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The Rye City Planning Commission is responsible for decisions on a variety of land use applications including site plans, subdivisions, wetland permits, coastal consistency determinations, special use permits and outdoor dining permits. The Commission also periodically provides advisory recommendations to the City Council regarding long-range planning concerns and zoning matters.
The next commission meeting is on Tuesday, June 23, 2026, at 7:00pm. Please note: This meeting will be held on the second floor of the Locust Avenue Firehouse at 15 Locust Avenue due to the ongoing HVAC renovation at Rye City Hall.
The meetings provide a look at upcoming developments in Rye, ensuring community members stay informed about significant property changes and planning decisions.
The commission’s seven members are Nicholas Everett (chair), Andrew Ball, Laura Brett, Dan Bsharat, Rick Schaupp, Steven Secon and Jamie Jensen (councilmember liaison). Read Meet the Planning Commission and its Chair Nick Everett.
Plans and application materials can be viewed here. Note: due to “security and privacy concerns” as of April 1, 2025, viewing plans online “plans will be available for approximately one week after posting of the meeting agenda on the City’s website. Those wishing to view plans will also be required to login”.
The Osborn Home
The Osborn Home is about to undergo a significant expansion. It is expected the discussion will focus on comments from the review of the City’s outside firm La Bella in regards to additional remediation they would plan for the southwest corner of the property, at the corner of Theall Road and Osborn Road.
Local residents have expressed concerns and shown video of water running off this area of the property during rain events. The Planning Commission is looking for The Osborn to explain how they can hold more water on the property during a flooding event.
At the June 9 Planning Commission meeting, The Osborn’s plan took a significant step forward with the Commission’s negative declaration under SEQRA. This means the Osborn can avoid a lengthy and expensive process around filing an extended environmental impact statement.
Here is what is on the agenda for the upcoming session:
I. Public Hearings
1. 751-761 Forest Avenue
- Required Approval(s): Wetland Permit (WP#579)
- Applicant: Rabbit Meadow LLC & Forest Meadow LLC
- A proposal to merge two adjacent residential parcels into a single tax lot. The application seeks permission for the removal of an existing single-family residence located at 751 Forest Avenue to clear the way for the construction of a substantial structural addition to the remaining single-family residence on the property. Because of the property’s proximity to regulated local water features, a municipal wetland permit is required before demolition or site grading can proceed. The CCAC has recommended further reduction in impervious surfaces and a focus on native plant installation (and away from non native plants like Miscanthus sinensis (AKA Chinese silver grass, zebra grass, maiden grass, and porcupine grass) that are regulated as invasive).
2. 72, 74, 76 High Street
- Required Approval(s): Site Plan (SP#422)
- Applicant: Clifford Lent
- The applicant is seeking formal site plan approval for residential structural expansions centered at 76 High Street. The proposed development plans detail the addition of a complete second-floor vertical expansion over the existing footprint, the construction of a new covered front porch, and the erection of a new two-car garage on the property.
II. Work Session
1. 255 Grace Church Street – Extension of Time
- Required Approval(s): Wetland Permit (WP#517)
- Applicant: Rye Builders, LLC
- Request for an extension of time regarding a previously authorized wetland permit to allow the construction of a new single-family residence on an existing undeveloped residential parcel.
2. Petite Bretagne – Outdoor Dining
- Required Approval(s): Outdoor Dining Permit (OD#38-2026)
- Location: 3 Purdy Avenue
- Applicant: Jilmand Auyusf
- A new retail outdoor dining request in downtown Rye, seeking approval to establish a seasonal sidewalk seating configuration accommodating three (3) outdoor dining tables and a total of six (6) customer seats along the building’s frontage.
3. 101 Theall Road – The Osborn
- Required Approval(s): Site Plan (SP#415) & Tree Removal (TR#010)
- Applicant: Miriam Osborn Memorial Home Association
- The applicant is seeking approvals for a major multi-facility expansion of its senior living campus. The proposed project includes the construction of several new independent living apartment buildings, an assisted living building, a wellness amenity building, and standalone independent living cottages. Recent reviews have focused heavily on stormwater management and drainage remediation for the southwest corner of the property at the intersection of Theall Road and Osborn Road, where local residents previously raised flooding concerns. The City’s outside consulting firm, LaBella Associates, has been reviewing the enhanced civil plans to ensure adequate on-site water retention during severe weather events.
4. 506 Midland Avenue
- Required Approval(s): Wetland Permit (WP#483)
- Applicant: Rubenstein Estates LLC
- Environmental corrective action application seeking a retroactive wetland permit for the formal removal of unpermitted fill material and stone debris that was previously deposited within a locally regulated wetland zone.
5. Nature Center Access Drive – Advisory Referral from City Council
- Required Approval(s): Wetland Permit, Tree Removal, LWRP Consistency – Advisory Review
- Location: 873 Boston Post Road
- Applicant: Friends of Rye Nature Center
- The Commission will perform an advisory review referred by the City Council regarding plans to construct a new vehicle access driveway on municipal property owned by the City of Rye to better accommodate center arrivals and operations.
The Commission will also review and approve minutes from prior meetings. Residents can attend and learn about these community projects. Resident attendees can only speak during public hearings and are not permitted to speak during the regular commission meetings. Residents can submit comments to the planning commission at any time and can request their comments be filed with the city’s public records on a particular project (the email to use is planning@ryeny.gov).
