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Home My WebLink About12 - Byram Ridge Zoning Study/Task Force Report, 2006938 King Street Rye Brook, NY 10573 Village of Rye Brook Byram Ridge Task Force Report of Findings June, 2006 Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 2 Byram Ridge Task Force Table of Contents Executive Summary 3 Task Force Members 5 Byram RidgeTask Force Members..............................................................................5 Task Force Process/Methodology 6 Why change the current Land Use Regulations?........................................................6 What is the Character of Byram Ridge?......................................................................6 Discussion and Conclusions........................................................................................9 Recommendations 13 Appendix – FP Clark Draft Reports Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 3 Byram Ridge Task Force Executive Summary The Village of Rye Brook Byram Ridge Task Force (BRTF) has been charged by the Village of Rye Brook Board of Trustees (BOT) to study and analyze the potential impacts of development in the Byram Ridge (R-20) area, to recommend ways to preserve the scenic, man-made and natural beauty of the area, and to determine the ability of land use regulations to deal with such matters. In its deliberations there was a general consensus of the Task Force that its intent was to be sensitive to the trends in residential construction, but to try to prevent some of the new or significantly modified homes that appear to be out of scale and character with the Byram Ridge Area. The BRTF studied and analyzed land use, bulk and dimensional characteristics of existing and proposed homes to gauge its recommendations against actual experience. This analysis was helpful in modifying or dismissing some preliminary recommendations as being either too restrictive or ineffective. The BRTF attempted to avoid recommendations that would result in a significant number of non-conformities to existing homes in the area, however further analysis of the extent of the non-conformities by the BOT is recommended. The Task Force preferred simplicity. Complex regulations or unrealistic enforcement ability were not recommended. After holding five meetings, developing and analyzing land use data, and performing a site visit to the Byram Ridge area, it is the observation and recommendation of the BRTF that: • The character of Byram Ridge is mixed. There are smaller, older homes in poor condition on large lots and stately older homes in good condition. Long term residents may not want any change but do realize substantial economic gain when selling. Newer residents (or potential residents) are drawn to the area because of large lots and the ability to build large, modern homes. • Groundwater and drainage concerns exist in this area of the Village, but most of the issues related to this problem should be resolved with the storm water project scheduled to begin 5/31/06 and with recently enacted code revisions and the requirement of engineering techniques to control the impact of development on the Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 4 Byram Ridge Task Force groundwater at sites. Continued vigilance to the drainage issues is recommended. • Code changes must be simple and easily understandable and enforceable, and should address the following: increase the front and side yard setbacks; further lower height/setback ratios; further limit front yard impervious surfaces; regulation of currently unregulated gross floor area. • Up-zoning is not a viable alternative, as it will yield too many non conforming lots. • All adopted code changes should be applied to all lots in the R-20 zone, to ensure future subdivisions are subject to the same requirements. • A review of the application of recommended code changes to be applied to all zoning districts should be performed in the future. • Codes should “err” on the side of restriction and allow the Zoning Board of Appeals to grant variances as appropriate. • Although not a part of the scope of this Task Force, or the Moratorium, it was felt that there is a need for Architectural/Design guidelines, either as an overlay for this district or for the Village in general. Any recommendations by the Task Force should be considered by the BOT for the village as a whole. Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 5 Byram Ridge Task Force Task Force Members Byram Ridge Task Force Members Pat Sanders Romano, Trustee, Former Planning Board Member James Winter, Planning Board Mark Harmon, Zoning Board of Appeals Richard Lubkin, Former Chairman, both Planning Board and Vision Plan Committees Marcia Rogull, Architectural Review Board Victor Carosi, Village Engineer We would like to also thank those who assisted us with our task: Ed Beane, Village Attorney; Marilyn Timpone Mohamed, Village Planning Consultant, Mickey Izzo, Village Building Inspector, who gave generously of their time and energy. Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 6 Byram Ridge Task Force Task Force Process/Methodology Why change the current Land Use Regulations? The Village of Rye Brook Board of Trustees has determined that the development of land and structures require proper limits, planning, and local control, so that land will not be overdeveloped; so that new construction will be consistent with the existing development patterns and character; so that services will not be overburdened; so that pre-existing storm water drainage and groundwater problems will not be exacerbated; so that the health, safety, welfare and character of the community will be preserved. The BOT further determined that insufficiently regulated development and proliferation of new structures and/or uses without necessary regulation is detrimental of property values, the quality of life of Village residents and the suburban character of the village; and is inconsistent with the goals and policies of the Village of Rye Brook Vision Plan. Specific regulation for the protection of open space and environmental features is required to protect the health, safety and welfare of the residents of the Village and for maintaining the visual and aesthetic character of the Village. Therefore, the Mayor and the BOT created this task force to study and analyze the potential impacts of development in the Byram Ridge (R-20) area and to recommend ways to preserve the characteristics of the area and to determine what land use regulations are necessary to do so. What is the Character of Byram Ridge? The Task Force gave careful consideration to the current nature of the Byram Ridge area, both anecdotally and objectively. Through discussion and site visitation of the area, it was the consensus of the Task Force that the character of the neighborhood was mixed. There are smaller, older homes in poor condition, on large lots; stately older homes; and new construction of homes that appeared to have considerably greater bulk than the older homes in the area. In the past few years, there have been a number of “tear downs” and extensive enlargement of existing homes with the additions of new wings and second floors. Newer and potential residents are drawn to the area because of the large lots and the ability to build large modern homes. Much of the construction has been an Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 7 Byram Ridge Task Force improvement, but several cases have drawn public debate due to the disparity of size and scale relative to their neighbors. The data on recent development applications showed quite clearly that what is occurring in Byram Ridge is new construction (tear downs and major additions) is built to the maximum allowable parameters of the current code. The Task Force recognized that the variety and texture of the structures in the area is what keeps the character of the neighborhood and that people remain in the area and are attracted to the area because of the variety. It is not the goal of the recommendations of this committee to legislate homogeneity. The Task Force efforts focused on new house construction and lot subdivisions but recognized that many of the preliminary recommendations apply to every home in the Byram Ridge area. Therefore the Task Force avoided recommendations that would result in the creation of significant regulatory non-conformities to existing homes in the community. It also recognized that many of the existing provisions of the Village Zoning Code regulate and restrict the bulk, size, height and setbacks in the Byram Ridge area. Among the methods that were given preliminary focus were upzoning, increasing front and side yard setbacks, considering attic and bonus room space in gross floor area calculations, conservation easements, front yard impervious coverage, “discounts” for steep slopes and wetland buffers in calculation or allowable gross floor area. The Task Force retained studies and opinions form the Village Planning Consultant (FP Clark Associates) as well as the Village Attorney and the Village Building Inspector. The general reaction to tear downs and significant alterations is negative due to the perception that a new structure is grossly different in size or character from what was formerly on the property. The Task Force felt it was necessary to document the size and dimension characteristics of the new and old structures in the area, including setbacks, height, floor area, building coverage and impervious surfaces. Draft Studies from FP Clark were obtained on the following (see Appendix A): • Wetlands and Topography of the R-20 zone • Lot Data of existing homes • Lot Data of recent development, both pending and approved Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 8 Byram Ridge Task Force • Citations, and summaries of regulations from other municipalities for Steep Slopes, Aquifer or Ground Water Protection, Minimum Contiguous Buildable Area. Environmental Subtractions, Residential FAR standards, Maximum Impervious Coverage Limitations. • Regulated and Unregulated Floor Area of Recent Development Applications • Calculated Impervious Surface of Recent Development Applications • Comparison of Existing and Proposed Setbacks of Recent Development Applications • Calculations of Gross Floor Area of Existing Homes • Front Height/Setback Ratio analysis on a Hypothetical R-20 lot • Sid height/Setback Ratio analysis in a Hypothetical R-20 Lot • Maximum Front Yard Area Required to Allow a Circular Driveway on a Hypothetical R-20 lot • Comparison of Existing and Proposed Setbacks in Recent Development Applications • Diagrams illustrating different front and side yard set backs on a hypothetical lot in the R-20 district. • Diagrams illustrating different front and side yard height/setback ratios in an R-20 District on a hypothetical lot • Building Envelope in R-20 District on a Wedge Lot with 30% Impervious Surface Coverage in Front Yard • Diagrams of Maximum Impervious Surface Coverage in R-20 District on hypothetical lots • Copy of the 1994 Byram Ridge Zoning Study Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 9 Byram Ridge Task Force Discussions and Conclusions Through the analysis of the FP Clark Data and the observations during our Site Visit the Task Force has been able to gauge its recommendations against actual experience. UP-ZONING The Task Force, by consensus determined that it would not recommend any changes in the Zoning Code that could be implied to be a “taking” in derogation of property rights. Based upon that conclusion and the advice of counsel, it was determined that up-zoning would be imprudent and unnecessary. The number of sub dividable lots is negligible and any up-zoning would be construed as “spot zoning”. Based upon that early conclusion it was determined that it was necessary to explore a variety of ways to accomplish the goal of preserving the Byram Ridge character; while at the same time set code changes that will have a positive effect of the other R-20 zone and the community as a whole. FRONT YARD SETBACKS Increasing front yard setbacks would diminish the inappropriate and imposing appearance of homes, but could result in the disruption of neighborhood character. There was considerable discussion as to whether the current code requirements adequately serve to protect the streetscape of Byram Ridge and whether by increasing the front yard setback would have negative consequences both in terms of non-conformity and in changing the configuration of a home that could be built on a given lot. Since current code allows for existing non-conformity if, for example a homeowner wanted to build a deck in the back of a non-conforming front yard, the Task Force felt that increasing the minimum front yard setback to 50 feet, along with maintaining the current requirement of setting back a newly constructed house at a minimum to the average of the setbacks of the adjacent homes, would serve to protect the look of open space and streetscapes. Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 10 Byram Ridge Task Force SIDE YARD SETBACKS Increasing the side yard setback would provide more open space between houses and additional light and air onto the lot. Also, a public safety rationale for increased setbacks is to provide for better separation between homes in case of a fire. The Task Force felt most strongly on the need to revise the side yard setbacks, and deemed that recommended change to be the most important of the recommendations. There was ongoing discussion and study of the extent to which we wanted the side yard setback minimum to be increased. There was agreement that there should be and increase from a minimum of 15 feet to a minimum 20 feet. The total setback for both sides (currently 40) was discussed at length and studied as to the impact. The final conclusion was to increase the total to a minimum of 45 feet, so that homes would not have to be sited equidistance from either side of the lot. The Task Force therefore recommends the formula of a 20/45 minimum. HEIGHT/SETBACK RATIOS Increased height/set back ratios reduce the looming effect of a structure and alter the direction in which roofs are pitched. This was the most difficult and potentially the most complicated regulation for the Task Force and per Mickey Izzo, the most difficult and complicated for the architects and developers to understand. It is however a very good means to ensure that a structure on a lot is sited in a way that diminishes the visual appearance of bulk. There was some discussion about applying a sliding scale to the setback ratio, but it was deemed to be far too confusing and unenforceable. Therefore the Task Force felt an across-the-board increase in the front and the side yard setbacks was called for. GROSS FLOOR AREA: BONUS ROOMS AND ATTIC SPACE Inclusion of “bonus rooms” (second floor space above the garage) and attic space (based upon a formula) can limit the appearance of bulk on a lot. The Task Force was split on whether and how this currently unregulated space could be counted. Mickey Izzo, the Village Building Inspector, recommends that the Village take the State Building Code definition of “habitable” space to count the currently unregulated space. Including this space in the total allowable gross square footage will result in higher overall square footage of the structure. This action will also result in more structures built with Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 11 Byram Ridge Task Force finished basements, which the Task Force felt was not a negative effect. Further study is needed to determine if in regulating and counting the unregulated space we have unintended consequences and will need to revisit the maximum gross floor area allowable in the R-20 zone. IMPERVIOUS COVERAGE Limiting impervious surface is important for aesthetic reasons, but vital for surface water runoff. The Task Force felt very strongly that the allowable impervious coverage in the R-20 zone should be decreased, by decreasing the percentage of front yard coverage from 30% to 20%. Based upon our analysis, there will be more difficulty building a circular driveway in a smaller front yard, but it will not preclude them in every instance. However, there are other possible configurations for driveways that will be more aesthetically pleasing. DISCOUNTING FOR WETLANDS AND STEEP SLOPES By deducting environmentally sensitive land from the calculation of buildable lot square footage, you limit the size of a house that can be built on a given lot. CONSERVATION EASEMENTS Like discounting, easements can limit the buildable lot size and therefore discourage large structures. With an easement, permanent deed restrictions, that are monitored, protect environmentally sensitive land. Easements are voluntary and can be tailored to the needs of an individual property. Rye Brook currently allows for Conservation Easements, but they can be costly and difficult to obtain. It was the consensus of the Task Force that we did not want to make any changes to the current Conservation Easement Code. CURRENT REGULATION All of our analysis involved comparing the effect of currently regulated land use in the Byram Ridge (R-20) area. While the current code is relatively new, it was felt that there was some need, in some instances, to “tweak” the code. As stated above, no changes to the Conservation Easement recommended at this point. As far as wetlands and steep slopes, the Task Force felt Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 12 Byram Ridge Task Force that the current regulations were having the desired effect and did not have to be revised. ENFORCEMENT Throughout the process of the Task Force study and analysis we were cognizant of the need to propose changes that would be possible to enforce. In that regard, several initial thoughts were abandoned in favor of a package of recommendations that taken together would provide the Village with a Code that will yield development that is both positive in its outcome and enforceable in practice. ARCHITECTURE/DESIGN GUIDELINES While not the charge of this Task Force, the need to develop Architectural Guidelines was discussed at every meeting and with every consideration of changes in the Code. It was strongly felt that to adequately maintain the character of the Byram Ridge (R-20) zone, the Architectural Review Board must have codified guidelines with which to operate. It was further felt that more exploration is needed to determine a means to get the ARB involved at an earlier stage in the approval process. Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 13 Byram Ridge Task Force Recommendations The following recommendations are specific to the task. UP-ZONING The Task Force recommends that up-zoning of the Byram Ridge area to an R-25 district not be considered. FRONT YARD SETBACKS The Task Force recommends that for the R-20 zone, the minimum Front Yard Set Back be increased to 50 feet from 40 feet and that the balance of the code on Front Yard Setbacks : 250-19 (G) (1) be maintained. SIDE YARD SETBACKS The Task Force recommends that for the R-20 zone, the minimum Side Yard Setbacks be increased to: Least one: 20 feet, Total of 2: 45 feet. Thus revising all of 250-19 (G) (2). HEIGHT/SETBACK RATIOS The Task Force recommends that for the R-20 zone, the Front Ratio be revised to 0.48 and that the Side Ratio be revised to 1.30. Thus, revising all of 250-19 (H) 1 and 2. GROSS FLOOR AREA/BONUS ROOMS The Task Force felt that further research and study is needed to focus on how to deal with the bulk of recent and anticipated construction where attic and above garage space adds to the look of the bulk of the structure. It is recommended that based upon that study the BOT consider a means to include, in some way, the attic and above garage space in the calculation of gross floor area of a house. Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 14 Byram Ridge Task Force IMPERVIOUS COVERAGE The Task Force recommends that the allowable Impervious Coverage in the front yard in the R-20 zone be decreased to 20%. Thus, revising 250-37 (D). DISCOUNTING FOR WETLANDS AND STEEP SLOPES The Task Force felt that current regulations for wetlands and steep slopes are adequate to protect the environment and the character of the area. CONSERVATION EASEMENTS The Task Force felt that current regulations for Conservation Easements were adequate, Other Recommendations: ENFORCEMENT Existing codes and proposed codes should be easily enforceable. ARCHITECTURE /DESIGN GUIDELINES The Village should consider the development and codifying of Architectural Guidelines, either as an overlay for the Byram Ridge area, or as general guidelines for the Village as a whole. The above recommendations should be applied to all R-20 lots. Furthermore the spirit if the recommended revisions should be studied for their applicability and then applied to all Village zoning districts. The Rye Brook Byram Ridge Task Force concluded its research and deliberations on 12 June 2006 Village of Rye Brook Byram Ridge Task Force Report of Findings Village of Rye Brook 15 Byram Ridge Task Force Appendix A –FP Clark Draft Reports, Attached Fr e d e r i c k P . C l a r k A s s o c i a t e s , I n c . Pe r m i t t e d He i g h t a t Mi n Y a r d (f e e t ) Se t b a c k a t Ma x H e i g h t of 3 0 f e e t Pe r m i t t e d He i g h t a t Mi n Y a r d (f e e t ) Se t b a c k a t Ma x H e i g h t of 3 0 f e e t Pe r m i t t e d He i g h t a t Mi n Y a r d (f e e t ) Se t b a c k a t Ma x H e i g h t of 3 0 f e e t Pe r m i t t e d He i g h t a t Mi n Y a r d (f e e t ) Setback at Max Height of 30 feet Fr o n t H e i g h t / Se t b a c k Ra t i o 0. 6 2 4 5 0 30 5 0 30 50 30 50 Fr o n t H e i g h t / Se t b a c k Ra t i o 0. 5 5 2 2 5 4 . 5 2 7 . 5 5 4 . 5 30 54 . 5 30 54.5 Fr o n t H e i g h t / Se t b a c k Ra t i o 0. 5 2 0 6 0 2 5 6 0 3 0 6 0 30 60 Fr o n t H e i g h t / Se t b a c k Ra t i o 0. 4 4 1 7 . 6 6 8 . 2 2 2 6 8 . 2 2 6 . 4 6 8 . 2 30 68.2 Fr o n t H e i g h t / Se t b a c k Ra t i o 0. 4 1 6 7 5 2 0 7 5 2 4 7 5 2 8 7 5 Ex i s t i n g R a t i o R e s u l t s . ( r e p r e s e n t e d i n bo l d ) Ra t i o h a s n o e f f e c t ( r e p r e s e n t e d i n un d e r l i n e d i t a l i c s ) 30 : A c t u a l h e i g h t p e r m i t t e d b y r a t i o w o u l d b e h i g h e r t h a n m a x i m u m p e r m i t t e d h e i g h t o f 3 0 f e e t . VI L L A G E O F R Y E B R O O K BY R A M R I D G E Z O N I N G S T U D Y FR O N T H E I G H T / S E T B A C K R A T I O A N A L Y S I S O N A H Y P O T H E T I C A L R - 2 0 L O T 60 F e e t Mi m i m u m A v e r a g e Fr o n t Y a r d 70 F e e t 40 F e e t 5 0 F e e t Mi m i m u m A v e r a g e Fr o n t Y a r d Mi n i m u m F r o n t Y a r d Mi m i m u m A v e r a g e F r o n t Ya r d J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ B y r a m R i d g e Z o n i n g A n a l y s i s . e u k . x l s F r o n t H S R a t i o 8/30/2006 16 0 ' 2 Story 125' Min. Lot Width Street 40' 60' Minimum Setbacks per Code (typical) 18.8'Residence Maximum Buildable Area with Height/ Setback Ratio 4,872 sq. ft. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft.15' 0.5 FRONT HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 40' FRONT YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Proposed Front Height/Setback Ratio Existing Side Height/Setback Ratio 0.5 1.6 Minimum Front Yard Setback 40' Maximum Building Height 30' Minimum Lot Area 20,000 Sq. Ft. 16 0 ' 2 Story 125' Min. Lot Width Street 40' 75' Minimum Setbacks per Code (typical) 18.8' Residence Maximum Buildable Area with Height/ Setback Ratio 3,654 sq. ft. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft. 15' 0.4 FRONT HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 40' FRONT YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Proposed Front Height/Setback Ratio Existing Side Height/Setback Ratio 0.4 1.6 Minimum Front Yard Setback 40' Maximum Building Height 30' Minimum Lot Area 20,000 Sq. Ft. 16 0 ' 2 Story 125' Min. Lot Width Street 70'75' Minimum Setbacks per Code (typical) 18.8' Residence Maximum Buildable Area with Height/ Setback Ratio 3,654 sq. ft. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 4,250 sq. ft.15' 0.4 FRONT HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 70' FRONT YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Proposed Front Height/Setback Ratio Existing Side Height/Setback Ratio 0.4 1.6 Minimum Front Yard Setback 70' Maximum Building Height 30' Minimum Lot Area 20,000 Sq. Ft. 16 0 ' 2 Story 125' Min. Lot Width Street 40' Residence 40' 20'20' IN R-20 DISTRICT ON A HYPOTHETICAL LOT OF 20,000 SQ.FT. Deck Pool 15' Pool Setback 45 ' 60' 550 s.f. 750 s.f. Patio 650 s.f. UnenclosedPorch 250 s.f. Driveway 1,650 s.f. MAXIMUM IMPERVIOUS SURFACE COVERAGE Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Minimum Lot Area Maximum Floor Area Proposed Side Yard Setback 20,000 Sq. Ft. 3,796 Sq. Ft. 20' 25 4 ' 2 Story 146' Lot Width Street 68' Residence 40' 20'20' IMPERVIOUS SURFACE COVERAGE IN R-20 DISTRICT ON AN AVERAGE LOT WITH Front Yard 43 ' 65' 2,978 s.f. Driveway in 30% IMPERVIOUS COVERAGE IN FRONT YARD Maximum Building Footprint Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Minimum Lot Area Maximum Gross Floor Area of Building Proposed Side Yard Setback 37,000 Sq. Ft. 5,747 Sq. Ft. 20' 25 4 ' 2 Story 146' Lot Width Street 68' Residence 40' 20'20' IMPERVIOUS SURFACE COVERAGE IN R-20 DISTRICT ON AN AVERAGE LOT WITH 1,985 s.f. 43 ' 65' Driveway in Front Yard 20% IMPERVIOUS COVERAGE IN FRONT YARD Maximum Building Footprint Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYMinimum Lot Area Maximum Gross Floor Area of Building Proposed Side Yard Setback 37,000 Sq. Ft. 5,747 Sq. Ft. 20' 2 Story 90' Min. Lot Width Street Residence 40' 20'20' BUILDING ENVELOPE IN R-20 DISTRICT ON A WEDGE LOT WITH 3,384 s.f. 40 ' 70' Driveway in Front Yard 30% IMPERVIOUS SURFACE COVERAGE IN FRONT YARD 125' Horizontal Circle Maximum Building Footprint Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Minimum Lot Area Maximum Gross Floor Area of Building 20,000 Sq. Ft. 4,460 Sq. Ft. 90' Min. Lot Width Street 40' 20'20' BUILDING ENVELOPE IN R-20 DISTRICT ON A WEDGE LOT WITH 2,256 s.f. Driveway in Front Yard 20% IMPERVIOUS SURFACE COVERAGE IN FRONT YARD 125' Horizontal Circle 2 Story Residence 40 ' 70' Maximum Building Footprint Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Minimum Lot Area Maximum Gross Floor Area of Building 20,000 Sq. Ft. 4,460 Sq. Ft. Frederick P. Clark Associates, Inc. VILLAGE OF RYE BROOK BYRAM RIDGE ZONING STUDY MAXIMUM FRONT YARD AREA REQUIRED TO ALLOW A CIRCULAR DRIVEWAY ON HYPOTHETICAL R-20 LOTS 20% Impervious Surface with 15ft wide circular driveway Front Yard Setback (FT)Lot Width (FT)Front Yard Area (SF) Circular Drive Area (SF) 40 200 8000 1600 50 190 9500 1900 60 184 11000 2200 70 179 12500 2500 80 175 14000 2800 90 173 15500 3100 100 170 17000 3400 30% Impervious Surface with 15ft wide circular driveway Front Yard Setback (FT)Lot Width (FT)Front Yard Area (SF) Circular Drive Area (SF) 40 133.3 5333.3 1600 50 126.7 6333.3 1900 60 122.2 7333.3 2200 70 119.0 8333.3 2500 80 116.7 9333.3 2800 90 114.8 10333.3 3100 100 113.3 11333.3 3400 Note: Currently, the front yard area of a 20,000 sf lot at minimum setback of 40 feet would be approximately 5,000 sf allowing 1,500 sf of impervious surface. (30%) J:\DOCS2\500\Rye Brook\Village Projects\Zoning Code Amendments\Byram Ridge Zoning Study 2006\Byram Ridge Zoning Analysis.euk.xls Maximum Front Yard Area 8/30/2006 Frederick P.Clark Associates, Inc. VILLAGE OF RYE BROOK BYRAM RIDGE ZONING STUDY SIDE HEIGHT / SETBACK RATIO ANALYSIS ON A HYPOTHETICAL R-20 LOT Existing Side Yard Proposed Side Yard 15 Feet 20 Feet Permitted Height at Min Yard (feet) Setback at Max Height of 30 feet Permitted Height at Min Yard (feet) Setback at Max Height of 30 feet Side Height/ Setback Ratio 1.6 24 18.75 30 18.75 Side Height/ Setback Ratio 1.5 22.5 20 30 20 Side Height/ Setback Ratio 1.4 21 21.4 28 21.4 Side Height/ Setback Ratio 1.3 19.5 23.1 26 23.1 Side Height/ Setback Ratio 1.2 18 25 24 25 Existing Ratio Results. (represented in bold) Ratio has no effect 30 : Actual height permitted by ratio would be higher than maximum permitted height of 30 feet. (represented in underlined italics) J:\DOCS2\500\Rye Brook\Village Projects\Zoning Code Amendments\Byram Ridge Zoning Study 2006\Byram Ridge Zoning Analysis.euk.xls Side HS Ratio 8/30/2006 16 0 ' 2 Story 125' Min. Lot Width Street 40'50' Minimum Setbacks per Code (typical) 18.8'Residence Maximum Buildable Area with Height/ Setback Ratio 5,684 sq. ft. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft.15' HEIGHT/SETBACK RATIOS IN R-20 DISTRICT ON A HYPOTHETICAL LOT EXISTING FRONT AND SIDE Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYMinimum Lot Area Existing Side Height/Setback Ratio Existing Front Height/Setback Ratio 20,000 Sq. Ft. 1.60 0.6 Maximum Building Height 30' 16 0 ' 2 Story 125' Min. Lot Width Street 40'50'Minimum Setbacks per Code (typical) Residence Maximum Buildable Area with Height/ Setback Ratio 5,950 sq. ft. 40' 20' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft. 20' CURRENT SIDE HEIGHT/SETBACK RATIOS IN R-20 DISTRICT ON A HYPOTHETICAL LOT 20' SIDE YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYProposed Side Yard Setback Existing Side Height/Setback Ratio Maximum Building Height 20 Feet 1.60 30' Minimum Lot Area 20,000 Sq. Ft. *At 20' side yard setback, the 1.60 existing side height/setback ratio has no effect 16 0 ' 2 Story 125' Min. Lot Width Street 40'50' Minimum Setbacks per Code (typical) 20' Residence Maximum Buildable Area with Height/ Setback Ratio 5,950 sq. ft. 40' 20'Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft. 20' 1.5 SIDE HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 20' SIDE YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYProposed Side Yard Setback Proposed Side Height/Setback Ratio Existing Front Height/Setback Ratio 20 Feet 1.50 0.6 Minimum Lot Area 20,000 Sq. Ft. *At 20' side yard setback, the 1.50 existing side height/setback ratio has no effect Maximum Building Height 30' 16 0 ' 2 Story 125' Min. Lot Width Street 40'50' Minimum Setbacks per Code (typical) 25'Residence Maximum Buildable Area with Height/ Setback Ratio 5,600 sq. ft. 40' 20' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft.20' 1.2 SIDE HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 20' SIDE YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYProposed Side Yard Setback Proposed Side Height/Setback Ratio Existing Front Height/Setback Ratio 20 Feet 1.20 0.6 Minimum Lot Area 20,000 Sq. Ft. Maximum Building Height 30' 16 0 ' 2 Story 125' Min. Lot Width Street 40'50' Minimum Setbacks per Code (typical) 20' Residence Maximum Buildable Area with Proposed Height/Setback Ratio 5,600 sq. ft. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft. 15' 1.5 SIDE HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 15' SIDE YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDY Minimum Side Yard Setback Proposed Side Height/Setback Ratio Existing Front Height/Setback Ratio 15 Feet 1.50 0.6 Minimum Lot Area 20,000 Sq. Ft. Maximum Building Height 30' 16 0 ' 2 Story 125' Min. Lot Width Street 40'50' Minimum Setbacks per Code (typical) 25' Residence Maximum Buildable Area with Proposed Height/Setback Ratio 5,250 s. f. 40' 25' Maximum Buildable Area without Height/ Setback Ratio 6,800 sq. ft. 15' 1.2 SIDE HEIGHT/SETBACK RATIO IN R-20 DISTRICT ON A HYPOTHETICAL LOT 15' SIDE YARD SETBACK WITH Village of Rye Brook, New York BYRAM RIDGE ZONING STUDYMinimum Side Yard Setback Proposed Side Height/Setback Ratio Existing Front Height/Setback Ratio 15 Feet 1.20 0.6 Minimum Lot Area 20,000 Sq. Ft. Maximum Building Height 30' (a c r e s ) ( s f ) F r o n t a g e D e p t h Ma i n Bu i l d i n g ( s f ) A cc e s . Bu i l d i n g (s f ) D e c k ( s f ) E x i s t i n g ( s f ) Proposed (sf) E x i s t i n g ( s f ) P r o p o s e d ( % ) P r o p o s e d ( s f ) 1 4 E d g e w o o d D r i v e 1 3 5 . 2 8 1 3 0 0 . 6 5 2 8 3 1 0 16 3 2 28 2 2 28 6 3 0 0 2 8 2 1 5 3 9 7 1 % 9 . 1 6 % 4 9 4 . 3 7 2 44 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 5 0 . 8 2 5 3 5 9 4 0 10 1 2 36 0 2 22 3 1 1 4 0 0 4 6 8 5 4 9 0 3 1 3 . 0 2 % 1 3 . 6 2 % 6 6 7 . 7 9 3 15 L o c h L a n e 1 3 6 . 2 1 1 2 0 . 5 8 2 5 5 2 0 10 0 2 25 5 2 11 9 3 0 3 8 4 4 36 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 7 0. 5 9 6 1 25 9 6 0 10 0 2 31 6 2 24 7 1 0 4 6 0 5 44 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 2 3 0 . 4 6 2 0 0 0 0 14 0 2 23 7 2 18 4 5 6 27 W o o d l a n d D r i v e 1 3 6 . 2 9 1 1 1 . 0 4 9 7 0 0 12 5 2 29 1 2 41 6 8 0 0 7 40 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 7 0 . 6 7 2 9 3 5 9 98 . 2 5 2 32 3 2 23 4 8 0 6 6 0 4 6 4 7 2 7 % 1 2 5 4 . 6 9 8 7 L o c h L a n e 1 3 6 . 2 1 1 6 0 . 5 9 2 5 9 6 0 2 4 0 2 0 0 2 7 5 0 6 9 8 5 1 4 . 6 0 % 1 9 . 6 0 % 1 3 6 9 . 0 6 9 13 W o o d l a n d D r i v e 1 3 5 . 3 6 1 3 7 0 . 5 5 2 4 0 8 5 1 3 5 . 3 6 2 0 6 . 4 5 2 4 0 2 0 0 4 1 6 7 6 1 5 2 1 9 . 0 % 1 8 . 4 % 1 1 2 8 . 8 9 10 55 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 1 0 . 6 9 3 0 2 2 6 1 0 0 2 6 4 2 8 5 0 0 3 3 7 5 6 2 8 5 3 6 9 2 4 . 0 % 1 6 . 0 % 8 5 9 . 0 4 11 18 H i l l a n d a l e R o a d 1 3 5 . 2 8 1 3 9 1 . 0 2 1 4 4 4 7 7 3 1 7 . 1 6 1 6 5 4 0 0 6 0 6 5 0 7 1 5 0 8 6 6 5 6 . 5 % 8 . 2 % 7 1 1 . 4 0 12 38 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 8 0 . 6 8 2 9 6 5 7 9 7 . 9 3 0 6 4 8 3 4 0 0 6 7 0 3 1 6 . 8 % 1 1 2 6 . 1 0 13 41 H i l l a n d a l e R o a d 1 2 9 . 8 4 1 1 9 1 . 1 8 5 1 4 0 0 1 1 0 3 2 9 4 2 5 0 0 0 9 8 2 4 8 . 8 % 8 6 4 . 5 1 14 22 B e e c h w o o d B l v d . 1 3 6 . 2 9 1 1 0 0 . 6 7 3 0 0 0 0 1 0 0 3 0 0 2 7 6 4 0 1 0 4 0 5 0 8 6 8 6 3 6 2 4 . 9 % 2 0 . 7 % 1 7 8 4 . 2 0 15 2 E d g e w o o d D r i v e 1 3 5 . 2 8 1 4 3 0 . 6 7 2 9 3 0 5 2 5 7 . 9 9 1 4 0 2 6 1 0 0 9 9 5 3 3 8 5 2 6 8 2 0 . 0 % 2 0 . 0 % 1 0 5 3 . 6 0 16 13 Be e c h w o o d B l v d . L o t 1 3 13 6 . 2 1 1 3 8 0 . 4 7 1 7 2 0 5 4 7 2 9 8 . 6 1 4 9 1 9 1 1 0 4 6 6 0 4 2 9 4 0 . 0 % 1 4 . 6 % 6 2 6 . 9 2 17 13 Be e c h w o o d B l v d . L o t 2 3 13 6 . 2 1 1 3 8 0 . 6 1 9 2 6 9 7 1 . 1 1 8 3 . 4 4 1 4 8 2 5 5 4 1 0 2 8 4 6 2 5 3 9 4 . 2 5 3 9 4 . 2 3 . 0 % 9 . 0 % 4 8 5 . 4 8 18 11 L o c h L a n e 1 3 6 . 2 1 1 4 0 . 5 9 2 5 5 3 0 1 0 0 2 5 5 3 2 1 0 0 7 5 3 . 5 6 0 7 0 6 4 2 0 . 5 1 6 . 3 % 1 4 . 5 % 9 3 2 . 2 6 1 Da t a m i s s i n g ; B a s e d u p o n c a l c u l a t i o n n o t b u i l d i n g d e p a r t m e n t r e c o r d s . 2 I n f o r m a t i o n f r o m B u i l d i n g D e p a r t m e n t R e c o r d s 3 D a t a a s p r o v i d e d f r o m c u r r e n t a p p l i c a t i o n t o s u b d i v i d e 1 3 B e e c h w o o d B l v d ; L o t 2 c o n t a i n s t h e e x i s t i n g r e s i d e n c e AD D R E S S T A X I D Front Impervious Surface LO T Co v e r a g e I m p e r v i o u s S u r f a c e Si z e VI L L A G E O F R Y E B R O O K BY R A M R I D G E A R E A Z O N I N G S T U D Y RE C E N T D E V E L O P M E N T A P P L I C A T I O N S - C A L C U L A T E D I M P E R V I O U S S U R F A C E St r e e t No S e c t i o n - B l o c k - L o t J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s F r o n t I m p e r v i o u s C o m p a r e Frederick P. Clark Associates, Inc. 8/30/2006 (a c r e s ) ( s f ) F r o n t a g e D e p t h S t o r i e s ( # ) 1s t F l o o r (s f ) 2n d F l o o r (s f ) Re g u l a t e d To t a l F l o o r (s f ) At t a c h e d Ga r a g e ( s f ) Basement (sf)Area over Garage (SF)Attic (SF)Existing (sf)Proposed (sf)Maximum A llowable (sf) 1 1 4 E d g e w o o d D r i v e 1 3 5 . 2 8 1 3 0 0 . 6 5 2 8 . 3 0 1 16 3 2 28 2 2 2 2 8 6 3 2 2 5 0 5 1 3 3 Y e s 2 2 2 8 2 6 1 6 7 2 1 2 8 5 5 1 1 3 1 5 0 3 . 2 5 2 44 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 5 0 . 8 2 5 3 5 9 4 0 10 1 2 36 0 2 2 4 8 2 4 8 2 9 6 4 Y e s 2 6 8 1 3 4 7 9 5 6 2 5 . 3 4 3 15 L o c h L a n e 1 3 6 . 2 1 1 2 0 . 5 8 2 5 5 2 0 10 0 2 25 5 2 2 1 / 2 1 1 9 3 1 5 9 3 2 7 8 6 Y e s 1 1 9 3 1 2 0 2 2 6 2 8 7 0 3 8 8 5 4 4 2 9 . 2 9 4 36 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 7 0. 5 9 6 1 25 9 6 0 10 0 2 31 6 2 2 2 4 7 1 2 4 7 1 U n d e r 1 5 8 3 0 6 6 4 4 7 9 . 8 0 5 44 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 2 3 0 . 4 6 2 0 0 0 0 14 0 2 23 7 2 2 1 7 7 1 1 7 7 1 U n d e r 2 1 5 4 3 7 9 5 . 6 8 6 27 W o o d l a n d D r i v e 1 3 6 . 2 9 1 1 1 . 0 4 9 7 0 0 12 5 2 29 1 2 2 1 9 3 6 1 8 6 2 3 7 9 8 Y e s 2 0 0 4 6 0 4 1 6 8 7 4 6 9 7 2 0 4 . 7 8 7 40 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 7 0 . 6 7 2 9 3 5 9 98 . 2 5 2 32 3 2 2 1 9 0 6 2 1 6 5 4 0 7 1 Y e s 6 5 5 6 8 2 9 0 3 4 6 8 0 4 8 6 9 . 9 5 8 7 L o c h L a n e 1 3 6 . 2 1 1 6 0 . 5 9 2 5 9 6 0 10 0 2 25 5 2 2 1 / 2 2 4 4 4 2 0 1 3 4 4 5 7 Y e s 1 9 9 0 2 8 1 6 . 3 4 4 5 7 4 4 7 9 . 8 0 9 13 W o o d l a n d D r i v e 1 3 5 . 3 6 1 3 7 0 . 5 5 2 4 0 8 5 1 3 5 . 3 6 2 0 6 . 4 5 2 2 3 7 2 1 8 8 0 4 2 6 0 Y e s 9 0 0 1 5 7 8 4 2 6 0 4 2 6 4 . 5 8 10 55 H i l l a n d a l e R o a d 1 3 0 . 7 7 1 1 0 . 6 9 3 0 2 2 6 1 0 0 2 6 4 2 2 6 5 6 2 3 0 5 4 9 6 1 Y e s 2 1 5 4 3 0 0 2 4 8 6 4 9 6 1 4 9 6 9 . 4 7 11 18 H i l l a n d a l e R o a d 1 3 5 . 2 8 1 3 9 1 . 0 2 1 4 4 4 7 7 3 1 7 . 1 6 1 6 5 2 4 0 0 6 2 5 7 8 6 5 8 4 Y e s 5 2 8 1 3 6 8 5 0 1 4 6 5 8 4 6 6 0 5 . 2 6 12 38 W o o d l a n d D r i v e 1 3 5 . 4 4 1 2 8 0 . 6 8 2 9 6 5 7 9 7 . 9 3 0 6 2 2 2 3 9 2 1 1 6 4 8 3 4 Y e s 2 2 0 5 1 3 5 1 7 9 7 4 8 3 4 4 9 0 4 . 1 6 13 41 H i l l a n d a l e R o a d 1 2 9 . 8 4 1 1 9 1 . 1 8 5 1 4 0 0 1 1 0 3 2 9 2 3 3 3 4 2 4 1 8 5 7 5 2 Y e s 3 3 3 4 9 5 2 2 4 0 0 5 7 5 2 7 3 9 9 . 9 1 14 22 B e e c h w o o d B l v d . 1 3 6 . 2 9 1 1 0 0 . 6 7 3 0 0 0 0 1 0 0 3 0 0 2 2 7 6 9 1 9 6 0 4 7 2 9 Y e s 1 6 0 5 6 0 2 2 5 7 4 7 2 9 4 9 4 3 . 5 3 15 2 E d g e w o o d D r i v e 1 3 5 . 2 8 1 4 3 0 . 6 7 2 9 3 0 5 2 5 7 . 9 9 1 4 0 2 2 6 1 0 1 9 7 8 4 5 8 8 Y e s 2 6 1 0 8 7 0 2 6 8 0 4 5 8 8 4 8 6 3 . 7 5 16 13 Be e c h w o o d B l v d . L o t 1 3 13 6 . 2 1 1 3 8 0 . 4 7 1 7 2 0 5 4 7 2 9 8 . 6 1 4 9 2 Y e s 1 8 0 8 1 0 0 3 8 4 6 . 8 3 8 5 8 . 4 7 17 13 Be e c h w o o d B l v d . L o t 2 3 13 6 . 2 1 1 3 8 0 . 6 1 9 2 6 9 7 1 . 1 1 8 3 . 4 4 1 4 8 2 2 2 2 1 1 5 1 5 3 7 3 6 Y e s 3 7 3 6 3 5 8 5 . 7 4 5 9 5 . 8 6 18 11 L o c h L a n e 1 3 6 . 2 1 1 4 0 . 5 9 2 5 5 3 0 1 0 0 2 5 5 2 . 5 2 1 7 9 2 2 3 0 4 4 0 9 1 9 9 8 2 4 1 3 . 5 4 4 0 9 4 4 3 0 . 4 4 1 Da t a m i s s i n g ; B a s e d u p o n c a l c u l a t i o n n o t b u i l d i n g d e p a r t m e n t r e c o r d s . 2 I n f o r m a t i o n f r o m B u i l d i n g D e p a r t m e n t R e c o r d s 3 D a t a a s p r o v i d e d f r o m c u r r e n t a p p l i c a t i o n t o s u b d i v i d e 1 3 B e e c h w o o d B l v d ; L o t 2 c o n t a i n s t h e e x i s t i n g r e s i d e n c e BUILDING R e g u l a t e d F l o o r A r e a U n r e g u l a t e d F l o o r A r e a G r o s s F l o o r A r e a RE C E N T D E V E L O P M E N T A P P L I C A T I O N S - R e g u l a t e d a n d U n r e g u l a t e d F l o o r A r e a St r e e t No S e c t i o n - B l o c k - L o t VI L L A G E O F R Y E B R O O K BY R A M R I D G E Z O N I N G S T U D Y AD D R E S S T A X I D Si z e LO T J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s G F A C o m p a r e Frederick P. Clark Associates, Inc. 8/30/2006 1 of 4 Si ze (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) 0. 6 7 1 2 3 . 6 3 2 7 0 . 0 5 1 9 5 6 1 . 6 0 1 9 5 8 . 1 5 9 0 3 . 0 0 0 . 0 0 1 3 5 3 . 8 6 9 2 4 . 9 0 5139.90 0. 6 6 1 0 2 . 4 5 2 6 6 . 5 0 1 9 5 4 1 . 5 0 1 8 8 6 . 0 0 9 9 2 . 0 0 0 . 0 0 1 2 4 2 . 0 0 6 6 7 . 0 0 4787.00 Ad d r e s s No S t r e e t S e c t i o n B l o c k L o t Si z e (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf)2nd Floor (sf)Lower Level (sf)Basement 1 5 Be e c h w o o d B l v d . 13 6 . 2 9 1 1 4 0 . 6 6 1 3 4 2 1 5 1 9 5 7 1 . 5 2 3 7 2 1 1 9 8 F u l l 2 7 Be e c h w o o d B l v d . 13 6 . 2 9 1 1 3 . 1 0 . 7 0 1 3 1 2 2 6 1 9 5 6 1 . 5 2 4 4 8 F u l l 3 9 Be e c h w o o d B l v d . 13 6 . 2 9 1 1 3 0 . 6 6 1 1 9 2 4 3 1 9 9 9 2 2 3 1 2 2 5 4 7 F u l l 4 11 Be e c h w o o d B l v d . 13 6 . 2 9 1 1 2 3 0 0 2 6 0 1 8 9 1 2 . 5 2 0 9 1 2 0 9 1 F u l l 5 14 Be e c h w o o d B l v d . 13 6 . 2 9 1 6 2 0 0 3 0 0 1 9 2 6 2 1 8 3 0 1 1 2 0 P a r t i a l 6 16 Be e c h w o o d B l v d . 13 6 . 2 9 1 7 1 0 0 3 0 0 1 9 6 8 1 3 2 3 4 N o n e 7 18 Be e c h w o o d B l v d . 13 6 . 2 9 1 8 1 0 0 3 0 0 1 9 6 8 2 1 4 2 0 1 7 4 0 F u l l 8 20 Be e c h w o o d B l v d . 13 6 . 2 9 1 9 1 0 0 3 0 0 1 9 2 0 2 7 8 0 7 8 0 P a r t i a l 9 24 Be e c h w o o d B l v d . 13 6 . 2 9 1 1 1 1 0 0 3 0 0 1 9 6 2 2 1 6 1 6 1 6 1 6 F u l l 10 26 Be e c h w o o d B l v d . 13 5 . 3 6 1 3 2 0 . 7 5 1 2 1 3 0 0 1 9 6 9 1 . 5 2 5 9 0 1 2 4 4 F u l l 11 0 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 3 1 0 2 3 5 2 n / a n / a n / a 12 1 Ed g e w o o d D r i v e 13 5 . 3 6 1 3 0 1 3 1 1 3 4 1 9 5 4 1 1 3 2 8 P a r t i a l 13 3 Ed g e w o o d D r i v e 13 5 . 3 6 1 3 1 1 3 1 2 6 3 1 9 3 8 1 . 5 7 6 8 3 8 4 F u l l 14 5 Ed g e w o o d D r i v e 13 5 . 2 8 1 1 8 1 1 4 1 5 9 1 9 7 5 2 2 1 9 6 1 4 7 6 F u l l 15 6 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 9 1 0 0 3 0 7 1 9 5 6 1 1 3 9 8 1 8 0 F u l l 16 7 Ed g e w o o d D r i v e 13 5 . 2 8 1 1 9 2 2 7 8 5 1 9 7 5 2 1 7 6 9 1 7 6 9 F u l l 17 8 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 8 0 . 7 6 1 0 0 3 3 0 1 9 5 7 1 1 2 1 8 2 5 2 P a r t i a l 18 9 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 0 1 1 5 3 6 2 1 9 5 8 1 2 2 6 5 5 1 8 P a r t i a l 19 10 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 7 1 0 0 3 3 5 1 9 5 4 1 2 1 5 3 N o n e 20 11 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 1 1 1 0 3 6 4 1 9 3 6 2 1 9 6 8 1 3 7 2 F u l l 21 12 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 6 1 0 0 3 1 7 1 9 3 8 1 . 5 2 0 5 3 9 6 0 F u l l 22 14 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 5 1 0 4 3 6 9 1 9 3 8 2 1 6 6 0 9 6 1 P a r t i a l 23 15 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 2 1 1 0 3 6 7 1 9 7 7 2 2 1 3 0 7 4 8 P i e r / S l a b 24 16 Ed g e w o o d D r i v e 13 5 . 2 8 1 2 4 1 6 2 4 0 2 1 9 3 8 2 1 2 4 2 1 2 4 2 F u l l 25 0 Hi l l a n d a l e R o a d 13 0 . 7 7 1 1 2 0 . 2 0 n / a n / a n / a TOTAL GFA EX I S I T I N G L O T S Av e r a g e V a l u e Me d i a n V a l u e 2nd Floor (sf)Lower Level (sf)Building Lo t Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf) Lo t Ta x I D LO T I N F O R M A T I O N F R O M T H E T O W N O F R Y E B U I L D I N G R E C O R D S - C A L C U L A T E D G F A O F E X I S T I N G H O M E S (EXCLUDES CURRENT APPLICATIONS) BY R A M R I D G E A R E A Z O N I N G S T U D Y VI L L A G E O F R Y E B R O O K J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s G F A o f E x i s t i n g H o m e s Frederick P. Clark Associates, Inc. 8/30/2006 2 of 4 Si ze (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) 0. 6 7 1 2 3 . 6 3 2 7 0 . 0 5 1 9 5 6 1 . 6 0 1 9 5 8 . 1 5 9 0 3 . 0 0 0 . 0 0 1 3 5 3 . 8 6 9 2 4 . 9 0 5139.90 0. 6 6 1 0 2 . 4 5 2 6 6 . 5 0 1 9 5 4 1 . 5 0 1 8 8 6 . 0 0 9 9 2 . 0 0 0 . 0 0 1 2 4 2 . 0 0 6 6 7 . 0 0 4787.00 Ad d r e s s No S t r e e t S e c t i o n B l o c k L o t Si z e (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf)2nd Floor (sf)Lower Level (sf)BasementTOTAL GFA EX I S I T I N G L O T S Av e r a g e V a l u e Me d i a n V a l u e 2nd Floor (sf)Lower Level (sf)Building Lo t Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf) Lo t Ta x I D LO T I N F O R M A T I O N F R O M T H E T O W N O F R Y E B U I L D I N G R E C O R D S - C A L C U L A T E D G F A O F E X I S T I N G H O M E S (EXCLUDES CURRENT APPLICATIONS) BY R A M R I D G E A R E A Z O N I N G S T U D Y VI L L A G E O F R Y E B R O O K 26 2 Hi l l a n d a l e R o a d 13 5 . 2 8 1 4 1 1 1 3 2 5 5 1 9 4 1 1 1 8 8 6 F u l l 27 4 Hi l l a n d a l e R o a d 13 6 . 2 1 1 1 4 0 . 8 6 1 0 0 . 8 5 3 7 4 1 9 9 2 2 1 9 5 5 1 3 4 0 1 5 6 2 F u l l 28 6 Hi l l a n d a l e R o a d 13 6 . 2 1 1 1 4 . 1 0 . 8 0 1 0 0 . 1 3 4 7 1 9 5 1 1 . 5 2 4 8 4 1 0 8 0 F u l l 29 16 Hi l l a n d a l e R o a d 13 5 . 2 8 1 4 0 1 0 2 2 9 6 1 9 5 0 2 1 5 7 3 7 0 5 1 5 7 3 P a r t i a l 30 20 Hi l l a n d a l e R o a d 13 6 . 2 1 1 1 3 3 7 0 . 1 3 2 4 9 1 9 3 8 2 1 6 3 1 1 6 3 1 N o n e 31 22 Hi l l a n d a l e R o a d 12 9 . 8 4 1 2 3 1 4 9 2 5 6 1 9 6 4 1 1 0 5 5 3 4 2 P a r t i a l 32 24 Hi l l a n d a l e R o a d 13 0 . 7 7 1 1 3 1 4 7 2 1 9 1 9 3 8 2 1 8 8 2 1 2 9 8 N o n e 33 25 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 2 1 3 3 . 6 5 2 5 6 1 9 5 6 1 . 5 1 6 6 1 8 2 6 P a r t i a l 34 27 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 3 0 . 7 0 1 0 0 3 0 3 1 9 4 9 1 . 5 1 5 5 2 7 6 0 F u l l 35 28 Hi l l a n d a l e R o a d 13 0 . 7 7 1 1 1 5 2 2 8 9 1 9 3 0 2 . 5 1 4 7 8 1 4 7 8 F u l l 36 29 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 4 1 0 0 . 5 3 4 2 1 9 7 3 1 2 2 6 2 8 1 6 F u l l 37 30 Hi l l a n d a l e R o a d 13 0 . 7 7 1 1 0 0 . 8 4 1 0 0 3 6 6 1 9 5 3 2 2 0 2 0 2 1 1 5 F u l l 38 32 Hi l l a n d a l e R o a d 13 0 . 7 7 1 9 1 9 5 7 1 . 5 1 9 8 2 1 0 8 6 P a r t i a l 39 33 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 5 1 0 2 . 3 5 3 7 0 1 9 9 9 1 2 4 3 0 1 9 3 0 F u l l 40 34 Hi l l a n d a l e R o a d 13 0 . 7 7 1 8 1 0 0 3 1 6 1 9 5 5 1 . 5 2 2 6 7 8 7 4 P a r t i a l 41 35 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 6 9 8 . 3 5 3 8 6 1 9 3 8 2 1 9 4 3 1 7 4 4 P a r t i a l 42 37 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 7 1 . 0 9 1 9 9 3 2 1 4 2 8 1 4 2 8 F u l l 43 38 Hi l l a n d a l e R o a d 13 0 . 7 7 1 6 1 1 5 1 9 5 4 1 . 5 2 4 0 9 1 0 0 3 F u l l 44 39 Hi l l a n d a l e R o a d 13 5 . 2 8 1 3 8 1 9 3 2 2 1 6 0 2 1 6 0 2 F u l l 45 40 Hi l l a n d a l e R o a d 13 0 . 7 7 1 5 1 9 5 5 1 1 7 1 7 3 2 4 F u l l 46 42 Hi l l a n d a l e R o a d 13 0 . 7 7 1 4 1 4 0 2 3 6 1 9 5 5 1 1 3 0 5 3 7 6 F u l l 47 43 Hi l l a n d a l e R o a d 12 9 . 8 4 1 2 0 1 3 7 . 3 5 2 3 2 1 9 5 8 1 2 8 0 5 3 3 6 P a r t i a l 48 46 Hi l l a n d a l e R o a d 13 0 . 7 7 1 2 2 1 9 5 4 1 1 6 8 9 4 0 6 F u l l 49 47 Hi l l a n d a l e R o a d 12 9 . 8 4 1 2 1 1 7 0 2 6 6 1 9 4 8 1 2 3 0 0 5 4 0 P a r t i a l 50 51 Hi l l a n d a l e R o a d 12 9 . 8 4 1 2 2 1 7 0 2 8 0 1 9 5 8 2 2 8 1 6 1 8 8 6 F u l l J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s G F A o f E x i s t i n g H o m e s Frederick P. Clark Associates, Inc. 8/30/2006 3 of 4 Si ze (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) 0. 6 7 1 2 3 . 6 3 2 7 0 . 0 5 1 9 5 6 1 . 6 0 1 9 5 8 . 1 5 9 0 3 . 0 0 0 . 0 0 1 3 5 3 . 8 6 9 2 4 . 9 0 5139.90 0. 6 6 1 0 2 . 4 5 2 6 6 . 5 0 1 9 5 4 1 . 5 0 1 8 8 6 . 0 0 9 9 2 . 0 0 0 . 0 0 1 2 4 2 . 0 0 6 6 7 . 0 0 4787.00 Ad d r e s s No S t r e e t S e c t i o n B l o c k L o t Si z e (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf)2nd Floor (sf)Lower Level (sf)BasementTOTAL GFA EX I S I T I N G L O T S Av e r a g e V a l u e Me d i a n V a l u e 2nd Floor (sf)Lower Level (sf)Building Lo t Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf) Lo t Ta x I D LO T I N F O R M A T I O N F R O M T H E T O W N O F R Y E B U I L D I N G R E C O R D S - C A L C U L A T E D G F A O F E X I S T I N G H O M E S (EXCLUDES CURRENT APPLICATIONS) BY R A M R I D G E A R E A Z O N I N G S T U D Y VI L L A G E O F R Y E B R O O K 51 57 Hi l l a n d a l e R o a d 13 0 . 7 7 1 2 1 0 3 2 7 3 1 9 4 7 2 1 0 7 6 8 8 4 F u l l 52 59 Hi l l a n d a l e R o a d 13 0 . 7 7 1 3 0 . 3 5 1 1 4 . 5 1 3 5 1 9 3 6 2 2 4 4 1 3 2 2 9 N o n e 53 61 Hi l l a n d a l e R o a d 13 0 . 6 9 1 2 0 . 8 6 1 9 2 0 2 2 3 5 2 1 9 9 2 F u l l 54 71 Hi l l a n d a l e R o a d 13 0 . 6 9 1 3 0 . 4 6 1 9 9 6 2 2 2 1 2 1 9 0 4 F u l l 55 73 Hi l l a n d a l e R o a d 13 0 . 6 9 1 4 0 . 5 1 1 9 9 6 2 2 1 7 8 1 8 5 0 F u l l 56 75 Hi l l a n d a l e R o a d 13 0 . 6 9 1 6 0 . 6 4 1 9 9 6 2 1 6 6 8 1 6 6 8 F u l l 57 77 Hi l l a n d a l e R o a d 13 0 . 6 9 1 5 0 . 5 0 1 9 9 6 2 1 6 7 7 2 1 3 9 F u l l 58 1 Lo c h L a n e 13 6 . 2 1 1 8 0 . 5 0 1 9 5 7 2 1 0 3 9 1 0 3 9 F u l l 59 4 Lo c h L a n e 13 6 . 2 1 1 3 4 1 2 5 1 2 5 1 9 7 8 1 2 3 4 6 3 5 0 H o t A i r 60 5 Lo c h L a n e 13 6 . 2 1 1 7 1 0 0 2 5 7 1 9 3 7 1 . 5 1 2 8 8 7 0 7 P a r t i a l 61 6 Lo c h L a n e 13 6 . 2 1 1 3 5 1 2 5 1 2 5 1 9 7 4 1 3 1 1 6 1 0 3 6 C r a w l 62 8 Lo c h L a n e 13 6 . 2 1 1 3 6 1 3 5 1 3 5 1 9 7 4 1 3 8 4 2 F u l l 63 9 Lo c h L a n e 13 6 . 2 1 1 5 1 0 0 2 5 6 1 9 5 5 1 1 7 7 2 N o n e 64 10 Lo c h L a n e 13 6 . 2 1 1 3 7 1 . 0 0 1 9 6 7 2 1 9 3 8 2 3 1 8 F u l l 65 13 Lo c h L a n e 13 6 . 2 1 1 3 1 0 0 2 5 5 1 9 6 7 1 1 9 9 8 1 5 9 8 F u l l 66 17 Lo c h L a n e 13 6 . 2 1 1 1 1 0 0 2 5 5 1 9 5 1 1 . 5 2 3 8 4 1 1 7 0 N o n e 67 0 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 3 2 5 1 7 0 n / a n / a n / a 68 0 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 4 2 5 1 7 0 n / a n / a n / a 69 3 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 3 1 0 0 4 1 4 1 9 7 2 2 1 6 1 4 1 9 7 4 F u l l 70 5 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 4 1 0 0 4 1 4 1 9 2 7 2 2 0 8 7 1 3 6 9 F u l l 71 9 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 5 1 . 7 4 2 3 3 3 2 5 2 0 0 4 2 3 2 5 3 3 8 4 5 2 5 1 7 F u l l 72 10 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 9 1 2 0 2 5 2 1 9 5 8 1 3 0 2 0 1 1 0 5 F u l l 73 11 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 6 1 0 0 2 7 1 1 9 4 8 1 1 7 8 0 1 2 0 0 P a r t i a l 74 12 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 8 9 6 . 4 4 2 2 0 1 9 5 6 1 2 7 2 2 0 F u l l 75 14 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 7 1 0 0 1 6 5 1 9 4 5 2 1 3 5 0 1 3 5 0 F u l l J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s G F A o f E x i s t i n g H o m e s Frederick P. Clark Associates, Inc. 8/30/2006 4 of 4 Si ze (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) 0. 6 7 1 2 3 . 6 3 2 7 0 . 0 5 1 9 5 6 1 . 6 0 1 9 5 8 . 1 5 9 0 3 . 0 0 0 . 0 0 1 3 5 3 . 8 6 9 2 4 . 9 0 5139.90 0. 6 6 1 0 2 . 4 5 2 6 6 . 5 0 1 9 5 4 1 . 5 0 1 8 8 6 . 0 0 9 9 2 . 0 0 0 . 0 0 1 2 4 2 . 0 0 6 6 7 . 0 0 4787.00 Ad d r e s s No S t r e e t S e c t i o n B l o c k L o t Si z e (a c r e ) F r o n t a g e ( f t ) D e p t h ( f t ) Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf)2nd Floor (sf)Lower Level (sf)BasementTOTAL GFA EX I S I T I N G L O T S Av e r a g e V a l u e Me d i a n V a l u e 2nd Floor (sf)Lower Level (sf)Building Lo t Ye a r B u i l t S t o r i e s 1s t F l o o r (s f ) 1/ 2 F l o o r (s f ) 3/4 Floor (sf) Lo t Ta x I D LO T I N F O R M A T I O N F R O M T H E T O W N O F R Y E B U I L D I N G R E C O R D S - C A L C U L A T E D G F A O F E X I S T I N G H O M E S (EXCLUDES CURRENT APPLICATIONS) BY R A M R I D G E A R E A Z O N I N G S T U D Y VI L L A G E O F R Y E B R O O K 76 15 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 8 0 . 4 6 1 2 5 1 6 2 1 9 4 8 1 . 5 1 7 2 8 7 0 8 F u l l 77 16 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 6 0 . 5 2 1 0 0 2 2 7 1 9 4 9 2 1 4 0 1 7 9 2 F u l l 78 17 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 5 0 . 9 5 2 4 5 1 7 0 1 9 3 0 2 1 5 7 2 F u l l 79 18 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 5 1 0 2 . 4 5 2 2 7 1 9 5 4 1 1 6 8 3 F u l l 80 19 Wo o d l a n d D r i v e 13 5 . 4 4 1 7 3 0 . 5 0 1 9 5 4 1 . 5 1 5 0 2 5 9 4 F u l l 81 20 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 4 1 0 0 3 8 0 2 0 0 0 2 3 2 9 1 C r a w l 82 21 Wo o d l a n d D r i v e 13 5 . 3 6 1 3 9 1 2 0 1 5 8 1 9 5 5 1 1 6 2 8 5 0 0 F u l l 83 22 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 3 0 . 4 6 1 0 0 2 0 0 1 9 7 5 1 1 9 9 0 1 1 3 5 N o n e 84 23 Wo o d l a n d D r i v e 13 5 . 3 6 1 4 0 1 0 0 1 9 0 1 9 2 6 2 1 6 5 6 1 3 0 4 P a r t i a l 85 24 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 2 1 0 0 2 9 7 1 9 5 4 1 1 6 4 8 F u l l 86 25 Wo o d l a n d D r i v e 13 5 . 3 6 1 4 1 1 2 5 2 1 2 1 9 8 4 2 1 8 3 2 1 8 3 2 P a r t i a l 87 26 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 1 1 0 0 1 9 0 1 9 3 5 1 . 5 1 8 9 3 8 2 7 F u l l 88 28 Wo o d l a n d D r i v e 13 5 . 3 6 1 2 0 0 . 4 7 1 0 2 . 4 5 2 0 0 1 9 4 0 2 3 0 5 8 1 8 8 2 P a r t i a l 89 29 Wo o d l a n d D r i v e 13 6 . 2 9 1 2 1 1 0 4 0 0 1 9 3 1 1 . 5 7 7 6 7 7 6 N o n e 90 30 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 2 1 0 0 1 6 8 1 9 5 4 1 1 2 4 2 5 0 2 F u l l 91 31 Wo o d l a n d D r i v e 13 6 . 2 9 1 3 2 7 0 3 9 8 1 9 3 2 2 2 1 6 3 1 2 0 7 N o n e 92 32 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 1 1 0 0 2 6 7 1 9 3 6 2 1 8 6 4 1 0 4 5 F u l l 93 33 Wo o d l a n d D r i v e 13 6 . 2 9 1 4 1 8 1 3 4 5 1 9 4 0 1 . 5 1 7 3 6 1 0 6 8 F u l l 94 34 Wo o d l a n d D r i v e 13 5 . 4 4 1 3 0 0 . 2 5 1 0 0 2 5 1 1 9 7 4 2 1 2 5 6 1 2 5 6 F u l l 95 35 Wo o d l a n d D r i v e 13 6 . 2 9 1 5 2 0 0 3 0 0 1 9 6 8 1 3 0 9 2 P a r t i a l 96 36 Wo o d l a n d D r i v e 13 5 . 4 4 1 2 9 1 1 3 2 4 6 1 9 4 6 1 . 5 1 9 4 4 7 7 2 P a r t i a l 97 42 Wo o d l a n d D r i v e 13 5 . 4 4 1 2 6 1 0 1 3 5 6 1 9 5 1 1 . 5 1 3 7 6 9 0 4 3 5 2 P a r t i a l 98 46 Wo o d l a n d D r i v e 13 6 . 3 7 2 1 1 0 0 3 1 0 1 9 5 0 2 2 9 0 7 1 1 5 2 F u l l 99 48 Wo o d l a n d D r i v e 13 6 . 3 7 2 2 1 0 0 2 8 5 1 9 5 9 2 2 6 6 0 2 2 9 2 F u l l J: \ D O C S 2 \ 5 0 0 \ R y e B r o o k \ V i l l a g e P r o j e c t s \ Z o n i n g C o d e A m e n d m e n t s \ B y r a m R i d g e Z o n i n g S t u d y 2 0 0 6 \ 5 3 8 . 0 0 7 B y r a m R i d g e Z o n i n g S t u d y B ulk T a b l e . e u k . x l s G F A o f E x i s t i n g H o m e s Frederick P. Clark Associates, Inc. 8/30/2006