participants were asked to choose one general topic area
for roundtable discussion, the table presentations at the end of the workshop
demonstrated that the five main discussion areas (overall vision and goals; land use and
zoning; commercial center and office uses; and environmental, open space and
sustainability) are interconnected and can significantly affect one another.
Within the wide array of issues discussed at the workshop, several key recommendations
emerged as areas of focus for the Comprehensive Plan:
Rye Brook is currently an automobile-centric community. The Village needs to become
more pedestrian-friendly, especially in the commercial center.
The Village’s commercial area has the potential to establish a sense of place and
arrival, and should be prioritized for improvement in terms of creating a more
pedestrian-friendly environment and encouraging a more diverse range of businesses
that target a wider population, both local and regional.
Flooding is a major issue confronting the Village. Stormwater management initiatives
should continue to be put in place, addressing the issue on a Village-wide basis.
Village of Rye Brook
Comprehensive Plan
Opening Public Workshop
June 10, 2013
Introductions
Consultants
Mayor Paul S. Rosenberg
Christopher Bradbury, Village Administrator
David Burke, Assistant to the Administrator
Comprehensive Plan Advisory Committee
Carol Goodman, Chair
Village of Rye Brook
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Frank Fish, BFJ Planning
Susan Favate, BFJ Planning
Michael Keane, BFJ Planning
Jonathan Martin, BFJ Planning
Tina Lund, Urbanomics
Jeffrey Rednick, Trustee
Joan Feinstein, ex officio
Agenda
Presentation Roundtable
Discussions
Wrap‐UpCoffee
Break!
8:00 8:30 9:308:45
What is a Comprehensive Plan?
States where a community has been, where it is now, and where it wants to go
Sets forth goals and recommended actions to ensure a community grows in
an orderly, well-thought out fashion, and that its needs are met
The comprehensive plan itself is not a regulation
Any new land use regulation or amendment (e.g. a rezoning) must be in
accordance with a well-reasoned comprehensive plan
Why is Rye Brook Doing a Comprehensive Plan?
Significant prior planning efforts, but no
unifying plan
Need for policy guide to set future land-use
decisions in Village
Work with County on baseline studies allows
for focus on visioning, public outreach
Who Prepares the Comprehensive Plan?
Village of Rye Brook Consultant Team
Comprehensive Plan Advisory Committee
Residents, Business Owners
& Community Stakeholders
Village Board of Trustees
How Can You Get Involved?
Sign up for updates at planryebrook.org
Participate in upcoming online survey
Attend visioning sessions in fall
Comprehensive Plan Chapters
1. Introduction: Vision and Goals
2. History & Regional Context
3. Demographics
4. Land Use & Zoning
5. Natural Resources & Stormwater Management
6. Parks, Recreation & Open Space
7. Transportation
8. Infrastructure & Utilities
9. Housing & Residential Development
10. Large-Scale Commercial Development
11. Central Business District
12. Community Character & Historical Resources
13. Future Land Use Plan
14. Implementation
Project Schedule
Regional Location
One of three villages located within the
Town of Rye
Adjacent to major office corridor
(I-287 - Platinum Mile)
Contains portion of Westchester County
Airport
Land Use
Primarily single-family residential, many
newer subdivisions located in homeowners
associations
Significant open space, public and private
Major office uses on Westchester Avenue,
King Street
Commercial center located at Ridge Street
and Bowman Avenue
Vehicular Transportation
Limited access roadways: I-287,
Hutchinson River Parkway
Major arterials: Westchester Avenue,
King Street
Collector roads: Lincoln Avenue, Bowman
Avenue, Ridge Street, Anderson Hill Road
Metro-North access in Port Chester and Rye
Westchester Beeline service available in
northern and southern portions of Village
Transit
Parks and Open Space
Largest park is Town’s Crawford Park
Schools provide important recreational
facilities
Significant private open space (two golf
courses, homeowners association lands)
Where Are We Now?
Population (2012): 9,450
Change 2000-2012: +9.8%
Town of Rye (unincorporated)
Where Are We Now?
Age Distribution, 2000 and 2010
Where Are We Now?
Race & Ethnicity, 2000 and 2010
Race and Ethnic Origin 2000 2010
White Alone 7,602 (88.4%) 7,621 (81.5%)
Black or African American 80 (0.9%)131 (1.4%)
Asian Alone 366 (4.3%) 417 (4.5%)
Other 86 (1%)144 (1.5%)
Hispanic or Latino 468 (5.4%) 1,034 (11.1%)
Where Are We Now?
Housing Units
Total Housing Units (2010): 3,603
Occupied: 3,461 (96%)
Owner Occupied: 2,773 (80%)
Renter-Occupied: 688 (20%)
Households
Family Households: 2,556 (74%)
Non-Family Households: 905 (26%)
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
SOUTH RIDGE STREET “CENTER”
LOOKING NORTHWEST Port Chester
Middle School
Port Chester
Middle School
Rye Ridge
Shopping Center
Rye Ridge
Shopping Center Ryebrook PlazaRyebrook Plaza
Wells Fargo BankWells Fargo Bank
Hudson City BankHudson City Bank
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Sidewalk Missing
Sidewalk Functional
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity
Sidewalk Improvements
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity•Address Setbacks and Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity• Evaluate Setbacks and Frontages•Strengthen Active Frontages
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
Active Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity• Evaluate Setbacks and Frontages• Strengthen Active Frontages•Recognize Key Sites
Valero Gas StationValero Gas Station
Future Bank and Residential Uses (?)
Future Bank and Residential Uses (?)
Municipal DPW YardMunicipal DPW Yard
Valero Gas StationValero Gas Station
Former Mobil Gas StationFormer Mobil Gas Station
DPW YardDPW Yard
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
Active Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity• Evaluate Setbacks and Frontages• Strengthen Active Frontages• Recognize Key Sites•Improve Public/Built Environment
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
Active Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity• Evaluate Setbacks and Frontages• Strengthen Active Frontages• Recognize Key Sites• Improve Public/Built Environment
•Create Gateways
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
Active Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
PRELIMINARY CONCEPTS
•Improve Pedestrian Connectivity• Evaluate Setbacks and Frontages• Strengthen Active Frontages• Recognize Key Sites• Improve Public/Built Environment
• Create Gateways•Protect Residential Environment
Sidewalk Missing
Sidewalk Functional
Sidewalk Improvements
Active Frontages
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
Interview for Consulting Services
November 19, 2012
PRELIMINARY IDEAS ON DESIGN AND PLACEMAKING
What Happens Next?
8:30 Coffee Break
8:45 Roundtable Discussions
9:30 Wrap Up
Roundtables
Overall Vision and Goals
Land Use and Zoning
Commercial Center and Office Uses
Environmental, Open Space and Sustainability
1
Village of Rye Brook Comprehensive Plan
Second Public Workshop Summary Report
Rye Brook, New York
Prepared on behalf of:
The Village of Rye Brook
938 King Street
Rye Brook, New York 10573
www.ryebrook.org
Prepared by:
BFJ Planning
115 Fifth Avenue
New York, NY 10003
(212) 353-7474
www.bfjplanning.com
October 28, 2013
www.planryebrook.org
ACKNOWLEDGEMENTS
VILLAGE OF RYE BROOK
Mayor Paul S. Rosenberg
Trustee Susan R. Epstein
Trustee David M. Heiser
Trustee Jason A. Klein
Trustee Jeffrey B. Rednick
COMPREHENSIVE PLAN ADVISORY COMMITTEE
Carol Goodman, Chair
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Jeffrey Rednick, Board of Trustees Liaison
Chris Bradbury, Village Administrator, ex officio
Joan Feinstein, ex officio
CONSULTANT TEAM
Frank Fish, FAICP, BFJ Planning
Susan Favate, AICP, PP, BFJ Planning
Michael Keane, AICP, BFJ Planning
Jonathan Martin, Ph.D., AICP, BFJ Planning
Tina Lund, AICP, Urbanomics
Funded in part by a grant from the Hudson River Valley Greenway
TABLE OF CONTENTS
I. Introduction ......................................................................................................................... 1
II. Workshop Agenda .............................................................................................................. 3
III. BFJ Planning Presentation ................................................................................................... 4
IV. Roundtable Discussions ...................................................................................................... 5
V. Conclusion ......................................................................................................................... 8
Appendix: Workshop Presentation
1
I. INTRODUCTION
The Village of Rye Brook Comprehensive Plan
In the fall of 2012, the Village of Rye Brook began the process of preparing its first-ever
Comprehensive Plan. Although the Village has an extensive history of plans that cover a
range of specific topics, it has never before had in place a comprehensive planning
document to guide future decisions on development, zoning and capital spending.
The Comprehensive Plan will build on prior planning efforts and establish a policy guide
for land use within the Village. It will be a living document that outlines a vision for Rye
Brook’s future and establishes clear strategies for achieving that vision. The
comprehensive planning process also represents the culmination of a unique and
innovative partnership with the Westchester County Department of Planning, which
completed in May 2012 an extensive report, Village of Rye Brook Planning Base Studies: A
Detailed Study of Existing Conditions, in a pilot project to demonstrate how the County
and Village planning documents can inform and support each other. This report, together
with the past Village planning studies, will form the baseline discussion for the
Comprehensive Plan effort.
Citizen participation is a central element
of the comprehensive planning process.
The project involves a series of outreach
initiatives, including a total of four public
workshops, as well a public survey. The
insights, information and feedback
gathered from the public during these
outreach efforts will help shape the
vision for Rye Brook’s future.
Summary of the Second Public Workshop
This report summarizes the results of second public workshop, which was held on Monday,
October 28, 2013, at 8 p.m. at the Village of Rye Brook Offices, 938 King Street. The
workshop was attended by approximately 40 residents, stakeholders and members of the
Comprehensive Plan Advisory Committee (CPAC), who shared their ideas and
experiences to inform the planning process.
Carol Goodman, Chair of the CPAC, greeted participants, provided brief comments on
the planning process and then introduced planning consultants, BFJ Planning.
2
BFJ Planning then presented an overview of the comprehensive planning process,
including the purpose of the comprehensive plan, the key components of the
comprehensive plan, the process by which the comprehensive plan is created and
adopted and the project schedule. The presentation then summarized the results of the
online public survey; and outlined a series of initial recommendations related to land use
and zoning, parks and open space and the “Village Center” area. Section III below
summarizes the presentation in its entirety.
Following the presentation and brief coffee break, participants split into roundtable
discussion groups corresponding to the following four planning topics:
Overall Vision and Goals
Land Use and Zoning
“Village Center”
Parks and Open Space
With handout materials and maps as a starting point, the roundtable participants
discussed their respective topics. Each table had a member of the BFJ consultant team,
Committee member or Village staffer to facilitate the discussion. A “scribe” was appointed
at each table to compile the key discussion points.
Following the roundtable discussions,
participants reconvened and a
representative from each table
presented a summary of the issues
discussed at their respective table.
The presentations were beneficial for
all the attendees because they
provided an opportunity to hear all
the points discussed and to see the
interconnectedness of key issues
facing Rye Brook. Understanding how
these issues are related is a critical
step in the development of an overall
vision for the Village.
3
II. WORKSHOP AGENDA
Village of Rye Brook Comprehensive Plan
Opening Public Workshop
Monday, October 28, 2013, 8 p.m.
1. Introduction and Opening Remarks
Carol Goodman, Chair, Comprehensive Plan Advisory Committee
2. Presentation by BFJ Planning
3. Coffee Break
4. Roundtable Discussion Sessions
Overall Vision and Goals
Land Use and Zoning
“Village Center”
Parks and Open Space
5. Public Sharing of Items Discussed at the Roundtable Groups
6. Wrap-up
4
5
III. BFJ PLANNING PRESENTATION
Project Summary
Frank Fish, Principal of BFJ Planning, provided an overview of the comprehensive
planning process, including the purpose of the comprehensive plan, the key components
of the comprehensive plan, the process by which the comprehensive plan is created and
adopted and the project schedule.
Public Survey
Susan Favate, Senior Associate of BFJ Planning, summarized the results of the online
public survey, which was held from August 15 to October 1, 2013, and completed by 863
people. Items discussed include the characteristics of the participants, key assets and
issues raised related to Rye Brook’s commercial area, community services, housing, parks
and recreation, open space and transportation.
Land Use and Zoning
Mr. Fish outlined the existing land use and zoning conditions in Rye Brook, noting in
particular the development potential within the Village, as calculated by the Westchester
County Department of Planning, which identified significant potential at Blind Brook
Country Club. Based on that analysis, he discussed several zoning options which could be
used alone or in combination to control potential future development at the site:
Rezoning the property to an open space/recreation district
Rezoning the property to a lower-density (R-25 or R-30) residential district
Requiring that any subdivision be a conservation (cluster) plan
Next, Mr. Fish presented some initial ideas for zoning actions in the “Village Center” area
of Rye Brook, including eliminating the OB-S zone presently mapped at 90 Ridge Street
and Washington Park Plaza; reducing front yard setbacks in the C1 and C1-P zones;
allowing multifamily residential uses in the C1 and C1-P zones by special permit; allowing
offices in the R2-F zone by special permit; and looking at the potential for an overlay zone
in the Village Center area to provide flexibility of use and area/bulk standards and
conformance with design guidelines.
Parks and Open Space
Ms. Favate summarized the existing parks and open space conditions in the Village and
discussed several preliminary recommendations:
Enhancements to Garibaldi Park, including replacement of certain
equipment, options to screen the adjacent shopping center and targeted
acquisition of adjoining properties to expand the park.
6
Improvements to existing passive spaces (signage, wayfinding, paths,
benches, trash cans, etc.).
Strategically linking existing passive spaces (e.g. Roanoke Park and the
future Bowman Avenue Park).
Looking at future new acquisitions or further development of parks,
including Crawford Park (in the event of a Town of Rye dissolution), a
community pool/recreation center and a dog park.
Village Center
Mr. Fish went through the existing context for the Village Center area of Rye Brook,
generally centered along South Ridge Street between Westchester and Bowman Avenues,
including land use, pedestrian connectivity and commercial frontages. He then outlined
some initial suggestions, including new or enhanced sidewalks, frontage improvements
and the potential for design guidelines.
After the presentation, workshop participants took a brief coffee break and then grouped
into four roundtable discussion sessions covering the following topics:
Overall Vision and Goals
Land Use and Zoning
Commercial “Village” Center
Parks and Open Space
The next section summarizes the discussion and comments at each roundtable.
7
IV. ROUNDTABLE DISCUSSIONS
During the roundtable discussion session, participants gathered to explore and comment
on key issues confronting Rye Brook. The four roundtable topics were: Overall Vision and
Goals; Land Use and Zoning; “Village Center”; and Parks and Open Space. Discussions
were, in part, framed by a set of questions specific to each roundtable’s respective theme.
The following section highlights the key points raised at each roundtable:
1. Overall Vision and Goals
Recommendations
Westchester County Airport should not expand.
Build on the Rye Brook “brand”: mature trees, positive community events.
Implement better pedestrian and bicycle connections between the Village Center and
surrounding residential areas.
Look at providing more traffic lights or adjusting existing ones to address traffic issues.
Provide senior citizen transit options to and from Village Center.
Rezone Blind Brook Country Club for open space/recreation.
2. Land Use and Zoning
Recommendations
Three zoning alternatives for Blind Brook Country Club were discussed:
1) Open space and recreation
2) R-25 or R-30
3) Conservation (cluster) subdivision.
Of these options, the table preferred an open space/recreation zone for the Blind
Brook Country Club property. If circumstances change in the future, the site could be
rezoned to a low-density residential use, with a provision for cluster development.
Multifamily residential development should not be supported in the Village Center, but
mixed use (residential over ground-floor retail) should be considered.
Create a “sense of place” in the Village Center.
3. Village Center
Recommendations
Create a “sense of place” in the Village Center.
Must look at Village Center comprehensively, not site-specific.
8
A Business Improvement District (BID) could be considered to promote improvements
to sidewalks, landscaping, signage, lighting, maintenance, etc. However, it is unclear
whether there is enough of a tax base or business base to support a BID. The pros
and cons should be weighed.
Create a pedestrian circulation network.
Evaluate the feasibility of burying utility lines in order to construct a comprehensive
sidewalk/pedestrian walkway network.
Implement signage/wayfinding/branding in the Village Center.
Implement design standards (façade, streetscape, overall public realm).
Focus on streetscape improvements along east side of South Ridge.
Evaluate the R2-F district south of Village Center along Ridge Street consider rezoning
the parcels along Ridge Street for mixed-use (residential over retail).
Evaluate and identify ways in which the Port Chester Middle School and the Shopping
Center can better co-exist in terms of parking, traffic patterns and pedestrian
circulation.
4. Parks and Open Space
Recommendations
Agreement that a community pool/recreation center needs to be comprehensively
studied; group was unsure whether such a facility could be supported by Village
residents.
Potential locations for a recreational center: 900 King Street or near Hutchinson River
Parkway and N. Ridge St.
There is a shortage of indoor gym space, which affects recreational programming.
Land behind 800 Westchester Avenue between Old Kraft property and PCMS might
be evaluated for conversion to recreational use.
Encourage pedestrian/bicycle connectivity among parks and open spaces. In the
southern portion of the Village, focus on providing sidewalks; in the northern portion,
look at “share the road” signage.
Artificial turf at Garibaldi Park is not financially feasible.
Dog parks need further evaluation in terms of potential location/size; however, they
should not be located near residential areas.
Automobile parking is needed near Pine Ridge Park, as well as sidewalks.
Plan should address stormwater management infrastructure and funding.
9
V. CONCLUSION
The second public workshop was successful in attracting an engaged group of residents
and stakeholders who were eager to discuss several key planning issues that will be
addressed in the Comprehensive Plan. While participants were asked to choose one
general topic area for roundtable discussion, the table presentations at the end of the
workshop demonstrated that the four main discussion areas (overall vision and goals;
land use and zoning; Village Center; and parks and open space) are interconnected and
can significantly affect one another.
Within the wide array of issues discussed at the workshop, several key recommendations
emerged as areas of focus for the Comprehensive Plan:
Rye Brook is currently an automobile-centric community. The Village needs to become
more pedestrian-friendly, especially in the Village Center.
The Village’s commercial area (“Village Center”) has the potential to establish a sense
of place and arrival, and should be prioritized for improvement in terms of creating a
more pedestrian-friendly environment, encouraging a more diverse range of
businesses and promoting strong architectural design. Mixed-use development
(residential or office over commercial uses) was supported for this area.
Although there is no indication that the Blind Brook Country Club will change its use
or redevelop in the short- or even long-term, the workshop participants supported
rezoning this property to an open space/recreation zone, to ensure that it remains
preserved in its current use. If circumstances were to change at some point in the
future, participants were open to considering a low-density residential zone at the site,
with a provision for cluster subdivision.
10
Village of Rye Brook
Comprehensive Plan
Second Public Workshop
October 28, 2013
Introductions
Consultants
Mayor Paul S. Rosenberg
Christopher Bradbury, Village Administrator
David Burke, Assistant Village Administrator
Comprehensive Plan Advisory Committee
Carol Goodman, Chair
Village of Rye Brook
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Frank Fish, BFJ Planning
Susan Favate, BFJ Planning
Michael Keane, BFJ Planning
Jonathan Martin, BFJ Planning
Tina Lund, Urbanomics
Jeffrey Rednick, Trustee
Joan Feinstein, ex officio
Agenda
Presentation Roundtable
Discussions
Wrap‐UpCoffee
Break
8:00 8:30 9:308:45
Why is Rye Brook Doing a Comprehensive Plan?
Many prior planning efforts, but no unifying plan
Need for policy guide to set future land-use
decisions in Village
County work on baseline studies allows for focus
on visioning, public outreach, recommendations
and implementation tools
Project Schedule
How Can You Get Involved?
Sign up for updates at planryebrook.org
Review draft Plan elements available at
planryebrook.org
Attend future visioning sessions
Comprehensive Plan Chapters
1. Introduction: Vision and Goals
2. History & Regional Context
3. Demographics
4. Land Use & Zoning
5. Natural Resources & Stormwater Management
6. Parks, Recreation & Open Space
7. Transportation
8. Infrastructure & Utilities
9. Housing & Residential Development
10. Large-Scale Commercial Development
11.Village Center
12. Community Character & Historical Resources
13. Future Land Use Plan
14. Implementation
Public Survey: Who Responded?
Ran online from August 15 to October 1,
paper copies available at the senior center
863 people completed the survey, nearly all
(97%) were Rye Brook residents
Almost 12% of residents also work in Village,
nearly 8% own a business here
Heaviest participation from ages 35-64, but
almost 16% of responses were from seniors
Participants generally long-time residents
0% 10% 20% 30% 40%
1 Year or Less
2‐4 Years
5‐9 Years
10‐19 Years
20 Years or More
Years Lived in Rye Brook
Survey: Rye Brook’s Assets
0%
20%
40%
60%
80%
100%
Schools Transportation
Access
Municipal
Services
Commercial
Center
Diversity of
Housing
Also mentioned: people and community feel, proximity to work
and family, parks and natural beauty
Survey: What Would You Change About Rye Brook?
0%
5%
10%
15%
20%
Survey: What Might Improve Shopping in Rye Brook’s
Commercial Area?
0%
5%
10%
15%
20%
25%
30%
Most residents (74%) visit Rye Brook’s commercial area at least once a
week, but many are going elsewhere (White Plains, Port Chester,
Greenwich) for shopping and dining
Survey: What Community Resources Would Most Enhance
Rye Brook?
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Community Pool Multi‐Use
Recreational Center
Child‐Care Facilities More Ball Fields
Little support for tax increases to fund these facilities, but recreational
center and community pool saw most support for higher taxes
Less than one-quarter of residents are aware of Rye Brook’s senior center,
about half don’t know it’s available for rentals
Survey: Housing
Single‐Family
Detached
64.8%
Single‐Family
Attached 8.5%
Condo 3.3%
Townhome
12.0%
Multi‐Unit
Apartment
1.7%
Nearly three-quarters of residents live in
single-family homes, homeowners
dominate (87%)
Almost half (47%) of residents think a
diversity of housing types is important…
…But 43% of residents wouldn’t support
3-4 story buildings in Rye Brook to
accommodate more diverse housing
Most appropriate locations for 3-4 story
housing: Anderson Hill Road, King
Street, Ridge Street, Lincoln Avenue,
Westchester Avenue
Survey: Desired Parks/Recreation Improvements
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Most visited parks: Crawford, Pine Ridge and King Street Athletic Fields.
Least used parks: Garibaldi, Harkness and Rich Manor.
Significant demand for passive recreation options (trails and bike paths,
sidewalks and picnic areas) and for a community pool or recreation center
Survey: Preservation of Open Space
0% 5% 10% 15% 20% 25% 30% 35% 40%
Future development of open spaces should
inclue mechanism for open space preservation
Existing open spaces should be preserved
Development potential should remain to
increase tax revenue
No opinion
Additional public funding should be set aside to
purchase open space
Most residents (65%) support at least some preservation of existing open space
No consensus on acquisition of more park land: 36% support, 36% unsure,
and 25% oppose
Survey: Transportation
Nearly 60% of residents experience traffic congestion, mostly at rush hour and school
drop-off/pick-up. Problem areas: King Street, North Ridge Street, Westchester Avenue
More than two-thirds of residents say there’s “just enough” parking in Rye Brook, but
20% say there’s “too little.” More parking suggested at Rye Ridge Shopping Center
Only 16% of residents walk at least once a week, and just 4% bike once a week, but
almost 60% would prefer to walk or bike more
Most significant impediments to walking/biking: lack or sidewalks or bike lanes (32%),
lack of time (25%) or safety concerns (23%)
Existing Land Use
Major land uses:
Residential (38%, mostly single-family)
Parks and open space (22%)
Transportation/utility (22%)
Commercial (9%)
Very little vacant land (3%)
Virtually no mixed-use properties
(residential together with office/retail)
Existing Zoning
Range of residential (mostly single-family),
office, commercial (retail and hotel) zones
Four specialized zones to meet certain goals:
Planned Unit Development (PUD)
Airport Overlay Zones
Scenic Road Overlay District
Fair and Affordable Housing District
Development Potential
Build-out analysis of vacant/underutilized
land shows potential for:
271 more dwelling units
732 more people
238,304 sf of commercial space
Majority of development potential is at
Blind Brook Country Club
Land Use and Zoning Preliminary Recommendations
Zoning options to preserve open space at Blind Brook Country Club:
Currently zoned R-20 (20,000 sf lots)
Rezone to recreation/open space
district (zone could also apply to
designated parks in the Village)
Rezone to lower-density R-25 (25,000
sf lots) or R-30 (30,000 sf lots)
Require conservation (cluster)
development
Land Use and Zoning Preliminary Recommendations
Zoning Options for Commercial Center:
Eliminate OB-S zone
Reduce front yard setbacks in C1
and C1-P zones
Allow multifamily residential in C1
and C1-P zones by special permit
Allow offices as principal uses in R2-F
(subject to special permit), based on
contextual usage
Potential for overlay zone to allow
flexibility of use, area/bulk standards,
conformance with design guidelines
Existing Parks and Open Space
Village has 624 acres of public and private
open space:
60% is active (municipal parks, school
facilities, private golf courses)
40% is passive (public/private open
space, parkway lands, cemetery)
Parks and Open Space Preliminary Recommendations
Enhance Existing Parks: Garibaldi Park
Replace playground apparatus
Consider replacing baseball field with artificial turf
Potential for planting screen or mural on shopping
center façade facing park to discourage graffiti
Look at future acquisition of key properties for more
park space, added parking, better defined entrance
on Garibaldi Place
Parks and Open Space Preliminary Recommendations
Parks and Open Space Preliminary Recommendations
Enhance Existing Parks: Passive Spaces
Addition of signage, benches, trash cans at Village-designated open spaces
Wayfinding signage directing bicyclists, pedestrians to open spaces
Creation of walking/biking paths (especially in parcels along Lincoln Avenue)
Strategically Link Existing Open Space Assets
Roanoke Park to future Bowman Avenue park
Lincoln Avenue open space to SUNY Purchase, Pepsico
Focus sidewalks on key roadways that link parks, schools, neighborhoods
Parks and Open Space Preliminary Recommendations
Potential for Newly Acquired/Developed Recreational Facilities
Crawford Park: Potential Village ownership if Town is dissolved
Garibaldi Park: Targeted future acquisitions to
enhance park
Comprehensive study of possible community pool/
multipurpose recreation center to evaluate:
Need for facility based on local comps
Uses, programs, amenities based on needs
not met by Rye Brook community center/parks
Estimated construction/operating costs
Fiscal and tax implications
Dog Park(s): Possible locations – Lincoln Avenue, Bowman
Avenue Park, Rye Hills Park?
“Village Center” Study Area
Retail/restaurant uses centered at
Bowman/Ridge and South Ridge Street
Mix of medical, professional offices
Single- two-, three-family housing in
neighborhoods off Ridge Street
Key open space/community facilities:
Garibaldi Park, community center,
DPW garage
“Village Center” Pedestrian Connectivity
“Village Center” Commercial Frontages
“Village Center” Suggested Pedestrian Improvements
Rye Ridge Shopping Center Case Study
“Village Center” Suggested Frontage Improvements
“Village Center” Design Guidelines
Recommended as advisory document to guide:
Façade design
Signage and Lighting
Landscaping
Branding and Wayfinding
What Happens Next?
8:30 Coffee Break
8:45 Roundtable Discussions
9:30 Wrap Up
Roundtables
Overall Vision and Goals
Land Use and Zoning
Commercial “Village” Center
Parks and Open Space
1
Village of Rye Brook Comprehensive Plan
Third Public Workshop Summary Report
Rye Brook, New York
Prepared on behalf of:
The Village of Rye Brook
938 King Street
Rye Brook, New York 10573
www.ryebrook.org
Prepared by:
BFJ Planning
115 Fifth Avenue
New York, NY 10003
(212) 353-7474
www.bfjplanning.com
January 13, 2014
www.planryebrook.org
ACKNOWLEDGEMENTS
VILLAGE OF RYE BROOK
Mayor Paul S. Rosenberg
Trustee Susan R. Epstein
Trustee David M. Heiser
Trustee Jason A. Klein
Trustee Jeffrey B. Rednick
COMPREHENSIVE PLAN ADVISORY COMMITTEE
Carol Goodman, Chair
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Jeffrey Rednick, Board of Trustees Liaison
Chris Bradbury, Village Administrator, ex officio
Joan Feinstein, ex officio
CONSULTANT TEAM
Frank Fish, FAICP, BFJ Planning
Susan Favate, AICP, PP, BFJ Planning
Michael Keane, AICP, BFJ Planning
Jonathan Martin, Ph.D., AICP, BFJ Planning
Tina Lund, AICP, Urbanomics
Funded in part by a grant from the Hudson River Valley Greenway
TABLE OF CONTENTS
I. Introduction ......................................................................................................................... 1
II. Workshop Agenda .............................................................................................................. 3
III. BFJ Planning Presentation ................................................................................................... 4
IV. Open House Discussions .................................................................................................... 5
V. Conclusion ......................................................................................................................... 8
Appendix: Workshop Presentation
1
I. INTRODUCTION
The Village of Rye Brook Comprehensive Plan
In the fall of 2012, the Village of Rye Brook began the process of preparing its first-ever
Comprehensive Plan. Although the Village has an extensive history of plans that cover a range of
specific topics, it has never before had in place a comprehensive planning document to guide
future decisions on development, zoning and capital spending.
The Comprehensive Plan will build on prior planning efforts and establish a policy guide for land
use within the Village. It will be a living document that outlines a vision for Rye Brook’s future and
establishes clear strategies for achieving that vision. The comprehensive planning process also
represents the culmination of a unique and innovative partnership with the Westchester County
Department of Planning, which completed in May 2012 an extensive report, Village of Rye Brook
Planning Base Studies: A Detailed Study of Existing Conditions, in a pilot project to demonstrate
how the County and Village planning documents can inform and support each other. This report,
together with the past Village planning studies, will form the baseline discussion for the
Comprehensive Plan effort.
Citizen participation is a central element of the comprehensive planning process. The project
involves a series of outreach initiatives, including a total of four public workshops, as well a
public survey. The insights, information and feedback gathered from the public during these
outreach efforts will help shape the vision for Rye Brook’s future.
Summary of the Third Public Workshop
This report summarizes the results of second public workshop, which was held on Monday,
January 13, 2014, at 8 p.m. at the Anthony J. Posillipo Community Center, 32 Garibaldi Place.
The workshop was attended by approximately 35 residents, stakeholders and members of the
Comprehensive Plan advisory committee, who shared their ideas and experiences to inform the
planning process.
Carol Goodman, Chair of the CPAC, greeted participants and introduced the planning
consultants, BFJ Planning.
BFJ Planning then presented an overview of the comprehensive planning process, including the
purpose of the comprehensive plan, the key components of the plan and the project schedule.
The presentation then outlined a summary of recommendations from the eight draft chapters that
are available for public review. Section III below summarizes the presentation in its entirety.
Following the presentation and brief coffee break, the workshop shifted into an “open house”
format, in which participants could choose to circulate among any of the following eight stations
corresponding to the draft chapters discussed during the presentation:
2
¾ Introduction, Vision and Goals
¾ Regional Context
¾ Demographics
¾ Land Use and Zoning
¾ Natural Resources and Stormwater Management
¾ Parks, Recreation and Open Space
¾ Housing
¾ Village Center
Each open house station was managed by a member of the Comprehensive Plan advisory
committee, Village staffer and/or consultant team member, and contained large-scale graphics
and a list of all recommendations for the subject chapter. Participants were free to write or draw
comments on any of the materials at each station. The intent was to provide an informal setting
in which attendees could interact directly with project team members through one-on-one or
small group conversations. This format was also beneficial because it allowed participants to
discuss a range of plan topics, and to provide input on specific draft recommendations of the
chapters. The community feedback will be used by the advisory committee and consultant team
as the draft chapters are revised and new chapters are completed.
3
II. WORKSHOP AGENDA
Village of Rye Brook Comprehensive Plan
Third Public Workshop
Monday, January 13, 2014, 8 p.m.
1. Introduction and Opening Remarks
¾ Carol Goodman, Chair, Comprehensive Plan advisory committee
2. Presentation by BFJ Planning
3. Coffee Break
4. Open House Stations
¾ Introduction, Vision and Goals
¾ Regional Context
¾ Demographics
¾ Land Use and Zoning
¾ Natural Resources and Stormwater Management
¾ Parks, Recreation and Open Space
¾ Housing
¾ Village Center
4
5
III. BFJ PLANNING PRESENTATION
Project Summary
Frank Fish, Principal of BFJ Planning, provided an overview of the comprehensive planning
process, including the purpose of the comprehensive plan, the key components of the plan, the
project schedule and the agenda and format for the workshop.
Plan Recommendations
Susan Favate, Senior Associate of BFJ Planning, summarized the recommendations from each of
the eight draft chapters that are available for public review on the project website.
Introduction, Vision and Goals
Vision Statement
The future of the Village of Rye Brook shall be one that strives to maintain and enhance the
quality of life of its residents, businesses, interest groups and future generations based on a
community consensus that establishes and strengthens the Village’s distinct identity while
working with neighboring communities to achieve desired or shared goals.
Goals
Built Environment
Preserve character of residential neighborhoods.
Natural Environment
Preserve the remaining open space character.
Maintain and improve the quality of the Blind Brook and the Long Island Sound
watershed
Promote environmental stewardship.
Mobility
Improve traffic circulation while minimizing impacts on the environment and community
character.
Increase and promote viable alternatives to automobile travel.
Community Resources
Enhance the quality and availability of community services, while respecting limited
resources.
Regional Context
Regional Issues and Planning Initiatives
Patterns for Westchester (1996)
Supports channeling development to commercial or mixed-use “centers.”
Village not designated as a center, but road network sets a development node that
functions as a center.
Recommends medium-density suburban growth for the Village.
6
Westchester 2025 (2006)
Supports sustainable development balancing economic and environmental concerns
and serving residents’ needs.
Policies are generally in line with Village’s land use and development goals.
Includes zoning build-out analysis for Rye Brook.
Planning in Surrounding Communities
Port Chester 2012 Comprehensive Plan focuses on development in downtown,
waterfront area, Route 1 and the former United Hospital site.
Harrison 2013 Comprehensive Plan allows housing and complementary uses in the
Platinum Mile area, and supports transit-oriented development (TOD) and streetscape
improvements in the downtown area.
Dissolution of Rye Town is in consideration based on a 2012 study: Town is selling off
assets and looking at options for Rye Beach.
Recent North Castle development proposals: airport parking, senior housing at
Brynwood Country Club.
Other Initiatives
Tappan Zee Bridge replacement (underway).
I-287/Tappan Zee Bridge Corridor Action Plan
Demographics
Key Takeaways
Strong population growth since 1990, but at a slightly lower rate than Port Chester and
Harrison.
Growth rate since 2000 outpaced Rye Town’s and Port Chester’s, but was less than
Harrison’s.
Village population is aging, despite an increasing share of children, as the 45-and-older
age group has grown significantly.
Rye Brook has become slightly more diverse, as Hispanic population has increased.
Village residents have very high levels of educational attainment.
Growth in household income from 1999 to 2011, despite the 2007-2008 recession.
Strong growth in households earning $150,000 or more, but also more households
earning $50,000 or less.
Land Use and Zoning
Recommendations
Consider options to preserve open space at Blind Brook Country Club:
o Retain current R-20 zoning (20,000 sf lots).
o Rezone to recreation/open space district (could also apply to designated parks).
o Rezone to lower-density R-25 (25,000 sf lots) or R-30 (30,000 sf lots)
o Require conservation (cluster) development.
Consider zoning options for Village Center area:
o Eliminate OB-S zone.
7
o Reduce front yards in C1 and C1-P zones, and look at revising height and floor
area ratio (FAR) regulations to allow 3-4 story mixed-use buildings.
o Allow multifamily in C1 and C1-P zones by special permit, with criteria, such as
being limited to one-bedrooms and studios.
o Allow offices as principal uses in the R2-F zone, subject to special permit, based on
contextual usage.
o Explore a potential overlay zone for the Village Center to provide flexibility in
standards and the use of design guidelines.
Natural Resources and Stormwater Management
Recommendations
Focus on stormwater management at the regional level through partnerships with
municipalities, institutions and advocacy groups.
Undertake a comprehensive sustainability plan to look at options such as:
o Reviewing land use regulations to promote sustainable development and incentivize
green building.
o Adopting a policy for new Village buildings to be green.
o Conducting energy audits as needed for Village facilities.
o Replacing Village vehicles with high-efficiency options.
o Joining the Climate Smart Communities program.
o Conducting a Village greenhouse gas emissions inventory.
Parks and Open Space
Recommendations
Undertake strategic improvements for Garibaldi Park, including:
o Replacing the existing playground apparatus.
o Consider replacing the natural grass with artificial turf surface to accommodate
soccer play and other high-demand activities.
o Install a landscape screen/buffer along the northern property line to deter graffiti.
o Consider purchasing properties along Garibaldi Place to allow for additional
parking, more amenities and an expanded park entrance.
Enhance existing passive spaces, including:
o Adding signage, benches and trash cans at Village-designated open spaces.
o Creating walking/biking paths (especially in parcels along Lincoln Avenue).
Strategically link existing open space assets, such as:
o Roanoke Park to the future Bowman Avenue Park.
o Lincoln Avenue open space to SUNY Purchase, Pepsico headquarters.
o Focus sidewalks on key roadways that link parks, schools and neighborhoods.
Look at the potential for newly acquired or developed recreational facilities:
o Crawford Park: potential Village ownership if Town of Rye is dissolved.
o Garibaldi Park: targeted future acquisitions for more parking and better access.
o Undertake a comprehensive study of a possible community pool/recreational center
to evaluate need, types of programs and amenities, costs and fiscal/tax implications.
o Potential dog parks at Lincoln Avenue, Bowman Avenue Park or Rye Hills Park.
8
Housing
Recommendations
Consider multifamily uses in commercial zones, including a provision for 10%
affordable housing, subject to criteria:
o Co-location with commercial/office uses.
o Residential uses limited to upper floors in buildings fronting County or State roads.
o New residential uses limited to studios and one-bedrooms.
Consider multifamily uses in office zones.
Adopt a policy that any zoning change sought by an applicant that would expand the
permitted uses should include a provision for affordable housing units.
Look at allowing accessory apartments in low-density single-family zones subject to
criteria including:
o They would be allowable only in the R-12, R-15, R-20 and R-25 zones.
o They would require a special permit from the Board of Trustees.
o They would be required to satisfy parking requirements for both the principal and
accessory residential use.
o They may be no larger than 20%-25% of the principal permitted use.
Village Center
Recommendations
Look at eliminating the OB-S zone and replacing it with the C1-P zone.
Adjust setbacks in the C1 and C1-P zones to bring buildings closer to the street and
provide buffering from residential uses.
Explore allowing multifamily residential uses in commercial zones, subject to criteria:
o Co-location with commercial/office uses.
o Residential uses limited to upper floors in buildings fronting County or State roads.
o New residential uses limited to studios and one-bedrooms.
Look at revising height/FAR regulations in the C1 and C1-P zones to allow 3-4 story
mixed-use buildings.
Consider creation of a Village Center overlay zone to promote mixed-use development.
Work with the County DPW to create formalized crosswalks at the Bowman
Avenue/South Ridge Street and Ellendale Avenue/South Ridge Street intersections.
Add sidewalks along frontages of Rye Ridge Shopping Center, especially on South Ridge.
Create landscaped buffers along sidewalks on South Ridge Street and promote a
development pattern with buildings closer to the street and parking in the rear.
Pursue a right of first refusal for the gas station property at South Ridge Street and
Bowman Avenue for mixed-use/public space.
Incorporate green buffers in the Village DPW facility replacement plan.
Implement advisory design guidelines, applicable within the Village Center overlay zone.
Consider developing local signage design guidelines based on positive examples.
The next section summarizes the discussion and comments at each open house station.
9
IV. OPEN HOUSE DISCUSSIONS
During the open house discussion session, participants gathered to explore and comment on key
issues confronting Rye Brook. The eight roundtable topics were: Introduction, Vision and Goals;
Regional Context; Demographics; Land Use and Zoning; Natural Resources and Stormwater
Management; Parks and Open Space; Housing and Village Center. Participants were free to
move about among the various open house stations to discuss any and all issues of interest.
The following section highlights the key points raised at each open house station:
1. Introduction, Vision and Goals
Not enough sidewalks – especially on Lincoln Avenue.
Consideration of mother-daughter or in-law apartments in other districts.
2. Regional Context
No comments received.
3. Demographics
Concern with seniors’ ability to pay taxes in Rye Brook and afford existing housing. Result
is families move out as they move to less expensive locations when children move out.
Children born 2000-2010 may be a result of BelleFair development.
Senior boom 2000-2010 may be a result of Atria.
As baby boomers become seniors, will have a need to provide active programs for them.
Large increase in 5-14 years – what will happen as that group gets older?
More housing for downsizing families.
Housing stock too limited for market-rate rental housing – flats.
Avon only reasonably-taxed area for seniors. Options are limited.
Population of children in Rye Brook – what is the impact by school district?
4. Land Use and Zoning
Perhaps a little higher than 3-4 stories?
There really is no multifamily zone.
Keep balance of open space vs. tax-paying property.
Keep majority of Blind Brook as open space.
Need housing for the elderly. But note the difference between senior-oriented housing
(55+) and assisted-care. Seniors are going to White Plains, Stamford and Port Chester.
Use the overlay district as a fairly large district with market-rate housing (small units).
10
5. Natural Resources and Stormwater Management
More explicit identification of stormwater management plan/options.
Possible incentives to homeowners to improve their properties.
Any existing budget lines directed to stormwater management?
Comprehensive approach to sustainability:
o Municipal
o Developers
o Individual homeowners
Greening of building codes – what is the potential?
Emphasis on Village property for replacing plantings with non-invasive species.
One incentive is to simplify processes of Village.
6. Parks and Open Space
Dog park – look at splitting between big and small dogs? Need benches and running
water.
Garibaldi Park – graffiti is an issue. Look at vertical planting?
Crawford Park – keep open space/no development.
Blind Brook Country Club – concerns about residential development.
Rich Manor Park – not attractive to make a park.
Trail network – safety concerns.
7. Housing
Define “in-law” set-up – how might these be restricted to family members?
“English basement” concept – apartment on lowest floor of a building (e.g. townhouse or
brownstone), often partially below grade (see examples in Washington, D.C.). Two means
of egress are provided. Concept could help people stay in their homes.
Key questions on accessory apartments:
o Allowable to be rented to family or non-family?
o What goal is assumed to be achieved with accessory apartments?
8. Village Center
Entrance to Rye Brook from I-287 – very unkempt. This is a State road so Village would
need to coordinate upkeep. Need a strong sidewalk at least on one side.
Village should apply for grant money to put utilities underground.
Idea of Village acquiring gas station property at Bowman/Ridge and converting it to a
pocket park with parking at rear.
Goal of sidewalks on South Ridge Street all the way to the cemetery.
Support for moving DPW facility to Lincoln Avenue at the Village composting site.
Suggestion that Village buy all the parcels on the northern side of Garibaldi Place, as well
as property between Village Hall and the Hutchinson River Parkway (long-term).
11
Idea of right of first refusal – this should actually be “right of first offer.”
Consensus that multifamily development can be supported because it doesn’t generate
school children.
Concept of a Business Improvement District for sidewalks, traffic improvements, lighting,
burying utilities, etc. Feeling that businesses could support this financially. The Village
could also pursue bonding for these items.
Support for allowing offices in R-2F zone. Potential for multifamily there?
Some Village improvement concepts can be implemented inexpensively with community
volunteerism. Example – dealing with invasive species such as bamboo along Rich Manor
Park.
General support for Village Center overlay zone including design guidelines.
V. CONCLUSION
The third public workshop was successful in attracting an engaged group of residents and
stakeholders who were eager to discuss the range of draft Plan recommendations that have been
developed to date. Within the wide array of issues discussed at the workshop, several key
recommendations emerged as areas of focus for the Comprehensive Plan:
Many are concerned about whether Rye Brook has sufficient housing options for seniors that
can allow them to remain in the Village after their children have exited the school system. The
concept of accessory apartments had some support as an idea to explore further, but many
were concerned with how such apartments would function and be regulated.
The vision for the Blind Brook Country Club is one that balances taxable development with
preservation of open space to the maximum extent possible.
Although Rye Brook’s Village Center area may not be a traditional downtown, the Village
should explore ways to improve its appearance and vitality, including allowing small
multifamily units, adding sidewalks to enhance walkability, improving gateways and
establishing an overlay zoning district including design guidelines. Creation of a business
improvement district is also an option that may be explored with the business community.
12
Village of Rye Brook
Comprehensive Plan
Third Public Workshop
January 13, 2014
Introductions
Consultants
Mayor Paul S. Rosenberg
Christopher Bradbury, Village Administrator
David Burke, Assistant Village Administrator
Comprehensive Plan Advisory Committee
Carol Goodman, Chair
Village of Rye Brook
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Frank Fish, BFJ Planning
Susan Favate, BFJ Planning
Michael Keane, BFJ Planning
Jonathan Martin, BFJ Planning
Tina Lund, Urbanomics
Jeffrey Rednick, Trustee
Joan Feinstein, ex officio
Agenda
Presentation Open House
Session
Coffee
Break
8:00 8:30 9:458:45
Why is Rye Brook Doing a Comprehensive Plan?
Many prior planning efforts, but no unifying plan
Need for policy guide to set future land-use
decisions in Village
County work on baseline studies allows for focus
on visioning, public outreach, recommendations
and implementation tools
Project Schedule
How Can You Get Involved?
Sign up for updates at planryebrook.org
Review draft Plan elements available at
planryebrook.org
Attend future public workshops and meetings
Comprehensive Plan Chapters
1. Introduction: Vision and Goals
2. History & Regional Context
3. Demographics
4. Land Use & Zoning
5. Natural Resources & Stormwater Management
6. Parks, Recreation & Open Space
7. Transportation
8. Infrastructure & Utilities
9. Housing & Residential Development
10. Large-Scale Commercial Development
11.Village Center
12. Community Character & Historical Resources
13. Future Land Use Plan
14. Implementation
Introduction: Vision and Goals
Vision Statement
The future of the Village of Rye Brook shall be one that strives to maintain and enhance the quality
of life of its residents, businesses, interest groups and future generations based on a community
consensus that establishes and strengthens the Village’s distinct identity while working with
neighboring communities to achieve desired or shared goals.
Goals
Built Environment
Preserve character of residential neighborhoods.
Natural Environment
Preserve the remaining open space character.
Maintain and improve the quality of the Blind Brook and the Long Island Sound watershed.
Promote environmental stewardship.
Mobility
Improve traffic circulation while minimizing impacts on the environment and community character.
Increase and promote viable alternatives to automobile travel.
Community Resources
Enhance the quality and availability of community services, while respecting limited resources.
Regional Context
Regional Context
Regional Issues and Planning Initiatives
Patterns for Westchester (1996)
Supports channeling development to commercial or mixed-use “centers”
Village not designated as a center, but road network sets a development node that functions as a center
Recommends medium-density suburban growth for the Village
Westchester 2025 (2006)
Supports sustainable development balancing economic/environmental concerns, serving residents’ needs
Policies generally in line with Village’s land use and development goals
Includes zoning build-out analysis for Rye Brook
Planning in Surrounding Communities
Port Chester 2012 Comprehensive Plan focuses on development in downtown, waterfront area, Route 1
and former United Hospital site
Harrison 2013 Comprehensive Plan allows housing and complementary uses in the Platinum Mile area,
supports transit-oriented development and streetscape improvements in downtown
Dissolution of Rye Town in consideration based on 2012 study – Town is selling off assets and looking at
options for Rye Beach
Recent North Castle development proposals: airport parking, senior housing at Brynwood Country Club
Other Initiatives
Tappan Zee Bridge replacement (underway)
I-287/Tappan Zee Bridge Corridor Action Plan
Demographics
Key Takeaways
Strong population growth since
1990, but at slightly lower rate
than Port Chester and Harrison
Growth rate since 2000
outpaced Rye and Port Chester
but less than Harrison’s
Village population is aging,
despite increasing share of
children, as 45+ group has
grown significantly
Demographics
Key Takeaways
Village has become slightly more diverse, as Hispanic population has increased
Village residents have very high levels of educational attainment
Growth in household income in 1999-2011, despite 2007-2008 recession
Strong growth in households earning $150,000 or more, but also more households
earning $50,000 or less
Land Use
Major land uses:
Residential (38%, mostly single-family)
Parks and open space (22%)
Transportation/utility (22%)
Commercial (9%)
Very little vacant land (3%)
Virtually no mixed-use properties
(residential together with office/retail)
Zoning
Range of residential (mostly single-family),
office, commercial (retail and hotel) zones
Four specialized zones to meet certain goals:
Planned Unit Development (PUD)
Airport Overlay Zones
Scenic Road Overlay District
Fair and Affordable Housing District
Development Potential
Build-out analysis of vacant/underutilized
land shows potential for:
271 more dwelling units
732 more people
238,304 sf of commercial space
Majority of development potential is at
Blind Brook Country Club
Land Use and Zoning Recommendations
Zoning options to preserve open space at Blind Brook Country Club:
Currently zoned R-20 (20,000 sf lots)
Rezone to recreation/open space
district (zone could also apply to
designated parks in the Village)
Rezone to lower-density R-25 (25,000
sf lots) or R-30 (30,000 sf lots)
Require conservation (cluster)
development
Land Use and Zoning Recommendations
Zoning Options for Village Center:
Eliminate OB-S zone
Reduce front yards in C1, C1-P zones,
look at revising height/FAR regulations to
allow 3-4 story mixed-use buildings
Allow multifamily in C1, C1-P zones by
special permit, with criteria (e.g. limited
to 1 BR and studios)
Allow offices as principal uses in R2-F
(subject to special permit), based on
contextual usage
Potential overlay zone for flexibility in
standards, use of design guidelines
Natural Resources and Stormwater Management
Location along Blind Brook makes stormwater
management, flooding key issues
Rye Brook has taken significant steps on
stormwater management:
Addressed major items in 2002 analysis
(e.g. Edgewood Drive detention basin)
Adopted new stormwater management
regulations in 2006 (more stringent than
NYS DEC Phase II standards)
Member of Long Island Sound Watershed
Intermunicipal Council (LISWIC)
Natural Resources and Stormwater Management
Recommendations
Focus on stormwater management at regional level,
through partnerships with municipalities, institutions and
advocacy groups
Comprehensive sustainability plan to look at options:
Reviewing land use regulations to promote sustainable
development and incentivize green building
Adopting policy for new Village buildings to be green
Conducting energy audits as needed for Village facilities
Replacing Village vehicles with high-efficiency options
Joining the Climate Smart Communities program
Conducting Village greenhouse gas emissions inventory
Parks and Open Space
Village has 624 acres of public and private
open space:
60% is active (municipal/County parks,
school facilities, private golf courses)
40% is passive (public/private open
space, parkway lands, cemetery)
Parks and Open Space Recommendations
Enhance Existing Parks: Garibaldi Park
Parks and Open Space Recommendations
Enhance Existing Parks: Passive Spaces
Addition of signage, benches, trash cans at Village-designated open spaces
Creation of walking/biking paths (especially in parcels along Lincoln Avenue)
Strategically Link Existing Open Space Assets
Roanoke Park to future Bowman Avenue park
Lincoln Avenue open space to SUNY Purchase, Pepsico
Focus sidewalks on key roadways that link parks, schools, neighborhoods
Parks and Open Space Recommendations
Potential for Newly Acquired/Developed Recreational Facilities
Crawford Park: Potential Village ownership if Town is dissolved
Garibaldi Park: Targeted future acquisitions for parking, better access
Comprehensive study of possible community pool/ multipurpose recreation
center to evaluate:
Need for facility based on local comps
Uses, programs, amenities based on need
Estimated construction/operating costs
Fiscal and tax implications
Dog Park(s): Possible sites – Lincoln Avenue, Bowman Avenue Park, Rye Hills Park
Housing
Village saw strong growth in housing units from 1990-2010
Rye Brook’s housing tends to be much newer than surrounding communities
More than 80% of housing is single-family, mostly detached
Vast majority of housing owner-occupied
Home sales generally down since 2004, but several new developments in pipeline
Housing
Village has been proactive in addressing affordable housing:
2011 study identified potential sites for development of affordable housing
Adopted most provisions of County model ordinance, including creating floating zone
Monthly Non-Mortgage Owner Costs as
Percentage of Household Income, 2011
Gross Rent as Percentage of Household
Income, 2011
Housing Recommendations
Consider multifamily uses in commercial
zones, including a provision for 10%
affordable housing, subject to criteria:
Co-location with commercial/office uses
Residential uses limited to upper floors in
buildings fronting State or County roads
New residential uses limited to studios
and one-bedrooms
Consider multifamily uses in office zones
Adopt policy that any zone change sought
by an applicant that would expand the
permitted uses should include a provision
for affordable housing units.
Housing Recommendations
Look at allowing accessory apartments (“in-law
apartments”) in low density single-family zones
subject to criteria including:
They would be allowable only in the R-12,
R-15, R-20 and R-25 zones
They would require a special permit from
the Board of Trustees
They would be required to satisfy parking
requirements for both the principal and
accessory residential use
They may be no larger than 20% to 25%
of the principal residential use
Village Center: Land Use
Retail/restaurant uses centered at
Bowman/Ridge and South Ridge Street
Mix of medical, professional offices
Single- two-, three-family housing in
neighborhoods off Ridge Street
Key open space/community facilities:
Garibaldi Park, community center,
DPW garage
Village Center: Zoning
Village Center contains Rye Brook’s
two traditional commercial zones, C1
and C1-P
OB-S office zone mapped for
Washington Park Plaza shopping
center, 90 Ridge Street complex
Portion of R2-F two-family zone found
east and south of South Ridge Street
Village Center Pedestrian Connectivity
Village Center Suggested Pedestrian Improvements
Rye Ridge Shopping Center Case Study
Village Center Design Guidelines
Recommended as advisory document to guide:
Façade design
Signage and Lighting
Landscaping
Branding and Wayfinding
Village Center Recommendations
Look at eliminating the OB-S zone and replacing it with the C1-P zone
Adjust setbacks in the commercial zones to bring buildings closer to the street and
provide buffering from residential uses
Explore allowing multifamily residential uses in commercial zones, subject to criteria:
Co-location with commercial/office uses
Residential uses limited to upper floors in buildings fronting State/County roads
New residential uses limited to studios and one-bedrooms
Look at revising commercial zone height/FAR regulations to allow 3-4 story mixed-
use buildings
Consider Village Center overlay zone to promote mixed-use development
Village Center Recommendations
Work with County DPW to create formal crosswalks at the Bowman Avenue/South
Ridge Street and Ellendale Avenue/South Ridge Street intersections
Add sidewalks along frontages of Rye Ridge Shopping Center, especially on South
Ridge Street
Create landscaped buffers along sidewalks on South Ridge and promote a
development pattern with buildings closer to the street and parking in the rear
Pursue right of first refusal for gas station property at Ridge Street/Bowman Avenue
for mixed-use/public space
Incorporate green buffers in the DPW facility replacement plan
Implement advisory design guidelines, applicable within downtown overlay zone
Consider developing local signage design guidelines based on positive examples
Open House Stations
Introduction, Vision and Goals
Regional Context
Demographics
Land Use and Zoning
Natural Resources and Stormwater Management
Parks, Recreation and Open Space
Housing
Village Center
1
Village of Rye Brook Comprehensive Plan
Fourth Public Workshop Summary Report
Rye Brook, New York
Prepared on behalf of:
The Village of Rye Brook
938 King Street
Rye Brook, New York 10573
www.ryebrook.org
Prepared by:
BFJ Planning
115 Fifth Avenue
New York, NY 10003
(212) 353-7474
www.bfjplanning.com
March 25, 2014
www.planryebrook.org
ACKNOWLEDGEMENTS
VILLAGE OF RYE BROOK
Mayor Paul S. Rosenberg
Trustee Susan R. Epstein
Trustee David M. Heiser
Trustee Jason A. Klein
Trustee Jeffrey B. Rednick
COMPREHENSIVE PLAN ADVISORY COMMITTEE
Carol Goodman, Chair
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Jeffrey Rednick, Board of Trustees Liaison
Chris Bradbury, Village Administrator, ex officio
Joan Feinstein, ex officio
CONSULTANT TEAM
Frank Fish, FAICP, BFJ Planning
Susan Favate, AICP, PP, BFJ Planning
Michael Keane, AICP, BFJ Planning
Jonathan Martin, Ph.D., AICP, BFJ Planning
Tina Lund, AICP, Urbanomics
Funded in part by a grant from the Hudson River Valley Greenway
TABLE OF CONTENTS
I. Introduction ......................................................................................................................... 1
II. BFJ Planning Presentation .................................................................................................... 2
III. Questions and Comments .................................................................................................. 6
Appendix: Workshop Presentation
1
I. INTRODUCTION
This report summarizes the results of the fourth public workshop, which was held on Monday,
March 24, 2014, at 8 p.m. at Village Hall. The workshop was attended by approximately 10
residents, stakeholders and members of the Comprehensive Plan advisory committee, most of
whom had attended prior workshops and were familiar with the Plan process.
Village Administrator Chris Bradbury greeted participants and introduced the planning
consultants, BFJ Planning, who summarized the draft recommendations for each chapter:
Land Use and Zoning
Natural Resources and Stormwater Management
Parks, Recreation and Open Space
Transportation
Infrastructure and Utilities
Housing
Commercial Development
Village Center
Community Facilities and Historic Resources
BFJ also discussed the final two chapters, the Future Land Use Guide and Action Plan, which will
be used to implement the various Plan recommendations after adoption. During the course of the
presentation, participants raised several questions or concerns, which are discussed below and
will be addressed by the advisory committee.
2
II. BFJ PLANNING PRESENTATION
Project Summary
Susan Favate, Senior Associate of BFJ Planning, provided an overview of the comprehensive
planning process to date, including the anticipated next steps and the Plan components.
Plan Recommendations
Ms. Favate summarized the recommendations from each of the draft chapters of the Plan (the
introductory chapters, Vision and Goals, History and Regional Context and Demographics, are
intended to provide context and inform the recommendations for the remaining chapters, and
thus do not incorporate specific recommendations).
Land Use and Zoning
Recommendations
Consider options to preserve open space at Blind Brook Country Club:
o Rezone a portion to recreation/open space district (could also apply to designated
parks) and the remaining portion to lower-density R-25 (25,000 sf lots) or R-30
(30,000 sf lots)
o Require conservation (cluster) development.
Consider zoning options for Village Center area:
o Eliminate OB-S zone.
o Reduce front yards in C1 and C1-P zones, and look at revising height and floor
area ratio (FAR) regulations to allow 3-4 story mixed-use buildings.
o Allow multifamily in C1 and C1-P zones by special permit, with criteria, such as
being limited to one-bedrooms and studios.
o Allow offices as principal uses in the R2-F zone, subject to special permit, based on
contextual usage.
o Explore a potential overlay zone for the Village Center to provide flexibility in
standards and the use of design guidelines.
Natural Resources and Stormwater Management
Recommendations
Continue to focus on stormwater management at the regional level through
partnerships with municipalities, institutions and advocacy groups.
Undertake a comprehensive sustainability plan to look at options such as:
o Reviewing land use regulations to promote sustainable development and incentivize
green building.
o Adopting a policy for new Village buildings to be green.
o Conducting energy audits as needed for Village facilities.
o Replacing Village vehicles with high-efficiency options.
o Joining the Climate Smart Communities program.
o Conducting a Village greenhouse gas emissions inventory.
Create a sustainability committee to educate the public about available programs.
3
Parks and Open Space
Recommendations
Undertake strategic improvements for Garibaldi Park, including:
o Replacing the existing playground apparatus.
o Consider replacing the natural grass with artificial turf surface, depending on the
long-term cost implications, to accommodate soccer play and other high-demand
activities.
o Coordination with the Washington Park Plaza shopping center owners on installing
a landscape screen/buffer along the northern property line to deter graffiti.
o Consider purchasing properties along Garibaldi Place to allow for additional
parking, more amenities and an expanded park entrance.
Enhance existing passive spaces, including:
o Adding signage and benches at Village-designated open spaces.
o Adding wayfinding signage directing bicyclists and pedestrians.
o Creating walking/biking paths (especially in parcels along upper Lincoln Avenue).
Strategically link existing open space assets, such as:
o Roanoke Park to the future Bowman Avenue Park.
o Lincoln Avenue open space to SUNY Purchase, Pepsico headquarters.
o Hutchinson River Parkway.
o Focus sidewalks on key roadways that link parks, schools and neighborhoods.
Look at the potential for newly acquired or developed recreational facilities:
o Crawford Park: potential Village ownership if Town of Rye is dissolved. The park
would remain available to Town of Rye residents.
o Garibaldi Park: targeted future acquisitions for more parking and better access.
o Undertake a comprehensive study of a possible community pool/recreational center
to evaluate need, types of programs and amenities, costs and fiscal/tax implications.
o Potential dog parks at Lincoln Avenue or Bowman Avenue Park.
Transportation
Recommendations
Look to address congestion “hot spots,” e.g. King Street, South Ridge intersections.
Complete a bicycle/pedestrian improvements plan to set a priority list of capital projects.
Expand the Bowman Avenue sidewalk at Port Chester Middle School.
Revisit previous proposals for roundabouts and road striping plans for the King
Street/Hutchinson River Parkway intersections.
Explore with Westchester County the possibilities for new or expanded bus routes.
Work with the County on airport impact strategies.
Infrastructure and Utilities
Recommendations
Promote water conservation through education, guidelines and policies, and
coordination with regional experts.
Facilitate green infrastructure techniques.
Work with the County on projects to reduce inflow and infiltration into sanitary sewers.
4
Educate the public about the impacts of illegal sewer connections.
Work with utility companies to coordinate repaving and road improvement projects.
Housing
Recommendations
Continue to encourage developers to use the Village’s affordable housing floating zone.
Consider multifamily uses in commercial zones, including a provision for 10%
affordable housing, subject to criteria:
o Co-location with commercial/office uses.
o Residential uses limited to upper floors in buildings fronting County or State roads.
o New residential uses limited to studios and one-bedrooms.
Consider multifamily uses in office zones.
Adopt a policy that any zoning change sought by an applicant that would expand the
permitted uses should include a provision for affordable housing units.
Look at allowing accessory apartments in low-density single-family zones subject to
criteria including:
o Either the principal permitted use or the accessory residential unit must be occupied
by either the property owner or a family member.
o Accessory apartments would be allowable only in the R-12, R-15, R-20 and R-25
zones.
o Accessory apartments would require a special permit from the Board of Trustees.
o Accessory apartments would be required to satisfy parking requirements for both the
principal and accessory residential use.
o Accessory apartments may be no larger than 20%-25% of the principal permitted
use.
Commercial Development
Recommendations
Clean up uses in the OB-2 and OB-3 zones, and assess whether both districts are
needed.
Consider allowing multifamily residential uses in office zones, along with
complementary retail, restaurant and recreational uses.
Address PUD standards which have created nonconforming uses:
o Locational requirement to be north of the Hutchinson River Parkway.
o Residential density standards.
o Office FAR standards.
o Square footage restriction on retail uses.
o Height and parking standards for assisted-living uses.
Village Center
Recommendations
Work with the County DPW to create formalized crosswalks at the Bowman
Avenue/South Ridge Street and Ellendale Avenue/South Ridge Street intersections.
Add sidewalks along frontages of Rye Ridge Shopping Center, especially on South Ridge.
5
In the short-term, create landscaped buffers along sidewalks on South Ridge Street.
Longer-term, promote a development pattern with buildings closer to the street and
parking in the rear.
Pursue a right of first offer for the gas station property at South Ridge Street and
Bowman Avenue for mixed-use/public space.
Incorporate green buffers in the Village DPW facility replacement plan.
Implement advisory design guidelines, applicable within a Village Center overlay zone.
Consider developing local signage design guidelines based on positive examples.
Community Facilities and Historic Resources
Recommendations
Revisit the 2010 Police Department/Village Hall space study to determine if the Police
Department recommendations should be implemented.
Explore broadening the constituency of the Community Center to appeal to a wider
demographic through:
o Building stronger partnerships with schools, the library and the Village Parks and
Recreation Department.
o Targeted building investments (e.g. multimedia upgrades).
o Acquiring more parking next to Garibaldi Park.
o Improved branding and marketing.
Maintain strong relationships with the Blind Brook and Port Chester school districts.
Future Land Use Guide
Ms. Favate then explained the Future Land Use Guide, which is a graphic depiction of many of
the draft Plan recommendations. The Future Land Use Guide largely reflects current land use and
zoning, but is not intended to be parcel-specific; rather it is meant to illustrate the generalized
recommended land uses for the Village. For example, some lots within single-family
neighborhoods may contain two-family homes or small commercial uses. However, they would
be indicated as single-family on the Future Land Use Guide because that use represents the
overall character of the neighborhood.
The Future Land Use Guide is not a zoning map, and does not create any changes to existing
regulations. However, it provides a basis for possible future zoning change once the
Comprehensive Plan is adopted. One key area of focus for the Future Land Use Guide is the
Village Center area, which is indicated for mixed-use. This designation is intended to facilitate a
broad combination of residential, commercial, office and municipal uses. The designation does
not compel any change to existing land uses, as all current uses would be accommodated in the
category. However, the mixed-use designation is meant to promote “downtown” development,
ideally with more than one type of use occurring on the same property.
The Future Land Use Guide also illustrates the proposed Village Center overlay zone, which
would allow for more flexible use, area and bulk standards than the underlying existing zoning,
but which would also require consideration of advisory design guidelines.
6
Action Agenda
Ms. Favate concluded by summarizing the three categories of implementation timeframes:
Immediate Action: Local Laws, Regulations and Policies (1-2 years)
Medium-Term Action: Village Capital Investment Plan (3-6 years)
Long-Term Action: Further Study (7-10 years)
III. QUESTIONS AND COMMENTS
The following section highlights the key points raised during and after the presentation, which will
be considered by the advisory committee at its March 31 meeting:
Look at allowing offices by special permit in the R2-F zone along South Ridge (north of
the gas station). This area makes sense to treat the same as Westchester and Bowman
Avenues.
Stormwater management should be addressed at a “microcosm,” or per-lot basis. The
current Village regulations only require stormwater to be captured on-site for additions,
not existing structures. Many homes in Rye Brook were built without any stormwater
management measures in place.
The requirement that multifamily residential uses in commercial zones be located with
frontage on State or County roads should be removed, as the Village will be taking
ownership of Ridge Street in the near future.
Make clear that the owner or family member needs to live in either the primary
residential use or accessory apartment. This is intended to ensure a level of owner-
occupancy rather than promote investment properties. There was also a question of
whether accessory apartments are appropriate for the R-12 zone, as some lots may not
be able to accommodate sufficient parking for both the principal and accessory uses.
Village of Rye Brook
Comprehensive Plan
Fourth Public Workshop
March 24, 2014
Introductions
Consultants
Mayor Paul S. Rosenberg
Christopher Bradbury, Village Administrator
David Burke, Assistant to the Administrator
Comprehensive Plan Advisory Committee
Carol Goodman, Chair
Village of Rye Brook
Dominic Accurso
Joe Fiscella
John Grieco
Sari Jablon
Toby Marrow
Marcia Rogull
Jamie Schutzer
Tania Vernon
Frank Fish, BFJ Planning
Susan Favate, BFJ Planning
Michael Keane, BFJ Planning
Jonathan Martin, BFJ Planning
Tina Lund, Urbanomics
Jeffrey Rednick, Trustee
Joan Feinstein, ex officio
Where Are We in the Process?
Comprehensive Plan Chapters
1. Introduction: Vision and Goals
2. History & Regional Context
3. Demographics
4. Land Use & Zoning
5. Natural Resources & Stormwater Management
6. Parks, Recreation & Open Space
7. Transportation
8. Infrastructure & Utilities
9. Housing & Residential Development
10.Large-Scale Commercial Development
11.Village Center
12.Community Character & Historical Resources
13.Future Land Use Plan
14.Implementation
Land Use and Zoning Recommendations
Zoning Options to Preserve Open Space at Blind Brook Country Club:
Currently zoned R-20 (20,000 sf lots)
Rezone portion to recreation/open
space district (zone could also apply to
designated parks in Village)
Rezone remainder to lower-density R-25
(25,000 sf lots) or R-30 (30,000 sf lots)
Require cluster development
Land Use and Zoning Recommendations
Zoning Recommendations in Village Center:
Eliminate OB-S zone
Reduce front yards in C1, C1-P zones,
look at revising height/FAR regulations to
allow 3-4 story mixed-use buildings
Allow multifamily in C1, C1-P zones by
special permit, with criteria (e.g. limited
to 1 BR and studios)
Allow offices as principal uses in R2-F
(subject to special permit), based on
contextual usage
Potential overlay zone for flexibility in
standards, use of design guidelines
Natural Resources and Stormwater Management
Recommendations
Continue to focus on stormwater management at
regional level, through partnerships with
municipalities, institutions and advocacy groups
Comprehensive sustainability plan to look at:
Reviewing land use regulations to promote sustainable
development and incentivize green building
Adopting policy for new Village buildings to be green
Conducting energy audits as needed for Village facilities
Considering benefits of LED street lighting Village-wide
Replacing Village vehicles with high-efficiency options
Joining the Climate Smart Communities program
Conducting Village greenhouse gas emissions inventory
Parks and Open Space Recommendations
Enhance Existing Parks: Garibaldi Park
Parks and Open Space Recommendations
Enhance Existing Parks: Passive Spaces
Addition of signage, benches at Village-designated open spaces
Wayfinding signage directing bicyclists and pedestrians
Creation of walking/biking paths (especially in upper Lincoln Avenue parcels)
Strategically Link Existing Open Space Assets
Roanoke Park to future Bowman Avenue park
Lincoln Avenue open space to SUNY Purchase, Pepsico
Hutchinson River Parkway
Focus sidewalks on key roadways that link parks, schools, neighborhoods
Parks and Open Space Recommendations
Potential for Newly Acquired/Developed Recreational Facilities
Crawford Park: Potential Village ownership if Town is dissolved
Park would remain available to Town of Rye residents
Garibaldi Park: Targeted future acquisitions for parking, better access
Comprehensive study of possible community pool/multipurpose
recreation center to evaluate:
Need for facility based on local comps
Uses, programs, amenities based on need
Estimated construction/operating costs
Fiscal and tax implications
Dog Park(s): Possible sites – Lincoln Avenue, Bowman Avenue Park
Transportation Recommendations
Look to address congestion “hot spots,” e.g.
King Street, South Ridge intersections
Complete bicycle/pedestrian improvements
plan to set priority list of capital projects
Expand Bowman Avenue sidewalk at Port
Chester Middle School
Revisit King Street/Hutchinson River Parkway
roundabouts and road striping plans
Explore possible new/expanded bus routes
with Westchester County
Work with County on airport impact strategies
Infrastructure and Utilities Recommendations
Promote water conservation through
education, guidelines and policies,
coordination with regional experts
Facilitate green infrastructure techniques
Work with County on projects to reduce
inflow/infiltration into sanitary sewers
Educate public about illegal sewer connections
Work with utility companies to coordinate
repaving and road improvement projects
Housing Recommendations
Continue encouraging developers to use
Village’s affordable housing floating zone
Consider multifamily uses in commercial
zones, including a provision for 10%
affordable housing, subject to criteria:
Co-location with commercial/office uses
Residential uses limited to upper floors in
buildings fronting State or County roads
Limited to studios and one-bedrooms
Consider multifamily uses in office zones
Adopt policy that any zone change sought
by an applicant that would expand the
permitted uses should include affordable
housing units.
Housing Recommendations
Look at allowing accessory apartments (“in-law
apartments”) in low density single-family zones
subject to criteria including:
They would be occupied by either the
property owner or a family member
They would be allowable only in the R-12,
R-15, R-20 and R-25 zones
They would require a special permit from
the Board of Trustees
They would be required to satisfy parking
requirements for both the principal and
accessory residential use
They may be no larger than 20% to 25%
of the principal residential use
Commercial Development Recommendations
Clean up uses in OB-2 and OB-3 zones, assess
whether both are needed
Consider allowing multifamily residential uses
in office zones, along with complementary retail,
restaurant, recreational uses
Address nonconformities in PUD standards:
Locational requirement to be north of
Hutchinson River Parkway
Adjust residential density standards
Adjust office FAR standards
Remove square footage restriction on retail uses
Adjust assisted-living height, parking standards
Village Center Recommendations
Work with County to create formal crosswalks at South Ridge intersections with
Bowman Avenue and Ellendale Avenue
Add sidewalks on frontages of Rye Ridge Shopping Center, especially on South Ridge
Short-term, create landscaped buffers along sidewalks on South Ridge. Long-term,
bring buildings closer to the street and locate parking in rear
Pursue right of first offer for gas station property at South Ridge/Bowman for mixed-
use/public space
Incorporate green buffers in DPW facility replacement plan
Implement advisory design guidelines, applicable within Village Center overlay zone
Consider developing local signage design guidelines based on positive examples
Community Facilities & Historic Resources
Recommendations
Revisit 2010 Police Department/Village Hall space
study to determine if Police Department
recommendations should be implemented
Explore broadening constituency of Community
Center to appeal to wider demographic:
Build stronger partnerships with schools, library,
Village Parks & Rec
Targeted building investments
Acquiring more parking next to Garibaldi Park
Improved branding and marketing
Maintain strong relationships with school districts
Future Land Use Guide
Largely reflects current land use/zoning
Not meant to be parcel-specific
Does not create new zoning, but provides
basis for possible new zoning
Future Land Use Guide
Village Center area now indicated mixed-use:
Allows combination of residential,
commercial, office, municipal uses
Doesn’t compel any change to land use –
all current uses would be accommodated
Intended to promote “downtown” type
development
Proposed Village Center overlay zone to allow
more flexible use, area and bulk standards
but require consideration of design guidelines
Implementation: Action Agenda
Next Steps
Plan revisions and submittal of final draft to
Board of Trustees
Environmental review
Public hearing on plan adoption
Questions?
APPENDIX B
PUBLIC SURVEY REPORT
1
Rye Brook Community Survey
The survey ran from August 15, 2013, to October 1, 2013. In addition, paper copies of the
survey were available at the senior center. A total of 877 people started the survey; 863
completed it. 836 responded affirmatively to the question “Do you live in Rye Brook.” Unless
otherwise specified, what follows is a summary of the answers of all respondents alongside the
weighted responses of Rye Brook residents. It should be noted that the weighted responses may
not add up to 100% — if a respondent did not answer the question, they are not included in the
total. The total number of actual responses for each question is shown parenthetically in the
column header. If the question was open-ended, only the unweighted responses of Rye Brook
residents are discussed.
Key Issues
The following issues were identified through the use of the survey tool:
o Identity: Residents like Rye Brook for its good schools, community feeling, natural
beauty and parks, and – according to some – housing options for downsizing
households. It was described by one respondent as “Greenwich, but more reasonably
priced.” Key assets are the schools and proximity to NYC and Stamford. Things that
would improve Rye Brook include lower taxes and less traffic, a community pool,
increased diversity and a community center.
o Commercial Center: While the majority of residents use Rye Brook’s commercial
center at least once a week, they feel that it could stand improvement with increased
diversity of offerings, additional parking as well as more landscaping and seating to
improve the “Village Center” feel.
Dining Behavior: Residents report dining out in Port Chester most often,
primarily based on the quality of the restaurant
Shopping Behavior: Residents shop most often in White Plains, driven mainly
by convenience as well as quality of merchandise and diversity of stores.
o Community Facilities: There is support for a community pool and a multi-use
recreational facility; however residents were not so eager to approve tax increases to
pay for these amenities.
o Housing: Most respondents are home owners in single-family structures; however,
there was a core of townhome and larger building residents. While in theory the
majority support providing a diversity of housing alternatives, they were less approving
of locating these alternatives in Rye Brook.
o Parks and Recreation: Crawford, Pine Ridge and the King Street Athletic Fields are
the most used parks in the village. In their comments, the respondents agreed that all
of the parks need better maintenance as well as restroom facilities. Future Park
Development:
There is demand for additional passive uses such as walking and biking trails,
as well as a pool/recreation center.
2
Any future development should have a mechanism for preserving open space
o Traffic Congestion and Parking
Traffic congestion is experienced primarily on King Street and around schools
and shopping centers during rush hours
Parking is desired around the shopping centers in the commercial center.
Detailed Survey Questions and Responses
About You
Question 1: Do you live in Rye Brook?
All (877) Residents
(836)
Answer Options Response
Percent
Response
Count
Response
Percent
Yes 95.3% 836 100.0%
No 4.7% 41
836 of the 877 survey respondents stated that they currently live in Rye Brook. In the question
summaries that follow, the share of all respondents and the share of residents will be shown for
each.
Question 2: What is your street?
755 respondents shared their street of residence in Rye Brook. The largest number, 36, reported
living on Country Ridge Drive. These are followed by 33 on Talcott Road, 25 on Belle Fair Road,
24 on North Ridge Street and 20 on Meadowlark Road. The full list of streets and the number of
responses, and a map illustrating the general location of survey responses, can be found at the
end of this report.
3
Question 3: Do you work or own a business in Rye Brook?
Answer Options All (857) Residents
(818)
Work 7.9% 7.1%
Own Business 3.0% 2.9%
Both 4.8% 4.8%
Neither 84.2% 85.2%
16.8% of all respondents and 14.8% of resident respondents work and/or own a business in Rye
Brook. Of these, 11.9% of residents work in Rye Brook, while 7.7% own a business there. For all
respondents, 12.7% work in Rye Brook, while 7.8% own a business there.
Question 4: Please tell us your age.
In Rye Brook, 824 residents responded to the question on age. The largest share of responses
(37.4%) was in the age category 45-54, followed by those between 35-44 (26.8%) and 55-64
(16.4%). 9.1% of resident respondents were between 65-74, followed by 6.6% age 75 or older.
The fewest responses came from those under the age of 35.
Answer Options All (863) Residents
(824)
Under 18 0.2% 0.2%
19-24 0.2% 0.1%
25-34 4.1% 3.4%
35-44 26.5% 26.8%
45-54 36.8% 37.4%
55-64 16.7% 16.4%
65-74 8.9% 9.1%
75 or Older 6.5% 6.6%
Obviously, this distribution of ages does not represent the true makeup of Rye Brook. Therefore
the ages of Rye Brook residents were used to weight the results; the percent share of respondents
by age was divided by the percent share of actual population distribution by age. The resulting
weights were used in the cross-tabulations.
4
Question 5: What is your household income? (This question is only being used to determine
the distribution of the survey among residents. As with all questions, individual responses
are confidential and will be shared only in aggregate/summary form.)
The largest overall share of respondents preferred not to answer at 30% of all responses and
37% of weighted responses. Rye Brook’s median household income in 2011 was $142,000;
however survey responses to this question skewed higher. The next-largest share report incomes
of $250,000 or more, with 21.8% of residents. Roughly 22% of respondents reported lower
incomes (of less than $150,000 per household), rather than the 50% to be expected. This
however could be a product of that large segment who did not respond numerically.
Answer Options All
(832)
Weighted
Residents
(794)
Less than $50,000 2.0% 3.1%
$50,000 to $99,999 7.9% 8.8%
$100,000 to $149,999 11.8% 10.5%
$150,000 to $199,999 10.1% 11.6%
$200,000 to $249,999 8.9% 7.2%
$250,000 or more 28.4% 21.8%
Prefer not to answer 30.9% 37.0%
Question 6: How long have you lived in Rye Brook? Results of this question are shown only for
Rye Brook residents.
Answer Options
Weighted
Residents
(797)
1 year or less 4.3%
2-4 years 9.7%
5-9 years 15.0%
10-19 years 31.8%
20 years or more 33.9%
Rye Brook residents are long-time residents. A full one-third of respondents have lived in the
Village for 20 years or more. The next most common answer was 10-19 years, at 31.8%. Equal
shares of the respondents (15%) have been in Rye Brook from 5-9 years or less than 5 years. Of
this latter group, the survey captured the 4.3% of newcomers, who have been in the Village for a
year or less.
Question 7: What most influenced your decision to live in Rye Brook? (Answer all that are
applicable.) Results of this question are shown only for Rye Brook residents.
The majority of respondents, 59.6%, stated that they are in Rye Brook for the quality of the school
district. More than a third (34%) live in the Village because of its proximity to New York City. One
in every five said that the Community Feeling influenced their decision to live in Rye Brook, while
5
only 7.9% grew up in the Village (although many write-in answers noted the respondent was from
the general area) and even less, 2.5%, live here because they work here.
Answer Options
Weighted
Residents
(719)
I grew up here. 7.9%
School District 59.6%
Community Feeling 21.4%
Work Here 2.5%
Proximity to New York City 34.0%
There were 141 write-in comments giving other reasons for having moved to Rye Brook. Among
these answers, having friends or family who already live in the Village, as well as proximity to
work (not necessarily in NYC), were among the most prevalent answers. Another common answer
was that acceptable housing options were available – whether for a family or for downsizing
seniors.
About Rye Brook
Question 8: Is it important for Rye Brook to have a distinct identity?
Answer Options All (801)
Weighted
Residents
(775)
Yes 78.3% 72.1%
No 21.7% 19.8%
Most residents (72.1%) feel that Rye Brook should have a distinct identity, while 19.8% disagree.
Question 9: What do you think are Rye Brook's greatest assets? (Select as many as you'd
like.)
When asked about Rye Brook’s greatest assets, the schools received both the greatest number
and greatest share of votes, with 76.9% of residents. Transportation access was noted by 29.5%
of residents, followed by municipal services at 23.7%. The commercial center received
acknowledgement by only 8.1%, while diversity of housing rated even lower, with just 5.2% of
residents.
Answer Options All (762)
Weighted
Residents
(742)
Schools 88.7% 76.9%
Municipal Services 23.0% 23.7%
Transportation Access 32.3% 29.5%
Commercial Center 9.3% 8.1%
Diversity of Housing 4.2% 5.2%
6
99 respondents wrote in their own answers as well. Among these, the most common were the
people and community feel, proximity to work and family and parks and natural beauty.
Question 10: What, if anything, would you change about Rye Brook?
457 residents responded to this question. The most common suggestions are listed below in
order of popularity. The greatest suggestion to improve Rye Brook is to: Lower Taxes, suggested
by almost one in every five responses. This is followed by desire for a community swimming pool
(58) and the need to increase cultural diversity (35). Suggestions regarding local schools (31)
include improving quality of teachers, size of classes and solving districting problems. Port
Chester was listed in 20 comments, roughly half of which were concerned with Port Chester
residents using Rye Brook’s amenities, while the other half suggested merging with Port Chester.
Responses Percent
Lower Taxes 86 18.8%
Pool 58 12.7%
Increase Diversity 35 7.7%
Schools 31 6.8%
Port Chester 20 4.4%
Community Center 17 3.7%
Traffic 17 3.7%
Better Town/Commercial Center 15 3.3%
Retail stores 6 1.3%
Bus service on King Street 3 0.7%
Other often mentioned items included a better community center, less traffic, a better commercial
center with a “town” feel, additional retail options and bus service on King Street.
Shopping and Dining
Question 11: How often do you visit the Rye Brook commercial area for shopping or dining
purposes? (Please select the most accurate description of your general behavior.)
Answer Options All (785)
Weighted
Residents
(761)
Every day 12.6% 9.6%
A few times a week 51.2% 49.6%
Once a week 16.8% 14.6%
A few times a month 13.4% 11.9%
Once a month 2.8% 2.5%
Every couple of months 1.7% 1.0%
I do not shop or dine there. 1.5% 1.1%
7
Almost three-quarters of residents use Rye Brook’s commercial center for shopping or dining at
least once a week. The largest share, 49.6%, report going several times a week, while 9.6% go
every day.
Question 12: What, if anything, would make shopping in the Rye Brook commercial area
better? (E.g., landscaping, more parking, places to sit, different stores...)
Additional parking was the most common response, mentioned in 117 of the 476 comments.
This was closely followed by requests for a greater number and diversity of stores and additional
seating areas 107 and 104, respectively.
Responses Percent
More Parking 117 24.6%
Diversity/More Stores 107 22.5%
Seating Areas 104 21.8%
Better Landscaping/Trees 31 6.5%
More Dining 23 4.8%
Fewer Banks 14 2.9%
Better "Town Feeling" 8 1.7%
Better landscaping and more trees were mentioned in 31 comments, followed by requests for
more dining/restaurant options (23) and fewer banks (14). Finally, there were multiple requests to
improve the “town feeling” or “coziness” of the center, which ties in closely with the seating and
landscaping comments.
Question 13: Where do you do most of your shopping and dining? (Please select one
location for each column.)
This question did not work as intended, for while it differentiated between shopping and dining, it
did not take into consideration different types of shopping. Therefore, respondents selected all of
the places that they shop, rather than the most common. The results below show the weighted
responses of 749 Rye Brook residents.
Answer Options Shopping Dining
Rye Brook 35.6% 24.8%
Port Chester 33.6% 43.2%
Rye City 7.2% 20.0%
White Plains 39.3% 16.6%
New York City 8.3% 13.7%
Elsewhere in Westchester County 14.7% 23.3%
Greenwich 26.9% 23.2%
As seen above, White Plains, followed by Rye Brook and Port Chester, are the most common
places that residents go shopping. Port Chester, as expected, is the most common dining
8
destination, with 43.2% of respondents. New York City and Rye City are the least likely places for
residents to go to dine or shop. There were 66 write-in responses, the most common of which
included Stamford and the outlet malls.
Question 14: What is most important to you when deciding where to shop?
Convenience drives the shopping habits of residents with 27.5% responding that that is the most
important influence when deciding where to shop. Quality of merchandise was most important to
20.3%, while diversity of stores was the driver for 17.9% of residents. 16% of residents felt price
was most important, whereas only 6.4% indicated that parking availability determined their
shopping habits.
Answer Options All (762)
Weighted
Residents
(738)
Convenience 31.1% 27.5%
Quality of merchandise 23.0% 20.3%
Diversity of stores 19.9% 17.9%
Price 19.2% 16.0%
Parking availability 6.8% 6.4%
Question 15: What is most important to you when deciding where to dine?
Quality of restaurants is the most important factor in deciding where to dine for 73.5% of
residents. Price is of greater concern to 7.4%, convenience to 5.3% and parking availability to
only 1.2%.
Answer Options All (759)
Weighted
Residents
(736)
Quality of restaurant 86.3% 73.5%
Price 6.5% 7.4%
Convenience 6.2% 5.3%
Parking availability 1.1% 1.2%
9
Community Facilities
Question 16: Are you aware of Rye Brook's senior center?
Two-thirds of residents were aware of Rye Brook’s senior center.
Answer Options All (779)
Weighted
Residents
(761)
Yes 75.6% 67.4%
No 24.4% 23.2%
Question 17: Are you aware that the senior center has community space available for
rental?
Only 2 in 5 residents know that the senior center has space available for rentals.
Answer Options All (778)
Weighted
Residents
(760)
Yes 41.6% 39.8%
No 58.4% 50.4%
Question 18: Which, if any of the following, would most enhance Rye Brook?
When asked about what community facilities would enhance Rye Brook, 39% selected a
community pool, while 35.3% preferred a multi-use recreational center. Child-care facilities and
more ballfields were selected by only 7.3% and 3.9%, respectively.
Answer Options All (569)
Weighted
Residents
(557)
Community pool 65.0% 39.0%
Multi-use recreational center (e.g., basketball
courts, community room, etc.) 57.3% 35.3%
Child care facilities 10.4% 7.3%
More ball fields 7.7% 3.9%
10
Question 19: Would you support a property tax increase to fund any or all of the
improvements listed? (Please select an answer for each of the options.) Because it is a local
tax issue, only the 758 residents’ weighted responses are shown below.
Answer Options Yes No Maybe
Multi-use
recreational center 21.5% 42.6% 20.2%
Community pool 20.0% 48.8% 18.0%
Child care facilities 5.9% 62.7% 13.2%
More ball fields 4.9% 67.5% 10.0%
There is not a lot of support for tax increases for any new community facilities. However, of the
facilities suggested, the most support was for a potential multi-use recreational center, with 21.5%
of residents stating they would support a tax increase, with an additional 20.2% saying “maybe.”
The community pool concept received a similar level of support, with 20% supporting a tax
increase and 18% saying “maybe.” There is very little support for a tax increase to fund child-care
or more ballfields.
Housing
Question 20: What type of residence do you live in?
The majority of residents live in single-family homes (64.8% in single family, detached; 8.5% in
attached). 12% of residents live in townhomes, while 3.3% live in condos. Only 1.7% live in multi-
unit apartments based on our survey respondents.
Answer Options All (776)
Weighted
Residents
(760)
single-family
detached 77.2% 64.8%
single-family
attached 8.4% 8.5%
condo 2.3% 3.3%
townhome 10.6% 12.0%
multi-unit apartment 1.5% 1.7%
Question 21: Do you own or rent your home?
The vast majority of Rye Brook residents are homeowners at 86.9%.
Answer Options All (776)
Weighted
Residents
(761)
Own 96.0% 86.9%
Rent 4.0% 3.6%
11
Question 22: How important is it that Rye Brook provide a diversity of housing types to
accommodate different age groups (e.g. young professionals, singles, families with
children, empty nesters, seniors)?
Providing a diversity of housing options is important or very important to 46.3% of Rye Brook
residents. Another 24.7% are neutral on the subject, while it is not important or not important at
all to 18.6% of residents.
Answer Options All (771)
Weighted
Residents
(754)
Very important 22.8% 22.2%
Important 28.4% 24.1%
Neutral 27.1% 24.7%
Not important 11.7% 9.8%
Not important at all 10.0% 8.8%
Question 23: Would you support taller and more dense buildings (3-4 stories) in specific
core areas of Rye Brook to allow more housing type choices?
When asked about willingness to have 3-4 story buildings in specific areas of Rye Brook to allow
for that diversity of housing, only 11.2% were absolutely supportive, while another 16.5% think it
would be okay. The largest share of residents (23.3%) responded that it is absolutely not okay
and another 20.2% did not think they would support such a plan.
Answer Options All (776)
Weighted
Residents
(758)
Absolutely 10.3% 11.2%
I think so 19.1% 16.5%
Not sure 20.6% 19.4%
I don't think so 24.0% 20.2%
Absolutely not 26.0% 23.3%
Question 24: Where would such housing be appropriate?
Anderson Hill Road, King Street, Ridge Street, Lincoln Avenue and Westchester Avenue were
suggested locations for higher density housing. Some suggestions did not specify a location, but
stated that housing of this nature should be near commercial centers or should blend in to the
land scape. Of the 312 responses to this question, 77 said it was not appropriate to have higher-
density housing in Rye Brook and/or Port Chester is where housing of that nature should go.
12
Parks, Recreation and Environment
Question 25: What are the major environmental concerns in Rye Brook?
The majority of residents are concerned with all four of the listed environmental concerns in Rye
Brook. The vast majority of residents (93.7%) feel the noise from the airport is an issue. Traffic
impacts are of concern to 75.6%; flooding and tree maintenance are of concern to 73.1% of the
population, each.
Answer Options All (720)
Weighted
Residents
(706)
Airport impacts (noise, density) 55.6% 93.2%
Traffic impacts 45.8% 75.6%
Flooding 46.3% 73.1%
Tree maintenance 40.8% 73.1%
Other concerns shared in the comments include: the power grid (downed power lines),
maintenance of trees and waterways; problems with polluted runoff, drainage and the
subsequent mosquitos, and increased wildlife (including coyotes) in residential areas.
Question 26: How often do you visit the parks in Rye Brook? (Please select the most
accurate description of your general behavior.) Only the 741 Rye Brook residents who
responded are included in the count below.
Crawford is the most popular of the parks in Rye Brook, with 20.3% of residents stating they go
there at least once a week. This is followed by Pine Ridge, with 17.7% and the King Street Athletic
Fields, at 17.1% going at least once a week.
Answer Options Every
day
A few
times a
week
Once a
week
A few
times a
month
Once a
month
Every
couple
of
months
I do not
go
there.
Crawford 2.1% 9.9% 8.3% 9.3% 10.8% 21.6% 23.0%
Pine Ridge 2.5% 8.9% 6.2% 10.5% 9.3% 14.8% 32.0%
King Street Athletic Fields 1.8% 10.1% 5.1% 7.1% 4.9% 10.9% 40.8%
Rye Hills 1.1% 2.5% 1.7% 2.7% 4.2% 7.8% 58.5%
Garibaldi 0.4% 1.0% 0.6% 3.2% 1.8% 7.3% 66.1%
Harkness 0.7% 0.2% 0.8% 1.9% 2.8% 3.5% 69.2%
Rich Manor 0.2% 0.5% 0.4% 1.2% 0.6% 4.6% 70.8%
Garibaldi, Harkness and Rich Manor are the least-used parks in Rye Brook, with more than two-
thirds of the population not going to them at all.
13
Question 27: What, if anything, could be done to improve Rye Brook's parks? (Please
specify which park(s).)
In general comments, there’s concern about restrooms, parking and equipment maintenance as
well as use by non-Rye Brook residents.
Crawford Park was mentioned 57 times in the 233 responses. Suggestions included night
lighting, consistent restroom facilities, a community pool, walking/jogging/biking trails,
upgrading the playground, a dog run and restoring Crawford Mansion.
Pine Ridge was mentioned in 32 comments. Primary concerns there are the upkeep of courts and
bleachers, as well as non-residents using the park.
King Street Athletic Fields are mentioned in 9 comments. Issues are a need for awnings on the
bleachers and a problem with bees and wasps.
Rye Hills is mentioned in 9 comments, the majority of which request an off-leash dog run.
Garibaldi is also mentioned in 9 comments in which the park is generally described as “unsafe
and unkept” or in need of a “facelift” or “total overhaul.”
Harkness is mentioned in only 3 comments, and the only suggestion for it is to convert one of the
tennis courts into a basketball court.
Rich Manor was mentioned only twice; both comments requested seating.
Question 28: What other recreation options would you like to have, or have improved, in
Rye Brook?
Rye Brook residents prefer more passive recreation options, as shown in the table below, with
walking trails and bike paths topping the list. There is support for a community pool (33.8%) or a
multi-use recreation center (28.4%). More sidewalks were supported by 26.8% of residents.
Answer Options All (648)
Weighted
Residents
(637)
Walking trails 54.8% 42.0%
Bike paths 49.4% 33.5%
Community pool 49.8% 33.8%
Multi-use recreation center 40.9% 28.4%
More sidewalks 34.4% 26.8%
Picnic areas 16.5% 11.1%
Tennis courts 14.5% 9.1%
Basketball courts 8.5% 4.9%
Baseball fields 5.4% 3.5%
Soccer fields 3.7% 2.6%
14
Those categories with lesser levels of support include picnic areas (11.1%), tennis courts (9.1%),
basketball courts, baseball fields and soccer fields with support from less than 5% of population
each.
Question 29: Rye Brook currently has a large amount of public and private open spaces,
which are an important part of the village's "green" character, but which may have future
development potential. What is your opinion on these open spaces?
The majority of residents (65.3%) feel that at least some preservation of existing open space, even
with development potential, should be maintained: 28.5% feel that preservation is required;
34.6% feel that any future development should have a mechanism for some open space
preservation; and 2.2% feel that the Village should set aside public funding to acquire more open
space.
Answer Options All (726)
Weighted
Residents
(710)
Any future development should have a mechanism
for some preservation of open space. 40.2% 34.6%
They should be preserved as open space. 35.7% 28.5%
Development potential should remain as a way to
increase tax revenue. 13.8% 11.3%
No opinion 7.9% 9.0%
Additional public funding should be set aside to
purchase open space. 2.5% 2.2%
In contrast, more than one in 10 residents think that development potential should be used to
increase tax revenue. However, 9% have no opinion on the topic.
Question 30: Should additional open space/park land be acquired by the Village?
Residents were split on the idea of acquiring additional park land, with 35.5% saying that it
should be done, while an equal share were unsure. A full 25.4% feel the Village should not
acquire any further open space.
Answer Options All (723)
Weighted
Residents
(706)
Yes 29.0% 35.5%
No 29.2% 25.4%
Don't know 41.8% 35.5%
15
Question 31: Are there any historic buildings or structures in Rye Brook that should be
recognized and protected? If so, what?
Crawford Mansion was mentioned 32 times; also mentioned were the BOCES on Berkeley Drive,
the Post Office, Village Hall, the Gate House on North Ridge Street and The Castle. There were
167 responses to this question, and 94 of them were “no” or “not that I know of.”
Question 32: What do you think about parking availability in Rye Brook's commercial
areas? Is there:
Answer Options All (747)
Weighted
Residents
(732)
too much? 1.9% 1.2%
too little? 23.3% 19.5%
just enough? 74.8% 67.5%
More than two-thirds (67.5%) of residents feel that there is “just enough” parking in Rye Brook’s
commercial areas. One in every five (19.1%) feel there is “too little,” while a tiny minority (1.2%)
feel there is currently “too much” parking in Rye Brook.
Question 33: If you think there is too little parking in Rye Brook, where is it needed most?
Of the 126 comments, the vast majority mentioned the Rye Ridge Shopping Center. Also
mentioned were the areas around schools and athletic fields. One intrepid resident stated there
was no need for new parking; there are simply too many cars.
Question 34: Have you experienced traffic congestion in Rye Brook?
Two-thirds of all individual respondents have experienced traffic congestion in Rye Brook.
However, when looking at the weighted results, that share decreases slightly to 58.2%.
Answer Options All (747)
Weighted
Residents
(731)
Yes 67.7% 58.2%
No 32.3% 29.5%
Question 35: Where have you experienced traffic congestion, and at what time of day?
The greatest levels of congestion are reported to be on King Street, especially around the high
school. Other areas mentioned include North Ridge Street and Westchester Avenue. Rush hours
and school pick-up/drop-off times seem to be the greatest causes of congestion.
16
Question 36: How often do you walk or use a bicycle when running errands or going to
work? (Please select the most appropriate answer.)
Walkers are more common than bicyclists in Rye Brook, with 15.6% of residents stating that they
walk at least on a weekly basis, compared to only 4.2% who bicycle as often.
All (729) Weighted
Residents (741)
Answer Options Walk Bicycle Walk Bicycle
Never 461 530 53.7% 63.1%
Daily 63 12 9.5% 1.2%
Weekly 65 31 6.1% 3.0%
Every once in a while 148 87 16.2% 10.5%
Question 37: Where, if anywhere, do you currently bike in Rye Brook?
Of the 293 responses, 43 stated they ride around their own neighborhoods but an equal number
stated they do not ride at all because of the lack of safety. Many stated that they drive elsewhere
to go bike riding, including SUNY Purchase and established trails.
Question 38: Where, if anywhere, do you currently walk in Rye Brook?
The majority of walkers report staying in their own neighborhoods; however Crawford Park, Pine
Ridge Park and the Blind Brook track were mentioned as well.
Question 39: Would you prefer to walk or bike more?
Almost six in every 10 residents would prefer to walk or bike more often than they currently do.
Answer Options All (665)
Weighted
Residents
(650)
Yes 77.1% 57.2%
No 22.9% 20.0%
17
Question 40: If you would prefer to walk or bike more, what prevents you?
One-third of residents responded that they do not walk or bike as much as they’d like to due to
the lack of sidewalks/bike lanes. Similarly, 22.5% of residents do not take part in these activities
because they feel walking and/or riding in the Village is unsafe. Meanwhile, one quarter of
residents simply lack the time for the activity.
Answer Options All (521)
Weighted
Residents
(509)
Lack of sidewalks/bike lanes 56.6% 31.5%
Unsafe 39.9% 22.5%
Lack of time 42.8% 25.4%
Other (please specify)
The majority of the 48 “write in” responses reinforced the danger of riding and walking due to
designated areas for the activity as well as traffic. Six respondents stated they lived too far from
anything to bike there. Several respondents were honest in stating that the only thing preventing
them from these activities was “laziness.”
A respondent specified that bike lanes would be welcome on “King St, Anderson Hill Road, Ridge
St, Bowman, Westchester Ave. & other ‘main’ roads.” However, another said that the addition of
bike lanes anywhere in Rye Brook would only make traffic worse.
Other Issues
Question 41: Are there other issues facing Rye Brook that you think should be addressed in
this plan? If so, please enter them below.
Issues raised by residents include taxes, traffic (including a suggestion for traffic circles on King
Street), the ice rink, schools, the community pool, dog parks. There was also concern about the
engagement of residents who don’t live in single-family homes.
Many however focused on, as one resident put it, “How to be true to our small town community
feeling.”
18
Street of Residence Number
Country Ridge Drive 36
Talcott Road 33
Belle Fair Road 25
N Ridge Street 24
Meadowlark Road 20
Bonwit Road 19
Valley Terrace 17
Woodland Drive 16
Treetop Crescent 15
Mohegan Lane 14
Rock Ridge Drive 14
Lincoln Avenue 13
Windsor Road 13
Windingwood Road 12
Beechwood Boulevard 11
Betsy Brown Road 11
Brush Hollow Crescent 11
Churchill Road 11
Pine Ridge Road 11
Avon Circle 10
Country Ridge Circle 10
Greenway Lane 10
Bayberry Lane 9
Hillandale Road 9
Ivy Hill Crescent 9
Street of Residence Number
Legendary Circle 9
Magnolia Drive 9
Bellefair Boulevard 8
Birch Lane 8
High Point Circle 8
King Street 8
Lawridge Drive 8
Old Orchard Road 8
Paddock Road 8
Ridge Street 8
Tamarack Road 8
Eagles Bluff 7
Holly Lane 7
Lee Lane 7
Milestone Road 7
Rockinghorse Trail 7
The Arbors 7
Berkely Drive 6
Berkley Lane 6
Bobbie Lane 6
Brush Hollow Close 6
Deer Run 6
Elm Hill Drive 6
Greenway Circle 6
Mark Drive 6
19
Street of Residence Number
Red Roof Drive 6
Westview Avenue 6
Windingwood Road N 6
Woodland Avenue 6
Boxwood Place 5
Brookridge Court 5
Jennifer Lane 5
Oriole Place 5
Wilton Road 5
Winthrop Drive 5
Candy Lane/Sylvan Road 4
Charles Lane 4
Heirloom Lane 4
Hillcrest Avenue 4
Latonia Road 4
Old Oak Road 4
Whippoorwill Road 4
Bayberry Close 3
Brook Lane 3
Doral Greens Drive West 3
Fellowship Lane 3
Greenway Close 3
Heritage Court 3
Knollwood Drive 3
Millennium Place 3
Street of Residence Number
Reunion Road 3
Wyman 3
Argyle Road 2
Beacon Lane 2
Bishop Drive 2
Bishop Drive South 2
Bolton Place 2
Carlton Lane 2
Castle View Court 2
Country Ridge Close 2
Doral Greens Drive 2
Doral Greens Drive East 2
Edgewood Drive 2
Fairlawn Parkway 2
Greenhouse Circle 2
Horseshoe Lane 2
Irenhyl Avenue 2
Ivy Hill Lane 2
Jacqueline Lane 2
Little Kings Lane 2
Loch Lane 2
Long Ledge Drive 2
Maple Court 2
Maywood Avenue 2
Park Ridge Court 2
20
Street of Residence Number
Parkwood Place 2
Roanoke Avenue 2
Robins Roost 2
Sleepy Hollow Road 2
Sunset Road 2
Westchester Avenue 2
Arlington Place 1
Arrowwood Circle 1
Bell Place 1
Bowman 1
Comly Avenue 1
Crossway 1
Dixon 1
Dorchester Drive 1
Hawthorne Avenue 1
Hillspoint Lane 1
Hunter Drive 1
James Way 1
Maplewood 1
Neuton Avenue 1
Parade Lane 1
Stone Falls Court 1
Terrace Court 1
Westerleigh Court 1
Whittemore Place 1
Street of Residence Number
Windingwood Road S 1
Windsor Drive 1
APPENDIX C
PROJECT NEWSLETTERS
NEWS
May 2013www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
In the fall of 2012, the
Village of Rye Brook
began the process of
preparing its fi rst-ever
Comprehensive Plan.
Although the Village
has an extensive history
of plans that cover a
range of specifi c topics,
it has never before
had in place a master
planning document to
guide future decisions
on development, zoning
and capital spending.
The Comprehensive Plan
will build on these prior planning efforts and establish a policy
guide for land use within the Village. The Plan also represents
the culmination of a unique and innovative partnership with the
Westchester County Department of Planning, which completed in
May 2012 an extensive report, Village of Rye Brook Planning Base
Studies: A Detailed Study of Existing Conditions, in a pilot project
to demonstrate how the County and Village planning documents
can inform and support each other. This report - together with the
past Village planning studies - will form the baseline discussion
for the Comprehensive Planning effort.
The Rye Brook Comprehensive Plan will be developed over a
one-year period and will include major opportunities for public
input. Please stay tuned to learn how you can get involved!
STUDY BACKGROUND AND PROCESS PROJECT TEAM
In preparing the Comprehensive Plan, the Village of Rye Brook
is supported by the consultant team of BFJ Planning and
Urbanomics. For more than 30 years, BFJ has provided planning,
urban design, environmental analysis, real estate consulting and
transportation planning for a range of clients throughout the
country and overseas. Recently, BFJ has completed comprehensive
plans for the Port Chester and the Village of Mamaroneck, and is
fi nalizing a comprehensive plan for Harrison.
BFJ is supported by its affi liate, Urbanomics. Since 1984,
Urbanomics has provided public- and private-sector clients with
an array of economic development planning studies, market
studies and economic and demographic forecasts.
Plan Rye Brook
The Village of Rye Brook has appointed a 12-member advisory committee representing a broad range
of interests in the Village. This committee will assist in the development of the Plan, which will utimately
be adopted by the Village Board of Trustees.
» Carol Goodman, Chair
» Dominic Accurso
» Joe Fiscella
» John Grieco
» Sari Jablon
» Toby Marrow
» Marcia Rogull
» Jamie Schutzer
» Tania Vernon
» Jeffrey Rednick, Board of Trustees Liaison
» Chris Bradbury, Village Administrator, ex officio
» Joan Feinstein, former Mayor, ex officio
HOW CAN YOU GET INVOLVED?
Please join us for the fi rst Comprehensive Plan public workshop:
Monday, June 10th, 2013 | 8-10 p.m.
Village of Rye Brook Offi ces
938 King Street, Rye Brook, NY 10573
This workshop will provide an opportunity to:
» Learn about the Plan purpose and process
» Help establish a vision, goals and objectives for the Plan
» Discuss key issues facing the Village today
COMPREHENSIVE PLAN ADVISORY COMMITTEE
NEWS
June 2013www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The Village of Rye Brook held an opening public workshop for the
Comprehensive Plan on Monday, June 10, at the Village offi ces
on King Street. About 35-40 people turned out to help inform the
planning process by sharing their ideas and experiences.
Workshop participants heard a presentation by the consultant
team outlining the project’s background and purpose,
summarizing key existing conditions in the Village and showing
initial ideas about urban design and placemaking for the main
commercial area at South Ridge Street and Bowman Avenue.
Following the presentation, attendees broke into small roundtable
discussion groups covering four topic areas: overall vision and
goals; land use and zoning; commercial center and offi ce uses;
and the environment, open space and sustainability. After in-depth
discussions of these topic areas, the participants reconvened to
present their thoughts and ideas to the larger group.
The roundtable discussions revealed that, in general, the
workshop attendees were happy with the scale of development in
Rye Brook and view the public schools, shared municipal services
and access to regional highways and New York City as key assets.
COMPREHENSIVE PLAN PROCESS TAKES OFF WITH OPENING PUBLIC WORKSHOP
Major challenges were seen as preservation and enhancement of
open space, stormwater management, traffi c congestion, taxes
and noise from Westchester County Airport.
In terms of initial recommendations, the workshop participants
supported making the Village more pedestrian-friendly, especially
in the commercial center; establishing a sense of place in this
center through urban design actions and attracting a more diverse
set of commercial uses; and addressing stormwater management
and fl ooding on a Village-wide basis.
The opening workshop was an important fi rst step in engaging Rye
Brook’s stakeholders and establishing a vision and preliminary
recommendations for the Comprehensive Plan. The consultants’
presentation may be viewed through streaming video available
at www.planryebrook.org and the Village’s website. Stay tuned to
both sites for a complete summary of the workshop.
Plan Rye Brook
The Plan Rye Brook project team will be conducting an online public survey this summer using the
Survey Monkey tool. The survey is intended to gather input from Rye Brook stakeholders who may have
been unable to attend the opening workshop. It will seek respondents’ opinions on a number of key
issues facing the Village, as well as on overall goals and objectives for land use and development in
the next 10-20 years.
Watch for further developments on the survey at www.planryebrook.org and the Village of Rye Brook
website, www.ryebrook.org.
ONLINE PUBLIC SURVEY TO LAUNCH THIS SUMMER
NEWS
July-August-September 2013www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The Plan Rye Brook public survey is live and will run through
October 1, 2013. The online survey, conducted through the
Survey Monkey tool, is intended to gather respondents’ opinions
on a number of key issues facing the Village, as well as on overall
goals and objectives for land use and development in the next
10-20 years.
The survey is completely anonymous and takes about 10-
15 minutes to complete. It is available via the Plan Rye Brook
website, http://www.planryebrook.org, and the Village’s website,
http://www.ryebrook.org.
Please take advantage of this important opportunity to share your
thoughts and ideas about the future of Rye Brook. If you would
like a paper version of the survey, please contact the Assistant
Village Administrator, David Burke, at 914.939.0077.
ONLINE PUBLIC SURVEY UNDERWAY
Please join us for the second of four public workshops for the Rye
Brook Comprehensive Plan:
Monday, October 28, 2013 | 8-10 p.m.
Village of Rye Brook Offi ces
938 King Street, Rye Brook, NY 10573
The workshop will provide an opportunity to learn more about
the Plan Rye Brook process, hear draft Plan recommendations
and discuss key issues facing the Village today.
Plan Rye Brook
The centerpiece of the comprehensive planning process is public involvement, to ensure that anyone
who lives or works in Rye Brook will have the opportunity to express their opinions on key issues facing
the Village, and how the Plan should address them. We want to hear from you!
Visit the Plan Rye Brook website, http://www.planryebrook.org, and sign up to receive email updates
letting you know when draft Plan elements are available for review, and alerting you to public workshops
and other opportunities for community involvement.
HOW CAN YOU STAY INVOLVED?
NEXT PUBLIC WORKSHOP OCTOBER 28
NEWS
October 2013www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The second of four planned public workshops for the Rye Brook
comprehensive plan was held on Monday, October 28, at 8 p.m.
at Village Hall. Approximately 35 people gathered to hear the
results of the online public survey, as well as give their reaction to
some preliminary suggestions regarding zoning, parks and open
space and the “Village Center” area of the Village.
The initial ideas for possible zoning changes involved identifying
the most appropriate zoning designation for the Blind Brook
County Club -- which represents Rye Brook’s most signifi cant
long-term development potential -- to preserve its open space
character. Other zoning ideas focused on suggested changes in
the Village’s commercial area, to promote a stronger sense of
place while maintaining the existing context.
Proposals for parks and open space included upgrades to
Garibaldi Park to strengthen that asset, improvements to Village-
owned passive recreational spaces, stronger links among open
space resources, undertaking a comprehensive study of the
potential for a community pool and multipurpose recreation
center, and looking at possible locations for a dog park.
Suggestions in the Village Center area -- generally, South Ridge
Street at Bowman and Westchester Avenues -- centered on
improving connectivity through the addition and improvement of
sidewalks; promoting more active, pedestrian-oriented business
frontages; and promoting good aesthetics through the creation
of advisory design guidelines.
Following the presentation, attendees broke into small roundtable
discussion groups covering four topic areas: overall vision and
goals, land use and zoning, the Village Center, and parks and
SECOND PUBLIC WORKSHOP GATHERS IMPORTANT COMMUNITY INPUT
open space. After in-depth discussions of these topic areas, the
participants reconvened to present their thoughts and ideas to
the larger group.
The roundtable discussions revealed a clear consensus on
improving pedestrian connectivity in Rye Brook and facilitating
a distinct identify for the Village Center. There was general
agreement that an open space/preservation zone should be
considered for the Blind Brook Country Club, that more sidewalks
and bicycle amenities should be explored, that open space assets
should be linked together, and that the issues of a community
pool/recreation center and a dog park should be carefully and
comprehensively studied.
The next workshop is scheduled for Monday, January 13, at
a location to be determined. Visit planryebrook.org for more
information and to sign up for project updates.
Plan Rye Brook
The Rye Brook Community Survey ran online from August 15 to October 1, 2013, and paper copies
were also made available at the senior center. A total of 863 people completed the survey, most
of whom were Village residents. About 12% of respondents also work in Rye Brook, and 8% own a
business here. The full survey results are available at planryebrook.org. Major issues raised included:
- Desire for a more diverse range of shops and restaurants, more parking and added landscaping and
seating in the Village Center.
- Support for a community pool and/or multi-use recreational facility, balanced with a concern with
higher taxes.
- Support for the preservation of additional open space.
- Demand for additional passive uses such as walking and biking trails.
- Concern about traffi c, especially on King Street and around schools and shopping centers.
PUBLIC SURVEY RESULTS IN
NEWS
January 2014www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The Village of Rye Brook comprehensive planning process
fi nished 2013 with posting of several new draft chapters for
the community to review and discuss at the upcoming public
workshop. Currently, the following draft chapters are available
at planryebrook.org:
- Introduction, Vision and Goals
- Regional Context
- Demographics
- Land Use and Zoning
- Natural Resources and Stormwater Management
- Parks, Recreation and Open Space
- Housing
- Village Center
Some of the key recommendations that will be discussed at the
next workshop include:
• Explore rezoning Blind Brook Country Club and parks in the
Village as open space/recreation;
• Eliminate the OB-S zone in the Village Center;
• Adjust height and setback regulations and consider small-scale
multifamily residential uses in commercial zones;
DRAFT PLAN CHAPTERS NOW AVAILABLE FOR PUBLIC REVIEW
• Allow offi ces in two-family zones along Westchester and
Bowman Avenues;
• Create an overlay zone for the Village Center;
• Pursue regional stormwater management initiatives;
• Undertake a comprehensive sustainability plan;
• Upgrade Garibaldi Park;
• Enhance passive open spaces and create a trail network;
• Undertake a comprehensive study of a potential multipurpose
recreational center/community pool;
• Explore creating one or more dog parks in identifi ed locations;
• Consider allowing multifamily residential uses in offi ce zones;
• Explore permitting accessory apartments (“in-law apartments”)
in some single-family zones;
• Improve the pedestrian network in the Village Center;
• Create advisory design guidelines for development in the Village
Center; and
• Consider developing local signage design guidelines for the
Village Center.
Please visit planryebrook.org to learn more!
Plan Rye Brook
Please join us for the second of four public workshops for the Rye Brook Comprehensive Plan:
Monday, January 13, 2014 | 8-10 p.m.
Anthony J. Posillipo Community Center
32 Garibaldi Place, Rye Brook, NY 10573
This open house session will provide an opportunity to learn about the draft chapters completed to
date, including their recommendations, and to discuss key issues facing the Village today. Parking is
available at both the center and Garibaldi Park, as well as on-street.
THIRD PUBLIC WORKSHOP JANUARY 13 AT AJP COMMUNITY CENTER
NEWS
February 2014www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The Village of Rye Brook held the third of four public workshops
on the Comprehensive Plan on Monday, January 13, at the
Anthony J. Posillipo Community Center. Approximately 35
residents, stakeholders and members of the Plan advisory
committee gathered to share their ideas and experiences to
inform the planning process.
After a brief presentation by the consultant team, the workshop
utilized an “open house” format, in which participants could
choose to circulate among any of eight stations, corresponding
to the draft chapters discussed during the presentation and
available at the Comprehensive Plan website:
- Introduction, Vision and Goals
- Regional Context
- Demographics
- Land Use and Zoning
-Natural Resources and Stormwater Management
- Parks, Recreation and Open Space
- Housing
- Village Center
Each open house station was managed by a member of the
advisory committee, Village staffer and/or consultant team
member, and contained large-scale graphics and a list of all
recommendations for the subject chapter. Participants were free
to write or draw comments on any of the materials at each station.
The intent was to provide an informal setting where attendees
could interact directly with project team members through one-
on-one or small group conversations.
THIRD PUBLIC WORKSHOP GATHERS INPUT ON DRAFT PLAN CHAPTERS
Based on the discussions at the open house stations, the
following key recommendations emerged as areas of focus for
the Comprehensive Plan:
Many people are concerned about whether
Rye Brook has enough housing options for
seniors to let them stay in the Village after their
children have left the school system, or for
younger people just starting out. The concept of
accessory apartments had some support as an
idea to explore, but there was concern with how
they would function and be regulated.
The vision for the Blind Brook Country Club
is one that balances taxable development with
preservation of open space to the maximum
extent possible.
Although Rye Brook’s Village Center area may
not be a traditional downtown, the Village
should explore ways to improve its appearance
and vitality, including allowing small multifamily
residential units, adding sidewalks to enhance
walkability, improving gateways and establishing
an overlay zoning district including design
guidelines. Creation of a business improvement
district is also an option that may be explored in
coordination with the business community.
The full workshop presentation and summary report, as well as
all draft chapters discussed at the workshop, are available at
planryebrook.org.
Plan Rye Brook
Please join us for the fourth and final public workshop for the Rye Brook Comprehensive Plan:
Monday, March 24, 2014 | 8-10 p.m.
Village Hall
938 King Street, Rye Brook, NY 10573
This “Town Hall” style meeting will provide an opportunity to ask questions about the Village’s
Comprehensive Plan -- including content, recommendations, process and next steps -- in a less formal
and structured setting.
FINAL PUBLIC WORKSHOP MARCH 24 AT VILLAGE HALL
NEWS
April 2014www.planryebrook.org
Village of Rye Brook 938 King Street, Rye Brook, NY 10573 | www.planryebrook.org | 914.939.0111
The Village of Rye Brook held the last of four public workshops
on the Comprehensive Plan on Monday, March 24, at Village
Hall. Approximately 10 residents, stakeholders and members
of the Plan advisory committee gathered to review all of the
recommendations from the draft Plan chapters:
- Land Use and Zoning
-Natural Resources and Stormwater Management
- Parks, Recreation and Open Space
- Transportation
- Infrastructure and Utilities
- Housing
- Commercial Development
- Village Center
- Municipal Facilities and Community Character
Also discussed were the fi nal two chapters, the Future Land Use
Guide and Action Agenda, which will be used to implement the
various Plan recommendations after adoption.
Several key points were raised by workshop attendees during the
course of the presentation and the question-and-answer session,
for consideration by the advisory committee:
Look at allowing offi ces by special permit in the
R2-F zone along South Ridge (north of the gas
station). This area makes sense to treat the same
as Westchester and Bowman Avenues.
Stormwater management should be addressed at a
“microcosm,” or per-lot basis. The current Village
regulations only require stormwater to be captured
FINAL PUBLIC WORKSHOP GATHERS INPUT ON DRAFT PLAN CHAPTERS
on-site for additions, not existing structures.
Many homes in Rye Brook were built without any
stormwater management measures in place.
The requirement that multifamily residential uses
in commercial zones be located with frontage on
State or County roads should be removed, as the
Village will be taking ownership of Ridge Street in
the near future.
Make clear that the owner or family member
needs to live in either the primary residential use
or accessory apartment. This is intended to ensure
a level of owner occupancy rather than promote
investment properties. There was also a question
of whether accessory apartments are appropriate
for the R-12 zone, as some lots may not be able
to accommodate suffi cient parking for both the
principal and accessory uses.
The full workshop presentation and summary report, as well as
all draft chapters discussed at the workshop, are available at
planryebrook.org.
Plan Rye Brook
The Comprehensive Plan advisory committee held its fi nal meeting on March 31, 2014, to discuss the
comments at the last public workshop and fi nal revisions to the Plan.
The fi nal Draft Comprehensive Plan will be taken up for consideration by the Village Board beginning
on April 22, 2014. There will be additional opportunities for public input at public hearings to be held
in May.
Please visit planryebrook.org to review the complete fi nal Draft Comprehensive Plan and stay tuned for
discussion of the document at upcoming Village Board meetings.
COMPREHENSIVE PLAN MOVES TO VILLAGE BOARD