HomeMy WebLinkAbout05 - Large Lot Subdivision Study, 2004
LARGE LOT SUBDIVISION STUDY
Village of Rye Brook, New York
Prepared for:
MAYOR FRANCIS L. FILIPOWSKI &
THE VILLAGE BOARD OF TRUSTEES
Prepared by:
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
350 Theodore Fremd Avenue, Rye, New York 10580
March 2004
DRAFT
TABLE OF CONTENTS
PAGE
A. INTRODUCTION 1
B. STUDY METHODOLOGY 2
1. Identification of issues 2
2. Analysis of current regulations 2
3. Analysis of changes to the Zoning Code 2
4. Recommendations for amendment of the Zoning Code 2
C. ANALYSIS OF EXISTING CONDITIONS 3
1. Neighborhood Character 3
2. Development Potential 6
D. CONCLUSIONS 7
E. RECOMMENDATIONS 8
1. Proposed Definition 8
2. Proposed Regulations 9
APPENDICES
LIST OF TABLES AND FIGURES
Table 1 – Existing and Required Front Yard Setbacks in Byram Ridge and the
Lincoln Avenue Corridor
Table 2 – Zoning Constraints on Development
Figure 1 – Reverse Figure Ground – Byram Ridge Area
Figure 2 – Reverse Figure Ground – Lincoln Avenue Corridor
Figure 3 – Calculating Average Actual Front Yard Dimension
J:\DOCS2\500\RyeBrook\VillageProjects\ZoningCodeAmendments\LargeLotSubdivisions\538.137.List of Tables and Figures.sea.doc
LARGE LOT SUBDIVISION STUDY
VILLAGE OF RYE BROOK, NEW YORK
Prepared for Mayor Francis L. Filipowski and the
Board of Trustees of the Village of Rye Brook
by Frederick P. Clark Associates, Inc.
Planning/Development/Environment/Transportation
A. Introduction
Preservation of the visual and spatial character of older residential neighborhoods is a
challenge faced by most municipalities in Westchester County coping with the current
development trends of maximum build out on minimum sized lots and re-subdivision of
large lots. Recognizing the need to protect the scenic character of two neighborhoods in
Rye Brook threatened by re-subdivision and loss of open space, the Board of Trustees
asked Frederick P. Clark Associates, Village Planning Consultant, to assist them in
developing a strategy to protect scenic resources and guide subdivision in the Byram
Ridge and Lincoln Avenue Corridor neighborhoods.
The subdivision study is one of a series of studies undertaken by the Board of Trustees in
response to environmental, land use and zoning issues of concern to the residents of Rye
Brook identified during the formulation of the Rye Brook Vision Plan, completed in
December 2000. The Vision Plan identified preservation of residential neighborhoods
and remaining open space character as high priority community goals in the village. In
2003, after study and careful consideration, the Board adopted a local law amending the
Zoning Code to help preserve neighborhood character by regulating the bulk of buildings
in residential districts. Currently, the Board is considering legislation creating scenic
roads overlay districts along certain roads and enabling the Board or property owners to
place conservation easements on property to protect scenic or environmental resources
and open space.
The report and recommendations contained herein are the result of our analysis of
planning and environmental issues regarding re-subdivision of large lots and current
zoning regulations in the Village Code applicable to the residential districts in the Byram
Ridge and Lincoln Avenue Corridor neighborhoods. The amendments to the Village
Code proposed in this document are consistent with the December 2000 Village of Rye
Brook Vision Plan. We recommend the following changes:
1. Amend Chapter 250, Zoning, to change the minimum front yard setback in the R-
20 district.
2
2. Create a Scenic Roads Overlay District in the Lincoln Avenue Corridor from
Westchester Avenue north to the municipal boundary with the Town/Village of
Harrison.
The report includes the following appendices, which contain additional information and
support documents for the study.
· Appendix A: Maps of the Byram Ridge and Lincoln Avenue Corridor
neighborhoods.
· Appendix B: Photographs of the neighborhoods included in the study.
· Appendix C: Draft of a proposed local law amending the Village Code.
B. Study Methodology
1. Identification of issues. To study the development potential of large lots in the
subject neighborhoods we conducted an area-wide analysis of all properties along
the Lincoln Avenue Corridor within the R-10 and R-12 zoning districts and all
properties in the R-20 district in the Byram Ridge neighborhood surrounding
Beechwood Circle. We analyze d environmental constraints on development,
existing land use and zoning, size of parcels, development potential, and the
impact of development under existing zoning regulations. We also toured the
neighborhoods to view properties and to field-verify GIS data regarding existing
development, development constraints and existing setbacks obtained from
various sources.
2. Analysis of current regulations. To create a basis for comparison of existing and
proposed regulations we reviewed and analyzed regulations from the cities of
Denver, CO, and Knoxville, TN, and the Town of Oyster Bay along with the
current zoning regulations of the Village of Rye Brook.
3. Analysis of changes to the Zoning Code. To test suggested changes to the Village
Code such as increased setbacks or up-zoning, we studied the potential impact of
each of these regulatory measures on a representative sampling of properties.
4. Recommendations for amendment of the Zoning Code. Analysis of possible
changes to the Zoning Code was used to select appropriate regulatory controls.
Potential amendments to the Village Code were drafted for review and
recommendation by the Planning Board and Village staff, and consideration by the
Village Board of Trustees.
3
C. Analysis of Existing Conditions
1. Neighborhood Character
The regulatory environment under which development occurs and the development trends
at work at the time influence the organization and character of a neighborhood. Among
other things, land use ordinances, such as zoning codes, affect the visual and spatial
character of districts by regulating street layouts, lot sizes and lot configurations. Over
time, development in a neighborhood may be regulated by a succession of amendments to
the original ordinance. Often the earliest development in a district occurred prior to any
regulation at all.
Changes to regulations regarding minimum lot size, over time, help to create districts
with lots of varying size. In Rye Brook, building lots in neighborhoods like Byram Ridge
or the Lincoln Avenue Corridor vary greatly in size, in part because successive periods of
development occurred under different regulations. Lots larger and smaller than the
minimum sizes required by the zoning district are scattered throughout both
neighborhoods. In addition, in the case of Lincoln Avenue, more than one set of
regulations guides de velopment because the corridor straddles two residential zoning
districts, R-10 and R-12.
Economic environment and public demand also influence development patterns and play
a role in the shaping of new neighborhoods and in the re-shaping of older ones. Until
recently subdivision in Rye Brook created neighborhoods with larger than minimum-
sized lots that had relatively small houses situated on them due to the price of land, the
cost of development and the demography and purchasing power of home buyers at the
time of subdivision.
Byram Ridge and the Lincoln Avenue Corridor neighborhoods contain many lots that are
much larger than the current minimum lot size for the zoning districts in which they are
situated. If enough lots are larger, with houses set farther back from the front property
line than the average lot, as they are in the two neighborhoods in our study, the
neighborhood will be “greener” and more spacious than one built entirely to the
minimum standards of the district because less space is lost to buildings. Generally,
buildings are farther apart and they appear smaller because they are located at generous
distances from the street. A larger front yard leaves room for naturally occurring or
planted landscape buffers adjacent to property lines that define the edge of the street and
partially screen the residences beyond. The aggregate open space of the larger lots in
neighborhoods like Byram Ridge and the Lincoln Avenue Corridor helps to shape their
visual and spatial character.
4
Today, in Rye Brook as in the rest of Westchester County, the high price of land, low
interest rates and the demand for larger houses encourages re-subdivisions of large
building lots and new subdivisions to be planned with minimum-sized lots on which the
largest allowable house is situated at the minimum front, side and rear setbacks. A large
building built relatively close to the front property line creates the visual impression that
the building overpowers the property, the street and neighboring smaller homes.
As more and more residential alterations and re-subdivisions alter the prevailing balance
between building and open space that was created by larger lots on which smaller houses
were situated, the spatial character of public streets and the perceived density of a district
can be radically altered. Streets may appear narrower and more crowded because bigger
buildings are closer to the front property line. As vegetation along the right-of-way is
diminished or replaced by parking courts and front lawns located in shallower front
yards, the full bulk of the large buildings can be viewed from the street.
The reverse figure-ground illustrations presented as Figures 1 and 2 show the current
density and built-to-open space ratios of Byram Ridge and the Lincoln Ave nue Corridor
as a black and white graphic. Open space is shown in black so that it can be visualized
easily. Building footprints are white. The house-front to house-front widths of streets and
relative densities of different neighborhoods can be discerned. Figure 1, showing the
Byram Ridge area reveals that in the R-20 neighborhood around Beechwood Circle, the
house-front to house-front width along most of the streets radiating from the circle is
considerably wider than the neighborhood below the Arbors PUD district to the north
west. That neighborhood, also in the R-20 district, was subdivided to a spatial standard
that is closer to the minimum for the district.
Similar observations can be made regarding Figure 2, which shows the Lincoln Avenue
Corridor. The R-10, R-12 and Conservation Subdivision neighborhoods are clearly
visible. The house-front to house-front width of the avenue and neighborhood density
vary along the length of the street from zoning district to zoning district and also within
each district. Larger lots, with homes set back much further than the minimum, located
primarily on the west side of the avenue, but also on east side, particularly at the north
end help to create a spacious public corridor.
Table 1, Existing and Required Front Yard Setbacks in Byram Ridge and the Lincoln
Avenue Corridor, shows the average existing front yard dimensions of building lots on
the five streets in the Byram Ridge neighborhood and Lincoln Avenue. As the table
clearly indicates, in all cases, the average existing front yard dimension is substantially
greater than the minimum required by the current regulations for the zoning district in
which the lot is situated. Maps 4 and 8 show the approximate actual front yard dimension
(setback) for all lots in both neighborhoods. Many front setbacks are double the current
minimum and a few cases triple it.
0
0
0
00 0 0 0
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Legend
Village Boundary
Building Footprints
Parcel Boundaries
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\byram_ridge_rear_figure_ground.mxd
Village of Rye Brook
Byram Ridge Area
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 17, 2004
REVERSE
FIGURE
GROUND
FIGURE 1
93.8
54.2
55.5
53.2
49.5
189.2
65.6
77.1
30.1
77.8
47.8
39.0
120.6
35.5
67.2
98.3
39.9
89.4
39.932.6
38.4
118.8
12.5
55.4
57.8
60.4
64.7
32
47.7
109.5
39.6
74.8
33.9
18.8
107
104.4
54.6
33.1
85.1
76.7
82.4
81.5
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75.9
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73.5
80.1
66.3
75.0
19.5
84.6
33.9
56.1
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15.6 34.7
72.9
32.4
35.6
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17.7
0 400100200300Feet
Legend
Village Boundary
Building Footprints
Parcel Boundaries
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\lincoln_avenue_figure_ground.mxd
REVERSE
FIGURE
GROUND
Village of Rye Brook
Lincoln Avenue Corridor
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 17, 2004
FIGURE 2
5
TABLE 1
EXISTING AND REQUIRED FRONT YARD SETBACKS IN BYRAM RIDGE
AND THE LINCOLN AVENUE CORRIDOR
Byram Ridge
Continued on Page 6.
Beechwood Blvd
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
North Side of Street 98 Feet 40 Feet
South Side of Street 95.3 Feet 40 Feet
Edgewood Drive
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
North Side of Street 105.3 Feet 40 Feet
South Side of Street 81.8 Feet 40 Feet
Hillandale Road
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
North Side of Street 93 40 feet
South Side of Street 74 40 feet
Loch Lane
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
North Side of Street 56.4 Feet 40 Feet
South Side of Street 46.1 Feet 40 Feet
Woodland Drive
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
North Side of Street 80.7 Feet 40 Feet
South Side of Street 80.6 Feet 40 Feet
6
Lincoln Avenue Corridor
Note: The following should be kept in mind when reviewing accompanying tables, maps and photographs:
1. Measurements are relative and approximations are only as accurate as the data layers and
measuring tool, but general trends can be discerned.
2. Property owners' names and property addresses have been omitted for reasons of privacy.
2. Development Potential
The development potential of larger building lots within the Byram Ridge and Lincoln
Avenue Corridor neighborhoods was determined by analysis of lot sizes in both
neighborhoods. Regulatory and environmental constraints on development that might
affect the neighborhoods were reviewed and included in the analysis.
GIS-based data layers were used to create Maps 2 and 6 that graphically show the relative
sizes of lots in the neighborhoods. Map 2 shows that at the present time there are 39 lots
with areas large enough (over 40,000 square feet) for subdivision in the R-20 zoning
district of which Byram Ridge is a part. In the Lincoln Avenue Corridor neighborhood,
illustrated by Map 6, there are 21 lots large enough to subdivide.
Although every existing house not built to the maximum bulk or minimum front yard
dimension allowed by the Zoning Code can potentially be increased in size and rebuilt
closer to the minimum front setback, not every building lot that is more than double the
minimum for the zoning district can be subdivided. There are other constraints currently
within the Zoning Code that affect the potential for re-subdivision such as minimum
street frontage and horizontal-circle requirements. A summary of regulatory constraints is
presented in Table 2, on Page 7.
Lincoln Avenue
Corridor
Average Existing Front
Setback Distance
Minimum Setback
Required by Code
R-10 45.8 Feet 30 Feet
R-12 88.2 Feet 35 Feet
7
TABLE 2
ZONING CONSTRAINTS ON DEVELOPMENT
ZONING
DISTRICT
MINIMUM
STREET
FRONTAGE
HORIZONTAL
CIRCLE
MINIMUM LOT
AREA
R-10 60 ft. 75 ft. 10,000 sq. ft.
R-12 65 ft. 100 ft. 12,500 sq. ft.
R-15 75 ft. 100 ft. 15,000 sq. ft.
R-20 90 ft. 125 ft. 20,000 sq. ft.
When regulatory constraints were factored into the development potential analysis the
number of lots that might be subdivided in both neighborhoods decreased dramatically.
As Maps 3 and 7 illustrate, there are only nine lots in Byram Ridge and eight lots in the
Lincoln Avenue Corridor that could potentially be subdivi ded. Environmental constraints
such as the presence of wetlands or wetland buffers or steep slopes on a property may
limit the potential for subdivision even more. Maps 3 and 7 also show that the large lots
are not all located in a single area in each neighborhood, they are scattered in groups
throughout.
D. Conclusions
The Byram Ridge and the Lincoln Avenue Corridor neighborhoods contain remnants of
successive periods of development that make them picturesque and help shape the “sense
of place” that residents have as part of their understanding of their community. A sense of
place is dependent on a variety of factors that can be naturally occurring or constructed.
Both neighborhoods have characteristics such as meandering streets, generously scaled
building lots and front setbacks, interesting architectural features, and handsomely
landscaped properties worthy of preservation. In addition, they also contain surviving
natural characteristics that should be protected such as interesting terrain, mature natural
landscapes, and geological features.
It is our opinion that the Byram Ridge and Lincoln Avenue Corridor neighborhoods are
in danger of losing visual and spatial character through re-subdivision of the largest
properties and “tear-down” alteration of existing residences. Re-subdivision to the
minimum standards of the regulating Zoning Districts in both neighborhoods favors
8
destruction of interesting architectural features, loss of mature, naturally occurring or
planted stands of vegetation and geological features along public streets. Furthermore,
current regulations in the Village Code do not adequately mitigate the subject
neighborhoods from the adverse impacts of the recent trends of re-subdivision and “tear-
down” alteration, including diminished visual and spatial character, loss or reduction of
mature landscapes and loss of architectural features adjacent to public-right of-ways.
Although there is potential for subdivision of the largest lots in each neighborhood, the
relatively small number of lots with that potential, the locations of the lots and concerns
regarding creation of increased numbers of non-conforming lots among existing smaller
lots compels us to discount “up-zoning” as a method to limit re-subdivisions. Instead, it is
our conclusion that contextually-based minimum front yard setback requirements would
be a better way to preserve the visual and spatial character of Byram Ridge and the R-20
zoning district and regulate any subdivisions that might occur.
Regarding the Lincoln Avenue Corridor, we conclude that increased minimum front yard
dimensions recommended in the Conservation Easements Study as part of the
requirements of a Scenic Roads Overlay District would preserve the character of the
corridor and regulate future subdivisions within the two zoning districts of the corridor.
The Conservation Easement Study recommends application of a Scenic Roads Overlay
District to the Lincoln Avenue Corridor because of the scenic character of the street, but
we believe that the overlay district regulations will also regulate subdivision enough to
preserve the spatial character as well.
E. Recommendations
We submit the following recommendations, proposing new contextually-based front yard
setback requirements for the R-20 Zoning District and the creation of a Scenic Roads
Overlay District along the Lincoln Avenue Corridor from Westchester Avenue to the
Blind Brook and the Town/Village of Harrison municipal boundary. In addition to adding
new controls, we recommend additions to the definitions in Section 250-2. We make the
recommendations based upon our research and analysis, our review of the Village of Rye
Brook Zoning Code, and our professional judgment.
1. Proposed Definition
We recommend adding a definition for “actual front yard dimension” that would describe
how to measure the existing front yard dimension (setback) of a property.
9
2. Proposed Regulations
We recommend changing the minimum front yard setback in the R-20 zoning district to
one that is calculated specifically for each property by using the average of the actual front
yard dimensions of surrounding properties. Using this method will ensure that new
development or re-builds of existing properties will conform to the general configuration
of adjacent properties and maintain the spatial quality of streets in the neighborhood. See
Figure 3 on the following page.
j:\docs2 \500\rye brook\village projects\zoning code amendments\large lot subdivisions\538.137.large lot study.mtm.doc
LARGE LOT SUBDIVISION STUDY
Village of Rye Brook, New York
3
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Legend
Village Boundary
Zoning District Boundaries
Village-Owned Lots
Parcel Boundaries
Building Footprints
Parks and Open Space
Road Right-of-Way
Lot Areas
Less than 15000 sq.ft.
15000 to 20000 sq.ft.
20000 to 25000 sq.ft.
25000 to 30000 sq.ft.
30000 to 40000 sq.ft.
Greater than 40000 sq.ft.
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\byram_ridge_setbacks.mxd
Village of Rye Brook
Byram Ridge Area
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 15, 2004
LOT AREAS
MAP 2
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R-20
R-10
R-15
P.U.D.
0 400100200300Feet
Legend
Village Boundary
Zoning District Boundaries
Village-Owned Lots
Parcel Boundaries
Building Footprints
Parks and Open Space
Road Right-of-Way
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\byram_ridge_setbacks.mxd
Village of Rye Brook
Byram Ridge Area
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 15, 2004
FRONT YARD
SETBACK
DISTANCES
MAP 4
L I N C
O L N A V E
SUNSET RD
WESTCHESTER AVE
P H Y L L I S P L
A C E
J E A N L A N E
B R O O K L A N E
K
E
N
D
OLIN LANE
D E E R R U N
JENNIFER LANE
L E E L A N E
T E R R A C E C T
B E A C O N L A N E
BELL PLACE
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L O N G L E D G E D R
H I D D E N P O N D D R
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P I N E R I D G E R D
MOHEGAN LANE
BONWIT RD
CARLTON LANE
T A L C O T T R D
ELM HILL DR
O L D O A K R D
B E T S Y B R O W N R D
T A L C O T T R D
R-10
RA-1
R-7
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H-1
0 400100200300Feet
Legend
Village Boundary
Zoning District Boundaries
Parcel Boundaries
Parks and Open Space
Road Right-of-Way
Building Footprints
Lot Areas
Less than 15000 sq.ft.
15000 to 20000 sq.ft.
20000 to 25000 sq.ft.
25000 to 30000 sq.ft.
30000 to 40000 sq.ft.
Greater than 40000 sq.ft.
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\lincoln_avenue_setbacks.mxd
LOT AREAS
Village of Rye Brook
Lincoln Avenue Corridor
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 15, 2004
MAP 6
L I N C O L N A V E
SUNSET RD
WESTCHESTER AVE
P H Y L L I S P L A C
E
J E A N L A N E
B R O O K L A N E
K
E
N
D
OLIN LANE
D E E R R U N
JENNIFER LANE
L E E L A N E
T E R R A C E C T
B E A C O N L A N E
BELL PLACE
M
A
P
L
E C
T
W
I
L
T
O
N
R
D
L O N G L E D G E D R
H I D D E N P O N D D R
LIN
C
O
L
N A
V
E
P I N E R I D G E R D
MOHEGAN LANE
BONWIT RD
CARLTON LANE
T A L C O T T R D
ELM HILL DR
O L D O A K R D
B E T S Y B R O W N R D
T A L C O T T R D
58.9
R-10
RA-1
R-7
0
0
R-10
35.2
0
0
0
0
0
0
0
76.4
64.5
0
0
142.1
35
57.6
112.3
50
0
30
42.5
31
35
0
38
0
84.6
30
0
31.5
56.3
40.5
72.0
3535
50.3
56.8
102.7
38.1
35.1
132.8
69.2
110.8
38.8
35
35
32.2
36.2
33.8
30
32.3
43.1
37.2
31.4
30
31.4
32.4
30
30.8
34.2
31.6
30.1
32.2
31.2
38.8
31.4
52.1
37.4
35
35.3
37.1
41.6
36.9
45.1
30
35 35.2
39.4
35
35
30.7
30.1
R-12
H-1
0 400100200300Feet
Legend
Village Boundary
Zoning District Boundaries
Parcel Boundaries
Building Footprints
Parks and Open Space
Road Right-of-Way
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_Upzoning\GIS\Production\Projects\lincoln_avenue_setbacks.mxd
FRONT YARD
SETBACK
DISTANCES
Village of Rye Brook
Lincoln Avenue Corridor
Westchester County, New York
Data Sources: Building Footprints (Village of Rye Brook, as
Amended by FPCA), parcel boundaries (Village
of Rye Brook, 1999, as Amended by FPCA)March 15, 2004
MAP 8
APPENDIX B – STUDY AREA PHOTOGRAPHS (NOT AVAILABLE IN WEB
SITE VERSION. CONTACT THE VILLAGE HALL FOR THE PICTURES.)
1
DRAFT
A Local Law to Amend
Chapter 250, Zoning, of
the Code of the Village of
Rye Brook
BE IT ENACTED by the Board of Trustees of the Village of Rye Brook as follows:
Section 1. The following definitions of Section 250-2.C of the Village Code shall be
added or amended, each in their proper alphabetical order:
ACTUAL FRONT YARD DIMENSION – The field-verified dimension from the
exterior face of the portion of an existing Main Building closest to the Front Lot Line
measured perpendicular to that lot line.
Section 2. Section 250-19.G shall be amended to read as follows:
G. Minimum yard dimensions:
(1) Front: 40 feet unless the Actual Front Yard Dimensions of the
existing residential Main Buildings abutting on either side of the
proposed Main Building are greater than 40 feet, in which case the
minimum Front Yard dimension shall be determined as follows:
(a) When the proposed Main Building is located on an Interior
Lot, the minimum Front Yard Dimension of the proposed
Main Building shall be the average of the Actual Front Yard
2
Dimensions of the closest existing Main Buildings located on
either side of the proposed structure.
(b) When the proposed Main Building is located on a Corner Lot,
the minimum Front Yard dimension of the proposed Main
Building shall be the average of the Actual Front Yard
Dimensions of the two closest existing Main Buildings
fronting on the same street as the proposed structure.
(2) Side:
(a) Least one: 15 feet.
(b) Total of two: 40 feet.
(3) Rear: 40 feet.
J:\DOCS2\500\Rye Brook\Village Projects\Zoning Code Amendments\Large Lot Subdivisions\538.137.R20 setback amendments.LL.mtm.doc