Home Building Continues Despite Gravel Moratorium

Is the Scarsdale building moratorium on homes that use gravel to meet lot coverage requirements causing a decrease in the number of building projects or demolitions? The Scarsdale Board of Trustees enacted the moratorium in February 2015 and recently extended it to October 2015 to give themselves time to study the issue.

At the hearing on the extension of the moratorium, a builder complained that the moratorium was impacting his business and a homeowner said that it prevented him from filing plans to construct a swimming pool.

In order to figure out if the moratorium is having an impact, we looked at the numbers and spoke to a few experts. From what we can see, the moratorium has not caused a decrease in building activity around Scarsdale.

First, we looked at the number of applications to the Committee for Historic Preservation for home demolitions. Here's the data for the last several years:

This chart shows that the number of applications is very steady.

Next we asked Village Planner Elizabeth Marrinan for her observations, and after looking at the data and the traffic at the building department she said, "As for your question as to whether the moratorium seems to have slowed permit applications, from what I see and hear, I think the answer is no."

Realtor and member of the Board of Architectural Review Jack Miller said, "I do not believe that the moratorium is meant as a punitive measure (as a few builders have expressed), but rather a way for the Village to gain some space to make a well informed decision about building codes, especially FAR, setbacks, and massing guidelines as they move forward.

I haven't seen a drop in applications for new homes or renovations, and judging by the CHP agenda they too haven't seen a drop in demolitions.

As far as "economics" go, it seems that the younger Millennials moving out from the city want NEW construction. They are a well-educated group of hard working young folks who don't want to be bothered with the day-to-day maintenance and continual upkeep of older homes. I heard a funny story about a young gentleman who just purchased a very expensive new home knocking on his neighbor's door to borrow a hammer. Who doesn't own a hammer?"

Last we got the following comments from Paul Fontana of the Cum Laude Group, popular contractors in Scarsdale:

"One important distinction to understand is the difference between the following requirements which are related, but not the same:

1) Lot coverage, which is the amount of space on a property that is covered with impermeable substances. This can be the actual house, driveways, patios, walls or anything else through which water does not pass.

2) FAR, which is the size of the living space of a house (on all floors, sometimes the basement, depending on the height of the first floor) relative to the size of the lot.

3) Building coverage, which is the size of the footprint of the house and accessory buildings.

The proposed new law about gravel really targets the lot coverage more than any of the other regulations. Developers and homeowners will still design and build houses that will be plenty big, they will just have smaller driveways, smaller patios and probably not have pools on anything smaller than 3/4 acre lots.

Some towns, like Rye and Harrison, have no provisions for lot coverage at all. Permeability of substances is not a criterion at all.

The smaller and middle size lots will be the most affected by this regulation if it passes. The large estates will be still be able to expand their houses and add pools.

This code change will also create a large number of non-conforming houses that will have difficulty renovating in the future.

I suspect that homeowners will design what they have to in order to conform to the new code, but that many will expand their driveways and patios after C.O.s are issued."

Sales:

15 Wheelock Road

2000 Heathcote colonial on .61 acre property. First floor: two story entrance foyer, nine foot ceilings throughout, library with French doors, living room with fireplace, dining room, mudroom, custom kitchen, granite counter tops, center island, opens to family room (20 x 31) with French doors to private yard. Second Floor: master suite with sitting room, bedroom, two walk in closets and bathroom w/ marble throughout, his and her sinks, three additional bedrooms with two baths and laundry. Lower Level: playroom, full bathroom, extra room. Hardwood floors throughout.

Sale Price: $2,995,000
Taxes: $44,224

45 Lockwood Road

This 1938 Colonial is in Crane Berkeley, a prime Fox Meadow location. Over 4600 interior sq. feet of living on .29 acres of private flat property with easy access to yard and patio from family room, dining room, breakfast/family room. First floor: entrance foyer, library with fireplace, large living room with fireplace, formal dining room, gourmet kitchen, breakfast/family room, butler's pantry, backstairs to second floor and lower level, mudroom off kitchen and garage, powder room, plus second family room with skylights. Second Floor: master bedroom with new bathroom (double sink, steam shower and whirlpool tub), two bedrooms with adjoining bath, bedroom with hall bath, and additional bedroom/bath. Lower Level: playroom with fireplace, gym, crafts room and laundry room.

Sale Price: $2,360,000
Taxes: $42,828

30 Greenacres Avenue

Brick center hall colonial on .45 acre with architectural details throughout including a green tile roof. Gracious entry hall, living room with fireplace, doors to sunroom with French doors to deck, formal dining room, updated eat-in kitchen with stainless steel appliances and granite counters, family room and powder room complete the first floor. Upstairs to master suite with two walk in closets and marble bath, two additional bedrooms with adjoining playroom and updated marble bath. The third floor has two bedrooms, hall bath and plenty of storage. There is a walk out finished lower level playroom, with powder room, laundry room and storage.

Sale Price: $1,860,000
Taxes: $35,718

25 Kent Road

This home is on .50 acres with a heated pool and spa set back from the home. The entire property is fenced in. The house has an entry hall, living room/fireplace, formal dining room, large modern eat-in kitchen with center island and separate breakfast area with door to yard plus a den and powder room, all on the first floor. Second level has a master bedroom with updated bathroom and two bedrooms with an updated hall bathroom. Third level has two additional bedrooms with another updated hall bathroom. There is a two-car tandem garage that holds four cars plus additional storage. Laundry room and unfinished lower level with more storage.

Sale Price: $1,600,000
Taxes: $31,111

11 Harcourt Road

Colonial in the heart of Fox Meadow with a new country kitchen with top-of-the-line stainless steel appliances, screened sun-porch with access to fenced-in play area and yard, living room/fireplace with access to library/office, hardwood floors, new windows, attic for work space/exercise and additional bedroom and bath, perfect for au-pair or guest room. Lower level has additional 500 square feet finished space with playroom, utility room, laundry and garage access.

Sale Price: $1,500,000
Taxes: $32,136

11 Ridgecrest East

Fully renovated Greenacres home on .22 acre has five bedrooms and three full and a half bath, and an eat-in kitchen/family room with patio overlooking yard.

Sale Price: $1,283,500
Taxes: $24,783

8 Prince Willows Lane

Completely renovated ranch home with open floor plan located in Quaker Ridge on .3+ acre level property. An inviting front porch leads to entryway, large living room/picture window/wood burning fireplace and dining room. The new eat in kitchen features a large center island with granite, wood cabinetry, stainless steel appliances including French door & wine refrigerators, pendant lighting, desk area and side door to new wrap around paver patio overlooking the backyard. Eating area opens to the family room with wood burning fireplace and door leading to the patio. A private family bedroom wing is off the foyer leading to a master bedroom with new bathroom, two closets, two family bedrooms and updated hall bath with double sinks. New roof, alarm system, lawn sprinkler, air conditioning, washer/dryer, generator hook up, new driveway with Belgium Block curbing.

Sale Price: $1,255,000
Taxes: $23,419

106 Walworth Avenue

Center-hall colonial in walk-to-train Greenacres neighborhood. This home sits on a large, flat .34 acre of private property with four bedrooms, three full and one half baths. The master bedroom has a private updated bathroom. Other amenities include all new hardwood flooring, updated bathrooms and kitchen, central air, gas heat, newer windows, screened porch and a fenced rear yard.

Sale Price: $1,180,000
Taxes: $23,260

Edgemont:

7 Greenville Road

A Bauhaus style mid century contemporary on .70 of an acre with free form pond like in ground pool. New gourmet kitchen/granite/stainless steel top of the line appliances connects to a step down family room and French doors leading to slate patio. Star of $1,872 not included in the stated property taxes. New roof 2009, new hot water heater 2015.

Sale Price: $1,300,000
Taxes: $33,105

250 Beverly Road

Center hall colonial set on nearly half acre in the #1 rated Edgemont school district. Full of architectural details, such as hardwood floors, eat-in kitchen with granite counters, large center island, top of the line appliances, under cabinet and recessed lighting and sliding doors to lovely patio and large backyard. A sweeping staircase leads from the entry foyer to a second floor landing, with three bedrooms and a hall bath. Master bedroom suite with a walk in closet with built-ins and a private master bath. New Roof (2012) and HVAC (2013).

Sale Price: $1,195,000
Taxes: $33,441

136 Delhi Road

Colonial in prime Edgemont location on .17 acre property offers potential to expand or update. Features eat-in kitchen, gas fuel, hardwood floors, perennial gardens and a large, flat back yard.

Sale Price: $741,660
Taxes: $16,274

3 Skytop Road

Special features and updates include new siding, refinished hardwood floors throughout, outfitted closets, new boiler and water heater, updated alarm system, new appliances, and new bay window in living room. Lower level completely redone with new windows, hi hats, new flooring and built-ins. Fenced property with new landscaping.

Sale Price: $665,000
Taxes: $18,720