13 - Chapter 13 - Future Land Use GuidePlan Rye Brook
Chapter 13: Future Land Use Guide 183
13. FUTURE LAND USE GUIDE
With the existing conditions and key issues identified in the previous chapters as a baseline, this
chapter now turns to the future plan for Rye Brook. The Comprehensive Plan guides the Village in
its achievement of key planning goals and objectives. This plan does not in itself change zoning
or assure implementation of plan recommendations. A community is developed over the years by
hundreds of individual and group decisions. This plan is designed to educate those who seek to
develop their property and the various boards that oversee such development.
13.1 What is the Future Land Use Guide?
The Future Land Use Guide presented in this chapter describes general future land uses in Rye
Brook based on the recommendations made throughout this Comprehensive Plan. It provides an
overview of preferred land use types and locations consistent with the Village’s overarching goals.
While the Future Land Use Guide recognizes existing land uses and environmental constraints, it
also considers potential future development, economic trends and best planning practices.
The Future Land Use Guide is not meant to be specific to every parcel. It shows broad land use
patterns for different geographic areas. For example, an area designated as low-density
residential may contain lots with higher-density housing. While the existing land use map may
pick up these individual uses, the Future Land Use Guide shows the overall land use for the area.
The vision, goals and policies described in the introduction of this Comprehensive Plan, together
with the issues and opportunities discussed in each chapter, are the basis for the land use
designations shown on the Future Land Use Guide. They describe a framework that encourages
preservation of residential neighborhoods and open space; promotes targeted development to
establish a Village Center and provide for a diversity of housing choices; fosters responsible
stewardship of environmental resources; and facilitates viable alternatives to automobile travel.
The Future Land Use Guide presents an overall picture of the types and locations of land uses
throughout the Village. It provides an overview of what kinds of uses should be located where
and gives a general indication of the preferred intensity of land use. For example, residential uses
in the Future Land Use Guide specify three density classifications: low-density, low-to medium-
density and medium- to high-density. These classifications give a conceptual understanding of
desired residential densities across Rye Brook. In contrast, the Village’s zoning regulations are
much more specific; the current Zoning Code includes nine residential zoning districts that are
differentiated from one another by density and various other factors.
The nexus between the Future Land Use Guide and zoning is that the Future Land Use Guide
provides a basis for potential future zoning changes. The Comprehensive Plan is the policy
foundation for proposed revisions to the Village’s Zoning Code. As explained in State law, a
zoning code must be based on a well-reasoned plan. Where any proposed use shown on the
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Chapter 13: Future Land Use Guide 184
Future Land Use Guide is inconsistent with current zoning, a zoning change is warranted. The
proposed land uses shown on the Future Land Use Guide are used as a guide for determining
new zoning designations for these areas. Such zoning changes are the next step in the planning
process and can occur once the Comprehensive Plan has been adopted by the Village Board.
13.2 Rye Brook’s Future Land Use Guide
As a mature community, most of Rye Brook’s land has already been developed; however, future
development of the remaining vacant land through infill development and redevelopment of
previously built sites can significantly affect the Village. In order to support and protect the quality
of life as envisioned for the Village’s future, a balance is necessary among development, the
conservation of open space and natural resources and the preservation of community assets.
The Future Land Use Guide presented in this chapter will guide development. It is both a map
and accompanying text describing the Village’s general land use categories and areas of specific
recommendations. The guide recognizes the established settlement pattern, transportation
infrastructure, natural features and opportunities for new development.
The major recommendations of this plan are shown on the Future Land Use Guide (see Figure
36). The map can be considered a visual representation of an ideal form for Rye Brook. The
figure shows the Village at maturity, with all land committed to development; road networks;
dedicated open space; or public land uses such as parks and schools, and built out according to
plan recommendations. The map’s purpose is to support Rye Brook’s official zoning map, as well
as other official Village maps, and the maps contained within this Comprehensive Plan. These
maps should be referred to in conjunction with the Future Land Use Guide, in order to
understand the potential future development or conservation of a particular lot.
This section is a summary based upon the detailed discussion of existing conditions, issues and
recommendations made in the forgoing chapters. The land use planning summary presented
here is thus best understood when read alongside, and not as a substitute for, the complete Plan.
The following criteria were relied upon in drawing up the Future Land Use Guide:
Land Uses. The Future Land Use Guide is generally consistent with existing development.
Dramatic changes in existing land uses are not proposed, as the overall settlement pattern is one
that Rye Brook’s residents are generally satisfied with and wish to see continued. Also, there is no
public interest served in increasing the number of houses or businesses that are non-conforming
under zoning. Thus, areas that are stable or not in need of change are preserved.
Zoning and Development Pressures. The Comprehensive Plan seeks to consider zoning
changes only where a reasonable argument for change, supported by the overarching planning
goals and analysis, can be made. The Plan supports most of Rye Brook’s existing zoning, as it
allows homes where people wish to live and at varying densities, and businesses where these are
best located. However, there are a few areas where the plan recommends that rezonings be
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Chapter 13: Future Land Use Guide 185
considered to achieve specific objectives. The following options should be the subject of further
study and evaluation (see Chapter 14 for a complete summary of Plan recommendations):
Either create a new Open Space/Recreation zone for the Blind Brook Country Club
property, or zone R-30 and mandate cluster development. Include the Village- and Town-
designated parks in the Open Space/Recreation zone, to preserve these significant open
space assets.
Eliminate the OB-S district and move the two properties with that zoning designation to
the C1-P zone.
Consider adjusting use, height, setback and density controls in the C1 and C1-P zones to
promote mixed-use “downtown” development and a pedestrian-scaled environment.
Explore the potential for allowing multifamily uses in these zones, subject to certain
restrictions to control density and development impacts, such as school children or traffic.
Throughout the R2-F two-family residential zone, look at allowing offices as principal uses
rather than accessory home offices, subject to a special permit from the Village Board, to
encourage viable uses while preserving the residential character of existing buildings.
Explore creation of a Village Center Overlay Zone to encompass areas zoned C1, C1-P,
OB-S, OB-2 and R2-F in the Village Center, to provide for more flexible use, area and
bulk standards while ensuring conformance with a set of specific design guidelines.
Assess the OB-1, OB-2 and OB-3 office zones for opportunities to streamline and clarify
permitted uses and standards, including consideration of whether additional uses (such as
multifamily housing and retail, restaurant or recreational uses) should be allowed.
Consider revising some development standards of the PUD zone to increase zoning
conformity within established PUD zones, and thus to provide greater predictability and
more options for redevelopment or repurposing of those sites.
Environmental Considerations. There are a number of natural resources requiring protection:
steep slopes, wetlands and the Blind Brook. Rye Brook already controls development that might
harm any of these resources, as does the State through the State Environmental Quality Review
Act. This Plan recommends an additional measure of protection to conserve open space areas,
through the creation of a new open space/recreation zoning district as discussed above.
Infrastructure. Access from adequate roads and proximity to existing or potential water and
sewer utilities are two factors defining the capacity of land to accommodate different types and
densities of development. No changes are proposed to the overall road network, but it is
recommended that the Village revisit with the Town of Greenwich and the New York State
Department of Transportation previous proposals for one or more roundabouts and road striping
plans at the King Street and Hutchinson River Parkway/Merritt Parkway interchange.
13.3 Future Land Use Guide Elements
The Future Land Use Guide is shown in Figure 36. There are six basis elements to this map:
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Chapter 13: Future Land Use Guide 186
Underlying lots and road network
Residential land uses
Commercial, retail and office uses
Institutional/community uses
Parks, recreation (public and private) and open space
Mixed uses (commercial with residential)
The generalized land uses are shown using traditional land use colors. The lighter shade of each
color indicates less development density; as the shade darkens, density increases. This map is not
a substitute for and does not supersede Rye Brook’s official zoning map.
Land Use Color
Residential (three categories) Yellow/Orange
Commercial Red
Office Pink
Parks, Recreation and Open Space
(two categories – public and private)
Green
Transportation and Utilities Gray
Institutional and Community Blue
Mixed Use Purple
13.3.1 Residential
The land use guide shows a range of housing densities, Rye Brook’s primary land use. In general
respects, the guide is based on existing zoning and settlement, but groups residential
development into three different levels of density. It should be noted that this density classification
is related to the use of the land, not ownership. The Village has several townhome or
condominium developments that are single-family in terms of ownership and occupancy, but
because they are attached, are grouped in a higher-density category.
It should also be understood that the residential land use category does not exclude uses that are
typically found embedded in residential areas, such as schools, places of worship, cemeteries,
private foundations and occasional small standalone businesses. These other uses are normally
seen as compatible with dwellings in overwhelmingly residential neighborhoods, and even as
necessary to the proper functioning of these areas. While the map shows current institutional and
community uses such as schools and governmental facilities, a residential designation is not
intended to preclude future location of such uses as may be appropriate.
Low density: This generally corresponds to the R-25, R-20, R-15, R-12, R-10, R-7 and R-5 zones,
or a range of density from one housing unit per 5,000 square feet (just over a tenth of an acre) to
25,000 square feet (just over half an acre). Some PUD zones which have created clustered
detached single-family housing (BelleFair and Hidden Falls) are also included. These land use
densities are representative of the predominantly single-family home character of Rye Brook.
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Chapter 13: Future Land Use Guide 187
Low- to Medium-Density: This corresponds to the R2-F two-family zone, which represents a
density of two housing units per 5,000 square feet.
Medium- to High-Density: This corresponds to the RA-1 zone and portions of the R2-F zone, as
well as the PUD zones and conservation subdivisions covering Doral Greens, Arbors and Talcott
Woods complexes. These land use densities represent the Village’s attached housing.
For the most part, this Plan does not propose zoning recommendations related to residential land
uses. However, it is suggested that multifamily residential uses be considered for Rye Brook’s
commercial zones and office zones, and it is also recommended that the PUD regulations be
reviewed to address issues of nonconformity with certain development standards. The overall Plan
approach is one of preservation and maintenance of established residential neighborhoods.
13.3.2 Commercial
These areas are shown on the map in red, and correspond to the two hotel uses, Doral
Arrowwood and the Hilton, as well as a small commercial use within the BelleFair development. It
should be noted that many of Rye Brook’s existing commercial uses have been designated on the
Future Land Use Guide as mixed use, consistent with the goals and recommendations of this
Plan. As discussed below, this designation does not prevent their existing use.
13.3.3 Office
The Future Land Use Guide indicates these uses in pink, corresponding to the major office
development in Rye Brook along Westchester Avenue and King Street. As recommended in this
Plan, the Village can continue to enhance opportunities for economic development by reviewing
the existing zoning standards for the office zones, potentially taking a more flexible approach to
accommodate additional uses in these districts, including multifamily and complementary retail,
restaurants and recreational uses.
13.3.4 Institutional and Community Uses
These areas, shown in blue on the Future Land Use Guide, correspond to existing land uses. No
changes to these uses are anticipated or proposed.
13.3.5 Parks, Recreation and Open Space
The Future Land Use Guide shows existing parcels in Rye Brook dedicated to public park and
open space use and parkway rights-of-way, as well as privately owned open space, including
common homeowners’ association lands, Blind Brook Country Club and the cemetery.
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Chapter 13: Future Land Use Guide 188
This Plan recommends that the Village consider seeking ownership of the Town of Rye-owned
Crawford Park, in the event that the Town is dissolved. Such an action would not be anticipated
to alter the use of the park or its availability to Town of Rye residents. The Plan also recommends
future Village acquisition of certain parcels along Garibaldi Place, adjacent to Garibaldi Park, to
allow for park enhancements and improved access.
13.3.6 Transportation Rights-of-Way and Utilities
These areas generally correspond to the existing roadways in Rye Brook, as well as the
Westchester County Airport. No changes to these land uses are anticipated or proposed. In
addition, the Future Land Use Guide indicates as future roads those mapped “paper streets”
which are currently vacant.
13.3.7 Mixed Use
This Plan supports an increase in mixed-use development within Rye Brook, particularly in the
Village Center area. This land use designation encompasses a variety of uses including
residential, commercial, office and retail, as well as open space. It is intended to encourage a
lifestyle typical of thriving downtown areas, where residences and related commercial and
entertainment uses support one another and are in turn supported by strong pedestrian activity.
In addition, this designation provides flexibility for areas where redevelopment could potentially
occur, but where the exact nature of such development is not yet known. In such cases, a mixed-
use designation provides parameters for investment, while allowing for economic development
that is consistent with market conditions.
The Future Land Use Guide shows the Village Center area along Westchester Avenue, Bowman
Avenue and South Ridge Street as mixed use, encompassing the Rye Ridge Plaza and Washington
Park Plaza shopping centers, as well as Rye Brook Plaza (90 Ridge Street) and a number of
smaller-scale commercial and residential uses.
It is important to note that the mixed-use designation is not intended to compel a change in any
existing land use. Rather, it is meant to promote a flexible range of uses – including any
combination of single- or multifamily residential, commercial (retail and restaurant), office,
institutional or open space use.
To further promote the concept of mixed use in the Village Center, this Plan proposes a Village
Center Overlay Zone to facilitate pedestrian-scaled, well-designed development in the area
designated as mixed use, as well as residential parcels fronting South Ridge Street.
VILLAGE OF RYE BROOK, NY SOURCE: WESTCHESTER COUNTY DEPARTMENT OF PLANNING, BFJ PLANNING
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Plan Rye Brook
Chapter 13: Future Land Use Guide 190