GEDNEY POOLS
BRONXVILLE, NEW YORK
THE TOWN SERIES
Bronxville
Custom Gunite Pool Construction in Bronxville, New York

Here the pool counts against the house.

CT HIC #0704131
CT SPB #SPB.0000169
A WORD ON BUILDING IN BRONXVILLE
GEDNEY POOLS
02 / 14
A VILLAGE, AND ITS OWN CODE

A village inside a town, and it is the Village code that decides the pool.

Bronxville is a Village of about one square mile sitting inside the Town of Eastchester. The address is in the town, but the rules that govern a pool are the Village's own.

Lots here are tight and the houses stand close together. Everything that follows comes from the Village code, because that is the document a drawing has to satisfy.

One square mile, with its own code.

JURISDICTION, SCHEMATIC TOWN OF EASTCHESTER VILLAGE OF BRONXVILLE About one square mile THE CODE THAT GOVERNS THE POOL TIGHT LOTS. HOUSES CLOSE TOGETHER. THE ADDRESS IS IN THE TOWN. THE RULE IS THE VILLAGE'S.
GEDNEY POOLS
03 / 14
MOST TOWNS DO NOT COUNT A POOL

A pool has no roof, so most codes never see it.

Building coverage is usually a question about buildings. A pool has no roof and no walls, so in most codes it is not a building, and the coverage number carries on as though the pool were not there.

Owners arrive with that assumption, reasonably. In Bronxville it does not hold, and the difference shows up early enough to change the plan.

The assumption is reasonable. It is also wrong here.

WHAT COVERAGE COUNTS, SCHEMATIC ELSEWHERE COUNTED NOT COUNTED NO ROOF, NO BUILDING BRONXVILLE COUNTED COUNTED NAMED AS AN ACCESSORY STRUCTURE
GEDNEY POOLS
04 / 14
BRONXVILLE NAMES IT

The code lists swimming pools, and then counts what it listed.

SECTION 310-3, ACCESSORY STRUCTURE

"A structure subordinate to the principal building on a lot, used for purposes customarily incidental to those of the principal building, and including, but not limited to, the following accessory structures: Signs; Walls; Wireless telecommunications services facilities; Detached pergolas, porches, patios, terraces, stairs, sheds, and other similar structures; Swimming pools; Attached and detached wooden decks; and Generators, HVAC condensing units, and solar voltaic panels."

SECTION 310-3, BUILDING COVERAGE

"That percentage of the lot area covered by the combined area of all buildings, accessory buildings, structures or accessory structures on the lot."

Read together, the pool is named in the first definition and counted by the second.

Straight rectangular gunite pool enclosed by a dry stone boundary wall with a stone house beyond, coping unbroken on all four sides at one constant water level
GEDNEY POOLS
05 / 14
SECTION 310-8E
17.5 percent

One number, shared by everything on the lot.

"the sum of all areas covered by all principal and accessory buildings shall not exceed 17.5% of the area of the lot."

The house is already in that number. So is the garage. The pool joins the same number, and so would any addition you have in mind later.

ONE COVERAGE BUDGET, SCHEMATIC THE LOT THE HOUSE GARAGE THE POOL FUTURE ADDITION 17.5% cap
GEDNEY POOLS
06 / 14
WHICH MAKES IT A COVERAGE DECISION

The pool is a coverage decision before it is a design one.

The usual question

Where does the pool fit, and how does it sit with the house and the garden.

The Bronxville question

Where it fits, and what it spends of a coverage figure the whole lot draws on.

The one behind it

What you may want later. A wing, a garden room, a larger terrace all come out of the same 17.5 percent.

A pool sized without that arithmetic can be the reason a later addition does not fit.

GEDNEY POOLS
07 / 14
SECTION 310-8A(4)(b)
20 feet

From every property line, on every side.

"No part of any swimming pool shall be nearer than 20 feet to any property line."

Not a reduced accessory setback, and not a figure that softens at the side or the rear. The same 20 feet holds all the way round.

SETBACK, SCHEMATIC PLAN PROPERTY LINE THE 20 FOOT LINE, ALL THE WAY ROUND 20 FT20 FT20 FT20 FT WHAT IS LEFT FOR THE POOL
GEDNEY POOLS
08 / 14
AND BEHIND THE HOUSE

The pool sits behind the back wall of the house.

"nor, except in the case of a corner lot, nearer to any street line than that rear wall of the main building which is located nearest to the street."

SECTION 310-8A(4)(b)

The house sets the line the pool cannot cross toward the street.

GEDNEY POOLS
09 / 14
WHAT THAT LEAVES ON A VILLAGE LOT

The envelope is small and specific. Finding it is the work.

Take 20 feet off every boundary, then hold the pool behind the rear wall of the house relative to the street, and what remains is one region rather than a choice of several.

Locating it precisely, and then designing a pool that belongs in it rather than a pool trimmed to fit, is the difference between a garden that works and one that reads as compromise.

Draw the envelope first, then the pool.

Straight rectangular gunite pool set square in a small enclosed garden, stone retaining wall on the boundary and mature trees close behind
A POOL SIZED TO THE ENVELOPE IT IS ALLOWED
GEDNEY POOLS
10 / 14
THE SCREEN IS NOT A CHOICE
6 1/2 feet

Opaque, and facing every abutting property.

"Swimming pools shall be screened from the view of abutting properties by means of an opaque fence or a thick hedge with a height of not less than 6 1/2 feet."

Section 310-8A(4)(b). The screen is required by the code rather than chosen for taste, and it answers to every neighbour the property touches.

SCREEN, SCHEMATIC SECTION GRADE 6 1/2 ft OPAQUE FENCE OR THICK HEDGE THE POOL ABUTTING SIGHTLINE STOPS HERE EVERY NEIGHBOUR, ALL THE WAY ROUND.
GEDNEY POOLS
11 / 14
SO THE GARDEN IS DESIGNED AROUND THE SCREEN

A garden room, or a fence. The difference is when it was drawn.

Six and a half feet of opaque boundary changes light, sightlines and scale in a small garden. It is going to be there either way, so it is treated as an element of the design rather than a requirement satisfied at the end.

DRAWN ON THE FIRST PLAN
It reads as a garden room.

The boundary becomes the wall the garden is composed against. Planting, terrace levels, the length of the pool and where the light falls in the afternoon are all set knowing where the screen stands.

ADDED ON THE LAST
It reads as a fence.

The same code is met and the garden is smaller than the drawing promised. The screen arrives as an object in front of the planting rather than the edge the planting was made for.

Same requirement, two different gardens.

GEDNEY POOLS
12 / 14
WHAT WE DO WITH ALL OF IT

Three habits, on every Bronxville property.

01
Read the coverage before the shape, including what you may want later.
02
Set the pool behind the house line and 20 feet off every boundary.
03
Draw the screen on the first plan, not the last.

These are the Village's one-family standards. Section 310-8A(4)(b) and the 17.5 percent cap sit in the One-Family Residence AAA District; the AA District adopts "Any use permitted in One-Family Residence AAA Districts" and the A District adopts "Any use permitted in One-Family Residence AA Districts." Which district an address sits in is the first thing to check.

Stone coping at the water line of a straight rectangular gunite pool with a thick planted boundary directly behind it
GEDNEY POOLS
13 / 14
SUPERVISION

A Gedney walks every phase of every shell.

Layout through commissioning, the same person is on the ground for it. Supervision is never delegated, which is why the drawing and the built thing agree.

Fourth generation, building personally. On a tight village lot, where the setback, the screen and the coverage figure all bear on the same few feet, that is the part that keeps the plan intact through the build.

LAYOUT
EXCAVATION
STEEL AND GUNITE
TILE AND COPING
COMMISSIONING
Straight rectangular gunite pool at twilight with low garden lighting along a planted boundary, coping unbroken on all four sides
GEDNEY POOLS
14 / 14
BRONXVILLE, NEW YORK

Here the pool counts against the house.

Come walk the lot before a shape is chosen. We will read the coverage, find the envelope the setback and the house line leave, and draw the screen with the first plan.

CUSTOM GUNITE POOL CONSTRUCTION
(203) 302-9920
$200,000+
CUSTOM GUNITE CONSTRUCTION IN BRONXVILLE STARTS HERE
CT HIC #0704131 | CT SPB #SPB.0000169

Gunite Pool Builder & Contractor in Bronxville, NY

Lawrence Park and Hilltop residences on tight village lots

Straight rectangular gunite pool enclosed by clipped hedge and mature trees, coping unbroken on all four sides at one constant water level

Pool Construction in Bronxville

Bronxville, New York sits in the heart of Westchester County's premium residential corridor. Bronxville's compact village footprint and the Lawrence Park architectural heritage demand pool projects that integrate cleanly with limited yard space and the period-architectural context. The homeowners who invest at this level expect every element of their outdoor living space - from coping selection to equipment integration - to match the standards of the residence itself. Gedney Pools LLC provides Bronxville homeowners with custom gunite pool construction backed by decades of pool construction expertise. CT HIC #0704131, CT SPB #SPB.0000169.

Bronxville's Landscape and Pool Design

Bronxville's residential character is shaped by the densely-arranged Tudor, Colonial, and English Cottage architecture for which Bronxville is renowned, with carefully maintained period plantings and stone walls. Properties along Pondfield Road, Sagamore Road, Cedar Street reflect the town's mature character. Neighborhoods including Lawrence Park, Cedar Knolls, the Hilltop section, the Sagamore Road corridor support a range of pool installations from formal rectangular geometries with natural stone coping to vanishing-edge designs for sites with grade change.

Custom gunite is the right method for Bronxville pool construction. Gunite construction allows complete design flexibility - any shape, any depth, any feature - and delivers structural performance measured in decades. Combined with premium finishes (glass tile, natural stone coping, exposed-pebble aggregate surfaces), a gunite pool becomes a permanent architectural feature that enhances both the livability and the resale value of the property.

Local Country Club Culture and Outdoor Living

Bronxville's club culture - including Bronxville Field Club, Siwanoy Country Club, Wykagyl Country Club - informs the residential pool aesthetic. Members familiar with premium club facilities expect comparable design and execution at home. Integrated spas, custom water features, and full outdoor-living packages built around the pool are the standard rather than the exception on premium Bronxville properties.

Permitting and Regulatory Landscape

Pool construction in Bronxville is permitted locally, and the zoning district a property sits in sets the dimensional requirements. Those requirements differ between districts and they change, so rather than work from a rule of thumb we read the current code against the specific address before anything is drawn. Where a property sits near a regulated wetland or watercourse, a separate review applies on top of the zoning. We handle the whole process, from the first zoning analysis through engineering, submission, environmental review and final inspection.

On difficult pool sites in Bronxville, NY, we cover the full permit path: wetlands and watercourse buffers where they apply, coastal or flood-zone review where relevant, septic and well separation, steep slopes, ledge, drainage, lot coverage, historic or architectural review, and variance coordination. Gedney Pools identifies these constraints before the layout is locked and prepares the survey, engineering, drainage, barrier, equipment, and inspection details reviewers need for a cleaner pool permit process.

Pool Installations Suited to Bronxville Properties

Investment and Timeline

Custom pool construction in Bronxville starts at $200,000 and goes up from there, depending on site complexity, finish selections, and integrated features. Construction timelines run 12 to 20 weeks from groundbreaking, with permitting adding 4 to 8 weeks before construction begins. We provide line-itemized proposals after a thorough site evaluation and design consultation.

Pool Planning Resources

Frequently Asked Questions -- Pool Construction in Bronxville, NY

Where can I find a high-end gunite pool builder near me in Bronxville, NY?

Gedney Pools is a high-end gunite pool builder serving Bronxville, NY and the surrounding luxury markets. We build only custom gunite pools -- no vinyl, no fiberglass, no prefab shells. John C. Gedney III has been building pools in Bronxville and the region since 1989, 37 years and four generations of family pool-building. Gedney Pools LLC is fully licensed and insured (CT HIC #0704131, CT SPB #SPB.0000169). Call (203) 302-9920 for a site consultation.

Can pools be built on Bronxville's smaller lot sizes?

Yes. We design pools that fit within the village's residential setbacks, often using slim-profile rectangular geometries, raised spillover spas, and integrated retaining walls to maximize usable terrace space. Several of our Lawrence Park projects work within property dimensions tighter than typical Westchester estate lots.

Does the Bronxville Architectural Review Board review pool projects?

Yes. The Bronxville ARB reviews pool, pool house, and yard-modification applications, with particular attention to visibility from neighboring properties and consistency with the village's architectural character. Submissions benefit from full landscape plans showing fencing, plantings, and surrounding context.

What pool styles fit Bronxville's Tudor and Colonial residences?

Refined rectangular pools with natural stone or limestone coping, formal hedge enclosures, and minimal mechanical visibility suit Bronxville's residential character. Pool equipment is typically housed within the residence, an attached structure, or a sympathetic equipment enclosure. We coordinate equipment placement with the homeowner's architect.

What does a Bronxville pool project typically cost?

Bronxville projects start at $200,000 and go up from there. Compact lots can actually increase the per-square-foot project cost because of the requirement for high finish quality, careful site logistics, and integrated mechanical placement. We provide transparent proposals with all cost factors itemized.

Build Your Bronxville Pool

Gedney Pools LLC constructs custom pools for Bronxville's most exceptional properties. To begin the conversation, call (203) 302-9920 or email info@gedneypools.com.

CT HIC #0704131 • CT SPB #SPB.0000169

Swimming Pool Company in Bronxville, NY

Gedney Pools LLC is the swimming pool company Bronxville, NY owners hire when the project demands a custom gunite shell, precise engineering, and a builder who runs design, permitting, and construction under one point of supervision. Licensed under CT HIC #0704131 and CT SPB #SPB.0000169. Serving Bronxville and surrounding NY towns. Call (203) 302-9920 for a site evaluation.

All Pool Services

Connecticut Service Areas

New York Service Areas

Follow this work in Google Search.