09 - Chapter 9 - HousingPlan Rye Brook
Chapter 9: Housing 109
9. HOUSING
9.1 History and Overview
The unincorporated area of the Town of Rye maintained its agricultural character well into the mid-20th
century. It did not develop as a significant cultural, commercial or industrial center as did its neighboring
communities. With rail access to New York City beginning in the late 19th century, Port Chester
developed into one of the leading manufacturing towns of the Lower Hudson Valley, and the City of Rye
and Town of Harrison both expanded as recreational and commercial centers for suburban families
commuting to Manhattan and elsewhere in Westchester County for work.
The land that would become the Village of Rye Brook developed gradually from an agrarian to a
residential community through the 19th and 20th centuries. During these years, large residential estates
were built south of Westchester Avenue, in part due to their proximity to Port Chester’s thriving business
center.14
As the Great Depression and World War II created pent-up demand for people seeking homes outside of
central cities, the construction of regional highways, along with the introduction of affordable home loans
by the Federal Housing Administration (FHA) and the Veterans Administration (VA), all played a role in
the shift from the cities of New York and Connecticut to their suburbs. The 1950 Census counted just 704
housing units in the area that today is Rye Brook; however, over the next 20 years, that total would more
than triple to 2,426 units (see Chart 10). Since 1960, the village’s housing stock has doubled in size, yet
more than 40% of its current stock was constructed during the post-war boom years from 1950 to 1970.
Chart 10: Rye Brook Housing Units, 1950-2010
Source: U.S. Census, 1950-2010
14 Village of Rye Brook Vision Plan, December 2000.
704
1,692
2,426
2,680 2,835
3,224
3,603
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
1950 1960 1970 1980 1990 2000 2010
Plan Rye Brook
Chapter 9: Housing 110
Substantial residential growth continued in Rye Brook in the latter part of the 20th century, with the
number of housing units in the village increasing by 768 in the last two decades (see Table 21). New
construction is divided rather equally between 1990 and 2000, during which time the number of units
rose by 13.7%, and between 2000 and 2010, when they increased by 11.8%. As shown in the table, the
rate of growth in units was much higher in Rye Brook than in neighboring communities, or in Westchester
as a whole. However, the village had more available land in the 1990s and early 2000s than older
communities, which were essentially built out.
Table 21: Rye Brook and Neighboring Areas Housing Units, 1990 to 2010
1990 2000 2010 % Change
1990-2000
% Change
2000-2010
Rye Brook 2,835 3,224 3,603 13.7% 11.8%
Rye 5,616 5,559 5,957 -1.0% 7.2%
Harrison 7,985 8,680 8,956 8.7% 3.2%
Port Chester 9,516 9,772 10,046 2.7% 2.8%
Westchester 336,727 349,445 370,821 3.8% 6.1%
Source: US Census, 1990 to 2010
The increase in housing units (27.1%) outpaced overall population growth (20.4%) between 1990 and
2010, as seen in the table below. The ratio of persons per unit has remained fairly stable, showing a dip
between 1990 and 2000 following by an increase in the next decade to 2.7 in 2010.
Table 22: Rye Brook Total Population and Housing Units, 1990 to 2010
Year Population Housing
Units
Persons per
Unit
1990 7,765 2,835 2.74
2000 8,602 3,224 2.67
2010 9,347 3,603 2.70
1990-2010
Change 1,582 768 -0.04
Percent Change 20.4% 27.1%-1.5%
Source: US Census, 1990 to 2010
As shown in Chart 11 and Table 23, Rye Brook’s housing stock is much younger than in neighboring
communities and the county overall. Only 13.8% of the village’s housing stock was built in 1939 or
earlier, compared with 40.7% of Rye City’s, 38.9% of Port Chester’s, 23.3% of Harrison’s and 31.2% of
the county’s stock overall. Moreover, with 22.1% of Rye Brook’s stock constructed in the last 20 years, its
share of newly built housing is nearly twice as high as surrounding areas and the county. In Harrison,
13.1% of homes were built since 1990, compared with 10.5% in Rye and 9.4% in Westchester County. At
4% of the housing stock, Port Chester’s share of housing constructed in the last 20 years is more than
five times lower than Rye Brook’s. However, given that the share of housing built in the last five years in
Rye Brook is lower than surrounding communities, its recent housing boom seems to have leveled off.
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Chapter 9: Housing 111
Chart 11: Housing Stock Share by Year Structure Built, 2011
Source: US Census, American Community Survey 2007-2011 5-Year Estimate
Table 23: Housing Stock by Year Structure Built, 2011
Year Structure Built Rye
Brook Rye Port
Chester
Westchester
County
Total 3,631 5,865 10,472 369,753
2005 or later 19 139 170 6,245
2000 to 2004 380 186 89 11,086
1990 to 1999 403 291 156 17,494
1980 to 1989 273 417 965 28,127
1970 to 1979 374 295 722 32,979
1960 to 1969 698 654 1,690 50,841
1950 to 1959 841 921 1,619 72,952
1940 to 1949 141 577 987 34,846
1939 or earlier 502 2,385 4,074 115,183
Source: US Census, American Community Survey 2007-2011 5-Year Estimate
Table 24 shows Rye Brook housing units by structure type in 2000 and 2011. As is customary in the
suburban New York region, the majority of housing is single-family: a total of 2,643 of 3,247 units in
2000, and 2,759 of 3,631 units in 2011, or 81.4% and 76%, respectively. Data on housing types for the
period indicate that detached single-family homes are replacing attached single-family and two-family
housing, while growth is also evident in three- to four-family homes and larger apartment buildings.
Both two-family homes (7.9% of the village’s housing stock) and multifamily housing of three units or
more (16% of housing stock) are permitted only in the southern portion of Rye Brook. The village’s 248
condominium units (as of 2000) are found in two locations: Doral Greens at Arrowwood on Anderson
Hill Road and Avon Circle on North Ridge Street.
0.0
5.0
10.0
15.0
20.0
25.0
30.0
35.0
40.0
45.0
2005 or
later
2000 to
2004
1990 to
1999
1980 to
1989
1970 to
1979
1960 to
1969
1950 to
1959
1940 to
1949
1939 or
earlier
Pe
r
c
e
n
t
o
f
T
o
t
a
l
Rye Brook Rye Port Chester Harrison Westchester County
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Chapter 9: Housing 112
Table 24: Rye Brook Housing Units by Type, 2000 to 2011
Unit Type Units Percent Share Change
2000 2011 2000 2011 Absolute Percent
Total 3,247 3,631 100.0% 100.0% 384 11.8%
1, detached 2,128 2,283 65.5% 62.9% 155 7.8%
1, attached 515 476 15.9% 13.1%-39 -7.6%
2 301 287 9.3% 7.9%-14 -4.7%
3 or 4 209 310 6.4% 8.5% 101 48.3%
5 to 9 56 11 1.7% 0.3%-45 -80.4%
10 to 19 21 9 0.6% 0.2%-12 -57.1%
20 to 49 0 23 0.0% 0.6% 23 N/A
50 or more NA* 232 NA* 6.4% N/A N/A
Mobile home 0 0 0.0% 0.0% N/A N/A
Boat, RV, van, etc. 0 0 0.0% 0.0% N/A N/A
Note: (*) There was an obvious source data error in the 50+ unit category; the data have been eliminated
Source: US Census, Summary File 3, 2000 & American Community Survey 2007-2011 5-Year Estimate
Other specialized types of housing are also found in the village. The 2010 U.S. Census identified 116
residents of group quarters in Rye Brook, with 93 (80.2%) residents in nursing homes and the remaining
23 (19.8%) residents living in group homes, rooming, lodging or boarding houses.
In addition, several housing developments in Rye Brook are either restricted to senior citizens only or
include units designated for seniors. Presently, 302 units of senior-only residences are in the village. The
largest such residence is Atria Rye Brook, a 168-unit independent-living residence next to BelleFair, while
King Street Nursing Home has 120 units and Gladhaven Club has 14 units. There are 46 affordable
rental units for seniors at Grant Street Senior Housing (32 units) and 510 Westchester Avenue (14 units).
Recent trends in building permit data (see Table 25, below) suggest that single-family units will continue
to dominate the village’s housing market. Between 1996 and October 2013, 98% of building permits
issued were for single-family units. Multifamily building permits were only issued in 1996, when there
were permits for 14 units. There were no two-family unit permits issued throughout this period.
9.2 Occupancy
Over the past decade, residential vacancies increased in Rye Brook, as well as all neighboring
municipalities (see Table 26). Homeowner vacancies edged up from 0.5% to 0.9% in the village, putting
its homeowner vacancy rate equal to Harrison’s but lower than the City of Rye, Port Chester and
Westchester County. The vacancy rate of renter-occupied housing in Rye Brook increased from 1.6% to
6.5% over the past decade, a larger percentage-point gain than that of Port Chester’s (3.9%), Harrison’s
(2.1%), and Westchester County’s (2.7%), but less than the City of Rye’s (8.6%). In Rye Brook, evidence of
a weakened rental market is also visible in the decrease in gross rent over 2000 (see Table 31, below).
Plan Rye Brook
Chapter 9: Housing 113
Table 25: Residential Building Permits, 1996-2013
Year Single-
Family Multifamily Total
1996 9 14 23
1997 0 0 0
1998 33 0 33
1999 93 0 93
2000 72 0 72
2001 68 0 68
2002 74 0 74
2003 69 0 69
2004 55 0 55
2005 56 0 56
2006* 2 0 2
2007 3 0 3
2008 1 0 1
2009 2 0 2
2010 0 0 0
2011 1 0 1
2012 0 0 0
2013** 2 0 0
Total 540 14 551
Percentage 97.5% 2.5%100.0%
(*) Beginning in 2006, building permits for new structures only
are counted. Prior to 2006, permits for certain other work were
also included.
(**) 2013 data are preliminary as of October 2013.
Source: U.S. Census Bureau Building Permits Survey, prepared by
the Westchester County Department of Planning.
Table 26: Homeowner and Renter Vacancy Rates, 2000 to 2010
Vacancy Rate Type Rye Brook Rye Port Chester Harrison Westchester
County
2000 2010 2000 2010 2000 2010 2000 2010 2000 2010
Home Owner
Vacancies 0.5% 0.9% 0.7% 1.7% 1.4% 2.3% 0.7% 0.9% 0.9% 1.8%
Renter Vacancies 1.6% 6.5% 1.6%
10.1
%1.4%5.3%2.3%3.1% 3.1% 5.9%
Source: US Census, Summary File 1, 2000 & 2010
Plan Rye Brook
Chapter 9: Housing 114
9.3 Tenure
Residences are occupied under two primary forms of financial arrangements that guarantee the
right of the individual to live in a home or apartment. Owner occupancy refers to a
person/household who lives in and owns the same home whether it is a house, apartment,
condominium or housing cooperative, while renter occupancy refers to a person/household that
pays the home owner for use of the property. In Rye Brook, owner occupancy remains the
dominant form of tenure. Other municipalities have higher rates of renter occupancy, typically,
where multifamily housing is more plentiful such as in Port Chester (see Table 27).
Table 27: Housing Units by Tenure, 2000 to 2010
Rye Brook Rye Port Chester Harrison Westchester
County
2000 2010 2000 2010 2000 2010 2000 2010 2000 2010
Total Occupied 3,122 3,461 5,377 9,531 9,240 8,394 8,375 337,142 347,232
Owner occupied 2,690 2,773 4,027 4,012 4,121 5,389 5,494 202,673 213,888
Renter occupied 432 688 1,350 1,508 5,250 3,005 2,881 134,469 133,344
Tenure by Percentage Share of Total Housing Units
Owner occupied 86.2% 80.1% 74.9% 72.7% 43.2% 43.2% 64.2% 65.6% 60.1% 61.6%
Renter occupied 13.8% 19.9% 25.1% 27.3% 56.8% 56.8% 35.8% 34.4% 39.9% 38.4%
Source: US Census, Summary File 1, 2000 & 2010
Tenure plays a significant role in resident turnover. According to the U.S. Census Bureau’s 2007-
2011 American Community Survey, 93.8% of Rye Brook residents lived in the same residence in
the last year, higher than Westchester County at 90.5%, the City of Rye at 91.7%, and the
Town/Village of Harrison at 90.7%. The turnover rate was much higher in Port Chester, where
only 84.5% of residents had lived in the same residence since the previous year.
Among homeowners, Rye Brook’s rate of turnover was 95.7%, similar to that of neighboring
municipalities. However, a wider disparity in turnover rates was evident among renter
households. Just 78.6% of Rye Brook renting households had lived in the same residence over the
previous year, compared with 81.1% in Westchester County, 68.8% in the City of Rye, 75.7% in
Port Chester and 79.9% in Harrison.
Rental housing is available throughout the village, regardless of zoning district or structure type.
As of 2010, the U.S. Census counted 688 rental units in Rye Brook, a decennial gain over 2000
of 59.3%, or 256 units. The increase in rental housing is likely attributed to the weakening of the
regional housing market in recent years as owners find it easier to rent out their homes than sell
them, and developers market new units to renters given difficult access to home loans.
The Village does not have any rent stabilization or rent control regulations; rents are determined
entirely by supply and demand.
Plan Rye Brook
Chapter 9: Housing 115
9.3 Sales Activity
According to Houlihan Lawrence Real Estate, as of mid-April 2013, 52 single-family residences
were for sale in Rye Brook, with prices ranging from $349,000 to $2,295,000. A variety of unit
sizes were available. Among condominium units, seven garden-style one- and two-bedroom
homes were available from $229,500 to $549,000. There was one two-family homes for sale for
$299,000.
In the past 15 years, Rye Brook has seen construction of several significant housing
developments. In 1999, 40 homes were constructed at Blind Brook Estates. A year later, 37
single-family units developed on 22.5 acres of Red Roof Farms. In 1999, BelleFair, a new
urbanist community of 261 units with a meetinghouse, senior residence and food market was
built on 140 acres of land in the northern part of the village near the Westchester County Airport.
Since the completion of these projects, recent residential construction activity has been limited,
which, combined with the nationwide housing crisis that began in 2008, has led to declining
sales of single-family homes and condos (see Table 28). However, new residential development
is on the horizon. In winter 2014, Toll Brothers will begin construction on the Enclave at Rye
Brook, a development of 30 three-bedroom townhomes on Anderson Hill Road. An 18-unit
affordable housing development, Bowridge Commons on Bowman Avenue off South Ridge
Street, was approved in November 2012. This development is currently proposed at 10 units.
Additionally, the Hilton Westchester has proposed developing two residential buildings, a 100-
unit assisted-living building and a memory-care facility with 25 units.
Table 28: Home Sales, Westchester County and Village of Rye Brook, 2002 to 2011
Year
Westchester County Rye Brook
Total Change Total Change
Absolute Percent Absolute Percent
2002 8,917 164
2003 8,878 -39 -0.4% 157 -7 -4.3%
2004 9,641 763 8.6% 191 34 21.7%
2005 9,241 -400 -4.1% 159 -32 -16.8%
2006 8,135 -1,106 -12% 111 -48 -30.2%
2007 7,643 -492 -6% 109 -2 -1.8%
2008 5,430 -2,213 -29% 70 -39 -35.8%
2009 4,207 -1,223 -22.5% 64 -6 -8.6%
2010 5,141 934 22.2% 78 14 21.9%
2011 4,956 -185 -3.6% 67 -11 -14.1%
Source: New York State Office of Real Property Services, prepared by the Westchester County Department of Planning
Plan Rye Brook
Chapter 9: Housing 116
Further evidence of the impact of the recent housing crisis may be found in the number of
foreclosure filings. The foreclosure process in New York State generally involves three steps:
notice of pre-foreclosure, filing of foreclosure (Lis Pendens) and court judgment of foreclosure. As
shown in Table 29, initial foreclosure filings and court judgments in Rye Brook and surrounding
communities rose significantly during the housing crisis from 2007 to 2009, but varied
substantially by municipality. For most of the period from 2007 to 2012, Port Chester
experienced a greater number of filings and judgments than Rye Brook, Harrison and Rye City
combined. At the peak of the crisis in 2009, Rye Brook’s foreclosure rate was 0.67%, lower than
Port Chester at 2.03% and Westchester County at 0.87%, but higher than the City of Rye at
0.28% and the Town/Village of Harrison at 0.46%.
Table 29: Foreclosure Filings and Judgments, 2007-2012
Lis Pendens Filings Judgments
Rye
Brook
Port
Chester
City of
Rye
Town of
Harrison
Westchester
County
Rye
Brook
Port
Chester
City of
Rye
Town of
Harrison
Westchester
County
2007 19 58 19 21 2,182 4 22 5 6 708
2008 15 86 16 17 2,239 7 38 2 10 1,034
2009 24 121 28 41 3,219 6 22 3 9 735
2010 13 110 34 22 2,536 1 19 1 6 600
2011 14 62 16 14 1,403 1 6 4 2 177
2012 13 64 10 15 1,590 1 9 0 2 208
2007-12 98 501 123 130 13,169 20 116 15 35 3,462
Source: Office of the Westchester County Clerk, 2007-2012
Each year, the Town of Rye determines the fair market value of the real estate properties for the
Village of Rye Brook, with revaluations occurring every five years to secure a more equitable
distribution of the tax burden. As shown in Table 30, over the period from the peak of the
housing market to the present, 2007 to 2013, the assessed value of the village’s taxable
properties declined by 18.7%, and the total assessed value of all properties decreased by 15.9%.
Typically, assessment values will vary between a revaluation year and prior year due to updated
assessment levels. The annual change between 2009 and 2010 (a revaluation year) was -7.6%,
the most significant annual decline over the years from 2007 to 2013. Increases in assessed
values are usually associated with new housing, commercial developments, improvements to
existing property and increased real estate values generally. Rye Brook’s decrease in property
assessment values may be attributed primarily to region-wide factors including the slowed pace
of construction and declining real estate values associated with the 2007-2009 recession. That
economic weakness may have further contributed to lower property assessment values because of
property depreciation as a result of age and deterioration, as property owners may have opted to
defer maintenance and upgrades.
Plan Rye Brook
Chapter 9: Housing 117
Table 30: Assessed Value in the Village of Rye Brook, 2007-2013
Assessed Value Total
Annual
ChangeYear Taxable Tax Exempt Total
2007 $ 3,031,702,427 $ 379,832,700 $ 3,411,535,127
2008 $ 2,973,654,661 $ 388,919,365 $ 3,362,574,026 -1.4%
2009 $ 2,882,704,164 $ 396,249,665 $ 3,278,953,829 -2.5%
2010 $ 2,639,722,212 $ 389,604,100 $ 3,029,326,312 -7.6%
2011 $ 2,526,387,271 $ 419,790,800 $ 2,946,178,071 -2.7%
2012 $ 2,467,385,023 $ 417,175,400 $ 2,884,560,423 -2.1%
2013 $ 2,466,283,243 $ 401,850,800 $ 2,868,134,043 -0.6%
Absolute Change $ (565,419,184) $ 22,018,100 $ (543,401,084)
Percent Change -18.7% 5.8% -15.9%
Note: Town-wide revaluations occurred in 2005 and 2010.
Source: Town of Rye Assessor, 2013
9.4 Housing Affordability
Affordable housing is a general term that can mean private or public housing, workforce housing
or even temporary shelters. Throughout New York metropolitan region, affordability of housing is
an issue, as the financial situations of owners and renters has often not kept pace with the rise in
value of new and existing homes, creating an affordability gap. As a rule of thumb, housing is
considered affordable when it costs no more than 30% of a household’s monthly household
income for rent/mortgage, taxes and utilities. Designated affordable housing is guaranteed to
remain affordable for a set period to households qualifying under specific income guidelines.
9.4.1 Rental Households
Adjusted for inflation, median gross rent, including the cost of rent plus utilities, has declined in
recent years, compared with 1999, in Rye Brook (-6%), Port Chester (-6.9%) and Westchester
County (-26.1%). Both Harrison and the City of Rye saw increases in gross rent of 20.6% and
9.4%, respectively (see Table 31, below). At $1,488 in 2011, Rye Brook’s median gross rent is
$337 less than the County’s 100% Area Median Income (AMI) standard for one-person
households, and $597 less for a two-person household for 2013, including the cost of utilities.
Plan Rye Brook
Chapter 9: Housing 118
Table 31: Gross Rent, 1999 to 2011 (in 2011$)
Rye Brook Rye Port Chester Harrison Westchester County
1999 2011 1999 2011 1999 2011 1999 2011 1999 2011
$ 1,584 $1,488 $ 1,794 $1,670 $ 1,234 $1,364 $1,576 $1,724 $1,133 $1,252
Change Change Change Change Change
Absolute Percent Absolute Percent Absolute Percent Absolute Percent Absolute Percent
$ -96 -6.0% $306 20.6% $ -124 -6.9%
$148 9.4% $ -436 -26.1%
Source: US Census, Summary File 3, 2000 & American Community Survey 2007-2011 5-Year Estimate
Chart 12 shows the monthly share of household income that renters spent on housing costs over
the five-year period from 2007 to 2011. As it is generally accepted that households spending
30% or more of monthly income on housing are cost-burdened, 63.8% of Rye Brook renters
overspent on housing in 2011, versus 33.9% in the City of Rye, 59.5% in Port Chester, 50% in
Harrison and 52% in Westchester County overall. The problem of rental affordability in Rye Brook
appears to be growing, as the share of overburdened renters grew from 33.2% in 1999 to 63.8%
in 2011, a difference of 30.6 percentage points, or 153 households. This likely reflects in large
part the severe economic recession of 2008-2009 and the slow recovery through 2013.
Chart 12: Gross Rent as a Percentage of Household Income, 2011
Source: US Census, American Community Survey 2007-2011 5-Year Estimate
According to the recent Housing Settlement (see discussion below), affordable housing in
Westchester County must be offered to residents whose incomes are equal or less than 60% of
AMI for rental units (for homeownership, it is 80% of AMI). Rye Brook’s median gross rent is
higher than this threshold for one-, two-, and three-person households, but is below the threshold
for four-person households or more, signifying the strong need for affordable housing for
families with children.
17%
5%
12%
18%
46%
3%
36%
17%
10%6%
28%
4%
15%
7%
15%
10%
49%
3%
26%
16%
6%7%
43%
2%
21%
12%11%9%
43%
4%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
Less than
20%
20 to 24% 25 to 29% 30 to 34% 35% or
more
Not
computed
Rye Brook Rye Port Chester Harrison Westchester County
Plan Rye Brook
Chapter 9: Housing 119
9.4.2 Monthly Owner Costs
Because monthly owner costs are generally lower for homeowners that have paid off their
mortgage than those who have not, Chart 13 and Chart 14 show monthly owner costs according
to mortgage status. Among mortgage holders over the years from 2007-2011, 40.3% of Rye
Brook households paid more than 30% of their income on housing, higher than the City of Rye
(35.9%) but lower than Port Chester (58.5%), Harrison (47.1%) and Westchester County (44.2%).
Residents in all of these areas spent a larger share of their monthly income on owner costs over
the 2007-2011 than in 2000. In the Village of Rye Brook, the share of income spent on housing
increased from 36.9% to 40.3%.
Chart 13: Selected Monthly Mortgage Holding Owner Costs as a Percentage of Household
Income, 2011
Source: US Census, American Community Survey 2007-2011 5-Year Estimate
Compared with surrounding municipalities and the county for the 2007-2011 period (see Chart
14, below), Rye Brook was the only area where the share of homeowners that paid more than
30% of their income on monthly costs was higher among those that had paid off their mortgages
in full (42.9%) than those that were still paying their mortgage (40.3%). Among these
municipalities in 2007-2011, Rye Brook also had the highest share of households without a
mortgage paying 30% or more of their income on housing, an increase over 2000, when only
21.6% of village households paid 30% or more on housing, a gain of 15.3 percentage points.
Plan Rye Brook
Chapter 9: Housing 120
Chart 14: Selected Monthly Non-Mortgage Holding Owner Costs as a Percentage of
Household Income, 2011
39%
6%
11%
6%
37%
2%
57%
6%5%3%
28%
0%
46%
8%
6%4%
36%
0%
54%
10%
7%
4%
25%
0%
54%
9%7%5%
25%
1%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Less than
20%
20 to 24% 25 to 29% 30 to 34% 35% or
more
Not
computed
Rye Brook Rye Port Chester Harrison Westchester County
Source: US Census, American Community Survey 2007-2011 5-Year Estimate
9.4.3 Westchester Housing Settlement
The 2009 Westchester Housing Settlement (Stipulation and Order of Settlement and Dismissal in
United States ex rel Anti-Discrimination Center of Metro New York, Inc. v. Westchester County,
New York) provides an extensive background for the Village of Rye Brook’s approach to
affordable housing. As part of the Settlement, 750 units of affordable housing are to be
developed by the end of 2016 in certain areas of 31 municipalities in Westchester County,
including Rye Brook. The County was ordered to produce an Implementation Plan and allocate
$50 million for the development of these units, 630 of which were to be provided in
municipalities where black residents make up less than 3% of the population and Hispanic
residents make up less than 7%. The remaining 120 units must meet different criteria for cost and
ethnic concentrations.
In an effort to comply with the Settlement, the Village of Rye Brook commissioned a 2011 study
that analyzed existing affordable housing needs and potential development opportunities. The
study found that, within the village, a number of properties in commercial, office and residential
zoning districts have potential for redevelopment or adaptive reuse as affordable housing. Most
of the properties are privately owned, while others are owned and used by the Village for
municipal purposes, and some are underutilized or not developed at all.
The study identified the following properties as a starting point from which a short list of
properties could be agreed upon as having potential for affordable housing developments:
Plan Rye Brook
Chapter 9: Housing 121
United Cerebral Palsy (UCP) Property, Lincoln Avenue (3.45 acres)
Village Property, Upper Lincoln Avenue adjacent to King Street (8.42 acres)
Reckson Office Park, Phase III, King Street (32.48 acres)
900 King Street (18.13 acres)
10 Bishop Drive South (0.46 acres)
King Street Home (King Street buffer area, 8.6 acres)
259 North Ridge Street and sloped area behind single-family residence (4.1 acres)
8 Berkley Drive (0.62 acre)
Elm Hill Park, Elm Hill Drive (1.45 acres)
Rye Town Hilton, Westchester Avenue (35.61 acres)
51 Hawthorne Avenue and adjacent lot (1.01 acres)
800 Westchester Avenue (undeveloped buffer area, 40 acres)
Port Chester Middle School lot on Ridge Street (0.1 acre)
Vacant lot, Barber Place (0.23 acre)
City of Rye Property, Bowman Avenue (10.54 acres)
K&M Realty Group Property, Bowman Avenue (4.04 acres)
525 Ellendale Avenue (0.17 acre)
DPW Properties, 511 West William Street/Ellendale Avenue (1.23 acres)
Roanoke Park, Roanoke Avenue (1.45 acres)
Washington Park Plaza Shopping Center and adjacent lot on Ridge Street
Various lots in the two-family zoning district
As of September 30, 2013, the Village had approved plans for two sites that will support the
development of at least 20 units of affordable housing. The first, 525 Ellendale Avenue, is
anticipated to produce 4 one-bedroom affordable condominium units and will qualify under the
Settlement. All four units will be sold to households at or below 80% of AMI. The second, 80
Bowman Avenue, is expected to produce 16 units and will also qualify under the Settlement. Half
of the proposed units will be structured as one-bedroom apartments for leasing, with the
remainder be sold as two-bedroom condominium units to eligible households based on income
guidelines. Figure 21 depicts these approvals in relation to other proposed affordable housing
developments in Westchester County. At 259 North Ridge Street, a conceptual sketch has been
prepared that would include up to affordable housing 13 units including one-, two- and three-
bedroom homes. No application has been submitted to the Village.
These potential affordable units would add to the total of 58 affordable housing units already
present in Rye Brook (see Figure 22 for a map):
510 Westchester Avenue (14 units) - Built in 1996, this development includes four units
of affordable senior apartments funded by the federal HOME program administered
through Westchester County, available to seniors with up to 50% AMI. The remaining 10
units are available to seniors with income up to 60% up the AMI for the County.
VILLAGE OF RYE BROOK, NY SOURCE: WESTCHESTER COUNTY DEPARTMENT OF PLANNING
PLAN RYE BROOK FIGURE 21: AFFORDABLE HOUSING DEVELOPMENT IN WESTCHESTER COUNTY
PEEKSKILL
RYE
VERNON
MOUNT
ROCHELLE
NEW
WHITE
PLAINS
YONKERS
SOMERS
NORTH SALEM
SCARSDALE
CORTLANDT
LEWISBORO
OSSINING
MOUNT
PLEASANT
NORTH CASTLE
BEDFORD POUND
RIDGE
YORKTOWN
GREENBURGH
HARRISON
MOUNT
KISCO
NEW CASTLE
EA
S
T
C
H
E
S
T
E
R
MAMARO-
NECK
P U T N A M
C
O
U
N
T
Y
C
O
N
N
E
C
T
I
C
U
T
NEW
YO
R
K
C
ITY
Westchester County Department of Planning, September 30, 2013
WESTCHESTER COUNTY
September 30, 2013
Affordable
AFFH Developments
Non-eligible municipalities
Number of AFFH units
46-100
16-45
5-15
under 5
Ownership Housing
Ownership Housing w/Rental Unit(s)
Rental Housing
37 Wildwood Rd (P)
1 unit
Roundtop (P)
83 units (7b/c)
54 Hunts Place
28 units
Cottage
Landings
(P)18 units
445 North State Rd (P)
14 units 55 Pleasant Ave (P) - 2 units
293 Manville Rd (P) - 1 unit
Crompond Crossing (P)
26 units
Freedom
Gardens (P)
3 units
42 1st Ave (P)
3 units (7b)
Waterwheel
17 units
Crotonon
Hudson
Mamaroneck
Larchmont
Tuckahoe
Bronxville
Pelham
Pelham Manor
ArdsleyDobbs
Ferry
Buchanan
ManorBriarcliff
Ossining
Sleepy
Hollow
Irvington
Tarrytown
Elmsford
Pinebrook
Commons
46 units
52 Washington Ave - 3 units
184 Farragut Ave - 2 units Total Ownership Units: 198
Total Rental Units: 493
Subtotal Ownership and Rental Units: 691
Acquisition/Rehab Units (location TBD): 4
TOTAL UNITS: 695
MAP NOTE: This map shows affordable
AFFH (Affirmatively Furthering Fair
Housing) developments that are both
under development and under review.
Unless noted, all projects are located in
7(a) eligible areas.
525 Ellendale
4 units (7c)
(P)Building Permit Issued
Rivertowns Square
10 units (7c)
Hastings
on
Hudson
425 Saw Mill
River Rd
12 units
Bridleside (P)
65 units
555 Route 22
84 units
Over 100
Chappaqua Crossing
20 units
Somers Green
72 units
Clayton Blvd
75 units
17 Kaldenberg Place
2 units (7c)
Port
Chester
80 Bowman
16 units
Brook
Rye
25 Saxon
Woods Rd
4 units
230 Westchester Ave
1 unit
2 Woodland
Ave - 2 units
240 Underhill
Ave (P)
26 units
Adams Bernstein
House
1 unit
602 Route 22
3 units
21 Cooley St - 3 units
2-4 Weaver St
1 unit
37 Stewart Place
2 units 10 Byron Place
10 units
557 North
State Rd
3 units
(7c)
Symphony Knoll
1 unit
16 Route 6
16 units
Pleasantville
485-501
Washington Ave - 7 units
(P)(P)
(P)
(P)
Plan Rye Brook
Chapter 9: Housing 123
Grant Street Senior Housing Phase I (26 units) - Completed in 2001, the development
offers one-bedroom units of senior rental housing. Of the total, 11 units funded by the
federal HOME program and are available to those with incomes up to 50% of AMI, while
the remaining 15 units are available to seniors with up to 60% of AMI.
Grant Street Senior Housing Phase II (6 units) – This senior rental housing complex with
federal HOME funding is available to those with incomes at or below 50% and up to 60%
of AMI.
BelleFair (12 units) - BelleFair is a planned unit development completed in 2001. Of the
existing 261 units, 12 units have been set aside as affordable middle income residences
as defined by the Code of the Village of Rye Brook (see Section 9.4.4, below).15 All of
these middle income residences are restricted for employees of the Village and school
districts serving Rye Brook with income limits up to 115% of AMI for the County.
9.4.4 Fair and Affordable Housing
Following the Settlement, the Village of Rye Brook formed an Affordable Housing Model
Ordinance Task Force in October 2010 to review model affordable housing ordinances identified
in the County’s Implementation Plan and make recommendations for ordinance revisions to the
Village Board. This effort culminated in 2011 with amendments to the Village’s site plan and
subdivision regulations, adopting most provisions of the County’s Model Ordinance, and the
establishment of a new Fair and Affordable Housing Floating Zoning District. The Floating Zoning
District is applicable throughout the village upon request by developers to sites and residential
developments approved by the Village Board where at least 50% of residential units will be
guaranteed affordable for a period of 50 years or more.
Fair and affordable housing has been termed in the Settlement’s Model Ordinance Provisions
and the Village of Rye Brook’s Floating Zoning District as “Affordable Affirmatively Furthering Fair
Housing (AFFH),“ which refers to for-sale homes that are affordable to households earning no
more than 80% of Westchester County’s AMI, and where the annual housing cost per unit,
including common charges, principal, interest, taxes, and insurance, does not exceed 33% of
80% AMI, adjusted for family size. Rental units must be affordable to households with annual
income not exceeding 60% of Westchester County’s AMI, with annual housing costs including rent
plus utilities not to exceed 30% of the 60% AMI, adjusted for family size. All AFFH units must be
marketed according to rules set forth in the Westchester County Fair and Affordable Housing
Affirmative Marketing Plan.16
15 These locally defined units do not meet Westchester County’s definition of affordable housing.
16 Village of Rye Brook Planning Base Studies, Westchester County Planning Department, 2012.
VILLAGE OF RYE BROOK, NY SOURCE: GOOGLE MAPS, BFJ PLANNING
PLAN RYE BROOK FIGURE 22: EXISTING AND POTENTIAL AFFORDABLE HOUSING IN RYE BROOK
80 Bowman Avenue
525 Ellendale Avenue
510 Westchester Avenue
Grant Street Senior Housing
BelleFair
Built
Planned
Plan Rye Brook
Chapter 9: Housing 125
To receive the benefits of the floating zone, including expedited review and approval processes
and dimensional/bulk requirement modifications, affordable units must meet several standards:
Conformity to the County’s definition of affordable housing
Marketing efforts must follow the requirements of the Westchester County Fair and
Affordable Housing Affirmative Marketing Plan
Affordable units must be integrated within the development
Conformity to minimum floor area and occupancy standards:
o The minimum gross floor area per affordable unit shall not be less than 80% of
the average floor area of non-restricted housing units in the development, if any,
and no less than the gross floor area set forth below, except as required by State
building codes:
Efficiency: 450 square feet
One-bedroom: 675 square feet
Two-bedroom: 750 square feet
Three-bedroom: 1,000 square feet (including at least 1.5 baths)
Four bedroom: 1,200 square feet (including at least 1.5 baths)
o The following occupancy standards apply, except as required by State building
codes:
Efficiency: Minimum 1 person, maximum 1 people
One-bedroom: Minimum 1 person, maximum 3 people
Two-bedroom: Minimum 2 people, maximum 5 people
Three-bedroom: Minimum 3 people, maximum 7 people
Four-bedroom: Minimum 4 people, maximum 9 people
Conformity to resale and lease renewal requirements
9.4 Issues and Opportunities
Preserve and Enhance Rye Brook’s Neighborhoods
Rye Brook is known for its attractive, stable neighborhoods, which greatly contribute to the
village’s appeal. This Comprehensive Plan seeks to support these neighborhoods, retaining their
overall appearance, character and quality of life. Recommendations in other chapters of the Plan
suggest various measures with the potential to enhance the village without detracting from its
existing residential areas, and in fact, to further quality-of-life improvements in neighborhoods.
The Village should continue to maintain good relationships with homeowners’ associations,
major property owners and landlords to ensure that lines of communication are open and that
Plan Rye Brook
Chapter 9: Housing 126
properties are well maintained. The Building Department should remain diligent in enforcement
of State and Village regulations and the conditions of approved site plans, subdivisions and other
land-use approvals. Such consistent oversight of residential areas, as well as commercial areas
that abut them, will assure that Rye Brook upholds its strong reputation as a desirable community.
Continue to Pursue Expanded Housing Choices and Create and Preserve Affordable Housing
The Village of Rye Brook has been proactive in studying the issue of affordable housing, including
a comprehensive analysis of potential development sites, adoption of most provisions of the
County’s Model Ordinance and establishment of a Fair and Affordable Housing Floating Zone.
As noted above, the Village already has a total of 58 affordable units in place, with the potential
for an additional 20 affordable units in the pipeline. As illustrated in Figure 21, not all other
communities in Westchester County have been as successful in promoting affordable housing.
Rye Brook’s efforts are to be commended, and it should continue to encourage developers to
utilize its affordable housing zoning.
Nonetheless, there are additional tools at the Village’s disposal to further promote the
development of affordable housing. One strategy that many communities employ is expanding
the available locations for multifamily uses. Currently, multifamily is only allowed as-of-right in
one zoning district within Rye Brook, the RA-1, and this is mapped in just one location: Avon
Circle at Westchester and Bowman Avenues. As discussed in Chapter 4, Rye Brook could consider
allowing multifamily residential uses by special permit in the C1 and C1-P zones, subject to
clearly defined criteria, including co-location with commercial and/or office uses, limits on
residential uses to upper floors and frontage on Westchester Avenue, Bowman Avenue or South
Ridge Street. The Town of Mamaroneck – which, like Rye Brook, was subject to the County’s
Settlement – recently adopted zoning changes code to allow multifamily residential uses either as
of right or by special permit in its business districts, and included a provision for some of the
allowable units to be affordable.
If the C1 and C1-P zoning were adjusted to allow for multifamily development, the Village could
also adopt a requirement that 10% of new units must be set aside for affordable units as defined
in its ordinance. These units should be limited to studios and one-bedrooms, to minimize
potential negative impacts on the Port Chester school district, and to appeal to single, young
couples and empty-nesters. Promoting affordable multifamily units within commercial zones
makes sense, particularly given the findings in the Village’s Affordable Housing Discussion Paper
that “the ideal location for affordable housing is within walking distance to public transportation,
schools and neighborhood shopping.”
In the future, the Village may also consider opening up selected office zones to carefully specified
multifamily development, an approach being explored by other communities. For example,
Harrison, faced with significant office vacancies in its Platinum Mile area along I-287, is
considering allowing by special permit the development of senior, assisted-care and other
housing, as well as complementary retail. Rye Brook may explore a similar strategy for some of
its office areas, particularly those that have long-term vacancy issues, such as 900 King Street.
Plan Rye Brook
Chapter 9: Housing 127
This Comprehensive Plan suggests that any zoning change (including mixed-use) requested by an
applicant to sites in Rye Brook that would add value by expanding the permitted uses should
include a provision for affordable units in future development or redevelopment. This would
balance the benefit received by the property owner with the clear community benefit of achieving
more affordable housing.
Finally, to provide for a greater range of housing choices – particularly for seniors and young
adults – the Village should consider allowing accessory apartments (or “in-law apartments”) in
some single-family zones. This Plan does not suggest that such apartments be required to be
affordable, because of potential issues with resale of the property stemming from deed
restrictions. The intent would be to give village residents more economic flexibility, so that they
can remain in their homes. In addition, accessory apartments could serve to expand Rye Brook’s
housing stock to appeal to a broader range of age groups, especially young singles or couples
who may not yet need or be able to afford a traditional single-family home.
9.5 Housing Recommendations
Maintain good communications with HOAs, major property owners and landlords.
Continue strong enforcement of land use regulations and the conditions of site plan,
subdivision or other land-use approvals.
In the event that multifamily residences are allowed in commercial zones, include a
provision that 10% of any new units be set aside for fair and affordable housing.
Consider allowing multifamily uses (senior as well as market-rate) by special permit in
office zones.
Adopt a policy that any zoning change (including mixed-use) sought by an applicant that
would expand the permitted uses should include a provision for affordable housing units.
Explore allowing accessory apartments (“in-law apartments”) in low-density single-family
zones subject to criteria including:
o They would be allowable only in the R-12, R-15, R-20 and R-25 zones (this
ensures a lot size large enough for parking and privacy).
o They would require a special permit from the Village Board.
o They would be required to satisfy parking requirements for both the principal and
accessory residential use.
o They may be no larger than 20% to 25% of the principal residential use and
limited to studios or one-bedroom units. This helps to ensure that a single0family
home does not become a two-family house. The accessory unit must be subsidiary
and incidental to the primary single-family use.
o Either the principal residential use or the accessory apartment must be occupied
by the property owner or a family member.
Continue to encourage affordable housing developers to utilize the Village’s affordable
housing floating zone and other land use provisions adopted as part of the Westchester
County model ordinance.
Plan Rye Brook
Chapter 9: Housing 128