Friday, Jul 12th

Will the Building Code Revisions Reduce the Size of New Homes?

16 StonehouseWith the expiration of the building moratorium looming in July, the Scarsdale Board of Trustees is pressing forward with proposed changes to the building code, ostensibly to address some of the issues that prompted the building moratorium originally.

Complaints about teardowns, oversized houses, shrinking open space and flooding were on the list of issues that residents hoped would be addressed by the Planning consultants who were retained to make recommendations for building code revisions.

Due to the six- month time frame, the consultants narrowed their scope and proposed that the Village consider the subjects of historic preservation and design guidelines at a later time. So these current recommendations consider the application process, setbacks, floor area ratio, lot coverage and open space.

On Tuesday June 25 the Village Board held their second public hearing on the proposed code changes. The Village Attorney reviewed some changes that had been made to the draft as outlined in the slide below due to input at the June 11 public hearingat the June 11 public hearing.

June11Reco

Some of the updates strengthened the review process, required construction management plans to protect the neighbors and increased requirements for applicants. At the request of the Mayor, the Village Attorney also added code about fees and penalties for those who demolished buildings without getting approvals or violated building code. Fees will go up for multiple offenses. These changes seemed to pass muster with everyone on the Board.WoodlandsClearCut

One of the key levers to increase open space is a provision that would count gravel as “impervious” rather than pervious. This means that gravel driveways would now count in the calculation for lot coverage. So those with a gravel or asphalt driveway might have to cut back on patios or the footprint of their home to meet the coverage requirements.

Several architects and builders came to the podium to object to this new definition.

Eilon Amidor of 69 Morris Lane said, “As a village we have a lot of rules and regulations. More rules is more costs. You are hurting the homeowners…. I have a 20,000 square foot gravel driveway. After this, I will not be able to expand unless I convert my driveway to permeable pavers. I spoke to my attorney and he says this is a “constitutional taking.” You are diminishing our rights. It will make no difference to the builders – it will hurt the homeowners. I would encourage you to take a referendum so that everyone in the Village knows what the consequence will be for their property.”

Roz Young from 6 Norwood Road said, “I am very upset about the gravel rules that have changed. How is the porous paver any better when it is installed over the same material as gravel? Porous pavers are hideous and depends on rigorous maintenance. Porous pavers are five times the cost of gravel. Gravel has always been impervious…. If a house has a 2,000 square foot driveway, and the client wants to add a 200-foot mudroom – does the client have to remove 200 square feet of driveway or the entire driveway?”

Another provision of the new law is a revised schedule of bonus square footage by zoning district. This provision allows increases in the square footage of homes as a bonus for setting the home back beyond the minimum setback requirement.

See below for the current bonuses and two schedules of proposed revisions to these bonuses. Consultants proposed these reductions as a way to decrease the bulk of new construction projects, one of the chief complaints from residents.

FARJune

Board members were divided on the size of the bonus square footage:

Trustee Gans and Trustee Ahuja felt that the existing bonuses should be left in place. Gans said, “I favor doing the minimum and being more cautious…. “We don’t want to be too bulky – but we have to allow the housing stock to turn over and meet the expectations of buyers.”

Ahuja said, “All of these new houses get bought – why would we want to restrict this. I feel like we are legislating people’s lives.”

Trustee Karen Brew pointed out that these reductions were virtually the only new measure in the proposal that would address the bulk and height of new homes in the A5 district, where some of the lots are as small as a tenth of an acre.

She said, “If you walk these neighborhoods they are using every inch of allowable space and the new houses dwarf the existing houses. The old houses have more generous setbacks. These new ones are taller and they are eyesores. We are not solving for that as proposed. I am worried about the entire neighborhood. Am I the only who feels this way?” She later said, “But the economics are driving what is being built here – I would like us to do something about it. It’s the teardowns that are changing the fabric of the neighborhood – not the renovations.”

Trustee Jeremy Wise and Trustee Ken Mazer agreed.

As the Board was unable to reach consensus on this issue, the Mayor suggested that the matter be discussed by the working group who was drafting the proposal.

In other public comments, Jim Detmer of Woods Lane said, “The focus of the moratorium was around bulk and stormwater run-off. Have we accomplished this? It is very difficult for the public to envision how this is going to work. I am hopeful – but it is suspect When BFJ says we are reducing runoff by 1% that’s not very convincing. After we put in the design guidelines I hope we can make a difference. I am skeptical at this point.

Jeffrey Osterman of Oak Lane called for the consultants to provide renderings to illustrate the effects of these new provisions on proposed projects. He said, “It would have been helpful to see examples of how these code changes would have affected some construction projects.” Cathy Lu agreed and called for the consultants to provide some case studies.

The Village Board will meet again on July 9, 2024 to enact these changes. If necessary they may call for a third public hearing. You can review the proposed building code changes here.

Sales
60 Crane60 Crane Road
Modern meets Vintage in this gut renovated and expanded (2012) Farmhouse Colonial that is rich in history and architectural detail. This 6 bed, 5.5 bath, ~5,400 sq.ft. home sits on 0.49 acre and offers generously sized rooms, great flow and a flexible layout perfect for entertaining, everyday living and WFH. Highlights include: Chef’s kitchen w/Thermador 42” Professional Range w/6 burners, griddle and 2 ovens, Thermador 60” refrigerator and freezer, 2 dishwashers and granite and quartz countertops; 1st flr bedroom/office with adjacent full bathroom; expansive primary suite with tray ceiling, large sitting room and luxurious ensuite w/oversized frameless shower, freestanding tub and two water closets; 4 additional large family bedrooms on 2nd flr each with California Closets and 3 with ensuites; first floor laundry; 2 gas and 1 wood-burning fireplace; walk-out lower level with large family room/play room and plenty of space for gym, playroom and storage; heated oversized 2-car garage and detached 1.5 car garage perfect for a 3rd car, a gym, workshop or storage. This amazing home has the feel of a compound and also comes with a courtyard for parking, private yard, 5 heating zones, and smart features throughout. Not to be missed.

Sale Price: $3,100,000
Real Estate Taxes: $56,215.10
Assessed Value: $2,150,000

50 Church50 Church Lane
Timeless elegance meets high-end modern amenities in this exquisite and sophisticated Fox Meadow classic colonial. This 5 bedroom, 3.5 bath, ~4,300 sq.ft. home is awash with sunlight and boasts high ceilings throughout, generously sized rooms, great flow, gorgeous architectural details and has room for a pool. Highlights include: oversized living room w/fireplace, 3 walls of windows, custom built-ins and door to covered porch; fabulous custom chef’s kitchen by a renowned designer, w/Sub Zero, Viking 6-burner stove, tons of storage and French doors to beautiful herringbone brick patio, and fenced and level private yard; sun-drenched family room off kitchen with 3 walls of floor-to-ceiling windows bringing in tons of light and greenery; stately wood-paneled dining room perfect for entertaining or holiday gatherings; primary “wing” with bedroom, sitting room/office and primary bathroom with radiant heated floor, Waterworks fixtures and sinks, honed Calacatta marble countertop, shower with rain head and soaking tub; stunning and unique 600+ sq.ft. upstairs family room/playroom with vaulted ceiling and built-in library, also great for an office or gym; independent guest room/nanny suite with sitting room and bathroom with original cast iron clawfoot bathtub; finished lower level perfect for a gym or kids playroom. For those looking for a tastefully designed modern home, this exceptional property is not to be missed.

Sale Price: $2,850,000
Real Estate Taxes: $36,605.18
Assessed Value: $1,400,000

27 Montrose27 Montrose Road
Scarsdale Greenacres gem! Expanded and updated by architect owner, this Center Hall Brick Colonial is ideally located on a tranquil street close to the Greenacres school. This elegant Colonial boasts a beautiful layout with over 5000 square feet of living space, five generous sized Bedrooms on the second floor and three full baths and two half baths.The classic layout and open floor plan creates a wonderful flow for everyday living and easy entertaining. The kitchen family room addition features a Chef's kitchen, oversized island, high-end appliances including a Viking 6 burner stove, oversized eat-in area and family room with a gas fireplace. French doors open to a beautiful bluestone terrace with views of the spacious property with perennial gardens and a wooded preserve beyond. The living room with a wood-burning fireplace adjoins the sunroom which opens to a charming covered bluestone front porch. A tranquil spot to relax with your morning coffee! The exquisite primary bedroom has a 10 foot ceiling, numerous closets and French doors to a balcony overlooking the beautiful yard. The luxurious marble bath has a soaking tub, jetted showers and a radiant heated floor. Four additional bedrooms, 2 new baths (one ensuite) with radiant heated floors complete the second level. The finished walkout lower level has a large recreation room, office, exercise area, half bath and mudroom. Enjoy an oversized 2 car garage plus a third garage for all your cars and gear. Wonderful curb appeal!

Sale Price: $2,751,000
Real Estate Taxes: $14,701.70
Assessed Value: $1,625,000

19 Leatherstocking19 Leatherstocking Lane
Welcome to this stunning six-bedroom, four-bathroom, and a powder room home nestled in the heart of Scarsdale's coveted Heathcote neighborhood. This meticulously maintained residence boasts a perfect blend of modern amenities and timeless charm, offering an unparalleled living experience for the discerning buyer. As you step inside, you are greeted by an inviting foyer that sets the tone for the rest of the home. The main level features a spacious layout, ideal for both relaxing and entertaining. The sun-drenched living room is adorned with a stone wood burning fireplace and French doors to the deck that frame picturesque views of the lush, landscaped backyard. Adjacent to the living room is an elegant formal dining room, perfect for hosting dinner parties and gatherings with loved ones and a versatile room with access to the wood deck. The gourmet kitchen is equipped with premium appliances, Kashmir Gold granite countertops and ample cabinet space. A cozy breakfast nook provides the perfect spot to enjoy your morning coffee. The upper level features the luxurious primary suite, featuring a spa-like ensuite bathroom and expansive walk-in closet, dressing area and a sitting area or space for a home office. Three additional bedrooms with 1 ensuite bath and a hall bathroom offer plenty of space for the family. The lower level includes 2 additional bedrooms, a hall bathroom and a comfortable family room with a fireplace, that creates a warm atmosphere and French doors to the patio and backyard. A few steps down you will find a laundry room, storage and access to the 2-car garage. Outside, the level and private backyard features manicured landscaping, outdoor lighting, and a very private atmosphere. Whether you're hosting a barbecue, playing with the kids, or simply relaxing after a long day, the outdoor is sure to impress. Located on a scenic Heathcote street, this home offers peace and tranquility while still being walking distance to the middle school.

Sale Price: $2,695,000
Real Estate Taxes: $47,279.24
Assessed Value: $1,800,000

15 Marbourne15 Marbourne Drive
Welcome home to this stunning sun filled, exquisitely designed Scarsdale home. Located within the Scarsdale School district, this home features a dramatic two story entry foyer with breathtaking floor to ceiling views of the abutting heavily wooded Nature Preserve. The first floor includes a generous living room with marble wood burning fireplace, dramatic high ceilings, a wall of windows and sliding doors leading to the outdoor 40 foot private deck with gas grill. The spacious dining room has dramatic floor to ceiling windows. Oversized sun-filled family room is equipped with custom built-ins: a bar and entertainment area and sliding glass doors to the private deck.The recently renovated custom chef’s kitchen features top of the line appliances, spectacular casual dining area with a solarium style wall of glass providing panoramic views. A homework nook, powder room, large laundry room and ensuite au pair room complete the first level. The second level includes the luxurious primary suite with fireplace, custom built-ins, two walk in closets and a tranquil sitting room. The primary spa bath is equipped with a Jacuzzi tub, steam shower and bidet. There are three additional bedrooms, one with en suite bath and one hall bath. All bedrooms contain custom built-ins Large 1130 sq ft. walk out lower level (not included in sq. Feet) with 11 ft. ceilings, media room, gym area, play area, additional room, full bath, and storage area. Gas boiler and Navien instant hot water make this an extremely energy-efficient home.

Sale Price: $2,400,000
Real Estate Taxes: $45,988.32
Assessed Value: $2,084,000

11 Brookline11 Brookline Road
11 Brookline Rd, a captivating stone-front CH Colonial, is nestled on .25 acre in Scarsdale’s popular Sherbrooke Park neighborhood. This tastefully updated home offers 5 bedrms & 3.1 baths on quiet, private property. A spacious EH welcomes guests & opens to an inviting Liv Rm w/FPL, FDR, updated eat-in Kitchen, versatile Family Rm, back staircase, access to 2-car garage, Powder Rm & delightful outdoor porch. A stone patio & lush, landscaped property offers a lovely setting for entertaining & relaxing.The 2nd Fl has Primary Bedrm w/WIC & en-suite bath, 3 add’l Bedrms, hall Bath & 5th Bedrm w/en-suite bath off a back hallway w/private staircase. Amenities incl newly painted interior & exterior, new Anderson windows, alarm system, CAC & add’l 875 sf of unfinished basement w/wine cellar & walk-out. This unique home has everything for an easy, idyllic lifestyle. Welcome to Sherbrooke Park!

Sale Price: $2,388,000
Real Estate Taxes: $35,297.86
Assessed Value: $1,350,000

5 Kempster5 Kempster Road
Chic, modern, completely renovated home well-located in the sought-after Cotswold section of the highly-acclaimed Edgemont school district, set on .35 acres of level property .The first level is comprised of a stunning entry foyer with a vaulted ceiling, lovely formal living room with wood-burning fireplace, formal dining room, powder room, open plan kitchen/family room with a bay window and a large dining area. The kitchen offers quartzite countertops, glass tile backsplash, under-cabinet lighting and stainless steel appliances. A large mudroom/laundry room, walk-in pantry, bedroom and storage room/gym and two car attached garage complete this level. The second level includes a beautiful primary bedroom with a large walk-in closet and a luxurious ensuite primary bath with a double vanity, soaking tub and steam shower, three additional spacious bedrooms and a large hall bathroom, two linen closets plus an expansive walk-in closet that can be converted into another hall bath. The lower level features a fabulous recreation room completely renovated in 2021 with a wood-burning fireplace, a wall of built-ins, sliding doors accessing a large screened porch with a door to the yard, a spacious office with full bath and utility room. A Trex deck and level yard with a lovely stone wall provide plenty of room for outdoor dining and entertaining. Backing on to a large open property and benefiting from a gorgeous .75 acre park next door that is effectively part of your yard (yet no requirement to pay for/maintain it), a feeling of space and privacy surrounds this home. Recent updates include new siding, front portico, roof, windows, garage door, driveway paving with Belgian block apron, landscaping including newer trees on the side of the property and a Trex deck. Floors, kitchen and bathrooms redone in 2013 - 2015. HVAC updated in 2014. Don't miss this spacious Edgemont home!.

Sale Price: $2,250,000
Real Estate Taxes: $52,017.78
Assessed Value: $1,637,400

152 Edgemont152 Edgemont Road
Introducing this stately stone Colonial nestled in the heart of Old Edgemont. This classic home welcomes you with its light and warmth and impresses with its high ceilings, impeccable craftsmanship, and elegant details. New architectural asphalt roof -2021. Step inside and fall in love with the grand foyer that connects dining room and living room. The majestic stone fireplace – the centerpiece of the formal living room – invites family and friends to gather and marvel at the timeless beauty of the home. Hardwood floors, intricate moldings, and oversized windows create an inviting ambience filled with natural light. With 5-6 bedrooms and 3 full baths, this home offers versatility and beauty. Impeccable landscaping graces the desirable corner lot, providing a serene outdoor retreat. Welcome home!

Sale Price: $1,905,000
Real Estate Taxes: $20,140.46
Assessed Value: $1,669,000

80 Huntington80 Huntington Avenue
Spacious and sunlit Tudor-style home ideally situated near the Greenacres school. The open floor plan is perfect for today’s modern living. Step into the expansive L-shaped living room, adorned with a brick fireplace, and adjacent office. Renovated in 2014, the dining room is strategically positioned and open to the updated kitchen and family room offering seamless entertaining opportunities. The oversized deck is ideal for gatherings and year-round grilling. The primary bedroom includes an en-suite bath, accompanied by two additional bedrooms and a stylish hall bath. Venture to the third floor to discover a versatile playroom and bedroom, complete with a convenient half bath. With its level yard, this property invites endless opportunities for year-round enjoyment. Move in and make it yours!

Sale Price: $1,850,000
Real Estate Taxes: $21,570.90
Assessed Value: $825,000

39 Aspen39 Aspen Road
This stunning 4 bedroom, 4 ½ bath split level gem is nestled on .61 acres of gorgeous private, level park-like property. To accommodate the demands of modern living, multiple office spaces provide an ideal setting for remote work, and there's ample room for a home gym to help you stay fit. The bright eat-in-kitchen with stainless steel appliances opens to a deck perfect for entertaining. Enjoy the gracious living room with floor-to-ceiling brick wood-burning fireplace, formal dining room and convenient powder room. The “glass” family room boasts floor-to-ceiling windows offering breathtaking views of the magnificent grounds. 2 primary bedrooms, one on the 2nd floor and one on the 3rd, both with ensuite baths, provide flexibility. The 2nd floor also hosts 2 additional oversized bedrooms and a versatile study, ideal as a 5th bedroom, along with a hall bath. The 1st level basement features a den, a full bath, a playroom and an attached oversized 2-car garage. A few steps down to the walk-out lower level you'll discover a recreation room and an additional study, offering more space for your lifestyle needs. Amenities include beautiful original 3” oak hardwood floors, many built-ins, abundant closets, and plentiful storage.

Sale Price: $1,825,000
Real Estate Taxes: $29,864.73
Assessed Value: $1,137,000

319 Old Colony319 Old Colony Road
Commuter's dream! Beautiful, renovated and freshly painted 3 bedroom, 3 bathroom brick ranch in the award winning Edgemont School District on almost a 1/2 acre of land! 2,233 square feet with entry foyer, sunken living room, formal dining room, eat-in-kitchen with stainless steel appliances / door to bi-level patios, primary bedroom with full bathroom, two additional bedrooms and a full hall bathroom. Both bathrooms on the main floor are brand new! Additionally this home has a 1,400+ square foot legal walk out basement that has a family room with fireplace, playroom, den, renovated full bathroom, laundry room, utility room and all freshly tiled. Other features are central air conditioner, recessed lighting, brand new hardwood floors, a seven year old electric panel, a five year old furnace and three zone heating system. Welcome to your new home!

Sale Price: $1,100,000
Real Estate Taxes: $26,779.14
Assessed Value: $895,800

183 Ferndale183 Ferndale Road
Walking distance to the award-winning Greenville Elementary School, this charming colonial is filled with natural light and has a versatile layout. First floor features a cozy living room with a fireplace, family room, kitchen with granite countertop and hardwood cabinets, dining room, and powder room. The family room leads to a gorgeous sunroom with walls of windows and the kitchen walks out to a peaceful deck overlooking the backyard. Second floor has three bright bedrooms and a shared hall bath. Hardwood underneath the carpet. Third floor bonus space is bright and airy with skylights and spacious walk-in closets. As your family grows, this space can grow with you as a playroom, office, or bedroom suite. The 500 sqft walkout basement is just as flexible. It comes already finished and makes for a great kids’ play area or home gym. The two-tier deck and level backyard provide ample room for outdoor fun. You will love living in the heart of Edgemont!

Sale Price: $940,000
Real Estate Taxes: $30,000.85
Assessed Value: $1,066,200

Featured Listings
OFFICIAL.HOULIHAN




41 Wildwood41 Wildwood Road, Scarsdale
6 Bedrooms, 6.1 Bathrooms, 6,800 Square Feet

Exceptional New Construction Colonial in Scarsdale with room for a pool. The perfect opportunity to customize your new sophisticated home in Quaker Ridge and work along with Scarsdale's Premier Luxury Builder. This custom designed floor plan features 10 foot ceilings on the first floor and 9 foot ceilings on the second floor. The first floor entry hall opens to a living room with fireplace, formal dining room, chef’s kitchen with stainless steel appliances and custom cabinetry, a family room with doors to patio, first floor guest bedroom and bath, powder room and two car garage. The second floor features a luxurious master suite and spa bathroom, three additional bedrooms with en-suite baths and laundry room. The finished lower level has a recreation room, bedroom/office and full bath. Bus to all schools. Buyer to pay NYS transfer tax.
Click here for more information 
Sale price: $4,550,000


OFFICIAL.HOULIHAN




28 Stratton28 Stratton Road, Scarsdale
4 Bedrooms, 3.1 Bathrooms, 3,846 Square Feet

Fabulous open-plan, modern mid-century ranch in the heart of the Quaker Ridge neighborhood of the highly-acclaimed Scarsdale School District. This contemporary home is within walking distance to worship, the Elementary School, and the 5-Corners shops and restaurants! This ranch boasts a truly open-plan layout with a modern, hip vibe. Sunlight pours into all the main rooms through the floor-to-ceiling windows across the back of the house and master suite, creating a super bright and inviting living space for the whole family. The wide foyer welcomes you with immediate views through the house to the lush green backyard and includes a coat closet and powder room. The foyer leads into the living room, which features a modern wood-burning fireplace and ample space for large gatherings, holiday celebrations, or just cozying up by the fire. Large picture windows at the back offer views of the mature treeline and backyard. The living room is open to the modern kitchen/dining area, which boasts a vaulted ceiling, exposed steel beams, and original framing, creating a unique and beautiful architectural design and stunning open space. The kitchen features a large island with seating, premium stainless steel appliances including two Miele dishwashers, a Sub-Zero fridge/freezer, gas range with professional hood, KitchenAid double ovens, and a white farm sink with disposal. The open dining area accommodates a large table and offers a wall of glass with sliding doors to the deck, creating a seamless connection between indoors and out. A family room/desk area is located just to the other side of the kitchen/dining area and also benefits from a wall of glass overlooking the backyard. The luxurious primary suite is located on the right side of the house, providing privacy. It is comprised of a large bedroom with picture windows overlooking the beautiful backyard, a spa-like ensuite bathroom with a fabulous soaking tub, large shower, and double vanity, a walk-in closet, and a separate office area which could easily be converted into a second walk-in closet. On the other side of the house, you will find two sunny bedrooms and a full hall bathroom. Up a few steps is the fourth spacious bedroom with an ensuite full bath. As you descend to the lower level, you can access an attached two-car garage. At the bottom of the stairs, you'll find a large mudroom, a playroom, a second playroom with a wood-burning fireplace, a laundry room, and a large utility/storage room. The backyard is tranquil and boasts a fantastic oversized deck, ideal for outdoor dining and relaxing.
Click here for more information
Sale price: $2,200,000

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