This time their goal is to reach out and meet with members of civic organizations. They are committed to working with town officials and "our motivation is the right use for the town, and everyone wins if it is a collaborate effort," said Mendell.
They have reduced the number of units from last year’s plan of 243 condominiums to 123. The parking has also been reduced from 564 spaces to 271. Lastly, the banquet hall would accommodate 200 guests, rather than last year's proposed 400 guests.
The most important question at hand is whether or not the town would be better off having Brynwood remain a golf and country club with 123 units along Route 22, or have them demolish the golf course and build up to 49 homes on the 150-acre site. If the plan is not approved, Brynwood intends to proceed with the latter option. Mendell said the private homes would be in the 4,000 to 5,000 square-foot range, and would sell for an average price of $1,470,000 per unit.
Jan Bernstein, President of Residents of Windmill Inc., (ROWI) emphasized that she is speaking for herself. She is not in favor of Brynwood’s proposal to build condominiums because she feels it would be too dense. "Permitting an amendment to the zoning code for more density than exists anywhere else in town sets a bad precedent," said Bernstein. "Zoning exists for a reason and the only way a town should amend a zoning ordinance is if it is clearly in the best interests of the town."
Bernstein believes the Brynwood proposal, as it currently stands, is not in the town’s best interest. Her concern is the major impact on the character of the town that may occur as a result of congestion, traffic and financial factors associated with the new condominium complex.
Bernstein has not seen the new Brynwood plans, and accordingly, cannot comment on whether or not she prefers individual homes on the 150 acres. However, she said the property is zoned for, and has the right to build, two-acre, single-family homes. She estimates the number of homes to be between 35 and 50; she feels that this will generate traffic of about 75-to-100 cars, rather than the 250-or-more cars associated with 123 units. This figure is an estimated total representing the following: two residents' cars per unit, plus cars of members, and those owned by management and employees of the country club.
Bernstein asserted that the 123-housing-unit proposal makes the assumption that 10 children will be added to the district. She questions that figure because it doesn't take into account the total number of children that may be added to the school district. In addition, it does not factor in the number of empty nesters currently living in town that may move to Brynwood after selling their homes. Furthermore, families who would move into the required, offsite 25-middle-income units should be part of the equation.
Mendell said they will comply with the provision for the required middle-income housing of 10%-onsite and 20%-offsite, but given the model of luxury homes, the middle-income units would not fit into the plans onsite.
John Saccardi, Principal of VHB Engineering, Surveying and Landscape Architecture, said they will provide a compelling rationale, as he prepares the study for Draft Environmental Impact Statement (DEIS). "It's a big task to minimize the impact and the process will take about a year." The two most important factors to consider appear to be the school system and increased traffic on Route 22.
Saccardi said that Brynwwood is targeting the 123 residences to empty nesters and, as a result, the units would be smaller and would provide a housing option for the town that currently doesn't exist. Saccardi has studied other Westchester country club residential developments, including Rye Brook's Doral Arrowwood and St. Andrews Golf Club in Hastings-on-Hudson. Both clubs have three school-aged children, said Saccardi. Furthermore, based on the standard textbook study of Rutgers Urban Research, Brynwood is projected to have 10 school-aged children, at the most, added Saccardi. He projects 51 school-aged children for the alternative plan of 49 single-family homes.
Jim Tinson, an architect with the firm Hart Howerton, said the plans include 108 homes that would consist of two-bedroom units and 15 homes of 3-bedroom villas. Two-to-four of the units would be maintained as guest suites. Brynwood plans to open the units in phases of about 20 at a time, depending upon real estate market demand. Mendell anticipates the building phases may take from three-to-five years.
One unidentified audience member said that as an empty nester, she would like to stay in town, but if she were to sell her home for $1.5 million, she wouldn't be able to afford Brynwood. She also asked about assessments. Mendell said that there will not be any assessments charged to residents because the model stipulates that management pay for all capital improvements.
Alan Cohen, an 18-year-Armonk resident, said he is an upcoming empty nester and thinks Brynwood is the best project to come to North Castle.
The projected buying costs will not be easy on the pocketbook. The estimated purchase price of the 123 condominiums is between $1.2 and $1.5 million. Residents would also be required to pay common charges associated with private services for garbage collection, road maintenance, and gate house security, in addition to golf & country club membership and a 100%-refundable-membership bond. All road maintenance and other services, including snow plowing, would be privately handled at no additional cost to the town.
Westchester condominium taxes are typically 50% of a single-family home that is assessed at the same value. Projected taxes for 123 condos are $2.4 million. 60% of the money would go to the school district, and with the projection of 10 students at the expense of $26,000, Mendell said the surplus of school taxes would be $1.4 million each year.
Brynwood is located just north of Byram Hills High School on Route 22, across from Windmill Farms. Windmill resident Sue Miller pointed out that Route 22, from 7:00 a.m. - 8:00 a.m., resembles the Long Island Expressway. The problem is a function of the location of the entrance and exit at the high school, and the congestion that is caused by buses, as well as students, teachers, administrators and parents who drive to school.
Saccardi said the impact of the 123 units will be far less, since there will be fewer school-aged-children living there than in the 49 private homes. Route 22 is owned by the state and Brynwood will work with the state and town on this project. Stan Simon, a 35-year-Windmill resident, said he was concerned with the increase in cut-through traffic that now translates into speeds of 50-60 MPH through Windmill.
Brynwood has proposed a self-sustaining water supply from onsite wells. The club now uses water that is piped in under Route 22 from the Windmill Water District. 123 units require 60,060 gallons of water daily, which is comparable to the projected use of water for the alternative proposal of 49 private homes.
Mendell said construction of the project would have a halo effect that would benefit the local economy. It would create 300 construction jobs and 75 additional jobs to run the club; Brynwood would also continue to employ about 30 high school students during the summer.
An unidentified audience member, who said he was a resident, asked about the impact that additional residents would have on the fire and police department’s emergency services.
Under a separate email, Armonk Fire Chief LuciLabriola-Cuff said, "As the Fire Department noted to the Town Board, the assisted living center that is proposed to go into Business Park has the potential to increase our call volume by 10%. This number is based on the number of emergency calls they have had at their other facilities with the same number of residents. If we add the Brynwood Development, this has the potential to increase our call volume even more. This is certainly going to put a strain on our department and may cause us to have to go with some additional career staffing, most likely career EMTs, rather than drivers."
30-year- Windmill resident Linda Sage expressed concern about pesticide use on golf courses to "keep the greens green". She
referenced studies that demonstrate the potential link for ground water contamination from pesticide use to non-Hodgkin’s Lymphoma.
Brynwood spokesman Justin Lapatine responded that golf course designer and architect Rees Jones will implement the best
pesticide management program, since residents will be near the golf course. "We want to make sure health is not negatively impacted."
