HomeMy WebLinkAbout2025-3-10 900 King Street Hardesty & Hanover Memorandum411 Theodore Fremd Avenue
Suite 206 South
Rye, NY 10580
T: 914.967.6540
www.hardestyhanover.com
MEMORANDUM
To: Robert I. Goodman, Chairman, and the
Planning Board of the Village of Rye Brook
Date: March 10, 2025
Subject: Sunrise Senior Living - 900 King Street Redevelopment - Application for Approval of
an Amended PUD Site Plan
As requested, we have reviewed applications, correspondence and plans submitted by Sunrise
Development for approval of an Amended PUD Site Plan on the property known as 900 King Street, Town
of Rye Tax Map Parcel 129.68-1-13. The original PUD site plan was originally approved in June 2021. In
September 2021, an Amended Site Plan was approved that reconfigured the entry driveway as a result of
architectural amendments to the buildings. The current proposal involves the following amendments to the
Site Plan:
• Reduction of the building footprints of the Independent Living and Assisted Living buildings to reduce
the building coverage from 16.5% to 15.91%
• Reconfiguration of entry driveway and port cochere
• Reconfiguration of the courtyards
• Addition of balconies and walk-out terraces to the Independent Living building
• Addition of a garden area to the Assisted Living building
• Modifications to the rear loading zone, generator space and trash area
• Reconfiguration of cottage garages to be 2-car garages instead of 1-car garages
• Modification of the footprints of 10 of the cottages to allow a second main level bedroom
There have been no modifications to the number of units or bedrooms proposed.
Property Description
The 17.77-acre subject property is located within the PUD district situated on the west side of King Street
south of the Hutchinson River Parkway that includes The Arbors residential development and Harkness
Park. It is developed with a 193,975 square-foot office building and surface parking area. The subject lot is
adjacent to and west of Village Hall and the Village Firehouse, adjacent to and south of the Hutchinson River
Parkway, adjacent to and east of The Arbors, and adjacent to and north of Harkness Park and the Blind
Brook High School property. It is within the King Street Scenic Road Overlay District (SROD).
Although the lot has 164.78 feet of frontage along King Street, it does not have direct vehicular access from
King Street. Vehicular access to the lot is provided at two locations along the north side of Arbor Drive,
which is currently the only access to and from King Street for the commercial and residential portions of the
PUD.
Review
We have reviewed application materials and plans that include the following items:
1. Application for Site Plan Approval;
2. Site Plan Submittal Review Checklist;
3. Short Environmental Assessment Form
4. The following engineering plans generally entitled, “900 King Street Redevelopment” prepared by
JMC Civil Engineering and Land Surveyor, dated 2/20/25:
a. Sheet C-000, “Cover Sheet,”
b. Sheet C-001, “Notes & Legends,”
c. Sheet C-010, “Existing Conditions,”
d. Sheet C-020, “Demolition Plan,”
e. Sheet C-030, “Existing Steep Slopes Map,”
f. Sheet C-040, Tree Removal/Protection Plan,”
g. Sheet C-041, “Tree Removal/ Protection Chart,”
h. Sheet C-100, “Layout and Striping Plan,”
i. Sheet C-110, “Fire Truck, Emergency Vehicle & Truck Turning Plan,”
j. Sheet C-120, “On-Site Fire Protection Plan,”
k. Sheet C-130, “Intersection Sight Distance,”
l. Sheet C-200, “Grading Plan,”
m. Sheet C-210, “Excavation Cross Section,”
n. Sheet C-211, “Road Profiles,”
o. Sheet C-212, “Road Profiles,”
p. Sheet C-300, “Utilities Plan,”
q. Sheet C-310, “Storm Sewer Profiles,”
r. Sheet C-320, “Sanitary Sewer Profiles,”
s. Sheet C-400, “Erosion & Sediment Control Plan (Construction Phase 1),”
t. Sheet C-401, “Erosion & Sediment Control Plan (Construction Phase 2),”
u. Sheet C-402, “Erosion & Sediment Control Plan (Construction Phase 3&4),”
v. Sheet C-403, “Erosion & Sediment Control Plan (Construction Phase 5),”
w. Sheet C-404, “Erosion & Sediment Control Plan (Construction Phase 6),”
x. Sheet C-405, “Erosion & Sediment Control Plan (Construction Phase 7),”
y. Sheet C-600, “Lighting Plan,”
z. Sheet C-900 – Sheet C9010, “Construction Details,”
aa. Sheet L-300, “Planting Plan,”
bb. Sheet L-301, “Wetland Buffer Planting Plan On-Site;”
cc. Sheet L-302, “Wetland Buffer Planting Enlargement;”
dd. Sheet L-303, “Wetland Buffer Planting Plan Off-Site;”
ee. Sheet L-304, “Planting Details;”
5. The following architectural plans generally entitled, “900 King Street” prepared Perkins Eastman,
dated 2/20/25:
a. Sheet AS-100, “Architectural Site Plan,”
b. Sheet A-100, “Parking Plan,”
c. Sheet A-101, “First Floor Plan,”
d. Sheet A-102, “Second Floor Plan,”
e. Sheet A-103, “Third Floor Plan,”
f. Sheet A-104, “Fourth Floor Plan,”
g. Sheet A-105, “Roof Plan,”
h. Sheet A-111, Townhouse Plans,”
i. Sheet A-200, “Overall Elevations,”
j. Sheet A-201, “Overall Elevations,”
k. Sheet A-202, “Elevations,”
l. Sheet A-203, “Elevations,”
m. Sheet A-204, “Elevations,”
n. Sheet A-205, “Elevations,”
o. Sheet A-211, “Townhouse Elevations,”
p. Sheet A-301, “Typical Wall Sections.”
Please note that our review is limited to planning and environmental issues. We offer the following comments
regarding the application and may provide further comments with future submissions of the plans:
1. SEQRA. On January 26, 2021, the Board of Trustees, the Lead Agency, adopted a SEQRA Finding
Statement for the Proposed Action. The Board of Trustees will circulate their Notice of Intent to continue
to serve as Lead Agency for the PUD Site Plan amendment.
2. Steep Slopes Permit. The Applicant should verify that the proposed amendments do not create
any additional disturbance to steep slopes that may require a modification to the Steep Slopes permit.
3. Wetlands Permit. The Applicant should verify that the proposed amendments do not require an
amendment to the Wetlands permit. The previously approved Site Plan proposed 2.25 acres of
disturbance within 100-ft. regulated wetland buffer.
4. Tree Preservation and Removal. The Applicant has provided a tree inventory of the proposed trees to
be removed on the property regulated by Chapter 235, Trees, of the Village Code. It appears that no
additional trees are to be removed as part of the Site Plan amendment.
5. Landscaping. Based on our review of the proposed Landscaping Plan, the number of trees to be
planted on the site has been increased from 479 trees to 517 trees. However, the number of shrubs
has been reduced from 780 to 680. The Applicant should provide a narrative or an additional planting
plan to explain/show where the shrubs have been removed from the site plan.
We look forward to discussion with the Board.
Sarah L. Brown, AICP
Associate, Principal Planner
cc: Honorable Mayor and the Village Board of Trustees
Christopher Bradbury, Village Administrator
Michal Nowak, Superintendent of Public Works/Village Engineer
Jennifer L. Gray, Esq., Village Attorney
Robert Zitt, Esq., Village Attorney