HomeMy WebLinkAbout01 - Hawthorne Zoning Study, 1994HAWTHORNE AVENUE STUDY
Land Use and Zoning Analysis
Village of Rye Brook, New York
Prepared by:
FREDERICK P. CLARK ASSOCIATES, INC.
Community, Transportation and Environmental Planning & Development Consultants
March 22, 1994
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
Rye, New York and Southport, Connecticut
350 Theodore Fremd Avenue
Rye, New York 10580
(914)967-6540
March 22, 1994
Mayor, Trustees and Planning Board Members
of the Village of Rye Brook
90 South Ridge Street
Rye Brook, New York 10573
Dear Sirs and Madam:
David J. Portman, AicP
Howard 1. Reynolds, Pe
David H. Stolman, AicP
Michael A. Galante
Joanne P. Mader, AicP
Jim Donovan, RLA, ASrA
We are pleased to present the Hawthorne Avenue Study, our
comprehensive analysis and recommendations regarding the
development patterns, land use regulations and Village goals and
objectives for the Hawthorne Avenue Study Area.
As you know, following a long history of concern for this area,
voiced by both community leaders and residents alike, the Village
Board of Trustees determined to adopt a moratorium on development
and to authorize Frederick P. Clark Associates, Inc., planning and
development consultants, to undertake a comprehensive review of the
Hawthorne Avenue area and make recommendations regarding the same.
The attached report details the steps undertaken by this office in
fulfilling the Board's mandate and the conclusions and
recommendations of this office.
We look forward to discussing the full body of this report at your
convenience.
Sincerely,
Thomas Gissen, AICP
cc: Christopher Russo
Kenneth Powell, Esq.
Rocco Circosta
500\rye4-041.tg
Connecticut • (203) 255-3100 FAX • (914) 967-6615 Long Island • (516) 364-4544
LIST OF TABLES
Follows
Table No. Title Page
Table 1 Hawthorne Avenue Study Area, Lot
Study Analysis, Existing Conditions
(R-7 and R -2F) Compliance Analysis 9
Table 2 Hawthorne Avenue Study Area, Lot
Study Analysis, R-5 Compliance
Analysis 10
Table 3 Hawthorne Avenue Study Area, Lot
Study Analysis, R-10 Compliance
Analysis 10
Table 4 Hawthorne Avenue Study Area, Lot
Study Analysis, R-12 Compliance
Analysis 10
Table 5 Hawthorne Avenue Study Area, Lot
Study Analysis, R-15 Compliance
Analysis 10
Table 6 Hawthorne Avenue Study Area, Lot
Study Analysis, R-20 Compliance
Analysis 10
Table 7 Hawthorne Avenue Study Area,
Applicable Bulk Zoning Standards 10
Table 8 Hawthorne Avenue Study Area, Lot
Study Analysis Option One 12
Table 9 Hawthorne Avenue Study Area, Lot
Study Analysis Option Two 13
LIST OF FIGURES
Follows
Figure
No.
Title
Page
Figure
1
Study Area Existing Zoning
7
Figure
2
Hawthorne Avenue Area Study:
Central Portion of Hawthorne
Avenue
8
Figure
3
Hawthorne Avenue Area Study:
Central Portion of Hawthorne
Avenue
8
Figure
4
Hawthorne Avenue Area Study:
Central Portion of Hawthorne
Avenue
8
Figure
5
Hawthorne Avenue Area Study:
Surrounding Neighborhoods
8
Figure
6
Hawthorne Avenue Area Study:
Surrounding Neighborhoods
8
Figure
7
Study Area: Proposed Zoning
Option 1
12
Figure
8
Study Area: Proposed Zoning
Option 2
13
I. INTRODUCTION
As per the request of the Mayor and Board of Trustees, this office
has undertaken a comprehensive analysis of the land use development
pattern and zoning regulations applicable to the Hawthorne Avenue
area. Specifically, the area under study is the same as that which
is included in the interim development law, or moratorium area, for
the Hawthorne Avenue area (see Figure 1).
As you are aware, the Village has determined to undertake an
analysis of the Hawthorne Avenue area based upon a belief that the
area's development pattern is unique within the lower portion of
the Village of Rye Brook, constitutes an attractive neighborhood
that is worthy of preserving and has been historically developed in
a pattern that is not consistent with the underlying zoning
currently in place. Although the area is zoned either for single-
family dwellings on 7,000 -square foot lots or two-family dwellings
on 5,000 -square foot lots, the historical development pattern
throughout much of this area has generally been one of large
single-family homes being developed on lots of 15,000 to 20,000
square feet or more in size.
In addition to analyzing the land use development characteristics
and zoning applicable to this area, this office has also reviewed
the articulated policies, goals and objectives of the Village
relative to the preservation and development of areas such as the
Hawthorne Avenue study area.
The remainder of this report is devoted to providing the results of
our analysis of this area, including but not limited to the
Village's stated goals and objectives for development such as
exists in this area, the development pattern which has shaped this
stable and largely developed neighborhood, the inherent conflicts
between the zoning standards applicable to this area and the
development patterns existent there, the relative merits and
disadvantages to rezoning this area to one or more other zoning
districts, and our recommendations regarding actions the Village
Board of Trustees may wish to undertake.
Before proceeding with the study's full analysis, several items are
worth noting. First, any changes to the regulatory structure
affecting this area for the purpose of preserving the area's unique
and attractive character can never be designed so as perfectly
match the individual developments that have occurred on each and
every one of these lots, most of which were developed during a
different period in the history of land use regulation. That is to
say, the development of the various lots within the study area
often is not consistent with the standards of the applicable
existing zoning (R-7 or R -2F), with the standards called for under
any other existing zoning district within the Village or with the
development pattern of any of the surrounding neighborhoods.
Consequently, although the area is marked to a very substantial
degree by large, stately homes on lots considerably oversized
relative to both the underlying zoning standards and the
development patterns of surrounding neighborhoods, building
setbacks and lot width dimensions have not been developed in a
manner wholly consistent with that which would be expected from a
modern development created under the more careful scrutiny of
today's regulatory administration or the zoning standards of the
Village's larger lot zoning districts.
II. ANALYSIS
A. Policies. Goals and Objectives
At the request of the Village of Rye Brook, this office
completed a study in 1986 entitled Rye Brook Center
Development Plan Update• Preliminary Report. Since that
time, the report has served as a planning tool for the Village
in the development and review of its land use policies and
decisions. The first paragraph of this report reads as
follows:
2
"The Village of Rye Brook administration has
been faced with a variety of development
proposals over the short period since its
incorporation. The Village Board has
recognized the importance of establishing and
confirming its long range land use development
goals and policies in the reviews and
approvals with which it is faced.
Accordingly, the Village Board has established
a short moratorium on development approval and
has commissioned Frederick P. Clark
Associates, Community Planning and Development
Consultants, to assist in reviewing and
updating the Village Plan."
When one reviews this document, one finds clear articulation
of many of the Village's policies, goals and objectives. For
example, on page 5 of this study, in describing the southern
portion of the Village, the document states, "The plan for the
area should therefore focus on the stability of existing
development areas, the potential development of the remaining
undeveloped parcels and the appropriateness of any
redevelopment within the Ridge Street corridor." (emphasis
added) Hawthorne Avenue directly abuts North Ridge Street.
The Hawthorne Avenue Area Study now underway is consistent not
only with the municipality's responsibility to manage growth
while preserving the character and values of existing
neighborhoods, but the study is consistent with the goals
articulated in the earlier 1986 study in that the purpose of
this 1994 study is to analyze and develop strategies to
promote the "stability" of the existing developed Hawthorne
Avenue area and to plan to ensure "the appropriateness of any
redevelopment" that may be proposed for this area.
3
Additionally, it should be noted that the relative lack of
undeveloped parcels located within the southern portion of the
Village acts to intensify pressures for redevelopment,
regardless of whether that redevelopment is in the best
interest of preserving the character and value of existing
neighborhoods.
Under the "Planning Goals and Policies" section of the 1986
report (page 15), a number of policies and goals for
residential development are articulated. These include the
following:
"Maintain and protect residential character of
existing residential areas within the study
area...
"Encourage the development of a broad range of
housing types to meet the needs of the
Village..."
We believe these policies and goals are very much applicable
to the Hawthorne Avenue area today. Clearly, Hawthorne Avenue
constitutes an existing, unique and very attractive
residential area. It is unique in that it is the only area in
the southern portion of the Village where a concentration of
large older homes can be found on relatively large lots. In
this way, Hawthorne Avenue clearly acts to provide diversity
to the Village center's housing types.
While the northern and central portions of the Village
maintain neighborhoods developed with newer large homes on
relatively large lots, Hawthorne Avenue is unique within the
Village's southern end where a development pattern dominated
by smaller lot single- and two-family residential development
exists.
0
Additionally, it should be noted that nowhere else in the
entire Village can one find an area with such a substantial
collection of large older houses on larger lots.
Consequently, preserving this unique, attractive area is
consistent with the Village's stated goal of maintaining
diversity of housing types within various areas of the
Village.
The Village's concern for promoting the legitimate
governmental interest of protecting the viability and
character of existing stable residential areas is evident
throughout other parts of the 1986 Village Plan analysis as
well. For example, in discussing commercial development along
Westchester Avenue and North Ridge Street (page 19), the 1986
report states, "This plan recommends a land use and
development policy that would in general contain these
commercial areas to their present boundaries since their
expansion would otherwise encroach upon existing stable
residential areas." (emphasis added) Since Hawthorne Avenue
abuts both Westchester Avenue and North Ridge Street, it was
plainly neighborhoods such as Hawthorne Avenue, if not
Hawthorne Avenue itself, that the Village was concerned about
protecting when this section of the memorandum was drafted.
This theme is echoed again on page 20 of the 1986 report
where, in discussing potential redevelopment of properties
along Westchester Avenue between the Port Chester line and
Ridge Street (i.e. where Hawthorne Avenue is located), the
memorandum speaks of the goal of "protect(ing) the basic
residential character and values of the interior
neighborhood."
Continuing on page 20, the memorandum goes on to list some
suggested standards for this goal. The first of these
standards states, "Basic objectives should be established,
5
such as maintenance of property values, preservation of
adjacent residential property value, maintenance of individual
site viability and reduction of traffic safety hazards."
(emphasis added)
Based upon our review of the Rye Brook Center Development Plan
Update: Preliminary Report, it appears clear that the Village,
almost since its inception, has remained steadfastly wed to
its obligation to preserve and protect the character and value
of established residential neighborhoods, whether that
character and value might be threatened by inappropriate
commercial or residential development.
B. Existing zoning
With the exception of its southern end, the entire study area
is zoned R-7 (see Figure 1). As currently drafted, the R-7
zoning standards permit the creation of single family homes on
lots that maintain a minimum area of 7,500 square feet, a
minimum mean lot width of 60 feet and a minimum mean lot depth
of 100 feet. Additionally, principal structures located
within those lots must maintain a minimum front yard setback
of 25 feet, a minimum rear yard setback of 20 feet and side
yard setbacks requiring that neither side shall maintain less
than 8 feet of setback from the side lot line and that the
combined minimum setbacks for the two side yards shall be not
less than 20 feet.
The southern quarter of the study area is zone R -2F. The R -2F
zoning district's standards permit one- or two-family homes to
be developed on lots comprised of a minimum of 5,000 square
feet and which maintain a minimum mean lot width of 50 feet
and a minimum mean lot depth of 100 feet. Additionally, the
principal structure is required to maintain a minimum front
yard setback of 20 feet, a minimum single side yard setback of
0
six feet, a minimum combined side yard setback of 16 feet and
a minimum rear yard setback of 30 feet.
C. Study Area Development Pattern
The boundaries of the Hawthorne Avenue study area were
determined by two factors: the existing R-7 zoning district
surrounding much of Hawthorne Avenue; and those lots not
located within the R-7 zoning district but which maintained
frontage on Hawthorne Avenue or reasonably could be perceived
as part of the "gateway" to Hawthorne Avenue (see Figure 1).
While the study area was established, in part, based upon a
long history of concern that there may exist a problem with
the underlying zoning along Hawthorne Avenue and, therefore,
there was a need to study all of Hawthorne Avenue as well as
the small portion of the R-7 zoning district that extended
west from the Hawthorne Avenue lots to North Ridge Street, the
reality is that the land use dynamics within the study area
vary considerably depending upon where in the study area a
particular lot is located.
Generally speaking, the lots with frontage on North Ridge
Street and/or gaining access from North Ridge Street tend to
be medium-sized and are of a distinctly different character
than the lots located on the interior portions of Hawthorne
Avenue. The North Ridge Street lots range in size from about
8,000 square feet to about 23,000 square feet with the average
lot size being approximately 12,000 square feet.
While the Study Area's North Ridge Street lots are
significantly oversized (average of 50%+ larger than the
minimum lot size standard of the applicable zoning district
(R-7), the disparity between existing average lot size and
zoning standard minimum lot size is even greater as it applies
to Hawthorne Avenue lots.
7
r� di
a
Lu L
x. 10
•-
IRENHYL AVENUE
RA1
wFSTO�FS7FR
ElStudy Area
HAWTHORNE AVE. AREA STUDY STUDY AREA:
Village of Rye Brook, New York EXISTING ZONING
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Davelo0man V Env'uonmen V Trenaponation
Scale: 1' = 200' N Figure 1
Zoning District Boundary
1417
Block & Lot Numbers
R-10
One Family Residence
10,000 Sq.Ft. Lot
R-7
One Family Residence
7,500 Sq.Ft. Lot
R-5
One Family Residence
5,000 Sq.Ft. Lot
R2F
Two Family Residence
RAI
Garden Apartment
HAWTHORNE AVE. AREA STUDY STUDY AREA:
Village of Rye Brook, New York EXISTING ZONING
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Davelo0man V Env'uonmen V Trenaponation
Scale: 1' = 200' N Figure 1
However, even along Hawthorne Avenue differences can be found.
The lots located at the southern end of Hawthorne Avenue have,
to greater and lesser extents, been colored by the Westchester
Avenue development pattern of higher density residential uses
interspersed with non-residential uses along a major
thoroughfare. Similarly, the two lots located along the
eastern side of the northern end of Hawthorne Avenue have been
developed in a pattern more similar to that of the adjoining
neighborhoods located across Irenhyl Avenue and to the north
and east of Hawthorne Avenue then they are similar to those
lots located along the interior portion of Hawthorne Avenue.
The lots fronting along the interior portions of Hawthorne
Avenue range in size from a minimum of about 9,000 square feet
to a maximum of about 60,000, with the average lot size being
approximately 23,000 square feet, or more than three times the
minimum lot size (3000+) of the host zoning district (R-7).
Within this area of oversized lots, large stately homes have
been developed for the most part (see Figures 2, 3 and 4).
The homes tend to be setback from the street by thirty feet or
more, maintain minimal side yards and large rear yard
recreation areas. In addition to being large, many of these
homes appear significantly older and more architecturally
diverse than those in the surrounding neighborhoods (see
Figures 5 and 6).
Even a cursory review of the tax maps for this area readily
reveals the disparity in lot sizes between those located
throughout the bulk of Hawthorne Avenue and those located on
the adjoining and surrounding streets (see Figure 1).
Furthermore, as is evidenced by Figures 1 through 6, the
location and the style of dwelling units placed upon the lots
of the streets surrounding Hawthorne Avenue are distinctly
3
25 HAWTHORNE AVENUE
5 HAWTHORNE AVENUE
HAWTHORNE AVE. AREA STUDY
Village of Rye Brook, New York
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/eerelopm—I/E 1v ho 1.-11 inn 1.11.1-
Photo Date: November 22, 1993
CENTRAL PORTION OF
HAWTHORNE AVENUE
F,me 3
HAWTHORNE AVE. AREA STUDY CENTRAL PORTION OF
Village of Rye Brook, New York HAWTHORNE AVENUE
FREDERICK P. CLARK ASSOCIATES, INC.
vm��heioesiovmawe�.eo�m�mir..�evonaim�
Photo Date. November 22, 1993 Figure 4
.. 0
LOOKING SOUTH ALONG WOODLAND AVENUE
LOOKING SOUTH ALONG WEST SIDE OF WOODLAND AVENUE
HAWTHORNE AVE. AREA STUDY
Village of Rye Brook, New York
FREDERICK P. CLARK ASSOCIATES, INC.
ria�m�aloa.elopmamre�.o-o�me�urro��oonaro�
Photo Date! November 22, 1993
SURROUNDING
NEIGHBORHOODS
Figure 5
HAWTHORNE AVE. AREA STUDY SURROUNDING
Village of Rye Brook, New York NEIGHBORHOODS
FREDERICK P. CLARK ASSOCIATES, INC.
w......I.- Io,...rIE-1,on..aIT, .n,cueo oo
Photo Date: November 22, 1993 Figure 6
dissimilar from the pattern of development on Hawthorne
Avenue.
It should also be noted that there is no other single area
within the Village of Rye Brook where large, older single
family homes predominate. While the middle and northern
portions of the Village do maintain areas where newer larger
homes abound, there is no area in the southern portion of the
Village where larger single family homes on larger lots
predominate and no area within the entire Village with such a
collection of older large homes.
D. Zoning Standards vs Development Pattern(s)
1. Overview: Table 1 has been prepared to show the relative
magnitude of non-compliance that exists under the study
area's current zoning of R-7 and R -2F. A cautionary note
is in order with regard to the tables and associated
calculations presented in this report. The tables and
calculations have been prepared utilizing the preliminary
tax maps of the Town of Rye. The maps are working drafts
and the scale of the maps is such that highly detailed
work is not possible based upon these maps. However, we
believe the maps serve a valid purpose in assessing
generally the relative compatibility of the established
development pattern within the Hawthorne Avenue study
area relative to the existing underlying zoning and any
potential zoning amendments that might be applied to this
area.
We, therefore, believe the tables are valuable tools in
assessing the relative magnitude of the appropriateness
of any given zoning classification to the general area
under study.
01
TABLE 1
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
EXISTING CONDITIONS (R-7 AND R -2F) COMPLIANCE ANALYSIS
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
......................
•High3ighfPq =Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
2. NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
2.... Block/Lot #'s from approved Rye Town Tax Maps,
3. "/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the "/" line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement for accessory
structure is less than measurement for principal structure; =" symbol identifies situation where source plan shows structure extending beyond
property line.
500\rye4-015.tg.crc:ev
SINGLE
TOTAL #
EXIST.
AVG.
AVG.
FRONT
SIDE
COMBINED
OF NON -
ZONING
BLOCK/
LOT
LOT
LOT
YARD
YARD
SIDE YARD
REAR YARD
CONFORM.
DIST.
LOT #(2)
AREA
DEPTH
WIDTH
SETBACK
SETBACK
SETBACK
SETBACK
PER LOT
(3)
5/1A
8ti0D
7Q
%}B
24
1
17
29
4
15/1B4OOD
100
$1
29
6
i6
35
3
15/49&48B
20,000
192
102
29
16
58
124
15/47&48A
19,000
201
92
67
10/3
50
98/21
15/46
22,000
212
99
60
18
66
95/6
15/45
23,000
223
99
68
13/9
28
108/13
R-7
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62!.0
37
150/79
1
15/40
28,000
273
100
60
17/4
35
158/2
5/39
91000
133
70
61
4
21
39
1
R -7 -R -2F
15/38
60,000
210
210
62
41/16
88
153/8
15/37
11,000
.132
80
59
12
30
40
R -2F
15/36A&35
26,000
138
143
65
14
95
23
15/34A
8,000
107
69
30
7
14
39
14/1
32,000
105
162
;2
158/1
158
;!'p.
2
14/2
13,000
132
91
NA
NA
NA
NA
14/3
17,000
168
92
P46
15
64
92
1
14/4
21,000
204
97
33
31/8
69
117/37
R-7
14/5
24,000
242
96
35
36/3
73
137/107
14/6
28,000
277
96
74}
29
152
1
14/7
32,000
313
96
55
13
NA
209/158
14/8
29,000
279
87
56
19
41
124/3
14/9
18,000
173
80
34
25/0
65
65/47
14 11A&10A
10,000
115
65
33
3
20
57
1
14/10&2-B
AM
AS
54
NA
NA
NA
NA
2
R -2F1410&2
-C
8,000
100
49
21
4
21
23
1
14/23
8,000
X
66
25
2
31
45
2
14/22
15.000
147
87
23
12/4
63
72/0
14/21B
11,000
126
86
30
J
36
55
1
R-7
14/21A
9,000
$i
67
24
8
57
4
2
14/20
23,000
231
92
29
22/12
48
142/80
14/19A
8,000
157
48
28
7
15
88
2
14/19B
8,000
163
48
32
6/4
1$
84/2
2
14/19C
9,000
;g1
91
NA
NA
NA
NA
1
Tot. # of
3
5
4
2
7
3
3
27
non -
conform.
per std.
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
......................
•High3ighfPq =Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
2. NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
2.... Block/Lot #'s from approved Rye Town Tax Maps,
3. "/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the "/" line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement for accessory
structure is less than measurement for principal structure; =" symbol identifies situation where source plan shows structure extending beyond
property line.
500\rye4-015.tg.crc:ev
Tables 2 through 7 were prepared as part of this study
for the purpose of analyzing what zoning districts might
appropriate for the Study Area by identifying the zoning
standards applicable to each single-family residential
zoning district and the relative magnitude of
compliance/non-compliance that would occur within the
study area lots under various scenarios of rezoning to
another single-family residential district (e.g. the R-
5, R-10, R-12, R-15 and R-20 zoning districts).
In addition to providing an overview of the general
magnitude of compliance versus non-compliance that would
occur under each of these zoning districts, the tables
also provide a useful tool in helping to identify where
certain zoning districts might be appropriate to certain
sub -areas of the study area. Used in coordination with
other land use planning tools, we believe the tables
provide a good overview of the development pattern
existent within the study area and its relative
compatibility with various rezoning scenarios.
However, a second cautionary note is appropriate at this
time with regard to the measurement of average lot width.
As explained in more detail below, the Village of Rye
Brook Code currently requires that lot width be
calculated based upon the mean average width of a lot.
Particularly with lots such as those that exist along
Hawthorne Avenue, which are significantly over -sized,
considerably deeper than they are wide and have a slanted
rear lot line, the affect of requiring that lot width be
determined on the basis of a mean average is such that
the numerical lot width average actually understates the
lot width that is existent within the body of most of the
developable portion of the lot. In other words, the
average lot width measurements of Tables 1 through 6, 8
10
TABLE 2
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
R-5 COMPLIANCE ANALYSIS
BLOCK/
LOT #(2)
LOT
AREA
AVG.
LOT
DEPTH
AVG.
LOT
WIDTH
FRONT
YARD
SETBACK
SINGLE SIDE
YARD
SETBACK
(3)
COMBINED
SIDE YARD
SETBACK
REAR YARD
SETBACK
TOTAL #
OF NON -
CONFORM.
PER LOT
15/1A
6,000
i;$
A6
24
':1
17
29
3
15/18
5,000
100
51
29
6
16
35
15/49&48B
20,000
192
102
29
16
58
124
15/478,48A
19,000
201
92
67
10/3
50
98/21
15/46
22,000
212
99
60
18
66
95/6
15/45
23,000
223
99
68
13/9
28
108/13
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
'
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
D
37
150/79
15/40
28,000
273
100
60
17/4
35
158/2
15/39
9,000
133
70
61
4
21
39
15/38
60,000
210
210
62
41/16
88
153/8
15/37
11,000
132
80
59
12
30
40
15/36A&35
26,000
138
143
65
14
95
20
1
15/34A
8,000
107
69
30
7
14
39
14/1
32,000
105
162
21
158/1
158
1Q
1
14/2
13,000
132
91
NA
NA
NA
NA
14/3
17,000
168
92
18
15
64
92
14/4
21,000
204
97
33
31/8
69
117/37
14/5
24,000
242
96
35
36/3
73
137/107
14/6
28,000
277
96
74
4
29
152
14/7
32,000
313
96
55
13
NA
209/158
14/8
29,000
279
87
56
19
41
124/3
14/9
18,000
173
80
34
25/0
65
65/47
14/11A&10A
10,000
115
65
33
20
57
1
14/10B-2-13
490
63
54
NA
NA
NA
NA
2
14/1013.2-C
8,000
100
49
21
4
21
23
1
14/23
8,000
bfi
66
25
2
31
45
2
14/22
15,000
147
87
23
12/4
63
72/0
14/218
11,000
126
86
30
.1
36
55
1
14/21A
9,000
4,P
67
24
8
57
p
2
14/20
23,000
231
92
29
22/12
48
142/80
14/19A
8,000
157
48
28
7
15
88
14/19B
81000
163
48
32
6/4
14
84/2
14/19C
9,000
9i
91
NA
NA
NA
NA
1
Tot. # of non-
1
5
1
0
4
0
4
15
conform. per std,
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
FGph)tyltE@d = Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the
east side of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
"/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located
to the left of the "/' line and measurement for accessory structure located to the right of the "/' line; figure only given when measurement
for accessory structure is less than measurement for principal structure; '=" symbol identifies situation where source plan shows structure
extending beyond property line.
500Vye4-022.tg.crc
TABLE 3
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
R-10 COMPLIANCE ANALYSIS
BLOCK/
LOT #(2)
LOT
AREA
AVG.
LOT
DEPTH
AVG.
LOT
WIDTH
FRONT
YARD
SETBACK
SINGLE
SIDE
YARD
SETBACK
(3)
COMBINED
SIDE YARD
SETBACK
REAR
YARD
SETBACK
TOTAL #
OF NON -
CONFORM.
PER LOT
15/1A
6009
79
46
24
7
,17
29
6
15/18
$,OOU
100
5i
29
6
'16
35
4
15/49&48B
20,000
192
102
29
16
58
124
15/47&48A
19,000
201
92
67
10/3
50
98/21
15/46
22,000
212
99
60
18
66
95/6
15/45
23,000
223
99
68
13/9
28
108/13
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
tl
37
150/79
1
15/40
28,000
273
100
60
17/4
35
158/2
15/39
00
133
70
61
4
21
39
4
15/38
60,000
210
210
62
41/16
88
153/8
15/37
11,000
132
80
59
12
30
40
15/36A&35
26,000
138
143
65
14
95
3
1
15/34A
$110,0
107
69
30
7
14
39
3
14/1
32,000
105
162
1
158/1
158
10
2
14/2
13,000
132
91
NA
NA
NA
NA
14/3
17,000
168
92
'R18
15
64
92
1
14/4
21,000
204
97
33
31/8
69
117/37
14/5
24,000
242
96
35
36/3
73
137/107
1
14/6
28,000
277
96
74
4
29
152
14/7
32,000
313
96
55
13
NA
209/158
14/8
29,000
279
87
56
19
41
124/3
14/9
18,000
173
80
34
25/0
65
65/47
14/11A&t0A
10,000
115
fi5
33
3
26
57
3
14/108-2-13A,O00
G3
S4
NA
NA
NA
NA
3
14/108 -2-C
$,00 0
100
49
21
4
21
23
6
14/23
8M
,8„6
S0
25
2
31
45
5
14/22
15,000
147
87
28
12/4
63
72/0
1
14/21B
11,000
126
86
30
1
36
55
1
14/21A
9;09q
57
137
A.4
8
57
0
5
14/20
23,000
231
92
29
22/12
48
142/80
14/19A
0#000
157
48
28
7
15
88
3
14/198
9,0(10
163
4
32
6/4
1d
84/2
4
14/19C
11,OgQ
91.
91
NA
NA
NA
NA
2
Tot. # of non-
11
5
11
7
10
0
4
56
conform. per
std.
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
,ghdo* = Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the
east side of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to ♦/-3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
"/'symbol Indicates measurements for both principal structure and accessory structure with measurement for principal structure located
to the left of the "/' line and measurement for accessory structure located to the right of the'/" line; figure only given when measurement
for accessory structure is less than measurement for principal structure; symbol identifies situation where source plan shows structure
extending beyond property line.
500\rye4-023.1g.crc
TABLE 4
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
R-12 COMPLIANCE ANALYSIS
BLOCK/
LOT #(2)
LOT
AREA
AVG.
LOT
DEPTH
AVG.
LOT
WIDTH
FRONT
YARD
SETBACK
SINGLE
SIDE
YARD
SETBACK
(3)
COMBINED
SIDE YARD
SETBACK
REAR
YARD
SETBACK
TOTAL #
OF NON -
CONFORM.
PER LOT
15/1A
x,000
1
46
24
Y
17
29
7
15/1B
Kwo
1tlA
M
29
S
10
35
6
15/49&48B
20,000
192
102
9
16
58
124
1
15/47&48A
19,000
201
W
67
10/3
50
98/21
2
15/46
22,000
212
99
60
18
66
95/6
15/45
23,000
223
99
68
13/9
20
108/13
1
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
`.0
37
150/79
15/40
28,000
273
100
60
17/4
35
158/2
1
15/39
Q,[100
133
170
61
4
21
39
3
15/38
60,000
210
210
62
41/16
88
153/8
15/37
A,000
132
80
59
12
3Q
40
3
15/36A&35
26,000
138
143
65
14
95b
1
15/34A
;$,00
M
0.
30
7
14
39
6
14/1
32,000
105
162
21
158/1
158
'/0
3
14/2
13,000
732
91
NA
NA
NA
NA
1
14/3
17,000
168
92
Y8
15
64
92
2
14/4
21,000
204
97
33
31/8
69
117/37
14/5
24,000
242
96
35
36/3
73
137/107
1
14/6
28,000
277
96
74
A
'20
152
3
14/7
32,000
313
55
13
NA
209/158
1
14/8
29,000
279
$T
56
19
41
124/3
1
14/9
18,000
173
00
34
25/0
65
65/47
1
14/11A&t0A
7I wo
i5
65
33
0
�d
57
5
14/108-2-B
4;000
63
¢A
NA
NA
NA
NA
3
14/108-2-C
060
100
A9
21
4
121M
7
14/23
B;Utlp
,S6
fib
25
2
131
45
6
14/22
15,000
147
$7
x`13
12/4
63
72/0
2
14/21B
< Y,OtlO
126
00
3(i
:1
36
55
5
14/21A
;9900
67
07
9
$
57
U
6 '
14/20
23,000
231
92
29
22/12
48
142/80
2
14/19A
B4000
157
40
20
A
15
88
5
14/198
4.00Q
163
46
32
fi/4
14
84/2
5
14/19C
$1000
91
02
NA
NA
NA
NA
3
Tot. # of non-
14
10
24
14
12
14
5
93
confoim. per
std.
Source: Preliminary (not approved) Tax Maps of the Town of Nye; measurements approximated by Frederick P. Clark Associates, Inc.
;(•,41116M9tl = Norvconforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the
east side of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,1)70) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
'/' symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located
to the left of the'/' line and measurement for accessory structure located to the right of the'/" line; figure only given when measurement
for accessory structure is less than measurement for principal structure; =' symbol identifies situation where source plan shows structure
extending beyond property line.
500\rye4-024.tg.crc
TABLE 5
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
R-15 COMPLIANCE ANALYSIS
BLOCK/
LOT #(2)
LOT
AREA
AVG.
LOT
DEPTH
AVG.
LOT
WIDTH
FRONT
YARD
SETBACK
SINGLE -
SIDE
YARD
SETBACK
(3)
COMBINED
SIDE YARD
SETBACK
REAR
YARD
SETBACK
TOTAL #
OF NON -
CONFORM.
PER LOT
15/1A
6{>pU
:79
464
y
1,Z9
7
15/18
�at0otl
66
51
35
29
6
18
7
15/49&488
20,000
192
102
9
16
58
124
1
15/47&48A
19,000
201
92
67
.1D/3
50
98/21
2
15/46
22,000
212
99
60
18
66
95/6
15/45
23,000
223
99
68
13/9
A
108/13
1
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
'b
37
150/79
1
15/40
28,000
273
100
60
17/4
35
158/2
1
15/39
two
133
•7tS
61
4
2i
39
4
15/38
60,006
210
210
62
41/16
88
153/8
15/37
Yt,00tl
132
$b
59
12
30
40
3
15/36A&35
26,000
138
143
65
14
95
0
1
15/34A
b"M
7f#7
09
39
7
14
39
6
14/1
32,000
A, 6
162
2.1
158/1
158
YD
3
14/2
13QQD
132
NA
NA
NA
NA
2
14/3
17,000
168
92
.Y6
15
64
92
2
14/4
21,000
204
97
'33
31/8
69
117/37
1
14/5
24,000
242
96
3s
36/3
73
137/107
2
14/6
28,000
277
99
74
4
29
152
3
14/7
32,000
313
06
55
13
NA
209/158
1
14/8
29,000
279
117
56
19
41
124/3
1
14/9
18,000
173
@3
34
25/0
65
65/47
2
14/11A&tOA
jb;690
, 15
{i5
3
3
0
57
5
14/1 OB -2-B
•4:iwb
63
SA
NA
NA
NA
NA
3
14/10B -2-C
A,66b
.100
49
31
4
2i
23
7
14/23
B4OOq
88
FC3
2
31
45
6
14/22
15,000
147
87
23
12/4
63
72/0
3
14/218
13,004
126
86
30
1.
3fi
55
5
14/21A
9004
47
67
24
$
57
b
6
14/20
23,000
231
92
29
22/12
48
142/80
2
14/19A
90(
157
?18
28
7
15
88
5
14/198
U00
163
48
32
6/4
14
84/2
5
14/19C
b,*
01
91
NA
NA
NA
NA
3
Tot. # of non-
15
10
24
18
14
14
6
101
conform. per
std.
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
JAghhgr<tafl = Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the
east side of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
3. "/" symbol indicates measurements for both principal structure and accessory structure with measurementfor principal structure located
to the left of the "/" line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement
for accessory structure is less than measurement for principal structure; ="symbol identifies situation where source plan shows structure
extending beyond property line.
500trye4,025.t9.crc
TABLE 6
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS(1)
R-20 COMPLIANCE ANALYSIS
BLOCK/
LOT #(2)
LOT
AREA
AVG.
LOT
DEPTH
AVG.
LOT
WIDTH
FRONT
YARD
SETBACK
SINGLE
SIDE
YARD
SETBACK
(3)
COMBINED
SIDE YARD
SETBACK
REAR
YARD
SETBACK
TOTAL #
OF NON -
CONFORM.
PER LOT
15/1A
6,ODD
78
46
24
7
I7
29
7
15/18
S,OQp
1170
51
29
G
76
35
7
15/49&486
20,000
192
id2
29
16
58
124
2
15/47&48A
''3000
201
92
67
Sj/3
50
98/21
23
15/46
22,000
212
99
60
18
66
95/6
1
15/45
23,000
223
99
68
13/9
28
108/13
2
15/44
24,000
234
#pp
73
18/3
54
122/1
1
15/43
25,000
245
#00
62
16/7
53
132/-
1
15/42
26,000
255
#(3b
63
16/3
58
130/-
1
15/41
27,000
264
100
62
D
37
150/79
2
15/40
28,000
273
100
60
17/4
33
158/2
2
15/39
wo
AM
70
61
$
2i
39
5
15/38
60,000
210
210
62
41/16
88
153/8
15/37
`{,#t130D
f32
fib
59
12
80
40
4
15/36A&35
26,000
11138
143
65
14
95
23
2
15/34A
;6,000
;107
b9
30
/
14
39
6
14/1
32,000
,11
162
21
158/1
156
10
3
14/2
.13;000
X132
s1.
NA
NA
NA
NA
3
14/3
,17,000
168
92
'16
15
64
92
3
14/4
21,000
204
97
$3
31/8
69
117/37
2
14/5
24,000
242
56
35
36/3
73
137/107
2
14/6
28,000
277
9$
74
4
29
152
3
14/7
32,000
313
B6
55
13
NA
209/158
1
14/8
29,000
279
7
56
19
41
124/3
1
14/9
14,000173
04
25/0
65
65/47
3
14/11A&10A
70,0015
1115
65
23
3
29
57
6
14/108-2-B
A,000
63
84
NA
NA
NA
NA
3
14/10B -2-C
ff,000
100
491
A
21
23
7
14/23
81000
86
G6
25
2
31
45
6
14/22
tS.Obb
147
87
23
12/4
63
72/0
3
14/21 B
1'1,000
126
$6
30
1.
3fi
55
6
14/21A
87
24
8
57
8
6
14/20
23,000
231
52
29
22/12
48
142/80
2
14/19A
6,00[3
157
48
28
75
68
6
14/198
8.Op0
163
A8
32
8/4
14
84/2
5
14/19C
sa1Ub
91
91
NA
NA
NA
NA
3
Tot. # of non-
19
15
33
18
14
14
6
119
conform. per
std.
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
ff[ghlighted = Non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the
east side of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
"/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located
to the left of the -/' line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement
for accessory structure is less than measurement for principal structure; =" symbol identifies situation where source plan shows structure
extending beyond property line.
5001rye4-026.tg.crc
TABLE 7
HAWTHORNE AVENUE STUDY
APPLICABLE BULK ZONING STANDARDS
R -2F DISTRICT:
Lot Area:
5,000 s.f.
Average Lot Depth:
100
ft.
Average Lot Width:
50
ft.
Front Yard Setback:
20
ft.
Single Side Yard Setback:
6
ft.
Combined Side Yard Setback:
16
ft.
Rear Yard Setback:
30
ft.
R-5 DISTRICT:
Lot Area:
5,000 s.f.
Average Lot Depth:
100
ft.
Average Lot Width:
50
ft.
Front Yard Setback:
20
ft.
Single Side Yard Setback:
6
ft.
Combined Side Yard Setback:
16
ft.
Rear Yard Setback:
30
ft.
R-7 DISTRICT:
Lot Area:
7,500 s.f.
Average Lot Depth:
100
ft.
Average Lot Width:
60
ft.
Front Yard Setback:
25
ft.
Single Side Yard Setback:
8
ft.
Combined Side Yard Setback:
20
ft.
Rear Yard Setback:
20
ft.
R-15 DISTRICT:
Lot Area:
15,000 s.f.
Average Lot Depth:
125
ft.
Average Lot Width:
100
ft.
Front Yard Setback:
40
ft.
Single Side Yard Setback:
15
ft.
Combined Side Yard Setback:
40
ft.
Rear Yard Setback:
40
ft.
R -15A (Proposed) DISTRICT:
Lot Area:
15,000 s.f.
Average Lot Depth:
130
ft.
Average Lot Width:
8o
ft.
Front Yard Setback:
30
ft.
Single Side Yard Setback:
10
ft.
Combined Side Yard Setback:
20
ft.
Rear Yard Setback: .
65
500\rye4-039.tg
I
and 9 identify numbers that in most cases are smaller
than the lot widths that exist throughout most of the
properties. This has resulted in a situation where some
non -conformities are identified based upon a technical
requirement of the Code rather than the substantive goal
of insuring that a lot maintains a certain amount of
width throughout the body of its developable area.
Recognizing this deficiency, the Rye Brook Zoning Update
Committee and the Rye Brook Planning Board have been
studying amendments to the Bulk Regulations of the
Village of Rye Brook designed specifically to remedy this
technical weakness in the definition of how lot width and
depth must be measured in the Village of Rye Brook.
Consequently, it may be that these tables somewhat
overstate the actual number of non -complying situations
that would occur under any given regulatory scheme.
2. Existing Regulations: Table 1 demonstrates that a number
of non -conforming situations exist even under the
existing zoning (most of the Study Area being zoned R-7
with the remainder zoned R -2F).
3. Single Family Residential Districts: Tables 2 through 6
identify the level of non -conformity that would be
brought to the area by rezoning the entire area to any
other single family residential zoning district in the
Village. As would be expected, Tables 2 through 6
demonstrate that the number of non -conformities increase
as larger lot zoning is applied.
E. Recommendations
As one begins to examine the study area in depth, two things
become apparent. First, although most of this area is located
11
within one zoning district and most of the area is already
developed, the pattern of development within the study area
varies considerably. Second, the area has been developed in
a manner not generally consistent with either its underlying
zoning or with the body of bulk standards applicable to any
zoning district currently existing within the Village of Rye
Brook. That is to say, while many of the lots meet the
minimum lot area requirement of the R-20 Zoning District, and
even more of the lots meet the minimum lot area standard of
the R-15 District, the pattern of development that has emerged
along the bulk of Hawthorne Avenue, with its large houses
placed on very large lots with deep rear yards, often minimal
side yards and moderate front yards, is not consistent with
the setback standards applicable to the R-20 or R-15
Districts. Similarly, although the mean and median average
lot sizes are both in excess of 20,000 square feet, these lots
generally do not meet the minimum mean lot width standards of
either the R-20 or R-15 Districts and have considerably more
depth than is required under the minimum mean lot depth
standards applicable to either Rye Brook's R-20 or R-15 Zoning
Districts.
Consequently, after studying and analyzing the impacts of
rezoning the central Hawthorne Avenue area to one of the
Village's existing zoning districts, this office determined
that while the R-15 District's bulk standards constituted the
best "fit" between the underlying development pattern and the
Village's existing bulk zoning standards, such a rezoning
actually would not establish a very good match between the
proposed zoning standards and the existing development
pattern. While we have briefly presented for your review our
analysis of the impact of rezoning the central Hawthorne
Avenue portion of the study area to R-15 (see Figure 7 and
Table 8), it is our recommendation that the Village Board of
Trustees consider the creation of a new zoning district (R-
12
IT—G L L' L
If c
Y
Study Area
—_ R1, a [_
Zoning District Boundary
iL '� 14/7 Block B Lot Numbers
' T IRENHYL AVENUE R.15 One Family Residence
I- ° —�, 15.000 Sq.Ft. Lot
r
R-10 One Family Residence
L ... m 10,000 q.Ft. Lot
"�v A iai sass' �Cr 3-
R-7 One Family Residence
$O L,b rn 7,500 Sq.FL Lot
:°i e.gasaA V O
RA 1
yr l+ R-5 One Family Residence
5,000 6q.Fl. Lot
¢ f i /� �✓ m
§ wUp °\ 2 R2F Two Family Residence
IiXz9 .— S ..e c* m
RA1 Garden Apartment
�t4f218
'tslzi r �� Y�lelns b �-
L—j
t 1resmmds
4`i*a 3 mrA
�E� saeIHM
X; I_
✓ v°
o.c
e1 01
R �
AV
.:
d %A7 t o erouF'" s kY a 0
i c
HAWTHORNE AVE. AREA STUDY STUDY AREA:
Village of Rye Brook, New York PROPOSED ZONING
FREDERICK P. CLARK ASSOCIATES, INC. OPTION 1
11... .mere, oilmen vE—i... menu ... .oiuri-
Scale: P = 200' N Flywe 7
TABLE 8
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS - OPTION ONE (1)
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
'=Will be nonconforming
* = Was non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
'/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the'/' line and measurement for accessory structure located to the right of the'/' line; figure only given when measurement for accessory
structure is lase than asuremant for principal structure; =" symbol Identifies situation where source plan shows structure extending beyond
property line.
Part R-7 and Pa111 to R-15
500vye 020.tg
SINGLE
PROP. #
PROP.
AVG.
AVG.
FRONT
SIDE
COMBINED
OF NON.
ZONINGBLOCK/
LOT
LOT
LOT
YARD
YARD
SIDE YARD
REAR YARD
CONFORM.
AMEND.
LOT #(2)
AREA
DEPTH
WIDTH
SETBACK
SETBACK
SETBACK
SETBACK
PER LOT.
(3)
R-7 to
5/1A
61000`
;7$;*
+{6'
24
=1
17
29
3
R-5
15 1B
5,000'
100
51*
29
6
16*
35
15/49&48B
20,000
192
102
16
58
124
1
15/47&46A
19,000
201
42
67
;10/3
50
98/21
2
R-7
15/46
22,000
212
99
60
16
66
95/6
to
15/45
23,000
223
99
68
13/9
(i8
108/13
1
R-15
15/44
24,000
234
100
73
18/3
54
122/1
15/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
;}t
37
150/79
1
15/40
28,000
273
100
60
17 4
.."t..S,
158/2
1
15/39
9,000
1331
61?'
39
3
+
1 15/38
60 000F204
210
62
41/16
88
153/8
R -2F to
15/37
19.4flW
8{i
59
12
i0
40
3
R-15
15/36A&35
26 000
143
65
14
95
23
No Chg.
15/34A
8,000
69
30
7
14
39
14/1
32,000
162
d:!'
158/1
158
,1.
3
14/2
IJ,Y16D
9Q
NA
NA
NA
NA
2
R-7 to
14/3
17,000
#�2
;18:!
15
64
92
2
R-15
14/4
21,000
97
8
31/8
69
117/37
1
14/5
24,000
96
:5
36/3
73
137/107
2
14/6
28,000
74
f
152
3
14/7
32,000
313
'9.6
55
13
NA
209/158
1
14/8
29,000
279
'$]
56
19
41
124/3
1
14/9
18,000
173
6C
250
65
65/47
2
1411A&10A
.ja`.....
sfi5
e5
'. ?!
20
57
6
R --2F to
14 1OB-2-B
AW
W
$4
NA
NA
NA
NA
3
R15
14/108-2-C
14/23
8,000
8,000
100
49
66
21
25
4
2'
21
31
3`
45
1
2
No
14/22
15,000
147
87
23
12/4
63
72/0
Change
14/218
11,000
126
86
30
is
36
55
1
14/21A
9,000
at
67
24
8
57
0*
2
14/20
23,000
231
92
29
22/12
48
142/80
14/19A
81000
157
28
7
S5!t
88
2
14/198
8,000
163
A6
32
6/4
'jd*
84/2
2
14/190
9,000
{"
91
NA
NA
NA
NA
1
Tot. # of
- 4
7
15
7
8
8
3
52
non -
conform.
per aid.
under
Prop.
zoning
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
'=Will be nonconforming
* = Was non -conforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'s from approved Rye Town Tax Maps.
'/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the'/' line and measurement for accessory structure located to the right of the'/' line; figure only given when measurement for accessory
structure is lase than asuremant for principal structure; =" symbol Identifies situation where source plan shows structure extending beyond
property line.
Part R-7 and Pa111 to R-15
500vye 020.tg
15A) specifically tailored to accommodate and preserve the
unique and attractive established pattern of development that
has emerged in the central Hawthorne Avenue portion of the
study area. Such a zoning district should attempt to reflect
the central Hawthorne Avenue area's large lot/smaller front
and side yard setback pattern of development.
But, before entering into a detailed discussion of the
relative merits of creating a new R -15A Zoning District for
the central Hawthorne Avenue portion of the study area, we
believe it is best if we present our recommendations with
regard to the other portions of the study area. It is our
recommendation that the lots located within the study area be
divided among several zoning districts, including the R -2F, R-
5, R-7 and a newly created R -15A Zoning Districts, all as
shown on Figure 8 and further explicated on Table 9.
We recommend that Lots 15/34A and 14/10B -2-C, which are
located in the extreme southeastern and southwestern corners
of the study area respectively, remain within the R -2F zoning
district. One of these lots is slightly less than 8,000
square feet in size and the other is slightly less than 5,000
square feet in size. Not only are the lots relatively small
by comparison to the study area's average lot size, but these
lots are located along Westchester Avenue and clearly are
developed in a style consistent with the development pattern
along this major thoroughfare.
Similarly, we would recommend that Lots 15/1A and 15/1B be
rezoned from their present R-7 classification to an R-5
classification. These lots are each about 5,000 square feet
in size. Lot 15/1A maintains frontage on Irenhyl Avenue and
both Lots 15/1A and 15/1B have been developed in a pattern
consistent with that which exists within the R-5 District that
adjoins these lots to the north and east of these properties.
13
0
RA1
L11iL
L
-'Lz. Lt�Ir,IL� Lgr��
] �r
iIv [j
IRENHYL AVENUE
Study Area.
o Zoning District Boundary
1417 Block & Lot Numbers
R -ISA One Family Residence
15.000 Sq.Ft. Lot
R-10 One Family Residence
10,000 Sq.Ft. Lot
R-7 One .Family Residence
7,500 Sq.Ft. Lot
R-5 One Family Residence
51000 Sq.Ft. Lot
R2F Two Family Residence
RA1 Garden Apartment
M
HAWTHORNE AVE. AREA STUDY s ��,4 STUDY AREA:
Village of Rye Brook, New YorkvyI PROPOSED ZONING
FREDERICK P. CLARK ASSOCIATES, INC. W �y.[ OPTION 2
PlenninOln....... en VE.'aor—....rens P........ y
Scale: 1- = 200' N Figure 8
TABLE 9
HAWTHORNE AVENUE STUDY AREA
LOT STUDY ANALYSIS - OPTION TWO (2)
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
fGp[ligiifad = Will be nonconforming
= Was nonconforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'a from approved Rye Town Tax Maps.
"/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the "/" line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement for accessory
structure is lase than measurement for principal structure; =' symbol identifies situation where source plan shows structure extending beyond
property line.
Part R-7 and Part R-5; all to R -15A
500yye4-20A.tg
SINGLE
PROP. .#
PROP.
AVG.
AVG.
FRONT
SIDE
COMBINED
OF NON -
ZONING
BLOCK/
LOT
LOT
LOT
YARD
YARD
SIDE YARD
REAR YARD
CONFORM.
AMEND.
LOT #(2)
AREA
DEPTH
WIDTH
SETBACK
SETBACK
SETBACK
SETBACK
PER LOT
(3)
R-7 to
15/ A
6,000•
7$?'
+.I*
24
1'
17
29
3
R-5
1. 1B
5,000•
100
51•
29
6
16•
35
/49&48B
20,000
192
102
x^,Q
16
58
124
1
15/47&48A
19,000
201
92
67
10/3
50
98/21
R-7
15/46
22,000
212
99
60
18
66
95/6
to
16/45
23,000
223
99
68
13/9
28
108/13
R -15A
15/44
24,000
234
100
73
18/3
54
122/1
16/43
25,000
245
100
62
16/7
53
132/-
15/42
26,000
255
100
63
16/3
58
130/-
15/41
27,000
264
100
62
;0
37
150/79
1
15/40
28,000273
100
60
17/4
35
158/2
t5/39
§,...,.
133
t.,b
61
P
21
39
4
+
t5 38
80,000
210
210
62
41/16
88
153/8
R-21' to
15/37
,19FfJ0.ti
132
80
59
12
30
3A.Q
2
R -15A
15/36A&35
26,000
138
143
65
14
95
23
1
No Chg.
15/34A
8,000
107
69
30
7
14
39
14/1
32,000
%105
162
2.1.;"
158/1
158
1fl'
3
14/2
73,000
132
91
NA
NA
NA
NA
R-7 to
14/3
17,000
158
92
`1 !
75
64
92
1
R -15A
14/4
21,000
204
97
33
31/8
69
117/37
14/5
24,000
242
96
35
36/3
73
137/107
14/6
28,000
277
96
74
'+
29
152
1
14/7
32,000
313
96
55
13
NA
209/158
14/8
29,000
279
87
56
19
41
124/3
14/9
18,000
173
80
34
25/0
65
65/47
1411A&10A
1.tiiltS
'I'j''.8
33
.S'
20
''a7
5
R -21F to
14/1013-2-13
=t
I '83*
1 NA
NA
NA
NA
3
R15A
14/108-2-C
14/23
8,000
8,000
100
011`
49
66
21
25
4
2'
21
31
;2.„
45
1
2
No
14/22
15,000
147
87
23
124
63
72/0
Change
14/218
11,000
126
86
30
itx
36
55
1
14/21A
9,000
A1"
67
24
8
57
010
2
14/20
23,000
231
92
29
22/12
48
142/80
14/19A
8,000
157
A28
7
',5)'
88
2
14/198
8,000
163
,?1,if
32
6/4ja*
84/2
2
14/19C
9,000
fl"r,
91
NA
NA
NA
NA
1
Tot. # of
4
7
6
3
7
2
7
36
non -
conform.
per std.
under
prop.
zoning
Source: Preliminary (not approved) Tax Maps of the Town of Rye; measurements approximated by Frederick P. Clark Associates, Inc.
fGp[ligiifad = Will be nonconforming
= Was nonconforming
General Notes:
1. Preliminary (not approved) Tax Maps of the Town of Rye appear to maintain possible error in that rear lot lines for lots located on the east side
of Hawthorne Avenue may be approximately 2 to 4 feet further east than as shown on preliminary tax maps.
NA = No structure is shown on maps.
Footnotes:
1. Area rounded to nearest one thousand (1,000) square feet; distances measured to +/- 3 feet.
Block/Lot #'a from approved Rye Town Tax Maps.
"/" symbol indicates measurements for both principal structure and accessory structure with measurement for principal structure located to the
left of the "/" line and measurement for accessory structure located to the right of the "/" line; figure only given when measurement for accessory
structure is lase than measurement for principal structure; =' symbol identifies situation where source plan shows structure extending beyond
property line.
Part R-7 and Part R-5; all to R -15A
500yye4-20A.tg
We recommend that Lots 14/19A through 14/23 remain within
their current R-7 zoning district. Each of these lots
maintains frontage on North Ridge Street and/or gains access
from North Ridge Street. North Ridge Street is a major
thoroughfare whose character is distinctly dissimilar from the
quiet residential character of Hawthorne Avenue. Furthermore,
while a few of these lots are substantially over -sized
relative to the R-7 zoning district lot area standard, the
majority of these lots are about 8,000 or 9,000 square feet in
size.
Although this would create a relatively small pocket of R-7
zoning within the Village, we believe this is the best
designation for this area. While these lots could be zoned to
R -2F by enlarging the existing R -2F zoning district that is
located immediately to the south of these lots, we do not
believe that creating additional traffic and parking demand
along North Ridge Street would be advisable. On -street
parking is not available in this area and increasing the
number of traffic conflicts along the multiple curb cuts
located in this vicinity would not be advisable either.
Consequently, we recommend that these lots remain within their
present R-7 zoning district classification.
Lastly, we recommend that the remaining lots, which encompass
all of the lots on either side of Hawthorne Avenue except for
Lots 14/lOB-2-C, 15/1A and 15/1B, be rezoned from their
current R-7 zoning classification to a newly created R -15A
zoning classification. These lots maintain an estimated mean
average lot size of almost 23,000 square feet and an estimated
median size of a little more than 23,000 square feet.
Consequently, we see that, based upon lot size alone, a zoning
designation of R-20 (20,000 -square foot minimum lot size)
might be appropriate for this portion of the Hawthorne Avenue
study area.
14
However, the bulk standards of the Zoning Law applicable to
single-family residential development contain restrictions
beyond just lot area (see Table 7). Hawthorne Avenue has
generally been developed with very deep lots maintaining as
much as 100 feet of width through most of their depth. While
the R-7 district contemplates lot widths of as little as 60
feet, the R-20 zoning district contemplates lots with a
minimum width of 125 feet. While the minimum mean lot width
standard for the R-15 district is 100 feet, the configuration
of the widest lots on Hawthorne Avenue (i.e. slanted rear lot
lines) has resulted in a situation where these lots do not
maintain a mean lot width of 100 feet.
But, as alluded to above, the mean, or average, lot width of
many of the lots along Hawthorne Avenue is slightly less than
100 feet due to the fact that the rear lot lines of these lots
are oriented in such a manner that one side of the lot is
deeper than the other. This results in a situation where the
lot becomes narrower in its rear -most portion. While this has
no practical impact on the ability to develop the lot
(especially due to the fact that this rear -most portion of the
lot would be used only for buffering and/or passive and active
outdoor recreational activities), this does create a technical
lot width problem in that this narrow portion of the lot is
computed as part of the mean lot width calculations and thus
makes the lot appear - on paper - as though it were less than
100 feet wide. It should also be noted that, in most cases,
the narrower portion of these lots is comprised of an area
above and beyond the area that is needed to satisfy the
minimum lot area requirement of the proposed new R -15A Zoning
District.
Table 8 identifies the non -conformities that are projected to
exist if the central Hawthorne Avenue portion of the study
area is rezoned to R-15, which we believe represents the best
15
match between the underlying development pattern in this area
and the bulk standards of zoning districts now existing in the
Village of Rye Brook. We have identified this rezoning
scenario as "Option 1." Table 8 identifies not only the non -
conformities that the Option 1 rezoning would create, but also �!
identifies situations where a non -conformity would occur
regardless of whether the rezoning recommended herein is
adopted.
Several items are worth noting with regard to Table 8. The
vast majority of average lot width deficiencies that would be
created if the proposed rezoning were adopted are technical
deficiencies only. That is, as detailed above, they are
created due to the fact that the rear portions of the subject
lots becomes narrower than the rest of the lot due to the
orientation of the rear lot line. Consequently, from a
planning perspective, we do not consider these average lot
width deficiencies to be substantially problematic to the use
or further development of these lots.
Furthermore, most, although not all, of the setback
deficiencies that would be created under the proposed zoning
consist of situations where the existing setback is already
deficient. Consequently new deficiencies would not generally
be created, although the magnitude of some existing
deficiencies would be increased and, in a few cases,
additional deficiencies would be created.
Nevertheless, it is not generally considered advisable to zone
an existing developed area in such a manner as to create a
great number of non -conformities. Consequently, although we
do not believe that the non -conformities that would be created
under the R-15 rezoning scenario would be significantly
problematic for any individual homeowner with regard to the
use or redevelopment of their lot, we do not think it is
owl
V
advisable to engage in a rezoning where a substantial portion
of the area proposed for rezoning is rendered non -conforming.
When rezoning an established, desirable and attractive area,
the zoning, quite simply, should better fit the underlying
development pattern than is possible by just applying the
current R-15 bulk standards.
Utilizing the Town of Rye preliminary tax maps, we have
estimated that there are 24 existing bulk standard non -
conformities within the study area. Under the rezoning
scenario described above with the central Hawthorne Avenue
portion of the study area rezoned to R-15, the total number of
non -conformities would rise to an estimated 52, or an
estimated net increase of 28 non -conformities. Furthermore,
whereas an estimated 16 of the lots within the study area
currently maintain one or more bulk standard non -conformities,
the rezoning scenario described above, inclusive of the R-15
rezoning, would increase the number of lots maintaining non -
conformities to an estimated 26 (a 62.5% increase).
By comparison, if the rezoning scenario was done as described
above but, instead of the existing R-15 Zoning District, an R -
15A Zoning District (rezoning Option 2) was established with
a minimum lot area of 15,000 square feet, an average lot depth
standard of 130 feet, an avera a lot width standard of 80
feet, a front yard setback st d d of 30 feet, a single side
yard setback of 10 feet, a c bi d side yard setback of 20
feet, and a rear yard setback o 6 eet, the estimated number
of bulk standard non-conformit'es would increase from the
current level of 24 non -conformities to an estimated 36 bulk
standard non -conformities (see Table 9). Furthermore, the
total number of lots containing one or more non -conformities
would increase by just two lots under the proposed Option 2
(R -15A zoning standards) scenario (a 12.5% increase).
17
Although the option 2 rezoning would result in a modest
increase in the number of non -conformities on these pre-
existing developed lots, we do not see this situation as
particularly problematic due to the fact that any structural
improvement that was legally constructed prior to a rezoning
of this area would be "grandfathered" and thereby protected.
Consequently, the non -conformities would only impact a
property owner under one of two circumstances. If that
property owner decided to expand the structure, and thereby
potentially increase the non -conformity, the property owner
would either have to obtain a variance or increase the
structure's size in an area that did not require a variance
(i.e. within the R -15A building setback lines). The second
problem that potentially could occur would be that if a
structure were substantially damaged (more than 50 percent of
the structure's assessed valuation) by fire or other disaster,
then the property owner could not rebuild the property in its
original form absent the granting of a variance by the Zoning
Board of Appeals. The issue of whether the Zoning Board of
Appeals would find that the tests required to grant a bulk
variance had been met in such a situation would be entirely
within the Zoning Board of Appeals' purview.
Aside from the fact that the creation of the R -15A Zoning
District would result in fewer non -conformities than would the
direct application of the existing R-15 Zoning District bulk
standards, we believe the creation of the R -15A Zoning
District is superior in that it is more specifically tailored
to the unique qualities that have been established in the
development pattern of Hawthorne Avenue and have resulted in
Hawthorne Avenue's highly attractive and desirable
streetscape. It must be remembered that while redevelopment
potential does exist within this neighborhood, and would exist
under the proposed rezoning, the area has an established
development pattern that has been deemed attractive and worthy
F[7
of preservation. Consequently, the regulatory structure —
inclusive of its zoning standards — should be designed so as
to match, complement and encourage this desirable development
pattern to the maximum extent practicable. To this end, we
are recommending that the above noted rezoning scenario,
Option 2, inclusive of the creation and application of the new
R -15A standards, be applied to this area.
However, we are further recommending that Chapter 153, Lot
Area Coverage, of the Code of the Village of Rye Brook be
amended to add the R -15A Zoning District to Section 153-3
Schedule of the Lot Area Coverage law. The setbacks proposed
within the R -15A bulk standards described above have been
designed to encompass the wide variety of setbacks that have
been established on Hawthorne Avenue. However, this means
that the front and side yard setbacks are relatively small.
Consequently, if one were to use the setback standards as
building envelopes to be filled by a disproportionately large
structure rather than as boundaries designed to provide
flexibility of house siting, the result could be the creation
of a very bulky structure that was entirely out of character
with the area. This, too, could be detrimental to the express
purpose of the rezoning: to preserve the unique and
attractive character of the area while still permitting
reasonable development and redevelopment.
Consequently, we have performed an analysis of the lot
coverages of the principle and accessory structures located
within the area proposed for rezoning to R -15A. Based upon
this analysis, we are recommending that Section 153-3 of the
Lot Area Coverage Law of the Village of Rye Brook be amended
as shown below with the shaded materials identifying items to
be added to Section 153-3.
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LOT AREA COVERAGE STANDARDS
Zone
District
Area
(square
feet)
Main
Building
Accessory
Building
Decks
Maximum
Percent
Square
Feet
Maximum
Percent
Square
Feet
Maximum
Percent
Square
Feet
R -2F
5,000
30
1,500
5
250
3.5
175
R-5
5,000
30
1,500
5
250
3.5
175
R-7
7,500
23
1,725
4.5
338
3.5
225
R-10
10,000
1 20
2,000
4.5
1 450
3.5
350
R-12
12,500
17
2,125
4
500
4
500
R-15
15,000
16
2,400
3.5
700
4
800
R�15A
15,000
12
1,800
315
525
k
600
R-20
20,000
14
2,800
3.5
700
4
800
As you can see from the above indicated additions to Section
153-3, this office is recommending that the R -15A Zoning
District identify a maximum main building coverage of 12
percent. On a 15,000 square foot lot, this would translate
into an 1,800 square foot building footprint or, with a two-
story structure, a 3,600 square foot home, not including
basement and attic areas. Based upon the average lot size
existing within the proposed R -15A area of approximately
23,000 square feet, this would translate into a maximum
building footprint of approximately 2,760 square feet or a
slightly larger than 5,500 square foot home, excluding
basement and attic areas.
Most of the 22 principle structures located on lots
recommended to be rezoned to R -15A maintain principle building
coverage percents of between 5 and 9 percent. However, 4 of
the 22 lots would not comply with the proposed principle
building coverage requirement. We note, though, that three of
these four non -conformities would occur on lots that are
undersized relative to the proposed R -15A minimum lot area
standard. These three lots are generally about 30 percent
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undersized and maintain existing principle building coverages
ranging from about 13 percent to about 16 percent. The one
remaining building that would be rendered non -conforming is
the very large (3,000+ square foot footprint) building located
at the northeast quadrant of the intersection of Hawthorne
Avenue and Westchester Avenue. This structure maintains a
building coverage of approximately 12.4 percent.
We would also recommend that accessory buildings be limited to
a maximum of 3.5 percent of building coverage. Most of the
accessory buildings located on these lots maintain lot
coverages of between one-half percent and three percent. Only
one accessory structure would exceed the maximum percent
coverage permitted.
We believe that a 3.5 percent coverage maximum is appropriate
given that this would result in a 525 square foot accessory
structure on a 15,000 square foot lot. Such a structure is
approximately the size of a small studio apartment or three -
car garage. The average lot size of 23,000 square foot would
permit an accessory structure of more than 800 square feet
which is enough to support a four -car garage.
We believe that these lot area coverages provide ample
opportunity for as -of -right development and redevelopment
within the area proposed to be rezoned to R -15A. However,
given that there would be a few lots that would not comply
with this requirement, we are further recommending that the
Lot Area Coverage Law should be incorporated within the Zoning
Law of the Village of Rye Brook. This is important not only
for the Hawthorne Avenue area but for the entire Village.
Given that the Lot Area Coverage Law is not currently a part
of the Zoning Law, it does not appear that one can obtain
relief from these standards from the Zoning Board of Appeals.
21
Lot Area Coverage is really a zoning bulk standard and it is
treated as such in most communities. The Lot Area Coverage
Law, as currently drafted, appears to provide no release valve
for those specific circumstances where hardship or other
situations might warrant variance with the requirements of the
law. For this reason, we would recommend that the Lot Area
Coverage Law be deleted from the Code and that the Zoning Law
be amended to incorporate the standards of the Lot Area
Coverage Law.
It is our recommendation that the zoning law be amended to
include the R -15A bulk standards identified above, that the
zoning map be amended to rezone the study area in the manner
described in Option 2 above and that the lot area coverage law
be amended and incorporated within the zoning law as described
above. The above noted zoning changes and the creation of the
R -15A, in concert with application of the new lot area
coverage standards, should act to ensure the preservation of
the unique and desirable character of the Hawthorne Avenue
area while still permitting development of undeveloped lots,
redevelopment of existing lots and expansion of existing
structures all in a manner designed to be compatible with that
which is virtually universally considered to be an attractive
and desirable part of the Village.
III. CONCLUSION
It is our professional judgement that the current zoning applicable
to much of the Hawthorne Avenue Study Area is not consistent the
area's established development pattern. It is also abundantly
clear that Hawthorne Avenue is a very attractive street that
constitutes a valuable asset to the Village in that it contains
some of the Village's most beautiful homes, provides a very
attractive streetscape and, in various ways, provides diversity of
22
housing types both for the southern part of the Village and for the
Village as a whole.
Future redevelopment on any of this relatively short street's
oversized lots in a manner consistent with the R-7 district's
standards of relatively small houses placed on relatively small
lots could be expected to act to erode the street's special
character and, possibly, the neighborhood's stability.
Furthermore, a substantial amount of such redevelopment could be
expected to encourage more of the same and, thereby, potentially
set into motion a spiraling effect of ever further erosion of the
area's special character.
Therefore, consistent with a municipality's responsibility to
preserve the quality of its neighborhoods and protect its assets,
we recommend that the Village act to rezone the area as identified
above.
cc: Christopher Russo
Rocco Circosta
Kenneth Powell
500\rye3-077.t9:aj:ev
Thomas Gissen, AICP
23