Updated January 19, 2012 A study committee comprised of town staff and members of the Planning Board and Architectural Review Board began the long process of creating design guidelines as standards; they are also developing recommendations regarding harmonious buildings, signage, streetscapes, walkways and plantings of the three hamlets of North Castle: Armonk, North White Plains and the Eastern District of Banksville. Sullivan Architectural Consultants has been hired to study and generate a report entitled Town of North Castle: Hamlet Design Guidelines.
The study, while not complete, focuses on improvements to the three geographic hamlets of North Castle that are recognized for their unique characteristics. The purpose of the study is twofold: the preservation of the unique characteristics of each hamlet and encouragement of future development that will enhance the positive attributes of each hamlet.
North White Plains is the oldest hamlet of North Castle. It has an urban center with two distinct sections divided by the north and south locations. The southern portion is more urban and has a more “walkable” feel. The guidelines recommend enhancing the retail storefronts and managing parking more efficiently. The northern area is more suburban, with strips of commercial areas. Improvement of the traffic patterns at building locations and additional landscape buffers and street furnishings, where appropriate, are the recommendations for this section of North White Plains.
Armonk is a suburban hamlet that maintains a pedestrian-friendly downtown area. The study recommends that future developments keep large parking areas tucked away from sight of the major retail corridors. It also suggests that new developments take into consideration the existing variety of architectural styles in downtown Armonk.
Banksville is considered the town's most rural center, with its low-density, residential character, mixed with commercial properties along its major thoroughfare. Future improvements should streamline access to retail locations and utilize creative paving and landscaping means for cars entering and leaving the major thoroughfare of Bedford-Banksville Road.
Some of the details of “Do’s and Don’ts” of the report for future site planning, streetscape and building-facade designs and materials, furnishings and signage include the following guidelines:
Do: Provide pedestrian public and private access; Create landscaped areas along street, sidewalks, parking and building; Locate parking in rear/sides; Keep curb cuts to a minimum; Share parking with neighboring buildings when possible; Enhance street parking; Keep asphalt to a minimum (use of alternative pavers encouraged); Use curbs to separate streets and sidewalks; Create and enhance pedestrian spaces; Allow for al fresco dining in front of restaurants; When possible, design for pocket parks between buildings; Articulate relationship between retail and residential use; Reinforce neighborhood architecture; 10'-12' minimum storefront height; Provide appropriate lighting for interest, security and depth; Avoid reflective glazing that masks interior activity and depth; Use natural and sustainable materials when possible; Color selections for storefronts should be used throughout the entire building, unifying upper and lower portions; Overall color schemes should be simple for walls and decorative features; Install underground utilities; Integrate awnings and canopies in a manner sensitive to the building and neighborhood.
Don't: Place parking in the front yard and set buildings to the rear of the site; Set buildings away from street; Provide only the code minimum for landscaping; Cross pedestrian and vehicular traffic; Hide main entrances from public view; Have a large area of a storefront with a singular design; Have new construction overwhelm neighboring buildings; Select materials incompatible with surrounding context; Use vinyl or aluminum siding, reflective or glossy finishes of mirrored glass and specify color palettes that use too many or uncomplimentary colors for exterior finishes; Obscure character-defining features.
The Town Board approved the original budget of $10,000 for the study. According to Town Clerk Anne Curran, the company had an agreement that they would advise the Town Board if there were any increased costs or overruns. Supervisor Bill Weaver said he was uncertain whether or not the approval or allocation of additional funds was accomplished at the initial agreement. Sullivan Architectural Consultants has requested an additional $5,000 for the report to date and anticipates an additional $2,000-to-$3,000 to complete the study.
Given the budget constraints for this year, Councilman Diane Roth said these studies produce a lot of expenses and while she appreciates all the effort put into the study, she is not interested in increasing the budget for this report.
The Town Board has agreed to pay the initial $10,000 for the report thus far and will review further costs and additional information required to complete it. Weaver said the Town Board should advise Director of Planning Adam Kaufman of any recommended changes to the original project. The total cost of the report was $15,745.
A Closer Look At Sutton Place
November 28, 2011 Sutton Place is an assisted-living facility consisting of 136 beds that will be located at 90 Business Park Drive on the east side of Route 22, adjacent to the south ramp to I-684. At the November 21, 2011 Planning Board meeting, a site approval plan was discussed and approved for the facility, based on certain conditions.
North Castle’s Architectural Review Board (ARB) is responsible for ensuring the aesthetic value of natural and man-made features of the exterior of the town’s commercial, municipal, recreational and residential buildings. The ARB reviews the principal materials of siding, paint and stain colors.
Several members of the ARB attended the November 21, 2011 Planning Board meeting. Planning Board Chairman John Delano said the applicant holds the reigns to this project and chose to have the ARB involved as the last part of the approval equation. Delano said that the ARB “should do what it is that you do, as if this review were at the beginning of the project.” Town Planner Adam Kaufman said the Planning Board is waiting for the ARB’s recommendations, a condition required for the final site plan approval.
To get an accurate view, ARB reviews architectural drawings that show a three-dimension perspective of the construction drawings. The ARB said that they like the dimensions of the X-shape of the 119,000 square foot building, but they have some concerns, including the orientation of the building. ARB member Chris Tuzzo said they would like the building to have some architectural integrity. Tuzzo added that it is fine to create the elegance and richness of a stately mansion, especially given the location of the large building in a prominent section of town. But the ARB said that the faux-brick façade materials give the building an inauthentic look. They will review some alternatives to the material of the façade.
Chairman Anthony Calvello said the ARB did not agree with building’s exterior color combination of faux red brick and sandstone beige. They would prefer a more harmonious look, rather than the contrast between the cement panels and the faux bricks. They want to review some samples to help enhance the appearance of the building’s exterior.
The three-story building has several one-story portions facing Route 22 and I-684. ARB would like to see a break in the roof line to add to the character of the building in the one-story areas. They also mentioned jutting the heights of the roof of the front of the building and adding detail to the roof line. Finally, they suggested perhaps adding dimension to the flatness of the front of the building with the addition of bay windows.
Tony Veneziano, legal representation for Engel Berman Armonk, said the new development cost of Sutton Place is between 24 and 25 million dollars. The company has built several other facilities on Long Island and is completing another assisted-living structure in White Plains. Sutton Courts’ interior is set and will duplicate the other Engel Berman facilities. It will also include a swimming pool, putting green, hibachi court, outdoor terrace with a barbeque area, gazebo and garden, and a walking path. “They are looking for residents to love it and have a “Wow Effect.”
ARB will be reviewing the properties’ landscaping and was assured by Engel Berman that they will spare no expense on the landscaping.
North Castle’s town code requires a recreation fee for use of the town’s recreation facilities in the amount of $1,000 per unit for multi-family dwellings. Sutton Place will offer 136 beds in studios, one-bedrooms and friendship units with two separate bedrooms. Hence, the 136 beds of Sutton Place will require a recreation fee of $136,000. The applicant has asked for a waiver of the recreation fee, since they will provide 12% for an acre (as required by code) for recreation to serve the residents at their own facility.
Town Attorney Roland Baroni said the town and the Recreation Board should consider if the proposed recreational facilities would be adequate to serve all the recreational needs of the residents or if they may go off-site to participate in the town’s senior programs. The Planning Board will ask the Recreation Board to review the issue to consider waiving the fee. The Planning Board may consider a waiver of all or part of the fee, based on the recommendation of the Parks and Recreation Board. This is another condition of the site approval.
Steven Kreiger, a principal of Engel Berman, says Sutton Place will have private non-emergency ambulance services on call 24/7. Their emergency calls will rely on the services of the Armonk Fire Department. Baroni said the Armonk Fire Department is concerned that the emergency calls resulting from Sutton Place will increase the demand of Armonk’s Volunteer Fire Department by 10%. The potential problem is a result of the rule that all emergency calls must have an emergency medical technician (EMT) available; accordingly, this increase in calls would overburden the department. As a result, the Armonk Fire Department has requested that Sutton Place have an EMT on staff at all times. Engel Berman has committed to this condition. The approval will be subject to any additional requirements submitted by Armonk’s Fire Commissioner.
The Planning Board approved the subdivision, which would create two lots from the existing one lot of the 6.5 acres. Sutton Place at 90 Business Park Drive will be situated on 5 acres. The 1.5 acres of the adjacent second lot will remain vacant at this time, but may be used as a site for an office building in the future.
Armonk's MIU Housing
Updated May 11, 2010 Armonk resident and developer Alan Zaretsky is a partner of several prime real estate properties in Armonk. These properties include Armonk Square in the center of town, Cider Mill, and Crab Apple Properties on Old Route 22. Management at the Cider Mill and the Cockren property, also known as the Crab Apple Properties, are aligned in resolving the off-site designation of the middle-income units (MIUs) for Cider Mill. Read more
Armonk's Senior Assisted Living
Oct. 28, 2011 North Castle's Town Board unanimously issued a special permit authorizing the Engel Burman Group to develop an assisted living community at 90 Business Park Drive. The Town Board's approval indicates that the members feel this project will fit in with the Armonk Business Park's Planned Light Industry (PLI) zoning, and that the facility will not adversely affect the neighborhood. North Castle's PLI district includes motels, business and professional offices, warehouses, recreation centers, day spas and assisted living facilities.
90 Business Park consists of approximately 6.5 acres, 5 acres of which will be used for the assisted living building. The lot will be subdivided, with the remainder of the 1.5 acre lot along Route 22 to remain vacant. The applicant has no plans at this time to develop the second lot, but an office building could fit into the space.
The assisted living building will be three stories, with a total square footage of approximately 119,000. The location is adjacent to La Quinta Inn.
The senior community will include 136 beds, and will offer many amenities including: library, card/game room, sunroom, bistro, private dining room, movie theater, salon, arts and crafts studio, fitness center, which includes a swimming pool, wellness center, and an activities center for visiting grandchildren. They will also have an inter-generational program that will
invite local students into the building for different levels of interaction
with the seniors.
Neighboring resident Mario Riggerio asked, "What assurance do we have that the facility is not going to put a burden on our ambulance department, since we don't want to go to paid Fire and EMS Departments?" He said his concern was that our taxes would go through the roof if a further burden was placed on our volunteer departments.
One of the conditions of the special use permit is that the Armonk Fire Commissioner must be satisfied that the facility won't put a burden on its volunteer fire department. Mark Miller, of Veneziano & Associates law firm said that data has been provided to the Armonk Fire Commissioner for review from Engel Burman's other facilities on Long Island. Town Attorney Baroni said the results of the study being performed by the Armonk Fire District will be reviewed by the Planning Board. If the fire district demonstrates that there will be an issue, then the Planning Board may have to negotiate the issue; if not, the special use permit will fail.
Councilman Kittredge emphasized that because the Armonk Fire Department's volunteers are getting older, we may eventually need to resort to paid drivers in the future anyway.
Engel Burman's principal Steven Krieger said they have the necessary admission criteria for residents, as they are licensed by the New York State Department of Health. They are not a nursing home, but they do have a full-time nurse on staff; they also have visiting hours for doctors such as podiatrists, offered as a convenience for the residents. "We are a non-medical model, more like a five-star hotel for seniors. We help seniors with activities of daily living such as eating, bathing, grooming and going back and forth from different activities. The typical resident is someone in his or her early to mid-eighties, who may have lost a spouse, is living alone, not socializing, not cooking for himself or herself; some of the seniors may also be experiencing a little depression." They also plan to have a special wing for dementia and Alzheimer's patients.
Town Planner Adam Kaufman said the assisted living facility will not be paying the standard recreations fees of $1,000 per unit or $136,000, because a recreational area will be on site, and the fees are paid only if recreation facilities are not provided.
Krieger anticipates the building's hard cost to be between 17 and 18 million dollars. He says Engel Burman will apply to obtain tax-exempt bonds for constructing finance through the Westchester County Industrial Development Agency. Doing so requires that 20% of the 138 residential units be set aside for residents whose incomes are below the 50% of Area Median Income of Westchester County. According to Fannie Mae, the 2011 median income of Westchester County is $78,300.
Miller said the applicant will be funding up to a maximum of $30,000 of improvements to the intersection of Business Park Drive, Route 22 and Maple Avenue. The improvements will include re-striping of the road and partial removal of the 3 ft. median on Route 22 to allow two distinct lanes, satisfying New York State Department of Transportation (DOT) standards to permit left turns onto Route 22.
Miller thanked the Town Board and Planning Board for their thorough and expedited review of the plans. Further approvals are still required, including the subdivision, the site plan, a building permit, and permission from the Architectural Review Board.
Sutton Court Slated to be Like a Luxury Hotel
An application for an assisted living facility was discussed at the October 27, 2010 North Castle Town Board meeting. The applicant, The Engel Burman Group, requested that the Town Board modify the Planned Light District, (PLI), for the entire Business Park development, so that an assisted living community could be built on 90 Business Park Drive, Armonk. The Engel Burman Group's Bristal Assisted Living chain currently consists of seven properties located throughout Long Island, New York. Read more
The Lumber has been approved for a 10,000 sq. ft. retail space
The Old Lumber Yard
Updated April 6, 2011 The old French’s Lumber Yard at the end of Bedford Road near I-684 has been an empty shell for many years. Pop and Mom French began their lumber yard business in the late 1940's. The entire family, Tom Sr., Jesse, and kids: Kenny, Sonny Jr. and June and all the grand kids worked there. Kenny French and his wife Susan ran the business until there was a fire in the 1980's. Two Bronx businessmen bought the property, but couldn't pay taxes that eventually totaled one million dollars. Six years ago, real estate developer Michael Fareri bought the distressed property. According to Fareri, the property now has approved building plans (as rendered above) and permits for a 7,000 square foot retail mall, plus 3,000 square feet of second level apartments.
Fareri admits that there would be a negative impact on Armonk's Main Street stores if he were to build the lumberyard property as a shopping mall. He says he won’t build on the lot unless he can build residential units instead.
At January 13 town board meeting, Fareri submitted a new petition requesting that the Town Board amend the zoning ordinance to permit multi-family dwellings in a single structure. Fareri presented plans for 16 condominium units, with 14 at market rates and two middle income units (MIUs).
The average size of the condominiums is 1,100 square feet, but the two penthouse units are about 3,000 square feet each. The plan calls for a roof garden and underground parking. The exterior design of the building will echo the exterior brick architecture of the Boies Building on Main Street. Fareri Company would own and rent the units as condominiums.
Several years ago Antares built the Cider Mill residential complex on Old Route 22. The project was supposed to include middle income units, but they were never built and the current owners of the seven units to be built by Crab Apple Properties, will not receive any building permits or certificates of occupancy to complete the Cider Mill Complex until the middle income housing requirements are met. Michael Fareri was obliged to build these middle units and sold the property to Alan Zaretsky of Crab Apple Properties. Discussions are now taking place whether the town's requirements can be met if the middle income units are be built by the County as affordable housing. The old Cochren property is along Old Route 22, across from Gavi Restaurant and down the road from Cider Mill.
At the recent Town Board meeting, Fareri said that if he cannot meet the town's middle income housing requirements by building MIUs along Old Route 22, he will alternatively propose to complete the lumber yard project with nine market value apartments and seven middle income units. Either way, Fareri is proposing to build 16 units at the old French's Lumber Yard.
The Planning Board is still to review the complicated application. A question arises, as it did in another application for an assisted living facility in Business Park. Do we want our neighbors to live in apartment buildings along I-684?
Demolition of Armonk Bowl By Robert Schappert
Posted April 6, 2011 The concept for Armonk Bowl originated with the late Louis and Hilda Ebling. It was not intended to be a plain and ordinary bowling alley, but instead, a bowling establishment that would become a showplace for Westchester County. Armonk Bowl did become a landmark to an entire generation of both Armonk residents and experienced bowlers from other towns in our county. Armonk Bowl set the standard that others attempted to follow.
I remember the Armonk Bowl property when it was a swamp which kids like me played in during our spare time. During its construction, we played at the construction site; as a teenager, I was hired by Armonk Bowl. This early job turned into a career for me in the booming-bowling business that I was a part of for two decades.
Armonk Bowl's first advertisement was in an old, Armonk phone book. It consisted of a two-page spread, including the architect’s conception of what the building would look like.
Many of Westchester's bowling establishments were built during the bowling boom of the late 1950's and 1960's. After the peak, bowling started to decline as operating costs escalated to the point that the business was no longer profitable. In many cases, the real estate was worth more than the business. The price to bowl became more than most people were willing to pay. Just about every bowling establishment for which I performed service and repair work has closed its doors.
I was recently in the Philippines, and I had a chance to visit two bowling centers that were still very popular. They did not have automatic pinsetters or automatic scorers. In the Philippines, the cost of labor is less than the cost of automation, so in many bowling centers they still use pin boys! Their bowling centers continue to thrive, while many in the United States, like Armonk Bowl, have closed.
The property where Armonk Bowl once thrived will once again be swampland. Armonk Bowl will, however, live on in the hearts and minds of a generation of past and present Armonk residents who were fortunate to have had the chance to enjoy it.
IBM's Backup Water Tower
Nov. 9, 2011 Donald Snyder, a structural engineer for Spotts, Stevens and McCoy, represented IBM at the North Castle Planning Board meeting on November 7, 2011. He presented plans for a 150,000 gallon domestic water storage tank to be located behind the fitness center at IBM’s Armonk campus of 340 acres. IBM’s original headquarter was built in 1960.
Snyder said the goal is to have a backup tank in case any problems arise with the pressure or clarity of the municipal water supply, a situation which occurred recently. If there were a problem with the water, IBM could shut down the domestic water supply and have about four days of water available for the entire IBM complex.
Planning Board member Jane Black asked if IBM intended to change the existing municipal water system. Snyder said that IBM has no intention to do so; this tank would be intended solely for temporary use during any potential water disruptions. Town of North Castle Attorney Roland Baroni asked whether or not a tank already exists on the property. Snyder said the existing tank is intended for the sprinkler fire protection system. IBM also has a 20,000 gallon tank buried underground that is not large enough to meet special water needs; furthermore, the tank will need to be replaced in the near future.
The proposed tank would be about 30 feet in diameter and 27 feet high, with a green roof. It would be located in a woodland setting, with surrounding landscaping to camouflage it.
The Planning Board members intend to visit the site, and have scheduled a public hearing on December 12, 2011 to discuss the subject.
Car Club at Lakeview Feb. 3, 2012
The plan for a 60-acre two lot subdivision on the west side of I-684 and Byram Lake Road was presented to North Castle's Town Board at their Feb 3, 2012 work session.
Project engineer Barry Naderman says the property has been split into two lots with three acres for an automobile club. The conceptual plan calls for a low laying building tucked into the outcrop about 75 feet from Byram Lake Road. The plans are for a car club that shows a 3,275 square feet building. There is an interior garage with 46 parking spaces for classic and exotic cars. The two story 1,275 club facility includes a care keepers second floor apartment with two bedrooms and a lounge area.
The auto club will not be a commercial operation but will be a private, members only, non-profit organization. There will be no maintenance at the facility, says property owner and Armonk resident Vito Errico. "It's a place to keep your car. If I put 300- 400 miles on my car a year, it is a lot."
The town permits not-for-profit membership clubs in residential districts such as are located at the Whippoorwill Club, Windmill Club and Anita Louise Ehrman Pool as well as other private clubs in North Castle.
The 60 acres sits on a ridge with plenty of slopes, outcrop of rock and a large clear water lake. An outdoor parking area, gazebo and a floating dock are shown on the plans near the lake. For the purpose of an approval from the health department they have illustrated that the subdivision of the other 56 acres can support a residential development. But they have no intentions of building the single family residence on the property at this time, says Charles Martabano, attorney representing the property owners.
The Town Board will consider the application for a special use permit after the Planning Board performs a study to review the environment impacts.
Brynwood Club Proposes 243 Condos
Updated Oct. 28, 2011 The Brynwood Golf and Country Club withdrew its application for a special use permit to build 243 luxury condominiums. As announced by attorney Mark Weingarten, of DelBello, Donnellan, Weingartern, Wise & Wiederkehr, the club's plan proposed the construction of one-and two-bedroom homes and cottages near the existing clubhouse and golf course. The plan also called for an expansion and exterior renovation of the clubhouse, and the building of new swimming pools and a health club, a spa and new tennis courts.
Country Club living on a golf course, although popular in Florida and other resort areas, is a lifestyle unavailable in Westchester; the club would be an important part of the daily life of the residents. Architect Jim Tinson, CEO of Hart Howerton, is a Westchester resident and a member of the Brynwood Club. Hart Howerton specializes in creating golf communities around the globe. The before and after photos of Brynwood revealed plenty of areas in need of improvement. The 65,000 square foot club house looks tired. Tinson says the facility needs an entirely new facade that blends in with the architectural feel of the community. In addition, improvements will be made to the landscape along Route 22. Everything will be coordinated with the restaurant, tennis courts, pool and spa. "It's not just about golf," says Tinson. "It's a country club offering a life style."
The Brynwood Partnership consists of three partners: including 17-year resident and established developer Jeff Mendell of the JBM Realty group; the Corigan Realty Group, which is a large developer based in New York City with $2 billion in assets; and Florida East Coast Realty, which for 90 has been one of the largest developers in the nation.
Weingarten says he has been in this business in Westchester for 20 years, and this is the strongest group he has ever worked with. They can get the job done with their experience and financial ware-with-all. He says the benefits to North Castle will include an increase in estimated annual property tax revenue of $3 to $5 million, with the Town receiving up to $750,000 in annual taxes. Weingarten says the development will have little impact on the schools since it is targeted for empty-nesters, and the school district will receive an estimated $2.1 to $3.5 million in taxes. The building permits and recreation fees will be in excess of $2 million. Additional benefits will include 300 construction jobs and over 100 permanent jobs at the club itself.
North Castle regulations require any applicants for multiple home developments to provide the town with a percentage of affordable housing units. Weingarten says the applicant is aware of this and they don't have a location yet, but they are looking to meet this regulation off-site. They don't believe it will work on-site because of the type of housing choices that will be offered at Brynwood.
The developers anticipate an extensive environmental study.
The work
will to be done by a team of professionals: Rees Jones, a world-renowned
golf course designer and architect; the Troon Golf management company;
and John Myers, an Armonk site development consultant. The water supply
is a big issue and Weingarten offers two possibilities. One is to draw
water directly from the 156 acre site and the other is to expand Water
District Number 2 in Windmill Farm by letting the water supply cross
under Route 22.
Rees Jones, the US Open "Doctor," is widely known
for his renovation of tournament golf courses. Jones developed a new
plan for a 6,350-yard par 70, 18-hole course, stretching it to more than 6,700
yards and par 71. "The new design will attract golfers of all levels,"
says Jones. "The course is designed to be fun and challenging to all
golfers in a beautiful setting."
Jeff Mendell says "we have a
unique opportunity to save a golf course and enhance a valuable
community asset. In the process we will generate an estimated $5 million
annually in real estate taxes and create a fantastic lifestyle for
empty-nesters looking to downsize. This is intelligent development and
is a "win-win" for North Castle and both the current, and future,
members of Brynwood."
Northern Westchester Hospital
The doors of the new Mary and David Boies Emergency Department of Northern Westchester Hospital are to open during the third week of March. It took almost five years to build and $30 million in private donations. Read More
The Organic Waste Yard
Updated April 23, 2010
The town-owned organic recycling facility remains closed to the public, as well as to the town. The town ordered a stop-work order to Westwood Organic Recycling, the operators of the facility, dated March 11, 2010, forcing them to close the yard. In response, Westwood has parked a vehicle at the yard, blocking the entry. North Castle Town Board had agreed to a contract with Westwood Organic Recycling, including a ten-year lease, allowing them to run a recycling center behind the North Castle Highway Department's yard.
After receiving public criticism about the yard, the Town Board appointed a committee consisting of residents and town employees to form an Organic Recycling Study Group (SG). The SG prepared and presented a 90 page report to the Town Board at the April 14th meeting. A summary letter was read at the meeting, and it was noted that the letter signed by committee members: co-chairs Bob Greene and
Howard Arden, developer Michael Fareri, Conservation Board member John
Fava, Architectural Review Board (ARB) member Karen Gorden, Ken Narva
and George Pouder.
Residents are up-in-arms about the facility being located in down-town Armonk, just under the Eagle at the corner of Route 22 and Main Street.
Various issues have been raised by the report, including the following: 1. environmental concerns 2. traffic noise, dust and odor regulations 3. license agreement 4. lack of analysis of environmental New York's State Environmental Quality Review Act (SEQRA) requirements 5. encroachment of New York State Department of Transportation (NYSDOT) property behind the town’s two-plus acre property line 6. working without a site plan 7. terms of the contract 8. failure to respond to the initial Request for Proposal (RFP) requirements
The SG suggests the site may be a public nuisance under New York state law. The committee claims that mismanagement and failure to follow proper procedure of the RFP application contribute to a disturbing and potentially invalid agreement for the town. The SG recommends that the Town Board initiate a "thorough independent investigation", if for no other reason than to avoid future contractual obligations without sufficient review.
In summary, the committee recommends that the Town Board, North Castle residents, and Westwood agree to an acceptable relocation of the yard. One of the biggest issues that remain is the drop-off of materials. The contract specifically states that North Castle residents can pickup and unload organic waste and receive limited composted product of mulch and topsoil, free of charge. The agreement was intended for the town to save money in the highway department budget; as the highway department would drop off all of the town's collected leaves, it would receive 500 yards each of mulch and topsoil at no charge. Westwood is not under any obligation to pay the town for the use of the facility.
How would Westwood draw an income from the yard? It was stated in the contract that the yard would be a regional center open to anyone to drop off tree limbs, stumps, grass clippings, and other organic matter. The concern is the absence of any regulations to determine if the received organic waste were tainted. The trees and stumps are to be ground and chipped at the yard. There is no limitation on storage of mulch and topsoil. The town's leaves are to be hauled and composted at another of Westwood facility either in White Plains or Bedford and are limited to 1,000 yards stored at anytime.
Furthermore, the SG specifically made several recommendations: Roland Baroni, the town attorney should bring in special counsel for legal review and advice relating to the RFP process and operating license, the town board should authorize town board member John Cronin to represent the town with the assistance of other town board members, the town should temporarily store the chips at highway's Middle Patent yard and authorize the expense of a site survey and as built site plan, and finally, the initiation of an environmental SEQRA process, which might be best suited to be managed by the Planning Board. Typically, these items are reviewed in a lengthy process, prior to the town board approving a project such as this. However, in the haste to dispose of town wide collected leaves last fall, the contract was expedited, without proper review, since the town itself doesn't have to submit an application.
Terry Lieback, an environmental specialist from New York State Department of Environmental Conservation (NYCDEC), inspected the site and claimed their department has no regulations for processing mulch. She added that the facility appears to be in order.
Jamie Scoli, President of Westwood Organic Recycling, has done extensive excavation of the yard, as outlined in the contract. His reaction to the presentation of the SG summary at the Town Board was not a positive one and he says he's being treated unfairly. Scoli prides himself on presenting the facts and claims the committee's report is not based on fact, but instead is filled with comments and allegations. He asserted that the committee was acting like a lynch mob, mocking him and his company in an attempt to shut down the facility. Furthermore, he claimed that the project has become a political mess, and lacks the intention of anything that appears to solve the dilemma. Scoli says he has spoken to some "fair minded community members" and claims, "A few town residents are furious about how this is turning out." Scoli, as is the SG, is cautiously optimistic about the possibility of finding a solution that the town board, citizens, and Westwood would agree to.
In the meantime, the town has a contract with Westwood, and Supervisor Weaver claims there are no alternative locations for the recycling yard. What about the five acres of town-owned land behind the Water and Sewer Department in Business Park? Take a cue from the legacy of Jack Lombardi, North Castle's Town Supervisor for over 40 years. He was a master of the negotiating process for the town's benefit. Hopefully, we can avoid bringing this issue to court, and also avoid costing the town significantly more money than any potential taxpayers’ savings.
STOP WORK ORDER By Order of the Building Department Town of North Castle March 11, 2010 Westwood Organic Recycling 21 Bedford Road Armonk
Comments: Town Board issued a directive to halt the private depositing of any organic material and its processing on the Town of North Castle Highway Dept. Yard at 21 Bedford Road at the March 10, 2010 Town Board Meeting. In addition no public organic material shall be deposited or processed on site until further notice. This doesn't preclude Westwood from removing existing processed material from the site (wood material only).
Affordable Housing on the Cockren Property
The Cockren property located on Old Route 22 in Armonk has been proposed to house ten middle income units (MIU) of which eight of the units are to fulfill the MIU requirements for the Cider Mill complex, also on Old Route 22. Anthony Veneziano Jr., attorney for Crab Apple Properties, owners of the Cockren property, says the Town is responsible to sell MIUs under its housing guidelines. But, the middle income program is not producing buyers. He says, given the economy and the tightening of bank credit, that buyers in this income bracket are having trouble getting loan approvals. Read more
