11 - Part 11 - Residential DevelopmentPlanning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-1
May 2012
Prepared by the Westchester County Department of Planning
11.1 Existing Residential Development
Residential uses make up the largest land use in the Village of Rye
Brook. According to the 2010 U.S. Census, there were 3,603
housing units in the Village of Rye Brook. By far, single family
residences make up most of the residential development in the Vil-
lage. The U.S. Census’ American Community Survey (2005-2009)
estimates that 78% of units are contained in single-family homes,
another 6% are in two-family homes, while 15% of the Village’s
housing units are in multifamily structures.
11.2 Residential Growth and Occupancy
The unincorporated area of the Town of Rye maintained its agricul-
tural character well into the mid-twentieth century. It did not de-
velop as a significant cultural, commercial or industrial center as
did its adjoining neighbors in the City of Rye, Village of Port Ches-
ter or Town/Village of Harrison. The growth and character of these
communities was influenced by their access to the railroad in the
early- to mid-1800s. The Village’s oldest residential neighborhoods
are generally located south of Westchester Avenue. Residential es-
tates were also created during this period further north off of King
Street along Hillandale Road, Ridge Street, Woodland Drive, Loch
Lane and Comly Drive. These areas developed, in part, because of
their relationship to employment and cultural centers in adjacent
communities.
As with many communities in the New York City metropolitan re-
gion, periods of unprecedented suburban growth occurred following
World War II. More than half of the Village’s current residences
were constructed in the short period between 1950 and 1970.
Source: Village of Rye Brook Vision Plan, December 2000. The
1950 Census recorded only 704 housing units in the area that would
become Rye Brook, but this number increased to 1,692 in 1960 and
2,426 in 1970. In the 1980s and early-1990s, residential growth in
the Village expanded further north and included planned unit devel-
opments. The 1990 Census recorded 2,835 housing units. The next
two decades saw 13% and 12% increases, with the 2000 Census
recording 3,224 housing units and the 2010 Census at 3,603 hous-
ing units.
CHAPTER 11. RESIDENTIAL DEVELOPMENT
Planning Base Studies
Village of Rye Brook, New York
11-2
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
As shown in Figure 11-1, the vast majority of recent residential de-
velopment in the Village has been in the form of single-family
homes. Between 1996 and 2010, 97% of the 537 new residential
building permits reported to be issued in the Village were for single
-family homes. The only year during which permits for multi-
family development were issued was 1996, when 14 multifamily
units were issued permits. No 2-family homes were developed dur-
ing this period.
According to the 2010 U.S. Census, of the total 3,603 housing units
in the Village, 3,461 were occupied and 142 were vacant. There
were 15 units reported as seasonal, recreational or occasional use.
The total residential homeowner vacancy rate was 0.9% and the to-
tal rental vacancy rate was 6.1%.
Year Single-Family Multi family 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
Totals 537 14 551
Percentage 97% 3%
Figure 11-1. Residential Building Permits 1996-2010
Source: US Census Bureau Building Permits Survey Note: No 2-family homes were reported to be constructed between 1996 and 2010. *Note: Beginning
in 2006, building permits for new structures only are counted. Prior to 2006, building permits for
certain other work were also included.
Planning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-3
May 2012
Prepared by the Westchester County Department of Planning
As of March 8, 2012, there were 62 single-family residences on the
market for sale with prices ranging from $349,900 to $2,250,000,
including single family townhouse style units in planned unit
developments. Unit sizes range from 1,240 to 7,186 square feet.
There were four two-family homes on the market, ranging in price
from $460,000 to $1,350,000. There were five condominium units
ranging in price from $219,000 to $349,000. (Source: Property
Search Houlihan Lawrence. http://www.houlihanlawrence.com/
PropertySearchDropDown.aspx)
The most recent residential developments in Rye Brook include
BelleFair (261 units) and Red Roof Farms (37 units). Following
the conclusion of these developments, sales of homes per year have
decreased in recent years. Figure 11-2 shows home sales within the
Village of Rye Brook and Westchester County from 2002 through
2011. These sales figures include only sales of single family homes
and condominium units.
Foreclosure rates rose significantly during the recent housing crisis.
Figure 11-3 shows the rates for Westchester County from 2005
through 2011. Figure 11-3 also shows foreclosure judgments for the
Village of Rye Brook for 2008 through 2011.
Figure 11-2. Home Sales, Westchester County and Village of
Rye Brook, 2002-2011
Year Westchester County Village of Rye Brook
2002 8,917 164
2003 8,878 157
2004 9,641 191
2005 9,241 159
2006 8,135 111
2007 7,643 109
2008 5,430 70
2009 4,207 64
2010 5,141 78
2011 4,956 67
Source: New York State Office of Real Property Services
Planning Base Studies
Village of Rye Brook, New York
11-4
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
According to the U.S. Census’ American Community Survey (2005
-2009), approximately 91% of Rye Brook residents lived in the
same residence in the prior year, similar to the county average of
89%. Surrounding municipalities exhibit similar levels of turnover,
with the exception of Port Chester where approximately 83% lived
in the same house a year prior.
Figure 11-4 shows assessed property values in the Village of Rye
Brook for 2010 and 2011. Assessed value of taxable and tax-
exempt properties are shown, as well as the percentage of residen-
tial and commercial taxable assessed value for the Village.
11.3 Existing Neighborhoods
While there is no ―official‖ map of ―neighborhoods‖ within the
Village of Rye Brook, a map of locally known names of various
neighborhoods and residential and commercial developments has
been assembled by Village officials. The Neighborhoods and Place
Names map, shown in Map 11.1, shows the approximate locations
of many of the Village’s neighborhoods. Boundaries are not shown
on the map since some boundaries may be easy to delineate, others
not so easily. Also, some neighborhoods are not named – this does
not mean that these areas do not have names or identities. This map
can and should be updated and used for other historical purposes.
Such place names are helpful in a comprehensive plan, working
with neighborhood associations, realtors, visitors and potential
investors, to name a few.
Figure 11-3. Foreclosure Judgments, Westchester County and
Village of Rye Brook
Year Westchester County Village of Rye Brook
2005 300 Not Available
2006 440 Not Available
2007 707 Not Available
2008 1,033 7
2009 731 6
2010 593 1
2011 177 1
Source: Westchester County Clerk
Year Assessed Value,
Taxable*
2010 $2,597,661,379
2011 $2,478,821,310
Year Assessed Value,
Tax Exempt
2010 $448,675,893
2011 $475,938,885
Year Assessed Value,
TOTAL
2010 $3,042,865,112
2011 $2,945,704,271
Figure 11-4. Assessed Value,
Village of Rye Brook
Source: Town of Rye Assessor
*Note: Taxable Assessed Value in 2011 was
83% Residential and 17% Commercial.
Homestead legislation keeps this proportion to
74% Residential and 26% Commercial for 2012
-2013.
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MAP NOTE: This map identifies neighborhoods andplace names as identified by the Village of RyeBrook, and do not carry any official bearing ordesignation with regard to boundaries.
Village of Rye Brook, NY
HARRISON
Neighborhoods and
Place Names
Westchester CountyDepartment of PlanniningApril 2012
Planning Base Studies
Residential Development
Westchester
County Airport
Blind Brook
Country Club
Byram
Ridge
Rock Ridge
Rich Manor
Crawford Park
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Map 11-1Neighborhoods and Place NamesPage 11-5
BelleFair
Rexson Office Park
Doral Greens/
Arrowwood
Country Ridge
Arbors
Winding Wood
Pine Ridge
Red Roof
Elm Hill
Talcott
Rye Hills
Rye Town
Hilton Avon
Circle
Hidden
Falls
Rye
Ridge
Meadowlark
Planning Base Studies
Village of Rye Brook, New York
11-6
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
11.4 Recent Zoning Analyses on Residential
Development, Open Space and Character
For decades, the Village has analyzed residential zoning through
studies to help address the impacts of new residential development
in the Village’s neighborhoods. With little undeveloped land
remaining in the Village, new homes getting larger and renovations
and tear-downs changing the character of some neighborhoods,
these analyses have given the Village the tools to better protect the
character of its residential areas and open space. Since 2003, four
studies have focused on issues, techniques and zoning tools to
protect the character of the Village’s residential zones, either Vil-
lage-wide or for specific neighborhoods.
Residential Bulk Regulations Study, August 2003. As a
reaction to concerns over demand to develop larger and bulkier
residences in many neighborhoods of the Village, this study
made recommendations to add new definitions and maximum
floor area and height/setback requirements to zoning districts
throughout the Village.
Large Lot Subdivision Study, March 2004. This study
developed a strategy to protect scenic resources and guide
subdivisions in two areas of the Village – Byram Ridge and
Lincoln Avenue Corridor neighborhoods. Recommendations
included changes to front yard setback calculations in the R-20
zoning district.
Village of Rye Brook Byram Ridge Task Force Report of
Findings, June 2006. This study analyzed the potential impacts
of development in the Byram Ridge area of the Village. The
report recommended increases in setbacks and coverage
requirements to limit the impacts of larger homes on the area
and recommended the development of Architectural Guidelines
for the neighborhood or the entire Village.
Open Space Zone Study, October 2010. This study included a
review and analysis of open space and recreation facilities and
provided elements of a study to consider the creation of an open
space zoning district.
In addition, the Village amended the Village code to add a Scenic
Road Overlay District to preserve and protect the scenic character
of roads that contribute to the visual character of the community.
All or part of six roads are currently included in the Overlay Dis-
trict. The District is intended to keep certain development away
from road frontages or to screen other developments on properties
Planning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-7
May 2012
Prepared by the Westchester County Department of Planning
along these roads by increasing required front yard setbacks and requir-
ing additional vegetative screening. See Chapter 14 for a brief discus-
sion of this District and its requirements. Two studies analyzed these
regulations and the roads that have been included in the district.
Conservation Easement Study, February 2004. This study
recommended two roads be protected by new restrictions of the
Scenic Roads Overlay Districts. The study also recommended that
the Village Board or property owners be enabled to place
conservation easement on specific parcels of land to help protect
the residential and open space character of the Village.
Scenic Roads Overlay District Additions Study, April 2005. This
study analyzed the addition of two more roads to be included in the
Scenic Roads Overlay District.
11.5 Types of Housing
A. Single-Family Housing
As mentioned above, single family residential is the most common land
use in the Village. There are seven single family residential zones in the
Village, all located south of Anderson Hill Road. Single family homes
are also permitted in areas zoned as Planned Unit Development (PUD)
and conservation subdivisions. The single-family residential zones are
primarily defined by the required minimum lot size of the property and
range from a minimum size of 5,000 square feet up to 25,000 square
feet. Approximately 2,828 (78%) of the Village’s housing units are
single-family homes according to the U.S. Census’ American
Community Survey of 2005-2009.
The variety of styles of homes reflect the characteristics of the eras in
which they were constructed, include center hall and side hall colonials
(pre and post 1930s); cape styles (mid 1940s); ranch and raised ranches
(1950s-early 1970s); split level (1960s); townhouses (late 1970s);
contemporary (early 1980s – mid 1990’s); colonial replications (1990s)
and very large ―McMansions‖ of 4,500 – 6,500 square feet (late 1990s -
2006).
Source: Westchester/Putnam Association of Realtors website.
B. Two Family Housing
The R2F Two Family Residential District is located in the southern tier
of the Village. According to the 2010 U.S Census and the 2005-2009
American Community Survey, there were approximately 224 units or
112 two family residences in the Village. These units account for 6% of
the existing residential units in the Village.
Planning Base Studies
Village of Rye Brook, New York
11-8
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
Source: Westchester County Department of Planning
Figure 11-5. Single Family Housing in Rye Brook
Center hall and side hall
colonials (pre and post 1930s)
Cape Cod styles (mid 1940s) Ranch and raised ranches
(1950s-early 1970s)
Split level (1960s) Townhouses (late 1970s)
Contemporary (early 1980s) “McMansions‖ of 4,500 – 6,500
square feet (late 1990s - 2006)
Colonial replications (1990s)
Planning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-9
May 2012
Prepared by the Westchester County Department of Planning
C. Multi-Family Housing – Three Units and More
The RA-1 Restricted Multi-Family District is currently limited to
the 170-unit Avon Circle development at Westchester Avenue and
North Ridge Street. The RA-1 Zone requires a minimum of 10 acres
of land. Other multi-family residences, of three or more units, are
located in the southern tier of the Village. According to the U.S
Census 2005-2009 American Community Survey, there were
approximately 551 units in structures that have more than three
units in the Village. These units account for 16% of the existing
residential units in the Village.
D. Housing by Tenure
Residential properties are generally either owned by fee-simple
ownership (the most traditional and basic form of ownership and
often the most common form of ownership of single-family
residences), through condominium ownership (where an owner
owns a specific piece of a building or property) or through a
cooperative (where a group of individuals own a property in
common). All forms of these ownership forms allow the rental of
all or parts of the property. The two main forms of housing by
tenure, therefore, are either ownership housing (fee simple,
condominium or cooperative) or rental housing. As discussed
below, much of the Village of Rye Brook’s residential
developments include single-family, owner-occupied homes.
Figure 11-6. Two-Family
Housing in Rye Brook
Source: Westchester County Department of Planning
Figure 11-7. Multi-Family Housing in Rye Brook
Source: Westchester County Department of Planning
Planning Base Studies
Village of Rye Brook, New York
11-10
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
Homes may also be rented by the owners, particularly in two and
three-family homes in the southern tier of the Village. There are
several multi-family rental buildings. Two condominiums are
known in the Village while there are no known cooperative, or co-
op, properties or buildings in the Village.
11.6 Ownership
A. Condominium and Cooperative Housing
There are 248 condominium units in the Village located in two
separate developments. Doral Green at Arrowwood, located on
Anderson Hill Road has 78 units, Rye Ridge Garden Apartments on
Ridge Street (Avon Circle) has 170 units. There are no cooperative
units in the Village of Rye Brook. Westchester County Department
of Planning. “Westchester County Multi-Family Housing Listing,
2000.”December 2000.
B. Rental Housing
Rental housing units are found in all types of residential units;
single family, planned unit developments, two family, three family
and multifamily types of structures. There were 688 rental units in
the Village, with median gross rents ranging from $1,357-$1,709 for
all types of rental units according to the Census’ American
Community Survey (2005-2009).
Rye Brook does not have any type of rent stabilization or rent
control ordinances that would affect how much rent one can expect
to pay for an initial lease up and subsequent renewals. Rents are
determined by supply and demand.
11.7 Other Categories and Types of Housing
A. Group Homes or Institutional Housing
According to the 2010 Census, there are 116 total group quarters
homes located within the Village. Of these, 93 are nursing home
residences. The remaining 23 units are in ―other‖ types of group
homes, rooming, lodging or boarding houses. Group homes can
include those for mentally and physically disabled or other types of
transitional housing. Rooming, lodging or boarding houses includes
any building containing up to six rooms that are used, rented or
hired out to be occupied or that are occupied for sleeping purposes
for compensation.
B. Senior Citizen Housing
Several residential developments in the Village are either restricted
for senior citizens or include a portion of units set-aside for senior
citizens. Atria Rye Brook, a 168 unit independent living
development for senior citizens, is located on King Street, adjacent
Planning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-11
May 2012
Prepared by the Westchester County Department of Planning
to BelleFair residential development. The 14-bed Gladhaven Club
is a senior residence on Bishop Drive, off of King Street. The
nearby 120-bed King Street Nursing Home is located on King
Street, north of Magnolia Drive. Two affordable housing
developments include units for seniors (see discussion below of
affordable housing developments in the Village). Grant Street
Senior Housing Phases 1 and 2 include a total of 40 affordable
rental units for seniors. The 14-unit affordable rental development
at 510 Westchester Avenue includes four units set-aside for seniors
at affordable rental rates.
11.8 Local and Regional Housing Needs
A local comprehensive plan should consider and analyze local and
regional housing needs. In turn, zoning and residential development
in the Village of Rye Brook is subject to approval by its local
legislative body. Much of the data and information compiled in
these Planning Base Studies are surely to be major components of
an analysis of housing needs. Further, the recent 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
substantial background and material to further such an analysis. As
part of the Settlement, 750 units of affordable housing are to be
developed in certain areas of 31 municipalities in Westchester
County, including the Village of Rye Brook. Rye Brook is a
member of the Westchester Urban County Consortium and may
benefit from sources of funds provided to Westchester County by
the U.S. Department of Housing and Urban Development for
housing related needs. Westchester County is currently working
with municipalities, developers and non-profits to satisfy this and
other requirements of the Settlement. For more information, go to
the County’s Housing Settlement website, click here.
In light of the Settlement, the Village initiated a closer look at the
need of affordable housing in the Village and potential sites for the
development of affordable housing. The Affordable Housing
Discussion Paper- Potential Properties Report, Village of Rye
Brook, New York written by Frederick Clark Associates, dated
January 11, 2011 explores affordable housing alternatives for the
Village.
As of November 21, 2011, there are two potential sites under
consideration by the Village which will support the development of
an estimated 35 units of affordable housing.
Planning Base Studies
Village of Rye Brook, New York
11-12
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
11.9 Fair and Affordable Housing Floating Zone
Following the Settlement and the above Discussion Paper, the Vil-
lage amended its zoning ordinance in 2011 to amend its site plan
and subdivision regulations and add a new Fair and Affordable
Housing Floating Zoning District. The new laws follow many of the
guidelines and recommendations of Westchester County’s Model
Ordinance Provisions for affordable housing, also developed as part
of the Housing Settlement. The Village’s Floating Zoning District
can be applied throughout the Village, upon a request by a for-
profit or non-profit developer, to sites and residential developments
deemed acceptable by the Village Board of Trustees and where at
least 50% of residential units will be affordable for a period of at
least 50 years. The affordable units would conform to the County’s
definition of affordable housing, must be marketed according to the
Westchester County Fair and Affordable Housing Affirmative Mar-
keting Plan, must be integrated into the development and must meet
size and occupancy standards and resale and lease renewal require-
ments. While the requirements of the previous zoning district would
apply, additional flexibility of the Floating Zoning District would
also take effect. The projects would benefit from expedited review
and approval processes and have the opportunity to have certain
dimensional and bulk requirements modified or waived by the Vil-
lage Board of Trustees. Marketing requirements will ensure out-
reach to racially and ethnically diverse households.
The Village site plan and subdivision regulations were also modi-
fied in 2011 to incorporate most of the County’s model ordinance
provisions, including a required set-aside for building fair and af-
fordable housing in developments over a certain size.
11.10 Affordable Housing Developments
According to Westchester County’s definition of affordable hous-
ing, there are currently 46 units of affordable housing located in
three affordable housing developments in the Village of Rye Brook.
An additional development also provides an additional 12 units of
locally-defined affordable housing.
510 Westchester Avenue - a 14- unit rental building includes
four affordable senior apartments subsidized with funds from
the federal HOME program administered through Westchester
County. These rental units are reserved for senior citizen house-
holds having income at or below 50% and up to 60% of the
Area Median Income (AMI) for Westchester County.
Housing Resources
For those residents within or
outside of Westchester County
looking for the most current
opportunities for affordable
housing, the Homeseeker
website is a helpful and
informative place to start.
Website visitors can learn
more about available
affordable housing and the
communities where the
housing is located and news
on housing developments as
they become available:
homes.westchestergov.com/
homeseeker-opportunities.
Another helpful place to start
is A Roof Over Your Head, a
comprehensive guide to
housing programs and
resources in Westchester
County:
Planning Base Studies
Village of Rye Brook, New York
Chapter 11 Residential Development
11-13
May 2012
Prepared by the Westchester County Department of Planning
Definition of Fair and Affordable Housing
According to the Settlement’s Model Ordinance Provisions,
and included in the Village’s Floating Zoning District, afford-
able housing is defined as follows:
Affordable Affirmatively Furthering Fair Housing (AFFH)
Unit; A for-purchase housing unit that is affordable to a
household whose income does not exceed 80% of the area me-
dian income (AMI) for Westchester as defined annually by the
U.S. Department of Housing and Urban Development (HUD)
and for which the annual housing cost of a unit including com-
mon charges, principal, interest, taxes and insurance (PITI)
does not exceed 33% of 80% AMI, adjusted for family size
and that is marketed in accordance with the Westchester
County Fair & Affordable Housing Affirmative Marketing
Plan.
A rental unit that is affordable to a household whose income
does not exceed 60% AMI and for which the annual housing
cost of the unit, defined as rent plus any tenant paid utilities,
does not exceed 30% of 60% AMI adjusted for family size and
that is marketed in accordance with the Westchester County
Fair & Affordable Housing Affirmative Marketing Plan.
Grant Street Senior Housing - a 26-unit senior rental complex
includes 11 units of rental housing subsidized with funds from
the federal HOME program. The units are reserved for senior
citizen households having income at or below 50% and up to
60% (AMI).
Grant Street Senior Housing Phase II - a six-unit senior rental
housing complex subsidized with federal HOME program re-
served for senior citizen households having income at or below
50% and up to 60% (AMI).
Affordable Middle Income Development Program at
BelleFair — BelleFair is a planned unit development in the Vil-
lage’s northern tier with 261 single family homes built in 1999,
of which 12 units were set aside as affordable middle income
homes as defined by the Code of the Village of Rye Brook.
These homes are restricted to workforce housing for employees
of the Village and school districts serving Rye Brook. The in-
come limits on these units allow for incomes up to 115% of area
Planning Base Studies
Village of Rye Brook, New York
11-14
May 2012
Prepared by the Westchester County Department of Planning
Chapter 11 Residential Development
median income, higher than the 80% limit required for County-
defined affordable income for ownership units. The units are
permanently deed restricted to ensure the continued afforda-
bility of the homes.
Programs to Assist in the Development of Fair and Affordable Housing
Westchester County administers several funding sources - federal, state and county sourced funds -
to assist in the development of fair and affordable housing. The four county-supported fair and
affordable housing developments listed above utilized federal HOME funds, for instance,
administered by the county. The county also administers two programs which utilize county funds:
New Homes Land Acquisition (NHLA) program - assists in the acquisition of property used to
develop new construction, rehabilitation and adaptive reuse for rental and homeownership
units.
Housing Implementation Fund (HIF) - used to assist in the construction of municipally-owned
infrastructure improvements that support affordable housing.
All of these of these programs require that residential units adhere to the County’s definition of
affordable housing and have deed restrictions limiting the sale or rental of units for a period of at
least 50 years. New York State also administers programs to assist in the development of affordable
housing. For more information on funding sources, go to County Housing Programs website.
Figure 11-8. BelleFair Planned Unit Development in Rye Brook
Source: Westchester County Department of Planning