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Zoning board grants variances for 12 Orchard Place additions and patio expansion
Summary
The Bronxville Zoning Board of Appeals unanimously approved area variances for 12 Orchard Place, allowing one‑story east and west additions, a larger rear Bluestone patio and a modest increase in building coverage. Architect Erica Ellenberger said the owners are working with Hudson Engineering on stormwater controls and argued the lot's preexisting nonconformities justify relief.
The Bronxville Zoning Board of Appeals voted unanimously to grant area variances for 12 Orchard Place, approving a one‑story mudroom addition at the east side yard, a one‑story bedroom addition at the west side yard, and expansion of a rear Bluestone patio. Chair Stuart McIntosh read the motion outlining the variances and each of the five voting members supported the resolution.
Erica Ellenberger, the architect for homeowners Kendall and Jack Raybun, presented the project and the board with the technical details. Ellenberger said the lot measures 21,999.7 square feet and the proposed work would increase building coverage to 22.5% from the existing nonconforming 20.9%. "I respectfully request that the board, in making their determination, consider the benefits to the owners as weighed against the detriment to the health, safety, and welfare of the neighborhood and community if the variances are granted," she said. Ellenberger also said the owners are coordinating with Hudson Engineering on a stormwater plan — including dry wells and new sump pump arrangements — intended to manage runoff on‑site.
Board members debated whether the need for relief was self‑created; John Brown said he believed the variances were self‑created but the board did not consider that factor controlling and voted in favor, noting the project's design and limited material change to the streetscape. The chair announced the variances granted after a voice vote in which John Brown, Jamie Regan, Martin Muir, Mary Ellen Carpenter and Stuart McIntosh all voted yes. Ellenberger thanked the board.
