13 - Part 13 - "Build-Out" Under Current ZoningPlanning Base Studies
Village of Rye Brook, New York
Chapter 13 “Build-Out” Under Current Zoning
13-1
May 2012
Prepared by the Westchester County Department of Planning
13.1 Background and Methodology
In 2010, the staff of the Westchester County Department of Planning
finalized and presented to officials of the Village of Rye Brook a
Draft Build-out Analysis package. This analysis was performed with
the input and assistance of the Village of Rye Brook. The 2010 re-
port Draft Build-out Analysis Results is attached as Appendix 13-1.
During the development of this existing conditions study in 2012, it
was found several properties in the village that were identified in the
2010 Draft Build-out Analysis as buildable are, in fact, village-
owned parkland and should not be considered as buildable. Portions
of the Analysis were redrafted to consider these non-buildable par-
cels and are shown in Figure 13-1 and Map 13-1. The following is a
summary of the key elements of these analyses.
As part of the Westchester 2025: Plan Together effort, the West-
chester County Planning Board and Department of Planning have
embarked on developing draft build-out analyses of all 43 zoning
ordinances within Westchester. As of February 2012, 14 draft analy-
ses have been completed and presented to municipal officials.
Analyses were performed at the request of a municipality, usually
because a municipality was considering or developing a new or up-
dated comprehensive plan.
The analyses are innovative and particularly helpful for municipal
officials to understand how much potential development could occur
should development proceed as allowed by current zoning. It is also
an important part of Westchester 2025 since potential development
anywhere in the county is critical in important infrastructure deci-
sions, understanding of inter-municipal impacts, planning for the
reduction of impacts of development and planning for larger re-
gional projects and plans (e.g. the replacement of the Tappan Zee
Bridge, regional transit planning and the future location of fair and
affordable housing).
The report Draft Build-out Analysis Results for the Village of Rye
Brook was developed by the county’s Department of Planning staff
by combining substantial GIS tools, new parcel-based data, web-
based technologies and existing software that helps analyze current
zoning. The report includes an overview of the methodology. Sev-
CHAPTER 13 “Build-out” Under Current Zoning
Planning Base Studies
Village of Rye Brook, New York
13-2
May 2012
Prepared by the Westchester County Department of Planning
Chapter 13 “Build Out” Under Current Zoning
eral analyses were performed and are described in table and map
formats. The Village of Rye Brook provided data on the most cur-
rent zoning ordinance to assist in calculations.
13.2 Build-out Analyses
A. Vacant Parcel Analysis – An analysis was performed to give a
realistic view of what can be developed on currently vacant land
under existing zoning regulations. Local environmental constraints
to development and bulk regulations are input into the model to ac-
curately calculate potential build-out by parcel.
B. “Underdeveloped/Soft Site” Parcel Analysis – An analysis
was performed to identify the remaining development potential
available under existing zoning regulations on already developed
sites. Two methods were used to identify “underdeveloped” parcels.
The first entails setting parcel area criteria to determine realistically
sub‐dividable parcels per existing zoning regulations. For example,
a single family zoned parcel that is three times (3x) larger than the
minimum required lot size for its zoning district can theoretically be
subdivided as of right and can thus be classified as
“underdeveloped”. Likewise, remaining non‐residential develop-
ment potential is identified by subtracting existing built square foot-
age from full build-out under existing zoning using floor area ratio
(FAR) regulations. Non‐residential “soft‐sites” are defined as those
parcels in which existing development is 50% or less than what is
allowed under zoning.
C. “Vacant and Underdeveloped Composite” Analysis and
Build-out Results - The two analyses above are combined and pre-
sented in a summary table and a composite map (see map on page
13-3). The map, through symbols and highlighted properties, gives
a quick visual glimpse of the overall impact of development in the
Village under existing zoning. The table, however, gives a numeri-
cal summary of some important impacts of this potential develop-
ment. The number of future dwelling units, population, school chil-
dren, energy use, water consumption and vehicle trips created are
shown for existing conditions and under a scenario of full develop-
ment build-out under existing zoning.
While it is difficult to know if and how such future development
will occur, this analysis is a critical tool for Village officials and the
public to understand the current zoning ordinance and should be-
come a key tool as the Village develops any new Comprehensive
Plan. The Westchester County Department of Planning will be
available to discuss further components or adjustments to this
analysis as the Village moves ahead in visioning its future.
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0 0.5 10.25 Miles
Village of Rye Brook, NY
Build-Out Analysis
Planning Base Studies
Legend
Buildable Vacant Parcels*
Buildable Undeveloped Parcels**
j Potential New Single Family Dwelling Units
?Potential New Two Family Dwelling Units
l Potential Non-Residential Developement
Existing Buildings
Vacant and Underdeveloped
Parcels Composite
Map 13 - 1Build-Out Analysis ResultsPage 13 - 3
DRAFT
FOR RE
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Westchester CountyDepartment of PlanniningApril 2012
*Vacant buildable parcels are those that meet minimum lot standards per existing zoning regulations **Underdeveloped buildable parcels are those that are greater than three times the minimum lot size for residential zones. Non-residentially zoned buildable parcels are those in which existing built square footage is less than 50% of what is permitted under zoning. ***Potential population increase was calculated by multiplying the potential new dwelling units figure from the parcel based buildout model by the Village of Rye Brook’s Average Household Size of 2.7 (Census 2000).
Buildable Vacant Parcels*18Buildable Underdeveloped Parcels** 50Total Buildable Parcels 72Buildable Parcel Area (acres)295Potential New Dwelling Units 271Potential Population Increase*** 731Potential Non-Residential Sq. Ft. 238,304
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