HomeMy WebLinkAbout11 - Scenic Roads Overlay District Additions Study, 2005
SCENIC ROADS OVERLAY DISTRICT
ADDITIONS STUDY
Village of Rye Brook, New York
Prepared for:
MAYOR LAWRENCE A. RAND &
THE VILLAGE BOARD OF TRUSTEES
Prepared by:
FREDERICK P. CLARK ASSOCIATES, INC.
Planning/Development/Environment/Transportation
350 Theodore Fremd Avenue, Rye, New York 10580
April 2005
SCENIC ROADS OVERLAY DISTRICT ADDITIONS STUDY
VILLAGE OF RYE BROOK, NEW YORK
Prepared for Mayor Lawrence A. Rand and the
Board of Trustees of the Village of Rye Brook
by Frederick P. Clark Associates, Inc.
Planning/Development/Environment/Transportation
A. Introduction
In 2004, the Village of Rye Brook amended the village zoning code to add an overlay
district to preserve and protect the scenic character of roads that contribute to the visual
character of the community. When the amendments creating the overlay district were
adopted by the Board of Trustees, six road segments studied and recommended by the
Planning Board were included in the new Scenic Roads Overlay District (SROD). The six
road segments currently included in the SROD are:
1. King Street, north of the Hutchinson River Parkway
2. Anderson Hill Road, from King Street to the municipal boundary with the
Town/Village of Harrison
3. Lincoln Avenue, from Westchester Avenue to the municipal boundary with the
Town/Village of Harrison
4. Bowman Avenue, from South Ridge Street to the municipal boundary with the
Town/Village of Harrison
5. Westchester Avenue/Route 120A, from North Ridge Street to the municipal
boundary with the Town/Village of Harrison
6. North Ridge Street, from the Hutchinson River Parkway to Ridge Boulevard
The Board of Trustees authorized a new study to investigate two additional road
segments they have suggested as candidates for inclusion in the district. The study
documents and characterizes the scenic features and visual quality of the road segments
and analyzes the roads to determine if they meet the criteria for inclusion in the district as
set forth in the district regulations. As was done previously when the SROD was adopted,
the impacts to development rights of applying the overlay district regulations to
properties within the district are analyzed as well.
2
As stated in the December 2000 Rye Brook Vision Plan, elected officials and residents of
the Village believe that preservation of community character is a worthy goal. Features
that affect community character are visual and environmental resources that include open
space, architecture, landscape, vistas and roads with scenic resources. Although the
resources have varying characteristics, the one distinction they all share is their
cumulative contribution to the visual and spatial character of the Village.
Among strategies favored to preserve community character is the protection and
preservation of natural and man-made features within and adjacent to the public roads in
the village. Roads that are gateways into the village and those that are important
thoroughfares providing pleasant vistas enhanced by stonewalls, architectural elements,
rock outcrops, mature vegetation or landscaping are potential candidates for protection
and preservation.
The report presents the analysis of two new road segments suggested for inclusion in the
SROD by the Board of Trustees and an additional road segment identified during field
visits performed as part of the study.
The report includes the following appendices, which contain additional information and
support documents for the text.
i Appendix A: Photographs of road segments studied.
i Appendix B: Maps of existing and proposed roads within the Scenic Roads
Overlay District.
B. Study Methodology
1. Identification of resources. To develop an understanding of the road segments
proposed as candidates for inclusion in the SROD and a representative sampling of
resources situated within or adjacent to the road segments, we reviewed plans and
aerial photos of the village. We toured the road segments, photographing to
document elements in the landscape that may be worthy of preservation. We
looked for resources such as stonewalls, gates, vegetation and other isolated
artifacts that contribute to visual interest in the Village.
2. Analysis of regulations. To understand the impact to development on properties
within the SROD, the SROD regulations were reviewed and applied to typical lots
within the proposed additions to the district. In addition, we studied existing
3
setback distances for developed properties within the areas that would be affected
by the SROD regulations for compatibility with the regulations.
3. Recommendations. Based on analysis of the resources along the road segments
proposed to be included in the SROD and analysis of the impacts of the
regulations on properties along the road segments, we made recommendations
regarding inclusion of each of the road segments into the district.
C. Identification and Analysis
1. Proposed Road Segments (See Map 1 in Appendix B)
The following road sections were proposed by the Board of Trustees as having special
and distinct scenic qualities essential to preserve:
i King Street, from North Ridge Street to the municipal boundary with Port
Chester
i North Ridge Street, from Ridge Boulevard to Longledge Drive
During field visits and review of the major public roads in the Village, we discovered
another road segment that may also be worthy of preservation:
i North Ridge Street, from the Hutchinson River Parkway to King Street
Analysis of existing features along these sections of road, described in Table 1, Scenic
Characteristics of Certain Rye Brook Roads, reveals that relics of historic uses such as
agriculture and rural estates remain along all three, contributing to the visual character
and historic sense of place. A variety of rock and stonewalls, gates and entry piers mark
locations of historic development and use. The natural features of the road sections, such
as rock outcrops or mature vegetation and landscapes add to the picturesque quality of the
roads. (See photographs in Appendix A)
As noted in the Conservation Easements Study that recommended creation of the SROD,
while older houses are generally set back from the street more that the required minimum
for the zoning district in which they are located, newer homes tend to be built at the
minimum required setback. A new subdivision or rebuilding of an existing home that puts
the building closer to the street may require the removal of existing mature vegetation
4
that buffers views of the existing home from the street. New parking courts located in
front yards jeopardize the preservation of natural and man-made features on a property
that are part of the streetscape of the public road. We found that without protection, the
features on the three roads under consideration would be endangered by current site
planning trends when properties are subdivided or rebuilt.
North Ridge Street and King Street are both gateway roads into Rye Brook from
neighboring municipalities and the Hutchinson River Parkway and are important travel
routes within the village. The vistas and streetscapes of the roads present the character of
the village to visitors and residents. Other sections of both roads are already protected by
inclusion in the SROD. Adding the proposed sections to the district would put all of King
Street and most of North Ridge Street under the protection of the district, thereby
ensuring that the scenic quality of both roads will be preserved.
Table 1 – Scenic Characteristics of Certain Rye Brook Roads
NOTE: The following should be kept in mind when reviewing accompanying tables and photographs:
1. The 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 have been omitted for reasons of privacy.
Road Section
Description
King Street, North Ridge
Street to the Port Chester
municipal boundary
A tree-lined corridor with new and older
stonewalls. Many homes are buffered by mature
trees and are only partially visible from the street.
Most exceed the minimum front and side–yard
setback requirements.
North Ridge Street, Ridge
Boulevard to Longledge
Drive
Most of this section has mature vegetation and is
built-out with most homes exceeding minimum
front and side–yard setback requirements. Older
and newer stonewalls, fences and entrance piers
remain along with a large rock out-crop.
North Ridge Street,
Hutchinson river Parkway to
King Street
A tree-lined corridor, this section contains old
walls, gates, mature tree stands and landscaping.
Most homes exceed the minimum front-yard
setback requirements.
5
2. SROD Regulations and Properties Along the Road Segments
Within the SROD, regulations that require front-yard setbacks to increase by a factor of
1.5 and require 35-foot landscape buffers along front property lines protect natural and
man-made resources on properties. However, depending on the size and configuration of
a particular lot, the increased setback and buffer requirements could be impossible or
overly burdensome to impose on a property owner. Therefore, an analysis of potential
impacts resulting from imposition of the SROD regulations on representative properties
has been provided. The analysis will determine whether the overlay district regulations
are compatible with existing requirements of the underlying zoning districts and the
actual setbacks on properties that would be within the new district.
Analysis of existing front-yard setbacks along the sections of roads proposed to be
included in the district revealed that homes (See Maps 2, 3 and 4 in Appendix B) are set
back from the street within a range of distances. Newer home tend to be built at the
minimum front-yard setback requirement for the zoning district. With minor exceptions,
older homes are set back deeper than the current required setbacks in each zoning district.
Tables 2, 3 and 4 show the range of existing setbacks and current minimum setback
requirements for the underlying zoning districts along the King Street and North Ridge
Street road segments. It also indicates new setbacks that would be required by the SROD.
Table 2 – Existing Front Setback Distances for King Street,
south of North Ridge Street
Underlying Zoning
District
Existing Setback
Distances
Current Minimum
Setback Required by
Code
New Setback
Required by the
SROD
R-15 31 to 127 Feet 40 Feet 60 Feet
6
Table 3 – Existing Front Setback Distances for North Ridge Street,
Ridge Boulevard to Longledge Drive
* SROD would affect only one property in district
Table 4 – Existing Front Setback Distances for North Ridge Street,
north of the Hutchinson River Parkway
With the exception of the Arbors, properties along King Street, from North Ridge Street
to the municipal boundary are all in the R-15 zoning district that imposes a 40-foot front
yard setback. Of the 41 properties that would be affected by the SROD regulations, the
front or side setbacks of 10 properties are 40 feet or smaller, 14 have setbacks between 41
and 50 feet and 16 have setbacks between 51 and 127 feet. One lot is un-developed. (See
Map 2 in Appendix B)
The new setback requirement of the SROD would be 60-feet for properties in the R-15
underlying district. Only 13 lots currently have setbacks 60 feet or deeper. While the new
SROD regulations would not affect an existing building, they would require a teardown
renovation or new building to conform to the requirements of the SROD. Most lots along
this section of King Street are deep enough at 150 feet or more to allow a new building to
be set back the required distance.
Underlying Zoning
District
Existing Setback
Distances
Current Minimum
Setback Required by
Code
New Setback
Required by the
SROD
R-5 18.9 to 51 Feet 20 Feet 30 Feet
R-7 16.8 to 63.4 Feet 25 Feet 37.5 Feet
R-10 16.4 to 62.1 Feet 30 Feet 45 Feet
R-12* 25 Feet 35 Feet 52.5 Feet
R-15A* 12.4 Feet 30 Feet 45 Feet
Underlying Zoning
District
Existing Setback
Distances
Current Minimum
Setback Required by
Code
New Setback
Required by the
SROD
R-15 36 to 99 Feet 40 Feet 60 Feet
7
North Ridge Street from Ridge Boulevard to Longledge Drive encompasses five
underlying zoning districts – R-5, R-7, R-10, R-12 and R-15A. Of the 30 properties that
would be affected by the SROD regulations, seven properties are in the R-5 district, 15
properties are in the R-7 district, six are in the R-10 district, one is in the R-12 district and
one is in the R-15A district. (See Map 3 in Appendix B)
In the R-5 district all but one of the existing setbacks are deeper than the 30 feet that
would be required by the SROD. In the R-7 district, six out of 15 setbacks are deeper
than the 37.5 feet required by the SROD. In the R-10 district, three existing setbacks
would be deeper than the 45 feet required by the SROD; two would not meet the new
required setback and one property is a conservation subdivision. The single properties in
the R-12 and R-15A districts do not currently meet the setback requirements of the
underlying district and would not meet the setback requirements of the SROD.
Most lots along this section of North Ridge Street are deep enough to allow a new
building to be set back the required distance.
Properties along North Ridge Street, from the Hutchinson Parkway to King Street, are all
in the R-15 zoning district that imposes a 40-foot front-yard setback. Of the 32 properties
affected by the SROD regulations, the front setbacks of 9 properties are 40 feet or
smaller, 14 have setbacks between 41 and 50 feet and 6 have setbacks between 51 and 57
feet. (See Map 4 in Appendix B)
The new setback requirement of the SROD would be 60-feet, which is deeper than the
existing setbacks on all but three properties. While existing lots would not be affected by
the increased setback requirement of the SROD, most lots would be deep enough to
accommodate the 60-foot setback required of a new building or teardown renovation
within the SROD.
Figures 1 through 6 illustrate the new minimum required front-yard setbacks on
minimum-sized lots in each underlying zoning district within the areas proposed to be
added to the SROD. The minimum setbacks of each underlying district would be
increased by a factor of 1.5 and a 35-foot deep conservation easement for a landscape
buffer may be applied along the front property line.
It should be noted that there would be a conflict between the buffer requirements of the
SROD and the new setback based on the R-5 underlying district because the new required
front setback distance of 30 feet is less than the 35-foot required landscape buffer. This
issue may be resolved by omitting properties in the R-5 from the SROD, increasing the
required setback to 35 feet or reducing the required buffer to 30 feet for properties in the
R-5 underlying district.
8
D. Recommendations
Based upon research and analysis, review of the Village of Rye Brook Zoning Code and
our professional judgment, we offer recommendations regarding the expansion of the
Scenic Roads Overlay District to include the following road sections within Rye Brook:
i King Street, from North Ridge Street to the municipal boundary with
Port Chester
i North Ridge Street, from Ridge Boulevard to Longledge Drive
i North Ridge Street, from the Hutchinson River Parkway to King Street
We found that relics of historic uses such as agriculture and rural estates exist along all
three roads, contributing to the visual character and historic sense of place of each. A
variety of rock and stonewalls, gates and entry piers mark locations of historic
development and use. Natural features of the road sections, such as rock outcrops or
mature vegetation and landscapes add to the picturesque quality of the roads.
We found that without protection, the scenic resources located along the three roads
under consideration would be endangered by current site planning and building trends
when properties are subdivided or rebuilt.
North Ridge Street and King Street are gateway roads into Rye Brook from neighboring
municipalities and the Hutchinson River Parkway and are important travel routes within
the village. Adding the proposed road sections to the SROD would put all of King Street
and most of North Ridge Street under the protection of the district, thereby ensuring the
scenic quality of both roads will be preserved.
We found that existing buildings and lots would not be affected by the increased setback
requirements of the SROD and most lots would be deep enough to accommodate the
increased setbacks required of a new building or teardown renovation of an existing
building within the SROD.
Finally, we found that there would be a conflict between the buffer requirements of the
SROD and the new setback calculated for the R-5 underlying district because the new
required front setback distance of 30 feet is less than the 35-foot required landscape
buffer. We also found that all but one of the existing setbacks on properties affected by
this issue are greater than 35 feet.
9
Therefore, we recommend expansion of the Scenic roads Overlay District to include the
three road segments under consideration.
To resolve the setback/buffer conflict affecting properties in the R-5 underlying zoning
district, we recommend increasing the SROD setback to 35 feet for properties in the R-5
district.
J:\DOCS2\500\Rye Brook\Village Projects\Zoning Code Amendments\Environment\Conservation\538.148.SROD additions study\538.148.SROD
additions study.report.mtm.doc
Appendix A: Photographs
King Street, North Ridge Street to Port Chester Municipal Boundary
North Ridge Street, Ridge Boulevard to Longledge Drive
North Ridge Street, Hutchinson River Parkway to King Street
Appendix B: Maps
R-15
North Ridge Street
King Street
Anderson Hill Road
Lincoln Avenue
Westchester Avenue
Bowman Avenue
0
0
0
0
0
R-15
OB-1
R-12
R-20
R-20
R2-F
P.U.D.
R-10
P.U.D.
R-7
OB-1
R-10
OB-2
R-15
H-1
P.U.D.
R-5
H-1
RA-1
C1-PR-10
R-15A
OB-3
OB-1
C1C1
OB-S
OB-S
R-7
2000 0 200015001000500Feet´
LegendVillage BoundaryParcel BoundariesZoning DistrictsProposed Scenic Road Overlay AreasExisting Scenic RoadsParks and Open SpaceRoad Right-of-Way
P:\Projects\500\Rye_Brook_ScenicRoads\GIS\Production\Projects\ScenicRoads_Village.mxd
Village of Rye BrookWestchester 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)
February 22, 2005
EXISTING AND PROPOSED ROADSIN SCENIC ROAD OVERLAY DISTRICT
MAP 1
FREDERICK P. CLARK ASSOCIATES, INC.Planning/Development/Environment/Transportation
88.2
K
I
N
G
S
T
R
E
E
T
K I N G S T R E E T
L O C H L A N E
C O M L Y A V E
10
153.7
210
617
44.3
36.8
41.4
30.8
R-15
Village Hall
Firehouse
High School
52
26
19.1
40.0
LOT DEPTH
150 FEET
LOT DEPTH
150 FEET
LOT DEPTH
315 FEET
0
0
204.5
0
50
91
0
52.5
125.4
355.2
4051.5
53.5
59.7
49.6
80.3
125.8
126.6
49.6
79.6
49.8
42.7
120.3
73.6
64.2
40
40.4
44
73.6
41.3
44.6
40
55.1
47.3
42.7
47.4
40
40
49.6
44.6
R-20
R-15
P.U.D.
0 400 800100200300500600700Feet´
Legend
Village BoundaryParcel BoundariesZoning District BoundariesRye Brook Streams
Proposed Scenic Road Overlay AreasExisting Scenic RoadsBuilding FootprintsParks and Open SpaceRoad Right-of-Way
FREDERICK P. CLARK ASSOCIATES, INC.Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_ScenicRoads\GIS\Production\Projects\KingStreet_Setbacks.mxd
Village of Rye BrookProposed Section of King Street
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)February 22, 2005
EXISTING SETBACK DISTANCES
MAP 2
N O R T H R I D G E R O A D
LONG LEDGE D
R
I
V
E
MAYWOOD AVE
NEUTON AVE
R I D G E B L V D
R-12
R-10
39.4
52.0
62.1
25.0
0
0
0
0
12.4
16.4
41.6
0
0 0 0 00
51.8
0 000
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
00
00
0
0
0 0
0
0
0
0
0
0
00
0
0
0
0
0
0
0
0
0
0
0 0
0
0
0
0
0
37.9
51
35
35.8
36.4
22.4
63.4
37.2
39.4
32.8
18.9
45.9
33.5
45.2
36.5
32.8
36.5
45.2
0
39.4
16.8
31.3
0
0
0
0
0
0
0
R-10
R-7
R-5
RA-1
R-15AR-7
0 200 40050100150250300350Feet´
Legend
Village BoundaryParcel BoundariesZoning District BoundariesRye Brook Streams
Proposed Scenic Road Overlay AreasExisting Scenic RoadsBuilding FootprintsParks and Open SpaceRoad Right-of-Way
P:\Projects\500\Rye_Brook_ScenicRoads\GIS\Production\Projects\NorthRidge_southern_segment_Setbacks.mxd
Village of Rye Brook
Proposed Section of North Ridge Street(Long Ledge Dr. to Ridge Blvd.)
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)February 22, 2005
EXISTING SETBACK DISTANCES
MAP 3
FREDERICK P. CLARK ASSOCIATES, INC.Planning/Development/Environment/Transportation
N O R T H R I D G E S T R E E T
HUTCHINSON
R I V E R
P
A
R K W A Y
K
I
N
G
S
T
R
E
E
T
37.0
R-15
0
0
00
R-20
P.U.D.
87.7
41
45.7
0
99.1
0
45
50
45.2
55.2
51.5
42.1
54.8
48.6
46.3
57.1
52.9
41.3
47.5
40.7
44.8
53.1
55.4
40.4
47.5
53.1
38.3
39.3
43.8
45.1
37.9
39.2
37.7
35.9
34.9
0 300 600100200400500 Feet
´
Legend
Village BoundaryParcel BoundariesZoning District BoundariesRye Brook Streams
Proposed Scenic Road Overlay AreasExisting Scenic RoadsBuilding FootprintsParks and Open SpaceRoad Right-of-Way
FREDERICK P. CLARK ASSOCIATES, INC.Planning/Development/Environment/Transportation
P:\Projects\500\Rye_Brook_ScenicRoads\GIS\Production\Projects\NorthRidge_HutchtoKingSt_Setbacks.mxd
Village of Rye Brook
Proposed Section of North Ridge Street(Hutchinson Pkwy to King St.)
Westchester County, New YorkData Sources: Building Footprints (Village of Rye Brook, as Amended by FPCA), parcel boundaries (Village of Rye Brook, 1999, as Amended by FPCA)February 22, 2005
EXISTING SETBACK DISTANCES
MAP 4