HomeMy WebLinkAbout900 King Street Hardesty & Hanover Memorandum 2026-3-6411 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 6, 2026
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. In June 2025, Amended Site Plan was approved that slightly
reduced the building footprints, reconfigured the entry driveway, rear loading zone, generator area and
courtyards, reconfigured the garages for the townhomes. The current proposal involves the following
amendments to the Site Plan:
• The townhouses, a portion of the loop road and adjacent sidewalk, and walking path are proposed
to be slightly shifted due to grading constraints
• The grading in the townhouse area has been revised to reduce the overall elevation
• The sanitary sewer main was re-routed through the “Townhouse” road
• Adjustments to the stormwater system due to lowering the garage elevation by 2 feet
• The “back of the house” area to the rear of the building has been revised to eliminate the parking lot,
reconfigure the landbanked parking, relocate the trash enclosure and generators.
• Minor modifications to the architectural features of the building including the enclosing of porches,
addition of roof awnings over sitting areas, changes to the air conditioning louvers, replacement of
wall guards of the balconies on the upper levels.
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
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. Wetlands Permit. Based on the proposed amendments to the Site Plan, there will be an overall
decrease of 1,274 square feet in wetland buffer disturbance. Therefore, an amendment to the wetlands
permit will not be required.
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