COMPREHENSIVE PLAN VILLAGE OF BRIARCLIFF MANOR September 2007
COMPREHENSIVE PLAN VILLAGE OF BRIARCLIFF MANOR September 2007 Prepared for the Comprehensive Plan Committee: 1111 Pleasantville Road Municipal Building Briarcliff Manor, NY 10510 Prepared by the Planning Consultants: BFJ Planning 115 Fifth Avenue, 2nd Floor New York, NY 10003 ACKNOWLEDGMENTS Comprehensive Plan Committee William Vescio, Mayor Elsie Smith, Trustee Ingrid Richards, Assistant Village Manager Keith Austin Tyler Beebe Donald Borho Morton Berger Maryann Gallagher Jim Gold Ed Nolan Board of Trustees William Vescio, Mayor David Venditti, Deputy Mayor Elsie Smith Robert Mayer Gayle Waxenberg Michael Blau, Village Manager BFJ Planning Consultants Harlan Sexton, AICP, Senior Associate Shani Leibowitz, AICP, Senior Planner Susan Favate, Planner Gary Roth, Planner Stephanie Cheung, Graphics Designer Winnie Liu, Graphics Designer
TABLE OF CONTENTS SECTION 1.0 INTRODUCTION 1 1.1 Purpose and Function of the 2006 Comprehensive Plan 1 1.2 Planning Process 1 1.3 Guiding Goals of the Comprehensive Plan 2 1.4 Format of the Comprehensive Plan 2 SECTION 2.0 EXISTING CONDITIONS 3 CHAPTER 2.1 REGIONAL AND HISTORIC CONTEXT 3 2.1.1 Regional Location 3 2.1.2 Early Briarcliff Manor History 3 2.1.3 Previous Planning Projects 4 2.1.4 Relevant Regional Policies 8 CHAPTER 2.2 LAND USES, ZONING, AND COMMUNITY CHARACTER 12 2.2.1 Existing Pattern of Land Use 12 2.2.2 Residential Development Potential 16 2.2.3 Land Use by Zoning Districts 16 2.2.4 Current Land Use Concerns 22 CHAPTER 2.3 VILLAGE POPULATION 25 2.3.1 Population Growth 25 2.3.2 Race and Ethnicity 27 2.3.3 Age Distribution 27 2.3.4 Households and Families 29 2.3.5 Income Distribution 30 2.3.6 Housing Units 31 2.3.7 Employment Characteristics 32 Page
CHAPTER 2.4 NATURAL RESOURCES 34 2.4.1 Natural Resource Features 34 2.4.2 Local Controls Protecting the Environment 41 2.4.3 Planning Issues 47 CHAPTER 2.5 TRANSPORTATION 49 2.5.1 Existing Traffic Conditions and Volumes 49 2.5.2 Functional Classification of Roadways 49 2.5.3 Traffic Volumes 51 2.5.4 Crash Data 51 2.5.5 Planning Issues 52 CHAPTER 2.6 BUSINESS AREAS 57 2.6.1 Business Characteristics in the Village 57 2.6.2 Central Business District 57 2.6.3 Retail Areas Outside the CBD 63 2.6.4 Office and Business Areas 63 2.5.5 Special Business Uses in Residential Areas 64 Page CHAPTER 2.7 COMMUNITY FACILITIES, PARKS AND RECREATION 65 2.7.1 Community Facilities and Services 65 2.7.2 Parks and Recreation 69 2.7.3 Schools 76 SECTION 3.0 THE VILLAGE PLAN 80 3.1 Village-Wide Vision 80 3.2 Land Use 80 3.21 Open Space and Land Use 80 3.22 Open Space and Recreation 84
3.3 Housing 84 3.4 Business Districts 86 3.5 Traffic/Circulation/Parking 87 3.6 Infrastructure and Services 88 List of Figures Page 2-1 Regional Location 5 2-2 Historic Map, 1936 6 2-3 Patterns for Westchester Recommended Densities 11 2-4 Current Land Use 15 2-5 Zoning Map and Generalized Land Uses 17 2-6 Topography 35 2-7 Soils 36 2-8 Surface Hydrology 38 2-9 Environmental Features 39 2-10 Flood Hazard Areas 42 2-11 Areas Prone to Flooding 43 2-12 Functional Classification of Road Network 50 2-13 Traffic Volumes 53 2-14 Crash Location Over a Three Year Period (May 2003 to May 2006) 54 2-15 Village Business Districts 58 2-16 Downtown Existing Conditions 60 2-17 Community Facilities, Public Work, and Schools Map 66 2-18 Parks and Open Space 71 2-19 Primary Schools in Briarcliff Manor, Public and Parochial 78 3-1 Existing Conditions on Pleasantville Road, Site Plan 103 3-2 Pleasantville Road with Redevelopment on West Side 104 3-3 Pleasantville Road with Redevelopment, Axonometric 105 3-4 Existing and Proposed Elevation (West Side) 106 3-5 Existing and Proposed Elevation (East Side) 107 3-6 Proposed Development (Pleasantville Road) 108 3-7 Existing Character of Pleasantville Road (View Looking Toward N. State Road) 109 3-8 Redeveloped Character of Pleasantville Road (View Looking Toward N. State Road) 110 3-9 CDB Plan for East Downtown 114
List of Tables Page 2-1 Change in Land Use, 1977 and 2004 14 2-2 Population Change 1950 to 2000, Briarcliff Manor Area Communities and Westchester County 26 2-3 Change in Population by Density 1990 to 2000 Briarcliff Manor Area Communities and Westchester County 26 2-4 Briarcliff Manor Population by Race and Ethnicity 1990 to 2000 27 2-5 Population by Age, 2000, Briarcliff Manor Area Communities and Westchester County 28 2-6 Households and Families, 1990 to 2000 29 2-7 Household Income Distribution, Selected Areas, 1999 30 2-8 New Residential Building Permits, 1994-2004 31 2-9 Employment by Industry, 2000 33 2-10 Employment by Occupation, 2000 33 2-11 Recent Briarcliff Manor Union Free School District Enrollment 77 2-12 Recent Ossining Union Free School District Enrollment 79 3-1 Implementation Strategies 89 Appendix A: Business Areas in Briarcliff Manor Appendix B: Glossary of Terms in the Comprehensive Plan