Rye Arts Center Zoning Petition

RAC Zoning Petition

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  Quality of life concerns related to the expansion of the RAC

  by Helena Duffy, about 1 year ago
  I am a resident at Blind Brook Lodge and believe the current Rye Art Center is an asset to our community. However, I feel additions to the art center beyond its current footprint will cause chaos in our neighborhood. Milton Road cannot accommodate additional traffic beyond its current workload. The road is a main thoroughfare to town and many schools and churches. For local residents access to our homes will be severely hindered. During the day, children make up a high percentage of pedestrian and bike traffic and this causes safety concerns. Milton is a narrow two lane road, additional... Continue reading

  I am a resident at Blind Brook Lodge and believe the current Rye Art Center is an asset to our community. However, I feel additions to the art center beyond its current footprint will cause chaos in our neighborhood. Milton Road cannot accommodate additional traffic beyond its current workload. The road is a main thoroughfare to town and many schools and churches. For local residents access to our homes will be severely hindered. During the day, children make up a high percentage of pedestrian and bike traffic and this causes safety concerns. Milton is a narrow two lane road, additional car and bus traffic will cause backups in the around the schools and into the traffic circle leading to and from town.

  
  

  I also have concerns about the sustainability of an expanded arts center. I understand a sizable donation along with planned fund raising is the anticipated means of erecting the new center but I question the sources of funding for maintaining the center. I believe at present, donations provide some of the monies required to sustain the current center. Tuition for classes offered and membership fees are also a source of income. However I believe these sources do not completely cover costs of running the current RAC. Maintaining a new larger center will be more costly and I have not heard if the current donor has agreed to support ongoing costs. I know the hope is that membership and tuition fees for programs and events will be a substantial source of funding for the expanded center but given the current economy I question how that is going to work. Unfortunately when household budgets are tight families often have to sacrifice lessons and programs that generally add so much to life but are no longer seen as necessities. I worry what will happen to a re-zoned area if there is not enough money to maintain the center. I think about the Wainright house where they have had offer the premises for catered events in order to generate revenue to keep the lights on. I believe if the same situation occurred with the expansion of RAC it would create a serious hardship for our neighborhood.

  Thank you for the opportunity to express my concerns.

  
  

  Helena Duffy

  Blind Brook Lodge
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  RAC Zoning Petition Concerns

  by WBBBL Neighbor, about 1 year ago

  While I agree having the current RAC allows children and adults to enjoy and participate in the arts, I join with the BBL board and others in asking the proposed zoning change request be denied in that it does not sufficiently take into account the negative impact to the surrounding community these changes will certainly have. The issues regarding increased traffic volume and grid lock as well as child and adult pedestrian safety are real. One just needs to observe the current traffic issues during times of dropping off and picking up children from Resurrection Grammer School as well as... Continue reading

  While I agree having the current RAC allows children and adults to enjoy and participate in the arts, I join with the BBL board and others in asking the proposed zoning change request be denied in that it does not sufficiently take into account the negative impact to the surrounding community these changes will certainly have. The issues regarding increased traffic volume and grid lock as well as child and adult pedestrian safety are real. One just needs to observe the current traffic issues during times of dropping off and picking up children from Resurrection Grammer School as well as Resurrection, Rye Presbyterian and Christ Church nursery schools. If you happen to have the misfortune of being on Milton Road during these times you will find yourself completely stopped while drivers picking up or dropping off their children block Milton Road attempting to enter or leave these school parking lots. Now we’re given to understand this huge expansion will have little or no effect on increased traffic volume and its inherent potential danger to adult and child pedestrians trying to navigate the traffic.

  Couple these with other concerns already expressed regarding the environmental impact, reduced property values, the frustrating issue currently with the unauthorized use of Blind Brook Lodge’s private parking which will only get worse, along with the financial viability of this proposed expansion going forward.

  These concerns must be carefully considered and acted upon with the best interests of the entire Rye community at the forefront of any decision.

  
  
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  In Support of The Rye Arts Center's Expansion!

  by Bruce Zenkel , about 1 year ago

  I've spent over a decade studying pastel painting at the Rye Arts Center (RAC) with Larry D'Amico, a veteran artist. The course is titled ‘Painting and Beyond’. When I began, I was at the lowest level, a total beginner. I had never dealt with paint or pastels. With Larry's support, I improved and soon began to look forward to Tuesday's classes. It became my community.

  Surrounding this was the excellence that RAC exemplified—its staff, its excellent exhibitions, its variety of interesting events, and its children’s and adult programs housed in an older building but always well maintained. Advantaged in recent... Continue reading

  I've spent over a decade studying pastel painting at the Rye Arts Center (RAC) with Larry D'Amico, a veteran artist. The course is titled ‘Painting and Beyond’. When I began, I was at the lowest level, a total beginner. I had never dealt with paint or pastels. With Larry's support, I improved and soon began to look forward to Tuesday's classes. It became my community.

  Surrounding this was the excellence that RAC exemplified—its staff, its excellent exhibitions, its variety of interesting events, and its children’s and adult programs housed in an older building but always well maintained. Advantaged in recent years by the leadership of its Executive Director, Adam Levi, the Rye Arts Center has reached great heights.

  During the past few years of this journey, conditions at The RAC have become far more crowded. The Rye Art Center is literally bursting at the seams, both inside and outdoors. And it seems clear to me that under Adam’s leadership - adult, children’s, and other programs have become far more popular.

  A new and expanded facility will enable further growth and become a centerpiece of the Rye community.

  
  

  - Bruce Zenkel, Rye Arts Center Student
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  Should the immediate neighborhood have continuous issues for the expansion?

  by Upset Neighbor, about 1 year ago

  I love the arts and RAC is great institution as it is. Is the expansion worth the negative impact it will have on its neighbors forever?

  I am writing to ask that the city of Rye turn down the request of the Rye Arts Center (RAC) to change the zoning. I live across the street at Blind Brook Lodge (BBL) at 66 Milton Road and agree with what the BBL Board and the other BBL homeowners and nearby homeowners have brought up as reasons we don’t want the expansion- safety of children, traffic and parking. We are trying to think... Continue reading

  I love the arts and RAC is great institution as it is. Is the expansion worth the negative impact it will have on its neighbors forever?

  I am writing to ask that the city of Rye turn down the request of the Rye Arts Center (RAC) to change the zoning. I live across the street at Blind Brook Lodge (BBL) at 66 Milton Road and agree with what the BBL Board and the other BBL homeowners and nearby homeowners have brought up as reasons we don’t want the expansion- safety of children, traffic and parking. We are trying to think long term for our neighborhood and don’t see how this will enhance it. After all, the expansion should be an enhancement for all not just for those who go to the RAC for classes and performances, right?

  Aside from aesthetic issues - the proposed rendering is not in keeping with the neighborhood and parking in the front of the building will be unattractive, there are also hard facts we can’t change which are the reason I am not in favor of this expansion. Please try to see this granularly as the homeowners in the immediate area do before you decide on this.

  • We cannot widen Milton Road – it’s too developed. There is only 1 lane in each direction with no room to expand and parking is on 1 side only (when there isn’t an entrance to a school or church).
  • There is no egress available for the RAC expansion except onto Milton Road. Exiting onto Richard Place isn’t possible because of property lines and the wetlands. Exiting onto Midland would require a reconfiguring of Rye Rec (after they just redid the pickleball courts etc). Imagine the traffic back up could easily go over to the roundabout by Grace Church/Palisade Road/Milton Rd and possibly to the light by Citibank during peak times. This would then cause Rye’s downtown more traffic. If there was another egress – then I would be for this.
  • The streets around RAC have limited parking (1 side only on Milton) and some streets (e.g. Palisade) and the roundabout offer no parking at all. The immediate spots on Milton Rd (outside BBL) are taken by BBL residents from April – November every day, all day. So where is the overflow going to? There’s a small amount of street parking alongside 2 sides of Christ Church – that’s it!
  • There aren’t other side streets to park on. On the west side of Milton Rd, there’s no side street for .5 miles from Rectory St. to Parsons St. and it’s .6 miles on Milton’s east side between Palisade and Apawamis Ave.

  5. Half of the newly acquired property is wetlands which cannot be developed into parking or be used for the building. So only 1 acre is useable property. This is very limiting.

  • Unless your finances change dramatically, currently over 50% of your budget is from classes. So in order to support your new 20K sq ft facility, you’ll have to have many more classes. More classes mean more employees and more class attendees. This will cause a large increase in traffic driving to RAC (and require parking). Currently on school days at peak times- there are Milton Road traffic backups from Parsons St. up to BBL (66 Milton). In the near future, with an expanded RAC curricula, are we going to have traffic in the afternoons for drop offs and then pick-ups? Getting in and out of BBL’s parking lot (at 75 Milton) will become more difficult and time consuming. Is that fair to RAC’s neighbors?

  Ideally, the expansion should be self-contained regarding parking, shouldn't it? The plans show 25-28 new parking spots. In an ideal world, RAC would need double this- don’t you think? On a high volume nite – when RAC is having an opening with say 100 cars and classes are in session and it’s a Thursday nite when Rye Rec host the cornhole league on the basketball courts and the food trucks are there -and people are using the tennis courts, skate park and softball fields (which happens weekly) - where are all these people going to park? Shouldn’t Rye residents have access to parking at Rye Rec too (aside from the small Midland Rd parking lot)? There won't be street parking for overflow- they are always taken. This will take away from the benefits of RAC.

  In addition, BBL’s private parking lot and BBL’s gardens are located right next door to RAC at 75 Milton. Regularly, I mean daily, people mistakenly park in our lot to go to Rye Rec or RAC. With increased demand for parking, BBL will have to put up gates to keep our parking lot private. So on top of the increased traffic (not to mention noise and dirt from construction), we will have to make room for and put up gates which are a capital expense incurred only because of the RAC expansion. IS RAC going to pay for our gates and their maintenance? Is that fair to your neighbors?

  Again and most importantly- with increased traffic on Milton Road – there is increased danger for the children. Often BBL owners see the children hesitating at the current crosswalk (right by the RAC entrance) and stop traffic at the crosswalk to get them across. Cars driving down Midland seems to forget it’s a crosswalk. So this is the proverbial accident waiting to happen. History shows there was a fatality on Milton Road right at the crosswalk (which wasn’t there at the time). It involved a BBL employee when there was far less traffic, so maybe BBL owners are a bit more sensitive to the danger.

  Please consider the safety of the children crossing Milton Road, the Rye residents using Rye Rec and the detrimental impact this expansion will have on those homeowners in the vicinity of the Rye Arts Center. There are many of us whose day to day lives will deteriorate with this expansion. There must be another way to enhance both RAC and its environs- don’t you think?

  Marianne Shea

  .
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  Rye Arts Center

  by Daniel, about 1 year ago
  I am happy to hear that the Rye Arts Center will have a major expansion and new home. I believe that we will all benefit from the enhanced programming and event space. Our general concern is the size and aesthetic of the building, keeping it in form and function of the surrounding homes/churches (Milton Road is a historic road with many historic homes and other buildings) as well as the traffic congestion. In my opinion, one way to possibly alleviate some of the traffic would be to have 2 separate entrances for both entrance and exit on Milton Road as... Continue reading

  I am happy to hear that the Rye Arts Center will have a major expansion and new home. I believe that we will all benefit from the enhanced programming and event space. Our general concern is the size and aesthetic of the building, keeping it in form and function of the surrounding homes/churches (Milton Road is a historic road with many historic homes and other buildings) as well as the traffic congestion. In my opinion, one way to possibly alleviate some of the traffic would be to have 2 separate entrances for both entrance and exit on Milton Road as well as Midland Road. It would be detrimental to the residents on Milton Road to bear all the traffic both in and out. We already have major issues with the schools on school days so adding to this would create havoc, not to mention the value of our homes diminishing..... Daniel Suozzo
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  Expansion Concerns

  by hjm, about 1 year ago

  We have been Rye residents for over 45 years and our family has taken advantage of many of the programs that the Rye Art Center has offered. However, we are very concerned about the expansion, and zoning changes to create the new Rye Art Center facility as proposed.

  As residents of Blind Brook Lodge we are keenly aware of the existing traffic patterns that now exist. The increase in traffic with the proposal of enhanced programming and building expansion in addition to the requirement for adequate parking raises the potential for a number of safety hazards. In addition, the proposed... Continue reading

  We have been Rye residents for over 45 years and our family has taken advantage of many of the programs that the Rye Art Center has offered. However, we are very concerned about the expansion, and zoning changes to create the new Rye Art Center facility as proposed.

  As residents of Blind Brook Lodge we are keenly aware of the existing traffic patterns that now exist. The increase in traffic with the proposal of enhanced programming and building expansion in addition to the requirement for adequate parking raises the potential for a number of safety hazards. In addition, the proposed commercial structure that will be replacing the existing current home will be out of character in a residential setting.
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  In support of the RAC expansion

  by Ania Dunlop, about 1 year ago

  I am writing in strong support of the rezoning request for the new Rye Arts Center. As a longtime Rye resident of 12 years and a parent, I have seen firsthand the incredible impact the RAC has on families and individuals across our community. From my children’s early piano and drawing lessons to their later guitar instruction as teenagers, and even my own photography courses, the Arts Center has provided a space for creativity, learning, and connection at every stage of life. It is a cornerstone of Rye’s cultural and family-oriented spirit, offering something meaningful to residents of all ages... Continue reading

  I am writing in strong support of the rezoning request for the new Rye Arts Center. As a longtime Rye resident of 12 years and a parent, I have seen firsthand the incredible impact the RAC has on families and individuals across our community. From my children’s early piano and drawing lessons to their later guitar instruction as teenagers, and even my own photography courses, the Arts Center has provided a space for creativity, learning, and connection at every stage of life. It is a cornerstone of Rye’s cultural and family-oriented spirit, offering something meaningful to residents of all ages and backgrounds.

  The current Rye Arts Center building has served our town well, but it has outlived its capacity to meet the growing demand for arts education and community programming. With the donation of an adjacent lot, we now have an extraordinary opportunity to expand and modernize this essential institution. Approving the rezoning will allow the Arts Center to continue enriching our community, fostering creativity, and strengthening Rye’s identity as a vibrant cultural hub. I urge you to support this rezoning request so that future generations can benefit from an expanded and revitalized Rye Arts Center.
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  In support of the Rye Arts Center expansion

  by Kicki Storm, about 1 year ago

  I have been a long -time supporter of the Rye Arts Center in my capacities as Art student, fundraiser, Art Curator, and Board Member. I consider myself an ambassador to the RAC and fully support the proposed zoning amendment at 25 Milton Rd. The “RAC” is a gem in our community. The Arts Center provides an opportunity for children and adults of all ages to engage in the Arts whether it be classes, performing arts or gallery viewing. A new enhanced Arts Center will elevate the opportunity to experience the Arts in our community. Greater exposure and enjoyment of the... Continue reading

  I have been a long -time supporter of the Rye Arts Center in my capacities as Art student, fundraiser, Art Curator, and Board Member. I consider myself an ambassador to the RAC and fully support the proposed zoning amendment at 25 Milton Rd. The “RAC” is a gem in our community. The Arts Center provides an opportunity for children and adults of all ages to engage in the Arts whether it be classes, performing arts or gallery viewing. A new enhanced Arts Center will elevate the opportunity to experience the Arts in our community. Greater exposure and enjoyment of the Arts will benefit the Community as a whole. Not only are the Arts a great thing for children’s social-emotional development, but important for our individual emotional and physical wellbeing. Rye has a once in a life time opportunity here to make for an even more extraordinary community with the creation of the new Arts Center. As Randy Cohen, American for the Arts VP of Research said “ Engagement in the arts makes the American Public feel healthier, more creative, and more empathetic-feeling better about today and more optimistic about tomorrow. These personal benefits also extend beyond the individual, with the public agreeing that the investments in the arts strengthen civic pride and improve the social, economic, and educational well-being of their community. “

  As we move forward in this process we look forward to engaging with the broader community to ensure that the new Arts Center delivers for everyone in the community. Thank you for your consideration. Kicki Storm
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  Opposing Spot Zoning and new Arts Center Use Standard for 25 Milton Road

  by David Barton, about 1 year ago

  2/28/2025

  Honorable Mayor Cohn

  Rye City Council Members

  Nicholas Everett, Chair, Rye Planning Commission

  Re: Opposing a new Arts Center Use Standard for 25 Milton Road

  We oppose the proposed rezoning of 25 Milton Road to allow for the construction of a new Arts Center by the Rye Arts Center, a not-for-profit organization. While we recognize the potential cultural and educational value the Arts Center brings to Rye, we have significant concerns regarding the broader implications of the proposed zoning change, particularly in terms of spot zoning, traffic impacts, and the effect on the residential character of the... Continue reading

  2/28/2025

  Honorable Mayor Cohn

  Rye City Council Members

  Nicholas Everett, Chair, Rye Planning Commission

  Re: Opposing a new Arts Center Use Standard for 25 Milton Road

  We oppose the proposed rezoning of 25 Milton Road to allow for the construction of a new Arts Center by the Rye Arts Center, a not-for-profit organization. While we recognize the potential cultural and educational value the Arts Center brings to Rye, we have significant concerns regarding the broader implications of the proposed zoning change, particularly in terms of spot zoning, traffic impacts, and the effect on the residential character of the immediate neighborhood.

  While the proposal to create a new land use standard immediately affects only one of the five parcels identified, specifically 25 Milton Road, the zoning change would potentially apply to the four other scattered parcels across the city. The strong local opposition to this development, combined with the spot zoning implications and the inadequate traffic study, leads us to respectfully request that this proposal be rejected or significantly modified.

  1. Spot Zoning Concerns: Favoring a Small Area at the Expense of the City

  The proposed rezoning of 25 Milton Road raises serious concerns about spot zoning, which is the practice of applying a zoning change to a small, isolated parcel without regard to the surrounding properties or comprehensive planning goals. Spot zoning is typically considered improper when it creates an exception for a single parcel that does not align with the broader goals or planning objectives of the community.

  • The creation of a new use standard specifically for an Arts Center on 25 Milton Road constitutes a spot zoning action because it is a narrow, isolated change that benefits a single site without necessarily serving the broader city’s needs.
  • The creation of a new land use standard for only one parcel in a residential area, with no clear justification for its applicability to the other scattered parcels, may be seen as an arbitrary and unfair special treatment that disrupts the residential fabric of surrounding neighborhoods.

  2. Public Benefit and Community Impact

  A core issue with the proposal is whether it truly provides a public benefit to the entire Rye community, or whether it benefits only a small group associated with the Arts Center. The zoning change must demonstrate that it serves a broad public interest and aligns with the city’s comprehensive planning goals. The outdated comprehensive plan complicates this evaluation, as it does not adequately account for the evolving needs and potential growth of Rye.

  • Residents in the immediate vicinity have strongly opposed the proposed Arts Center, citing concerns about its impact on traffic, parking, and the neighborhood’s character. This opposition raises serious questions about whether the proposed development genuinely serves the public at large, as required for zoning changes.
  • Does the Arts Center provide a benefit to the whole city, or is it a localized project that primarily serves those who directly engage with its programs, such as a specific subset of Rye residents?

  3. Local Opposition: Impact on the Residential Neighborhood

  The public response to this proposal has been mixed, but it is important to highlight that residents in the immediate vicinity of 25 Milton Road are strongly opposed to the zoning change. These local residents are concerned about the disruption to their neighborhoods, including issues of increased traffic, congestion, noise, and the alteration of the residential character of the area.

  • The 25 Milton Road parcel is currently zoned R1, which maintains the residential character of the neighborhood. The proposed change would introduce a non-residential use into a traditionally residential area, fundamentally altering the character of the area, and creating a precedent that could lead to further spot zoning in the future.
  • Local opposition to a zoning change is an important factor in assessing the public welfare. The strong resistance from nearby residents indicates that the project may not be in the best interest of the community, particularly given its disruptive potential on the immediate neighborhood.

  4. Traffic Study: Inadequate Assessment of Cumulative Impact

  The traffic study presented by the applicant only addresses the impact on the 25 Milton Road parcel and fails to take into account the broader implications for other parcels affected by the new land use standard or the cumulative traffic impact on the surrounding area.

  • A comprehensive traffic study must assess long-term impacts on traffic patterns, parking, and infrastructure, not just the immediate area surrounding the proposed development.
  • The existing study does not adequately address how the proposed Arts Center will affect neighboring roads and the residential areas beyond the immediate vicinity of 25 Milton Road, nor does it account for the potential for increased development in other areas under the new zoning standard.

  5. Conclusion: Spot Zoning and the Need for Further Evaluation

  The proposal for the Arts Center at 25 Milton Road raises several important concerns, particularly regarding the potential for spot zoning and its impact on the residential character of the neighborhood. The narrow, isolated change in zoning could set a precedent for future developments in other scattered areas of the city without sufficient justification for these changes. The strong local opposition from residents in the immediate vicinity, coupled with the inadequate traffic study, highlights the need for further evaluation of the proposed zoning change.

  Given the concerns about spot zoning, the lack of a comprehensive traffic and infrastructure study, and the outdated comprehensive plan, we urge the Planning Commission and City Council to reject this proposal. We respectfully request that the Planning Commission and City Council take the time to thoroughly assess whether this development genuinely serves the broader public interest and does not unfairly favor a small area or group at the expense of the rest of the community.

  We thank you for your full consideration in this matter and support you in making the best decision possible for the residents of Blind Brook Lodge and the entire Rye community.

  Sincerely,

  The Board of Directors

  Blind Brook Lodge Owners, Inc.

  Sarah O’Keefe, President David Kent, Treasurer

  Hope Bernard, Vice President John Johnson, Secretary

  David Barton, Director

  
  
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  In Support of The Rye Arts Center’s Proposed Zoning Change ... from Vicki Tung

  by Tom Stokes, about 1 year ago

  My family and I have had the benefit and enjoyment of many of Rye Art Center's offerings since we moved to Rye more than 10 years ago. My two children have taking drawing, music, STEM / roadblocks classes. We have participated in Comedy Night, jazz music concerts and many, many other programs. RAC is truly a gem in the community.

  Expanding the Rye Arts Center is a crucial step in fostering a more vibrate and inclusive community. By modernizing and expanding RAC's space, the center can accommodate a wider range of artistic programs, exhibitions and workshops...making art more accessible to... Continue reading

  My family and I have had the benefit and enjoyment of many of Rye Art Center's offerings since we moved to Rye more than 10 years ago. My two children have taking drawing, music, STEM / roadblocks classes. We have participated in Comedy Night, jazz music concerts and many, many other programs. RAC is truly a gem in the community.

  Expanding the Rye Arts Center is a crucial step in fostering a more vibrate and inclusive community. By modernizing and expanding RAC's space, the center can accommodate a wider range of artistic programs, exhibitions and workshops...making art more accessible to people of all ages and backgrounds. A larger space can also provide room for much needed newer technologies and contemporary art forms, ensuring that RAC remains relevant.

  Approving the zoning petition will not only enhance the art center's capacity to serve but also reinforce the role of art as a catalyst for community development and engagement.

  From Vicki Tung