January 23, 2012 Several commercial properties that have appeared on North Castle's Town Board agenda are currently listed for sale or lease.
The 11 acres of the 48-year-old Anita Louise Ehrman Pool and Recreation
Center are listed for sale at $2,395,000. The Town Board is reviewing
the not-for-profit's financial information to determine if the town is
willing and able to purchase the property; the decision would require a
voters' referendum. Funds that were borrowed to renovate the facility in
2007 left the Ehrman Pool and Recreation Center in debt.
The property on Bedford Road that is adjacent to Elide Plaza is an empty 24,000 square foot office building. The future commercial office or medical space is listed at a negotiable $21 per square foot. A veterinarian hospital had been proposed several years ago for the building. It was denied by the Town Board due to excessive water usage. The town code requires approval from the Town Board for all retail spaces that are a minimum of 5,000 square feet.
Another property that has been discussed by property owner and developer Michael Fareri is the 24,000 square foot section of the 73,000 square foot building at Business Park Drive in which The Gym is located. Fareri and partner Richard Gizzi have said they prefer renting the space as an office building, rather than building a supermarket. The real estate listing on loopnet.com states the asking rental price of $15 per square foot.
Another property that has recently appeared on the agenda of the Planning and Town Boards is the property on Byram Lake Road that was recently purchased by Vito and Robyn Errico. The proposed plans submitted to the building department call for a division of the property into two lots. A three-acre lot has been proposed for The Car Club at Lakeview, a nonprofit auto club, that would include parking bays for over 50 cars in the 19,600 square foot building with a 24 spot parking lot. Another 56 acres of the property are being considered for a sub-development of seven residential homes.
The most recent controversial property in town, which is currently under consideration for leasing part of its space, is located on Bedford Road at Mariani Gardens. There are two buildings on the property, and the 14,500 square foot retail space is being reviewed for sublease. The property is zoned for a nursery business and the owner Mark Real Estate, LLC has requested allowing compatible retail businesses to sublet at the discretion of the town board.
A group of established Main Street business and building owners oppose allowing Mariani's a zoning variance, citing the economic challenges faced by Armonk's businesses. The have sent a petition to the Town Board stating: "We want to wait for a final decision sometime down the road and after this economy sorts itself out. It seems more productive to wait for the Armonk Square project to settle in and determine how a new major chain drugstore will impact our fragile Main Street business district before considering this NB proposal."
The Town Board has their work cut out for them. They plan to update the town's 20-year-old Master Comprehensive Plan and determine the best practices for the businesses of the three town hamlets: Armonk, Banksville and North White Plains.
North Castle's Town Board Work Session January 21, 2012.
Formula Business Study presented by consultant Joanne Meder of FP Clark Associates.
North Castle's Town Board reviews the Nursery Business zoning for Mariani Gardens.
Mixed Use At Mariani Gardens
December 5, 2011
Attorney Daniel Hollis, representing Mariani Gardens, initially
requested a referral from North Castle's Town Board to the Planning
Board at the Planning Board's October 12 meeting and again at the
November 21 meeting.
Hollis asked the Planning Board for a recommendation to the Town Board for an amendment to the special use permit of Mariani's on Bedford Road in Armonk. It is currently zoned as the only property in town which is a nursery business (NB).
Mariani is looking to rent out some of its space to another retailer, although Hollis said they are not aware of any perspective tenants at this time. The request was made for the approximately 14,000-square-foot retail building at Mariani's to be permitted to have other compatible retail stores operate in the space. Hollis proposed that the Town Board require a review for each prospective applicant that intends to use Mariani's retail space, regardless of the tenant’s square footage, and that Mariani's have a requirement that the retail uses, other than a nursery, be determined as compatible by the Town Board. The nursery business must remain on the premise. The Town Board would have the final approval of the tenant, whether it is a specialty grocery store for cheeses or vegetables or other uses, such as an art gallery, a lawn store or a furniture store.
Planning Board member Jane Black said she would prefer to see the space used to hold special events, rather than a cheese or vegetable shop, which would conflict with Armonk's Main Street businesses.
Hollis said he has already heard complaints of retail uses at the Mariani's site, and doesn't follow the geographical distinction and usage from Bedford Road to Main Street.
Planning Board member Steve Sauro said letting the market dictate what the retail space can be, along with the discretion of the Town Board, should be sufficient.
Town Attorney Roland Baroni said the Planning Board may set a percentage of the property, perhaps a percentage of 60 - 70%, that should be recommended as reserved exclusively for the nursery business, and ultimately, allow businesses compatible with a nursery. Baroni doesn't understand how a food or wine store or a spa is compatible.
Hollis said he would not have a problem if a percentage of the 14,000 square foot building were reserved for the cafe and nursery division of the business where garden accessories are sold.
Mark Miller of Veneziano's and Associates said they have been retained by the DiGiacinto family, who own retail property on Main Street, to work with the Mariani’s application, and the town to assist so it works for everyone.
Jeff Garson owns the Armonk Town Center, where he has had a fourth retail vacancy in 18 months, due to the downsizing of Kira Sushi. He wants to maintain the character of the town and to avoid filling the vacant spaces with big box stores. Garson said considering the additional retail space at Moderne Barn, the added retail space of Armonk Square, and the fact that we have vacant stores in town, why would we want to add any retail?
“It will be almost impossible for the board to control what goes on over there,” said Garson. "He (Mark Mariani) will say I can't make a living with this, I got to put that in, and before you know it, it could become something like a Patio.com, and it would be impossible for the Town Board to refuse it. It is very difficult for people to agree to what should or shouldn't go there. It is a privilege to work in this town; it is a great town. But it is overbuilt with retail. If we want to keep the character of a small town, you have to say no; enough is enough.”
Hollis objected to Garson’s comments about his client. He said zoning should develop a plan for our town and this property is the architectural jewel of the hamlet. "The client is willing to have restrictions and we ask to give us our chance in front of the Town Board to consider it fairly."
A recommendation was made by the Planning Board for the Town Board to have the discretion to control the additional retail application, limiting the use to the 14,000 square-foot-building on the Mariani's Gardens property. The Planning Board passed the motion, voting three in favor and two opposed.
A public hearing regarding the rezoning of Mariani’s Gardens will be held in the near future.
North Castle Town Board Approves Armonk Main Street Study By Concerned Citizens of Armonk
August 2, 2011 The North Castle Town Board unanimously approved a planning and zoning study to evaluate the impact of formula stores and which actions the Board could take to maintain Armonk’s unique small town charm and the diversity and vitality of downtown.
The Formula Business Planning and Zoning Study will provide the Town Board a detailed design framework with special emphasis on identification and description of the planning and design elements that serve to integrate both existing and planned development into a cohesive, diverse, and identifiable downtown. The objective of which is to reinforce:
• Village Center • Main Street • A sense of community • Visual focus • Consistent streetscape • Architectural character • Retail diversity and vitality
Identification of well-defined downtown planning and zoning ordinances to orchestrate the delivery of economic development that will shape Armonk’s downtown, as envisioned by the study, is imperative. The Formula Business Planning and Zoning Study will contain recommended guidelines to amend the North Castle zoning ordinances. The new ordinances are for use by citizens, boards and committees, applicants, and Executive and planning staff in the review of new retail proposals.
The process generated considerable interest and enthusiasm. A work group was appointed by the Town Board to gain an understanding of the community’s perception of the downtown’s future and provide ongoing advice during the study period. “The ongoing involvement of the Armonk community is an important opportunity for the community to express its vision of downtown”, said Charlene Jacobi of the Concerned Citizens of Armonk. “The Armonk Hamlet’s Main Street is the economic engine and the core of the community. We share Supervisor Weaver and the Town Board’s view that the vitality of Main Street requires sound planning and zoning policies to ensure its success. We look forward to being actively involved in the planning of this area.”
Downtown Armonk's Transformation
July 21, 2011 Downtown
Armonk is undergoing a transformation. There is a nightlife on Main
Street that hasn't been seen for decades. At 10:00PM there are cars on
Main Street. Customers are eating at restaurant north, families are at
the new Hall of Scoop for frozen yogurt, the library holds evening
programs of plays, movies and concerts, and there is a series of public
and privately-sponsored outdoor concerts and movies in the evening at
Wampus Brook Park.
A 2001 study of Main Street reveled just two vacant parcels for future development (see map): the northern portion of the Citibank property (which could also become a parking lot), and the 3.5-acres of Armonk Square. The study suggests that future building will have to entail the redevelopment of existing properties, with buildings having to be significantly modified or even removed. We are currently seeing this in some stretches of retail spaces on Main Street.
At the Olive Branch Plaza, restaurant north appears to want to expand (this is unconfirmed) into the adjacent hair salon. Salon Bellezza owner, Debra Zuzolo, says she sees the writing on the wall when she receives not-so-subtle hints from the landlord such as having no hot water or air conditioning for a few days. Restaurant north also may expand into the clothing store, S&S Boutique, which is closing and relocating to Manhattan. LaGravinese Jewelers is also moving from Olive Branch Plaza to the newly-renovated building on Main Street and Maple Avenue. The owner of the Olive Branch Plaza, John Pineras, says he is renting LaGravinese's space to a New York City jeweler.
Additionally, work is being done at the building on the northeast corner of Main Street and Maple Avenue where LaGravinese Jewelers is moving. The building also includes other businesses of GLR Realtor and a hair salon.
Dale Hisinger works with a newly formed group, Concerned Citizens of Armonk, that spreads the message of "Main Street, Not Chain Street". The group met with the Town Board, and Hisinger says the board opposes a moratorium to give the town more time to consider the applications of retail tenants in buildings in excess of 8,000 square feet, as was suggested in legislation that was proposed by the group.
By far the biggest concern about the change to downtown Armonk is that CVS is replacing the A&P Supermarket. Weaver says a moratorium wouldn't prevent CVS from moving in because they have signed a 25-year lease for the A&P space. There is no action required from the Town Board, or required permit of any nature. Weaver says "CVS can move into the space tomorrow."
In 2002 the Town passed legislation that regulates the size of stores in North Castle. The law requires a special permit from the Town Board for new retail spaces in excess of 5,000 square feet, but CVS is grandfathered under the same use permit that the A&P has.
At the June 22 Town Board meeting, North Castle Supervisor Bill Weaver said the town has hired an architectural firm to study the design of the three hamlets of Armonk, Banksville and North White Plains. They will be working with the Town Board and a newly-appointed Hamlet Review Committee to review the design criteria of what we want our town to look like. The hamlet design meetings are open to the public and will be listed on the Town's website.
In 1996, the Town Board started the process of updating the town's Comprehensive Plan in coordination with the Planning Board. Focus groups were formed to study each hamlet. Town attorney Roland Baroni says amendments have been made to the Comprehensive Plan over the years and at some point, although he doesn't think we are there yet, it has to be redone.
A 2001 study of Armonk's Main Street by Frederick P. Clark Associates, Inc., stated "A Main Street environment that has an aesthetic pleasing character will contribute to creating a sense of place that people want to visit, rather than a place people have to visit in order to get their mail or essential goods and services." The following statement from the study still holds true today: "Creating such an environment is fundamental for the long-term economic vitality of Main Street and for its businesses to compete with growing retail and service uses elsewhere within the area and region."
Hisinger has requested that the Town Board hold a public discussion or work session to discuss the economic viability of the Main Street. She asks, "Where do we want the town to be in five years?"
Councilman John Cronin says we can review the issues of how the town is to be developed, and the town's residents input is welcomed, but the process is already under way in the Hamlet Design Committee.
Councilmen Mike Schiliro also welcomes discussion about updating the Master Comprehensive Plan as the blueprint for town's future development.
The Town Board did not favor the proposal by the Concerned Citizens of Armonk to hold a public discussion of downtown Armonk's economic future. Although Becky Kittredge says she doesn't have a problem holding a meeting, it would not prevent CVS from moving into town.
The pharmacy part of CVS is regulated by New York State, and Charlene Jacobi, part-owner of Armonk's Town Pharmacy, says there will be a strict inspection before the state gives its approval.
Town attorney Roland Baroni says the attorney for Werber Management, which owns the Armonk Shopping Center where the A&P is located, has sent a letter to the town stating that they are not sure if they want to improve the parking lot with landscaping and sidewalks if the community's opposition to the CVS continues.
Because CVS has signed a 25-year lease, Supervisor Weaver says that there is nothing that the Town Board can do to prevent its opening.
AllAboutArmonk.com ran a survey asking "Do you want CVS in Armonk?" from 5/23/11 to 7/15/11:
The results are:
225 voted no - 65.4%, 103 voted yes - 29.9%,
13 undecided - 3.77%.
There were 341 responses.
Notes:
1] We specified there could only be one response per computer, and deleted multiple responses from the same IPO address, with only the first vote counted from any duplicated addresses.
2] We asked only Armonk residents to vote, but there was no way to confirm if the question was answered by an Armonk resident.
3] We sent out more than 4,500 emails weekly, over several weeks, with the question “Do you want a CVS in Armonk?” The emailed question linked back to the survey on Allaboutarmonk.com. Our emails are sent to a majority of North Castle residents, businesses, and a few nearby residents. About 30%, on average, opened our email.
4] 341 responses is a small sample.
5] The survey did not appear anywhere else besides allaboutarmonk.com.
Petition Opposing the Request to Amend the NB Zoning District
January 20, 2012 We, the undersigned, are either Main Street business owners and/or commercial property owners who support responsible and well thought out development in the hamlet of Armonk. We recognize that we are in a down economic cycle. We support the development or leasing for permitted uses in the CB (Central Business) or SC (Shopping Center) districts and applaud the Town Board's prudent approval of Armonk Square, a project we know will strengthen the hamlet.
As a general precept, additional retail rezoning on the fringes of the hamlet can only work to undermine the strong retail base we have at the core. In contrast to supporting core development, our group is extremely concerned with Mark Real Estate, LLC's request to amend the NB District in order to allow 14,000 square feet to be used as if it were sound CB or SC. The justification for the pending amendment to the NB Zoning District is to permit greater flexibility in a tough economic market. If approved, therefore, Mariani Gardens would like the on-site nursery use to remain but also desires other compatible uses "to include, but not limited to, restaurants, spas/salons, gourmet food markets, wine shops, art galleries, furniture stores, and other retail stores and shops."
At this time, and as an interim position, the Main Street business community cannot support increasing the types of uses at this nursery, which would make this property direct competition for the Main Street community. While we support competition within the hamlet, expanding the hamlet adds stress on the hamlet, as is being played out in the hamlet and at the Garson Center simultaneously. Fourteen thousand square feet of new retail space would most certainly hurt and/or destroy existing stores and personal service businesses.
We want to wait for a final decision sometime down the road and after this economy sorts itself out. It seems more productive to wait for the Armonk Square project to settle in and determine how a new major chain drugstore will impact our fragile Main Street business district before considering this NB proposal. Certainly reviewing a specific use would make this request more palatable and our evaluation of its impacts more certain.
Until then, now is the time to vote no to amending the NB Zoning District and to allow the hamlet to grow and absorb the approved projects and morph into the next generation of the hamlet, before we expand it recklessly.
The petition above is signed by some of Main Street's business community that is made up of a group of 73 individual business and property owners dated 12/14/11 to 12/20/11.
