Rye's Planning Commission pressed the developer of a proposed 20-unit apartment building at 151 Purchase Avenue and 16 Wabanaka Avenue to present an “as-of-right” plan, questioning the project's numerous variances. Commissioners signaled that the project's scale might warrant a joint review with the Zoning Board of Appeals or even city council intervention, given ongoing master plan update discussions.

What Happened

  • Commissioners broadly questioned the “big ask” from the developer for 151 Purchase Avenue and 16 Wabanaka Avenue, indicating the proposed 20-unit apartment building requires too many variances for typical Planning Commission approval. This signals strong resistance to the project as currently designed.
  • The commission explicitly requested an “as-of-right” plan for the 151 Purchase Avenue / 16 Wabanaka Avenue properties. This means the developer must demonstrate what could be built within existing zoning without variances, which will guide further discussions.
  • Several commissioners suggested the 151 Purchase Avenue / 16 Wabanaka Avenue project might be better suited for City Council review or a joint meeting with the Zoning Board of Appeals. This reflects concern that the proposed development's scale and requested changes go beyond the commission's typical purview, especially with a city master plan update underway.

Project Outcomes

  • 151 Purchase Avenue, 16 Wabanaka Avenue (20 units): deferred, with commissioners requesting an “as-of-right” plan and discussion of joint review with Zoning Board of Appeals due to extensive variances requested.
  • 281 Kirby Lane: timing extension approved, marking the applicant's first such request.
  • 255 Grace Church Street: second timing extension approved, signaling the project is taking longer than expected and may face increased scrutiny.
  • 16 Onondaga Street (Residential Dock): public hearing set for January 3rd, allowing community input on the project's revised design.

What's Next

  • The developer for 151 Purchase Avenue, 16 Wabanaka Avenue must submit an “as-of-right” plan for the commission's review.
  • The Planning Commission will continue internal discussions on the 151 Purchase Avenue / 16 Wabanaka Avenue project, potentially exploring a joint meeting with the Zoning Board of Appeals or City Council.
  • January 3 Planning Commission meeting: public hearing for the new residential dock at 16 Onondaga Street.

Rye's Planning Commission pressed the developer of a proposed 20-unit apartment building at 151 Purchase Avenue and 16 Wabanaka Avenue to present an “as-of-right” plan, questioning the project's numerous variances. Commissioners signaled that the project's scale might warrant a joint review with the Zoning Board of Appeals or even city council intervention, given ongoing master plan update discussions.