Zoning Board Will Review Citizens' Appeal of Building Permit for CVS Feb. 2, 2012
The Concerned Citizens of Armonk (CCA) has filed an appeal of the decision against Bill Richardson, in his capacity as North Castle's Building Inspector. Richardson issued a building permit to the CVS Pharmacy, dated November 22, 2011. An appeal has also been filed against Eden Enterprises, the owner of the building at 450 Main Street in Armonk.
The A&P Supermarket that currently occupies the building is planning to close its store by February 15, 2012. A spokesman for CVS Pharmacy told us that the projected time frame for CVS to move into the Armonk Shopping Center is October 2012.
The CCA is made up of a broad group of Armonk residents, and Main Street business and property owners. Charlene Jacobi is President of the CCA and the co-owner of Town Center Pharmacy. She has expressed concerns about CVS, but is usually perceived as someone with a conflict of interest because her business could potentially suffer when CVS opens in Armonk.
Greg Lane specializes in land-use policies and has been working with the CCA. He said they have submitted an anti-CVS petition signed by 2,000 members of the community, including property owners, residents and business owners.
Lane explained, "You can't restrict a particular business. You can't tell CVS that they are not allowed to come to town. You can tell chain stores they can't come to town because they will possibly impact the character of the community."
The CCA Appeal claims that the group's purpose includes "protecting the character and economic viability of existing business contours in and around the hamlet of Armonk."
Jeffrey Baker is the attorney acting on behalf of the CCA. The appeal claims that before the building permit was issued, CVS failed to obtain a special use permit from the North Castle Town Board. "The new use and altered structure have been approved without determination that the use meets the criteria of the zoning code; also, the exterior alterations are inconsistent with the requirements of North Castle's town code."
Furthermore, the appeal states that CVS did not obtain an “approval for site development plan” from the Town's Planning Board. It also claims that the building permit is invalid because the applicant did not obtain approval first from North Castle's Architectural Review Board (ARB). All exterior alterations or renovation projects of commercial buildings are subject to the review and approval of the ARB.
The appeal requests that the building permit be annulled and that the CVS Pharmacy be directed to proceed through the following town codes:
1. The applicant obtains a special use permit from the Town Board for change of use.
2. If it is determined that a special use permit is not required, then they should obtain an approval of a site plan from the Planning Board.
3. If it is determined that a special use permit and a site plan approval are not required, then they must request a review by the ARB, whose charge is to determine if a renovation project complies "with certain aesthetic and visual standards before a building permit is issued."
The town code requires approval of retail space in excess of 5,000 square feet of floor area. Town of North Castle Attorney Roland Baroni said in a public meeting held last year that the “application for special use permit” was not required because the retail space has been located in town, prior to when the zoning law took effect. The CCA's appeal argues that the determination that "all subsequent different retail uses in the same structure are exempt from the need for a special use permit or a site plan approval" is contrary to the zoning law.
The appeal also claims that "the special use permit for the A&P did not allow any retail use, but allowed for the specific supermarket for which it applied. The town's zoning law for site development plans states that a change in use requires site plan approval. "That determination may be waived if there is no change in off-street parking and loading and can only be granted by the Planning Board."
The CVS Pharmacy has submitted plans to the building department that include changes to the exterior appearance; these changes involve partial demolition and reconstruction of exterior walls to alter the existing ventilation system and access stairways. They also submitted plans to build a free-standing sign. The ARB did not review or approve the changes to the exterior building and signs, before the building permit was issued.
We spoke with two long-time Armonk residents from Annadale Road, across from Main Street, as well as neighbors of the Armonk Shopping Center. Ron Aaronson said he sees no need for a CVS in Armonk since there are several other CVS stores within a three-to-four-mile radius. There are at least five CVS stores within ten minutes of Armonk, including two in both Thornwood and Mount Kisco, and one in North White Plains.
Kathleen Petre said she does not want a CVS in our town. "Are we going to see a Subway or Dunkin' Donuts? We don't need that. We have difficulty with retail shops and people don't shop here. We don't want to see more vacant stores for rent in town." Economic conditions already pose difficulties for local businesses, and a CVS could make things worse for many stores in downtown Armonk.
Lane commented, "We asked the town board for a moratorium to review the town's Comprehensive Plan." The moratorium was denied by the Weaver Administration. But CCA did work with the Director of Planning Adam Kaufman and Town Attorney Roland Baroni to review where the zoning ordinances may be inadequate. "We wanted to assure that they maintain the character of the community and the infrastructure that supports the economic development in the downtown area. We retained a land use attorney to look at the town's land use ordinances and gave them some concepts to update the Comprehensive Plan for the business district. Kaufman and Baroni initiated the FP Clark Associates Formula Business Study in June of 2011," added Lane.
Lane explained, "CVS can operate at a loss here. They are coming in to protect their turf; if they don't, Walgreens or Rite Aid will, and they will take a percentage from some of CVS's other more successful stores.
"The Armonk hamlet is unique because it doesn't have any chain stores. The vision of what downtown should be needs to be defined. As a group, we want to make sure Armonk preserves its small-town-character feel. Armonk has a finite population of about 1,800 families, which is not going to change dramatically. If you consider adding retail businesses off Main Street, you're just dividing the pie."
At the end of the day, Lane likes to say, "All land use is political. My concern is that certain board members have certain agendas, but the Supervisor is doing a good job of trying to steer down the middle. I compliment him on that. "
The Zoning Board of Appeals will determine if the CCA Appeal has merit at their March 1, 2012 meeting.
CVS Comments Blogged from April 19 - May 3, 2011
57 comments 1. Steven | April 19, 2011 at 09:39 AM EDT At CVS will be a new store, the A&P is old and disgusting. Unfortunately CVS moving in will most likely hurt the business of Town Center Pharmacy, a long standing occupant of the community and who recently renovated. Why do we need another pharmacy and more importantly why does CVS need to be in Armonk. They have two in Mt. Kisco and one planned for the D'Agostino on Chappaqua. Nice job Mr. Werber!!!
2. Vivien Cord | April 19, 2011 at 11:26 AM EDT Don't the residents of Armonk have a say in this major decision? Sounds like it's a done deal. Who needs a CVS when there are two in Mt. Kisco and one in N. White Plains.
3. Frank Benish | April 19, 2011 at 11:57 AM EDT For those who have been following this debacle, this should come as no surprise. A and P Supermarkets around the region are closing on a fairly consistent pace. However, our A and P only had a month to month lease and wanted the property redeveloped
Our supervisor should have known better and planned accordingly to let Mr. Werber develop at least ONE of his many submitted plans. (I believe the planning board did approve at least one submitted plan). Mr. Werber has spent hundreds of thousands of dollars trying to get this property redeveloped and has finally thrown in the towel.
I believe this fiasco represents a complete failure and points out the obvious inability for our esteemed town supervisor to negotiate a deal which would have benefited both the town and Mr. Werber.
Now there is an opportunity to develop a supermarket in Business Park Drive next to The Gym. I believe it is in the town's best interest to fast track this project and possibly even consider a rezoning of the entire BPD so help the property owners redevelop these half empty (In some cases mostly empty) buildings into appropriate spaces our town can utilize.
Frank Benish
4. Christopher Carthy | April 19, 2011 at 12:20 PM EDT
I am disappointed that there may be a CVS in lieu of a supermarket in the A and P space. I will not support a CVS in that space and I encourage our community to oppose it.
5. Linda Fernberg | April 19, 2011 at 03:20 PM EDT I agree with some of the comments above, most importantly that we, the actual citizens of Armonk, should have a CVS thrust upon us. Not only do we have a LOCAL, FAMILY OWNED pharmacy that I see as our duty to represent and defend in this matter but; why on earth would we need a CVS in any case. We need a supermarket. And not necessarily the one proposed for Business Park (which will just be another overpriced supermarket). While some believe our downtown needs great improvement, I believe that we have a core of local business owners that deserve our support. Sure some sprucing up and small capital improvements are needed. But wholesale change, no. Furthermore, a CVS adds nothing to the equation. I would ask that our Town Board confer with Mr. Werber and reach a solution that addresses OUR needs, and maintains the downtown as THE MAIN SHOPPING DISTRICT OF ARMONK. Let's work together towards preserving our village.
6. Mark | April 19, 2011 at 03:21 PM EDT I'm glad we now will now have a CVS. Granted we do need a supermarket..perhaps now being without a supermarket will encourage and speed up the development of a better alternative than the old A&P. Regarding taking business away from the existing town pharmacy and other businesses..I'm very tired of the protectionism that continues to exist in this town. I think box stores should be allowed in town to create competition and perhaps fill the vacant stores that continue to plague Armonk. You think the residents of Greenwich fight box stores from coming into town? Greenwich Ave is not the ghost town of retail that Armonk is. Lets wake up people.
7. What a mess | April 19, 2011 at 05:06 PM EDT Thanks to all of you that fought against the expansion of the existing A&P property. Nice move.
Can you even imagine what the prices will be in the "supermarket" next to the gym (if it ever opens)?
And see I see in the comments that apparently it's OK to change the zoning in Business Park, but not OK at the old supermarket. How's that work Frank? I hear that there's not enough parking.
I wonder how much tax money we will loose? I certainly can't see a CVS generating as much revenue as a supermarket.
8. Brian | April 19, 2011 at 05:44 PM EDT I for one welcome CVS and hope a supermarket is approved for business park ASAP. This is wonderful news!!!
9. Most Residents | April 19, 2011 at 06:30 PM EDT Leave it to Frank Benish to turn this into a political football and to talk out of both sides of his mouth. This is priceless. Hey Frank, when are you going to run for the position of "king". The bottom line is that you are a complete shill for Mike Ferrari. Everyone pay attention to Mr. Benish giving his strong support for a supermarket in corporate park. Frank, do us all a favor and move! You have gone past "comical" to "disgraceful".
10. Micky | April 20, 2011 at 07:25 AM EDT This is crazy. We need a supermarket. As someone else said that it was better thank nothing. I will not drive to Mt. Kisco if I need one thing for dinner!!! I will ow make sure that ALL my shopping is done before I come home from work. Unfortunately, I will not be using the green grocer because I am sure it will be top dollar for everything.
11. Bill | April 20, 2011 at 07:41 AM EDT The town has a zoning provision prohibiting regional and national retail chains? Does that not apply here?
12. Susan | April 20, 2011 at 10:11 AM EDT This is a really bad business call on our town's part. We DON NOT need another CVS in this area. Armonk needs to stand behind the mom and pop stores. These are hard working people/ our friends who we have all come to know and respect. I will not support this CVS and either will a lot of others who live in this town. A supermarket is a draw for our people; to come into town and spend their money. If we have no supermarket where are we all to go. To other towns and spend our money? How does this decision as our lovely email we all got put it "A&P out CVS in"? help Armonk in any way shape or form? It does not. Who ever agreed to this... it is disgusting. There are a lot of business's that are going to be negatively affected. WOW what is happening to our town?
13. Ray | April 20, 2011 at 11:44 AM EDT It's fine for everyone to voice their opinion, but to constantly slam and use personal names over and over is ridiculous. No wonder the residents of North Castle are selling their homes and moving away. Who the hell wants to hear this??? p.s. I am for the supermarket, not CVS..I agree with Susan. Frank, you wonder why you weren't chosen for Supervisor?
14. Mark2 | April 20, 2011 at 01:08 PM EDT We are all failing to recognize one thing. A&P is on the verge of bankruptcy and in order to save their business are closing a number of non-performing locations in the area. Armonk being one of those non-performing locations. A&P moved out on Armonk folks...CVS is filling what would have been another soon to be vacate retail space in Armonk...bc that's what the space would be in a couple of months space. A&P wasn't renewing the lease bc of financial distress. We all should welcome CVS moving promptly and entering the space. The protectionist mentality of Mom & Pop stores only in Armonk is ill advised. How many Mom and Pop retail stores are sustainable in Armonk? Think about it. The vacancy rate and the delay in building the new Armonk square is proof that Armonk can NOT survive on Mom & Pop retail only...there is simply not enough shops that want to open in this economic climate. This protectionist mentality is one reason why taxes will continue to rise in Armonk.
Granted I agree a supermarket is needed in Armonk I agree with the Town for not allowing it on the current A&P site. The lack of Parking made it unfeasable. The Town residents spoke on this topic at Board meetings on a number of occasions...I was there. Take a look at the Parking situation at the Modern Barn on a Thursday night in prime season..parking overflows onto Cox Avenue continuously...creating a very dangerous situation. Solution..Plan Projects smart in Armonk. Get residents feedback and move forward with that feedback in mind. The A&P was shot down by the people...at numerous town board meetings. The residents of Armonk can't always "Monday Morning Quarterback" every decision the Town Board makes...and I note A&P moving out should not fall on the boards shoulders.
15. Supervisor's Statement | April 20, 2011 at 08:27 PM EDT Sent out earlier today: A Message from Supervisor Weaver ... At a meeting Monday morning, the property owner who leases space to the A&P food store told me he had decided not to renew the lease with A&P, but instead had signed a lease with CVS last Friday. The property owner explained that he had made a business decision. He said that because A&P had filed Chapter 11 he felt going into a new long-term lease with the company was not a good financial move for him. For more than a year I have kept in close contact with both the owner of the property and the lessee. Until Monday it was my understanding that the two were still in discussions to come to a long-term lease agreement. This news is not what any of us, including the lessee, expected. Please understand that the Town of North Castle does not own the property that is presently leased by the A&P, nor does the Town become involved in negotiating leases between private property owners and their lessees. I will continue to be open to all proposals from property owners who wish to lease or sell to grocery stores. On a related topic, the Public Hearing scheduled for April 27th to consider a Special Use Permit to allow a supermarket to occupy property on Business Park Drive has been postponed at the request of the property owner. It is my understanding that the property owner will notify us soon regarding a new date for the Public Hearing, and we will communicate that to you. Sincerely, William R. Weaver, Supervisor Town of North Castle 15 Bedford Road Armonk, New York 10504
16. Leslie Resnick | April 21, 2011 at 11:46 AM EDT As a small business owner that no longer is located in Armonk (I own Wisteria Gifts, now in Pleasantville) due to the "building" of the Armonk Square, I think it is a shame to bring a CVS in. This opens the door to other big box stores to come to town. In the interest of competition, it would be a lot less offensive if this were a family owned pharmacy competing against Town Center, but this is a chain. By the way, if you look at any reports on the contributions chains make to a town, they produce less money for the community than the local small business owner. The town really needs to look at what the town will look like with CVS. It will look like every small town in America and not retain its individuality and uniqueness that is currently enjoyed.
As an aside, do people really think that a supermarket in the business park is going to work? Regardless of whether you think A&P is dirty or not, it is convenient, in town, and easy to get to. As a business owner I do know that regardless of how great you are, convenience plays a big role in shopping habits.
Small business owners are what keeps a town interesting and vibrant. Supporting the local businesses that are here is key to the survival of the small town.
17. Frank Benish | April 21, 2011 at 01:17 PM EDT It's entertaining to read comments from faceless, nameless individuals whose only priority is to preserve their agendas (and/or our elected leaders sacred positions?) - by taking potshots at me. Asking me to move does not solve the problem at hand. Please don't shoot the messenger.
Sorry to say this but the bottom line is that our Supervisor has failed to negotiate a deal which would have kept the A and P in town. The developer submitted numerous proposals to redevelop the A and P. Does anyone believe Jack Lombardi would have bungled this as badly as our current Supervisor has? Read his statement: "For more than a year I have kept in close contact with both the owner of the property and the lessee. Until Monday it was my understanding that the two were still in discussions to come to a long-term lease agreement."
Really?
A competent CEO needs to know how to make - and close a deal.
To make matters worse, Councilmen Schiliro and Kittredge refused to even vote for a public hearing regarding the proposed supermarket in Business Park Drive which now would leave Armonk residents with NO ALTERNATIVE except to drive 15-20 minutes to NWP or Mt. Kisco. What kind of vision is that?
And just for the record - I have no bias in this issue because politically speaking - leadership has failed us from both Republicans and Democrats.
The other point people are missing is that the developer has a right to negotiate with whomever he wishes. He made a business decision. He signed a lease with CVS. It wasn't "thrust upon us". Personally speaking - I prefer a supermarket in our town - not a CVS. However, as a private citizen, I have no right to impose my preferences on Mr. Werber.
Finally - Think about how the absence of a supermarket will effect young families and seniors alike. What about those on a tight budget? Do you believe its fair to force them to pay a premium for basic staple items - simply because now there will be no competition? Who wants to pay $10.00 for two pounds of apples? How about $35.00 for a container of baby formula? Now can you see where this may lead to?
Armonk needs a supermarket. A and P is out. We need to move on. Lets embrace the one viable alternative we have in BPD - provided of course that developer still even has an interested supermarket. This should be a "no-brainer".
Frank Benish
18. Elphaba | April 21, 2011 at 03:05 PM EDT This is a bad, bad idea. How much longer till we have a Dunkin Donuts on every other corner? 19. Dace Aperans | April 21, 2011 at 10:49 PM EDT I will miss the helpful staff at A&P very much; many have been at the store for years and know people in the community by name. I hope the staff will be able to find jobs elsewhere. I am worried that the A%P's closing will have a negative impact on the town, unless another grocery store can open very soon. I'm also worried about CVS affecting the overall small-town atmosphere of Armonk.
20. Armonk Resident | April 22, 2011 at 10:30 AM EDT A supermarket in corporate park will draw business away from main street. A DeCicco market will put Le Mer, Village Prime Meats and at least one deli out of business. The store off Route 84 will soon be selling craft beers and food in a cafe area in their store. This will also be the first step to rezoning the corporate park area for retail. Listen to what people like Diane Roth (realtor) say about the project. The want it approved and salivate at the idea of retail in that area. It will destroy business on main street and eliminate the small town feel of our village. Roth, Cronin, Benish and Ferrari are working hand in hand to make this happen. Listen to what they say and watch their actions on this issue. RESIDENTS BEWARE!!!!
21. William | April 22, 2011 at 02:31 PM EDT I am troubled by the insults to the intelligence of the town's consumers represented by many of the comments above. The incoherent shambles of the Armonk downtown should not be defended.
We all understand that the fights against the A&P and the pressure against the CVS are coming from a small group of vocal vested interests who want to protect their properties from competition. They have been abetted by the town administrations, current and past, who caters to this set of cronies.
Town residents need products and services at reasonable prices. If Town Center Pharmacy offers a better service than CVS - CVS will fail. The decision should be up to town consumers. Why should we be forced to subsidize an inferior or inefficient merchant just because it is a Mom & Pop. Maybe the Town Center space could better serve to host a badly needed reasonably priced casual dining restaurant(Of course mid price = chain and we wouldn't want that, would we. Frankly I would kill for an Olive Garden.)
A small click of special interests have protected our "quaint" (read abandoned) downtown to death. We need to obtain some competent city planning and open up the spaces on both sides of 22 with the interests of the towns consumers, not not the old townie clicks in mind.
22. Marie | April 22, 2011 at 03:30 PM EDT It's simple...we need to boycott CVS when it moves in and then it will leave. As for Frank Benish, the voters have spoken multiple times. We don't want you as our Supervisor nor do we want you on our Board of Education. You make North Castle look terrible. Move out and get a life; your dreams of elected office will never come to be.
23. ACA | April 25, 2011 at 10:36 AM EDT I agree with Mark and William above. I believe that there is a good amount of hypocrisy in the comments to this thread. I did not hear any comments when the new restaurants came into town in the recent past, basically throwing out of business other existing establishments that have been in Armonk for years. Not "mom & pop's" enough? I did not see any army getting up in defense of the existing gym when "The Gym" opened its doors. Did we really need a new gym? Maybe so, but what happened to the other guys? On the other hand, we were able to reject an excellent initiative like the outdoor market also in the name of the "mom & pop's" of Armonk. And what about the new wine stores? Nobody said anything about the good old wine store on Main Street, that all of the sudden saw its revenues go down because of new competition.I guess when it comes down to food and booze we don't really care? We currently have 15 restaurants, 5 wine stores, 5 pizza places, 5 bakeries, 4 coffee shops. Why can't we have 2 pharmacies? The same set of rules applies to everybody. We cannot pick who we want to survive and let the others perish. The question is: do we allow competition or not? If we do, then we take a step back and let the market play its role. And please remember, A&P was going to go anyway, regardless of what the replacement will be, since the Company is bankrupt.
24. ACA | April 25, 2011 at 10:54 AM EDT And Mr. Weaver should not sound so surprised about what happened. In September 2009 an article on this same website discussing the renovation of the A&P site concluded that "it was noted that if the applicant doesn't get approval for development of Armonk Shopping Center, they'll lease the building to a large drug store chain".Surprise!!! I also read comments about how a CVS would eliminate the "small town feel of our village". Oh yes, that is right! How can we ever replace the "small town feel" provided now by the charming A&P, its beautiful exterior its impeccable cleanliness and its appealing parking lot? Not an easy task.... This "small charming town" needs to move on. We have roads crumbling into pieces, a hole in the middle of town (the Armonk Square project) that needs to be filled since 2006. At the same time our "small charming town" is losing tax revenues, with hundreds of homes for sale at increasingly lower prices, foreclosures on the rise, residents out of a job or forced to accept paycuts. Some of our little paradise residents need a reality check, instead of worrying about how a headless, armless, harmless, topless mannequin can offend us. We cannot blame CVS if we don't (and maybe will not) have a supermarket. Somebody wanted to build one at the Bowling site: the answer was no. They wanted to improve and expand the existing one: the answer was no. Now they want to build a new one in Business Park Drive: the answer will probably be another no. This is the same Board that would ask you and your architect to come in 35 times to tell you what color is the most appropriate for your bedroom and at the same time is responsible for the Westwood Recycling debacle (that is going to cost us $500,000 simple for lack of basic planning)and approved the cell tower in Windmill in a surprisingly quick decision........
25. Linda Fernberg comment #2 | April 25, 2011 at 07:38 PM EDT I direct these comments to Mr. Benish, then the viability of the A&P in general.
Mr. Benish, I am neither faceless or nameless, when I write a comment I use both my first and last name. Now to the facts. The CVS is being thrust upon us by a businessman, who of course is making a business decision in HIS OWN INTEREST. He neither lives here nor has any concern for us, the bottom line is his concern. That is a given. Quite frankly, I cannot see CVS making a huge profit here. The population of Armonk is a bit over 11,000 according to recent census material. I have to believe that many of those counted are children. Not spending adults. So I question the sense of a CVS in a very small town which does not have any real "passing through" population which would shop at this store.
In addition, what many people do not seem to know is that the reason this A&P was not closed is because it is VERY PROFITABLE FOR A&P! Yes, A&P is bankruptcy, but they are reorganizing NOT LIQUIDATING. So it seems that it would remain profitable as long as it is here. I would ask if there is some way a plan could be developed that benefited both Mr. Werber (the landlord) and the town residents to keep the A&P or a different supermarket?
As far as protectionism of our local storeowners, Armonk is not and never will be Greenwich. This is and will remain a small town. But if a box store wanted to come in that did not duplicate what four other stores already do for us (Town Center Pharmacy, VIP Video, The Right Thing and the Dairy Mart), I for one would not be upset. Let's also be real about something, didn't most of us move here because it is a SMALL TOWN WITH A SMALL TOWN FEEL!!!!
Finally, Mr. Benish and Mr. Lutz certainly have the right to say what they want. My problem with them is that they CONSTANTLY CRITICIZE CERTAIN MEMBERS OF THE TOWN BOARD and LAY ALL BLAME AT THEIR FEET. It has gotten to the point of being ridiculous. As I have said before, these elected officials work hard at making this town a wonderful place to live. Stop the sniping it is very unbecoming and serves no real purpose. POLITICS SHOULD BE SAVED FOR ELECTIONS, NOT THE EVERY DAY BUSINESS OF THE TOWN. Linda Fernberg
26. marty | April 26, 2011 at 09:08 AM EDT one should see if the "Drive Thru" is permitted for the CVS in DownTown Armonk. one should also ask that a SEQRA study be done to determine the impacts of CVS opening on businesses in downtown Armonk.
27. Jay | April 26, 2011 at 10:16 AM EDT Armonk is a Hamlet in the Town of North Castle. 11,000+ is the population of the entire town. Likely 6,000+_ in the Armonk area. So, grocery shopping is split: N. White Plains, Bedford, Armonk, and Mt. Kisco, Thornwood, etc.
28. Sally | April 26, 2011 at 02:19 PM EDT I personally shop in CVS's wherever I go. BUT WE DO NOT NEED ONE IN ARMONK!!!!! WE NEED A FOOD STORE...Period. We have a beautiful drug store already. I will boycott any CVS in Armonk. It will be a great hardship to go to Mt. Kisco, White Plains or Thornwood to shop. What is happening to our beautiful Hamlet??
29. gary rockabrand | April 27, 2011 at 07:30 AM EDT Wow!! It's about time that Armonk wakes up and takes advantage of keeping money in there own backyard!Keep residents shopping in Armonk without having to go outside. DeCicco Markets look attractive, do they have an in house pharmacy like most supermarkets do today? I wanted to put a McDonald's in Armonk in 1976 and we were turned down even though we had the financing!!! Look at your GREAT town and say to yourself why have most graduates leave after BHHS and college and don't come back??? From a former resident I hope you open your eyes Armonk!!!!!
30. christine | April 27, 2011 at 11:23 AM EDT The last time we had an uproar like this was when the Farmer's Market was proposed... any new competition on Main Street to existing Main Street business is the boogy-man. New competition off Main Street doesn't seem to be so frightful.
31. Fred Coughlin | April 27, 2011 at 11:30 AM EDT I believe it is imperative that they keep that A&P site a supermarket. CVS will not survive in a small town of ours. The Werber's should consider contacting another food chain about the possibility of coming to Town.Business Park Drive will be to congested with traffic and there will be more accidents at the intersection on 22. Finally this is not a Political issue! it is up the the property owner to select a tenant and hopefully it will be a FOOD STORE !!
32. Mark3 | April 27, 2011 at 01:01 PM EDT Again I support a Grocery store in Armonk but do welcome a CVS for the cost savings it offers to the educated consumers of Armonk. To give you a small "apple to apple" sample of the costs of products that both Armonk Town Center Pharmacy offers and CVS offers:
Q Tips 100 count $6.10 in Armonk TC; $4.99 at CVS; 18.20% more expensive in Armonk TC
J&J Baby Powder $5.98 in Armonk TC; $4.29 at CVS; 28.26% more expensive in Armonk TC
Tylenol 100 count $14.26 in Armonk TC; $10.76 at CVS; 24.54% more expensive in Armonk TC
Robitussen DM 8 oz $14.76 in Armonk TC; 4.77 at CVS; 32.32% more expensive in Armonk TC
Edge shaving cream 7oz $4.87 in Armonk TC; 3.99 at CVS; 18.07% more expensive in Armonk TC
Zantac 150 8 count $8.98 in Armonk TC; 5.99 at CVS; 33.30% more expensive at Armonk TC
Lubriderm Daily lotion 16oz $13.54 in Armonk TC; $7.99 at CVS; 40.99 more expensive at Armonk TC
Therma Care Heatwrap back releief $11.65 in Armonk TC; 6.99 at CVS; 40.00% more expensive at Armonk TC
Do the educated consumers of Armonk see a trend here? If you would like to spend on the sample above an average of 29.46% more money by continuing to shop at Armonk TC so be it then the CVS is not for you and CVS will fail. But be educated when making your decision. Do your own sample of goods that both pharmacies offer.
..and please don't tell me about the small town hamlet nonsense. I still have to give my name when picking up a prescription at the Armonk TC Pharmacy. They don't know you by name like some people claim.
33. Topless In Armonk | April 27, 2011 at 01:39 PM EDT Will the CVS have a topless mannequin in the window? If not, how about a portrait of Mike Ferrari!
34. Brian | April 27, 2011 at 02:20 PM EDT I completely agree with the comments regarding the need for competition to existing businesses. Why are there no complaints when a new restaurant opens or a new wine store? Is that not competition to existing businesses?? Yet everyone seem to survive just fine. We should welcome commercial establishments in the town, they help support the tax base, provide jobs and keep residents shopping in town. I also agree that we need a supermarket and feel business park is a good place for it. A supermarket does not have a constant heavy flow of traffic (except maybe a few holidays a year). This town needs to allow smart growth and stop protecting "certain" businesses.
35. Jason | April 27, 2011 at 03:11 PM EDT Mark3- Thank you for that astonishing discovery and providing us all with those compared prices, none of us had any idea a large scale chain would be cheaper than a local pharmacy! Do you mean to tell me a Television set at Walmart would be cheaper than one from a privately own business store?? That's not the point. A CVS would take away business not just from the pharmacy, but the other stores on Main Street. This town has one and only one grocery store, why are they taking that away from us to replace it with another service that is already offered in neighboring towns? There are already CVSs in both Mt. Kisco and White Plains, we do not need one here.
Also, one of my friends in town sent me this video, I suggest you all to watch, it is pretty entertaining.
36. Dusty L. | April 27, 2011 at 07:10 PM EDT For those who are in support of a national chain store like CVS coming to Armonk I say why don't you all just put your energies into bringing a Costco, a Walmart and a Home Depot to town as well. Let's just make Armonk look like any other generic strip mall city without character or individuality. What do you think it is about a nice Main Street with original 'Mom & Pop' stores that appeals to people anyway? If you can't figure that out then the blue light special in aisle 38 is waiting just for you.
37. Brian | April 27, 2011 at 10:23 PM EDT I don't understand what the big deal about a national chain coming to town is all about?? All the banks, real estate offices, gas stations and the A&P itself are either regional or national chains!!
38. Mark4 | April 28, 2011 at 09:47 AM EDT Jason, Interesting video. Of course CVS automated service would not recognize a Town Center Prescription number. If a business doesn't perform then they will fail. The fact that CVS has a number of locations proves they may be performing in most cases yielding some benefit in the communities it serves. I'm not saying the CVS is for everyone and apparently the premium that people choose to pay by using the Town Pharmacy perhaps yields certain benefits. This is the nature of competition and business in general. Why do people choose to eat at Amore Pizza vs the Modern Barn. Nothing bad about either restaurant as I have dined at both establishments but businesses offer different goods and services (or levels of service) to gain a client base. The Armonk businesses that you claim to be affected need to compete...this is the bottom line or perhaps a tariff or toll at the end of Rt128 for Armonk residence shopping outside Armonk is more your style. The vacancy rate in Armonk retail is astounding and building of new retail is obviously on hold because the market doesn't warrant the additional units. The owner of the A&P spot has spent a tremendous amount of money trying to redevelop his property with no luck...now the people are going to ask him to go into his pocket again saying he can't sign a lease with CVS. Seems like you support another vacant space in Armonk rather than CVS. A&P is bankrupt..they are not going to sign a lease again unless it is heavily discounted...which I suspect the owner of the space rather not do. The A&P space is rather small I'd be pleasantly surprised if another larger grocery store would be interested in the space. Again to be clear I'm not opposed to another grocery store in this space...but if the CVS comes I welcome the competition their presence yields rather then another vacant storefront in Armonk.
39. Jason | April 28, 2011 at 05:31 PM EDT Mark- It seems you can't get past the almighty power of a dollar. I thought this town was a close-knit community that's supposed to look out for each other, not call for each other's heads. I agree with you that competition is great; it brings out the best in businesses and owners alike. However, how fair is it for privately owned businesses to compete with multi-million dollar corporations? Had another privately owned pharmacy or business signed a lease, I doubt you would be seeing this unparalleled uproar from the town. You are in the minority supporting and backing such a CVS. Perhaps you may even like a Walmart or Costco to replace the giant eagle welcoming people into our town; it's all about money and I don't think that eagle is generating any profits for us, right? Maybe we can even set up a small, quaint sweatshop next to the Middle School to satiate your hunger for low priced goods.
This should NOT just be about money. If you were at the Town Board meeting in the North Castle Public Library last night, you would have heard the tale of a young woman working at the A&P for years, endearing herself to our community. Now, if CVS moves in, she's out of a job and a source of income to support her family. But that's ok, this town should become a dog-eat-dog world where only the strong survive right?
You are correct that Mr. Werber has a desire to renovate and revamp his property. What you failed to mention is his proposal to the town board to renovate the A&P, which the board continually refused to make a decision on (Thank you Mr. Ferari for having members of the town board in your pocket). This is all questionable politics. I applaud the relentless effort of this town to make things right and to have their voices heard.
40. Censorship? | April 28, 2011 at 06:47 PM EDT Why is AAA not posting anything negative about Ferri, Benish, Lutz, Cronin and Roth. At least two people have told me their posts were not put up. All were civil but biting. Why does Benish get to say anything he wants on these comments and those on the other side get censored? This is not good journalism.
41. Michelle | April 28, 2011 at 09:08 PM EDT The question above refers to comments blogged in regard to the political article published on April 24. Allaboutarmonk.com welcomes civil discussions and as stated, will not publish comments campaigning, endorsements, or political attacks.
42. Mark | April 29, 2011 at 08:44 AM EDT Jason I would have loved to have gone to the town meeting last night however I was home helping my wife care for three children under the age of three. So yes stretching a dollar is pretty important right now for my family and I'm sure others in town are as well. I'm a realistic person I'm not suggesting a WalMart or Costco are fitting in town nor an Organic recycling center behind the Eagle. I do support smaller box stores like CVS, perhaps a Gap, JCrew, or other smaller retail within a certain sq footage to help fill the vacant retail environment we call downtown Armonk. Greenwich , Rye, Larchmont, Scarsdale, Bronxville and others all have these small box stores and they are surviving and all claim a small town feel. Further most companies start off as private companies. You think Bill Gates when he built his first computer in his garage pleaded to IBM in Armonk not to compete with him? Did you fight IBM coming into town too? Further Richard & Maurice McDonald (not Ray Kroc as most people believe) opened McDonald's back in 1940 with one restaurant not the millions currently in existing. My point is that Private companies need to compete and strive for something bigger. You may have heard this before..it's called The American Dream. As William mentions above "Why should we be forced to subsidize an inferior or inefficient merchant just because it is a Mom & Pop.?" If I am the minority in this debate then the popular majority is responsible for the vast vacancy rate and failed building of Armonk Square. Then the majority has proved that Mom & Pops can't fill retail space in Armonk alone. Your mentality is very much protectionism at its finest which will yield...sorry..will sustain the weak retail environment currently existing in Armonk. Like I mentioned before perhaps a toll booth leaving Armonk is more your style. I keep hearing CVS will hurt Main street. What specific establishments in your opinion will be effected and how? I'd be interested to hear your thoughts on this. Regarding the young lady that has worked at A&P for years concerned for her job. I feel badly about this..I do. Do we ban all multimillion dollar business like IBM, & LaQuita perhaps because the lay off employees? A&P is closing their doors regardless if CVS is moving in...you are failing to remember they are bankrupt and are moving out on Armonk.
43. Brian | April 29, 2011 at 11:18 AM EDT Mark,
I agree with a lot of your points and would welcome some smaller box stores in town. I don't see how it would change the character of the town at all, while providing needed tax revenue and jobs. I agree that small business must compete and there is room for everyone to succeed. If certain people prefer the mom & pop stores, then they are welcome to shop there. Let the community at large determine what businesses survive or fail. If nobody wants a chain, then they will ultimately fail and close, why not give them a chance. As for anyone loosing a job, I would hope that new retail (including CVS) would supply many equivalent job opportunities to supplement any job looses.
44. Jason | April 29, 2011 at 01:52 PM EDT Mark- Obviously our frivolous argument is getting us nowhere. I just ask that you watch the meeting from this past Wednesday night, it's located at http://northcastleny.granicus.com/MediaPlayer.php?view_id=2&clip_id=392 . If anything, watch from 51:20, a speech by Barbara DiGiacinto, who essentially addresses all your gripes one by one.
45. Concerned Resident | April 29, 2011 at 03:29 PM EDT I'm not sure what all the fuss is about. The Town Center Pharmacy is too expensive - I don't even shop there now unless it's an emergency. As a resident, I like lower prices, and I don't like empty stores. As many have said, if you don't want to shop at CVS, go to the Town Center. If you want a supermarket, support the alternative plans. A&P was old, dirty and now bankrupt. Many claim it was profitable and would not be closed. Can anyone prove that?
Has anyone noticed how run down Main Street looks? New small size corporate box stores are good for the entire community. They are stable and generate revenue consistently. They maintain their appearances very nicely (generally) and just make good tenants. They promote competition and lastly, they keep property values higher (people like convenience and lower prices in this economy - it's a fact - I know I don't like paying $5.00 a gallon for gas in Armonk), which given the recent downturn, I think is a good thing.
Why attack the property owner? It's his lot. Does anyone tell you what to do with your yard (within reason)? The fact that people are trying to prevent him from doing what he considers in his own best interests is so bizarre to me that I can barely fathom a scintilla of rationale thought there.
I don't see a small town feel, I see an aging town that badly needs life and revitalization.
46. mc | April 29, 2011 at 05:24 PM EDT According to today's Journal News article,regarding the CVS/Werber deal: "'It's an executed lease. It will result in a very large lawsuit and damages if either party tries to back out', said Alfred DelBello." Now it makes it appear that the only location for a grocery store is Business Park Drive location. Conveniently it works out well for Mr. Ferrari though.
But, a real concern regarding the grocery store proposed by Mr.Ferrari is that, out of several possibilities, only one store considers it as a feasible business prospect. What if DeCicco's realizes this location and customer base (or lack thereof) is not in their best interests. We're stuck.
47. commonsense | April 30, 2011 at 12:34 PM EDT The people of Armonk should be ashamed. There is a lease -- a binding contract -- and many in the town are making improper threats to interfere with the contract. Rather than address the merits, the opponents to the CVS are (a) defaming town officials and residents; (b) threatening a boycott of a legitimate (ultimately taxpaying) entity; and (c)promising the misuse of administrative processes (such as the planning board and architectural review board) to kill the project by delay, following their Armonk Square playbook. The Journal News article only amplifies the anti-business, anti-growth mentality of some in Armonk, and sends a message to the county, and possible future residents, that the town is dysfunctional. There is no doubt that CVS would be welcomed by the silent majority in town, whose shopping habits will not be dictated by the loudest and most obnoxious among us. The loud crowd killed Armonk Square, a supermarket at the former bowling alley, a farmers market, and basic improvements that would have enhanced the existing A&P site and possibly obviated this whole debate. Congratulations, Armonk, for allowing a self-serving few (who profit from a frozen status quo) to set the agenda, kill progress, depress property values, increase taxes, and create eyesores in the heart of town. I have to sign off now so I can go to Mt. Kisco for a clean, well-stocked supermarket, cheaper gas, and a pharmacy that does not force its customers to walk past ridiculously-priced and unnecessary items -- like rats in a maze -- simply to reach the register.
48. Steven | April 30, 2011 at 05:16 PM EDT For someone with the username "common sense", one would assume that they would realize it will be nearly impossible to attract potential new residents to this town with no grocery store, inevitably hindering our "potential growth". I would love to meet some of of the individuals included in this "silent majority", they have remained pretty silent throughout this entire process. The petitions and backlash going on against CVS in town has received little to no opposition. As far as "defaming town officials and residents", are we not allowed to speak out against shady politics? Diane Roth and Mike Fareri's clandestine relationship has officially been brought to light. It's funny you mention a self-serving few which pretty much sums up Mr. Ferari in a nutshell due to his recent actions involving his desire to contract a supermarket in BPD in the near future. Hopefully when you go to Mt. Kisco you can also pickup some more "common sense".
49. Armonk Person | May 01, 2011 at 09:17 AM EDT "Werber also says that his firm never proposed a CVS for the retail space, the idea was proposed by a resident." Gee, I wonder who that "resident" was? My money is on Mike Ferrari. He forces the A&P out (remember that he OPPOSED the A&P project). Gets a CVS and puts Town Center Pharmacy out of business as retribution for opposing his plans. Then he comes in as the "savior" with his own project. IS EVERYONE PAYING ATTENTION?
50. Linda | May 01, 2011 at 12:00 PM EDT It should be obvious to anyone that has been following this issue that there are many divergent points of view and competing interests that need to be addressed. I do not envy the Town Board, whose job is to try and do what is best for the Town overall. It seems to me that the Town needs a supermarket. The issue is whether placing this supermarket in the Business Park will ultimately be more detrimental to the Town (in terms of driving business away from downtown) than having no supermarket. While I favor a supermarket in the downtown, if that is not possible, then I favor a supermarket located in an area that will have the least impact on downtown businesses, and the least likelihood for a slippery slope of zoning changes that will create vacancies in the downtown. If downtown starts to look like a "ghost town", this will definitely detract from our town and discourage those who want to move to Armonk.
51. Joe | May 01, 2011 at 07:41 PM EDT If CVS is a done deal how about Armonk Square. That makes sense for a good quality supermarket. I know plans have been submitted but it would be the most convenient and maybe could jump start the project.
52. Ann | May 01, 2011 at 08:16 PM EDT We so need an affordable and appealing supermarket in our town. I have lived here for over 30yrs and that A&P has never been updated. It is a disgrace but it can be renovated to make us residents feel proud of our in town supermarket. Main St. needs such a facelift. If you want to compare Armonk to towns like Greenwich, Darien and New Cannan we really need to get the ball rolling here and get our downtown looking like theirs!!
53. Old Timer | May 02, 2011 at 10:12 AM EDT Instead of getting a 2nd CVS in town, and one of four existing and one other planned in Thornwood, Mt. Kisco and Bedford Hills, did the property owner ever consider a supermarket that might attract people to Armonk as well as provide residents with a food store? Trader Joes or Whole Foods would be perfect for that location.
54. Joe | May 03, 2011 at 07:37 AM EDT This is NOT about preserving Town Center Pharmacy's monopoly! It is about keeping a supermarket in town.
Ideally, we could have a CVS and a supermarket.
The small town mentality has not served this town well. As a 21-year resident I see the broken sidewalks, crumbling streets (Maple Ave.) and litter everywhere (see 128 between School St. and Sands Mill Ln.). It is not charming at all. This is not really a town we should be so proud of. Towns like Chappaqua, New Canaan, Bronxville & Katonah are in far better condition, offer thriving downtown retail and don't tax their residents to death.
55. R G Sulivan | May 03, 2011 at 08:10 AM EDT 1) The total population of North Castle is not relevant to the supermarket, 5927 residents in North White Plains would not come to Armonk for groceries.
2) The best place for the supermarket is where it currently is. Second best place was the old bowling alley (now sold to NYC). Best available place is the Business Park. Worst place is Armonk Square.
3) Hard to see how A&P couldn't make money with those prices. I recall the company (now in chap 11) paid a special $7 dividend in 2006.
4) CVS knows what they are doing, they have 7200 stores. The see the credit card sales and prescriptions sold from other nearby stores. A store in Armonk will also pull customers from the back country of Greenwich.
56. David Freund | May 03, 2011 at 08:47 AM EDT Many people have commented on letting the free market work. It is clear that these statements ignore the fact that business development in a small town like Armonk is not a free market. What we have is a market that is regulated by a town board that has been ineffective at working with the landlord to find a solution for the redevelopment of the A&P space. My guess is that if this space were redeveloped properly that its best and most profitable use for the landlord would be as a supermarket. And a good supermarket would provide healthy competition for the small stores in town. A good market will have a quality florist, a fish monger, a butcher, and sometimes a pharmacy.
The Greenwich Whole Foods does not seem to have a much larger footprint than our A&P.
I am also wondering why no one has suggested that the best use for the space on business park drive would be a CVS? This space is not as valuable for a supermarket in a truly free market - where there would be a competing super market on Main Street.
57. Mark again | May 03, 2011 at 05:43 PM EDT Again I agree we need a supermarket. Would it be nice to have a renovated A&P at the current site..absolutely..but please remember the current owner submitted multiple plans and spend over $100k for these renovation proposals and the town's people (not just certain few and many suggest) spoke up an said NO for various reasons including lack of parking. I really can't speak for the owner of the site but I would imagine he is a bit bitter. I know I would be to invest so much time and money and see my "neighbors" in this Hamlet as some call it above and come up empty time and time again. As the small town advocate's say above where is the sense of community (originally directed as support for the Town Pharmacy) and support for the owner of the A&P site during the last couple years. The town's people literally bit the hand that fed them for the last few years and are without a supermarket for a period of time..we are going to have to live with (sorry without) it. I find it amazing how the threat of being without a supermarket all of a sudden turns the peoples attitude and they are now begging the owner of the site to reconsider...especially after so many people called the supermarket a "dump of an A&P" in the past. I agree 100% with "Concerned resident", "Common Sense" & "Joe" above. I will end with a thought...is there a perfect site location for a new supermarket in Armonk at this time...no I personally don't think so...but we have to make the best alternative proposal work at this time. Does someone say "Eminent Domain"...it may be time to consider this to get the supermarket site and improve downtown Armonk into what it really should be. Thoughts???
