New Castle Building Height Study for FBC Raises Serious Concerns

Serious questions were raised for the second town board meeting in a row about the town of New Castle's analysis being used to determine what building heights will attract investment capital and developers to the Chappaqua hamlet. As part of a divisive proposal to adopt a form based code (FBC) that would dramatically change the way the town interacts with developers and approves projects, many residents have implored the town to limit the maximum height of new construction to 3 stories or 39 feet. Supporters of the FBC are asking the town to approve a maximum height of 4 stories or 50 feet. Hundreds of residents who are concerned with the proposal, including the current Planning Board (whose role in areas of town regulated by the FBC would be virtually eliminated), have raised concerns that buildings of that height would be out of character with the current hamlet which is primarily occupied by 1 to 3 story buildings. The recently completed Comprehensive Plan stressed the importance of maintaining the character and scale of the community. Several recent buildings with only 3 stories have opened in Chappaqua and next door in Pleasantville and are reportedly doing well, adding further support to those who believe 3 story buildings are sufficient for this area.

The town's real estate consultant struggled to explain how the scenarios they had presented to the board led to a conclusion that buildings with 3 stories were not viable, especially in the face of their own analysis that demonstrated that profitability metrics nearly met or exceeded hurdles in all scenarios that had been set out as part of the process (see slide 2 above) and which residents also pointed out were overly conservative based on recent prices for residential and commercial space being asked for in nearby new construction.

Ironically, the two lots most likely to be developed seem to be a go under either scenario. Two large N. Greeley Avenue lots -the former Rite Aid store which was closed after the merger with Walgreens and the former Bistro Maxime's property - are both rumored by local residents to be ready to move forward as soon as the town lifts its current building moratorium on spaces exceeding a certain size, regardless of the outcome of the building height debate. Both lots have large amounts of space for on-site parking which should allow them to avoid any issues related to an additional proposal also being questioned by residents to allow parking on sites up to a mile away from any new buildings. It was not clear that any sites exist that would meet this criteria.

Support for the broader FBC proposal also divides the two slates of candidates in the upcoming election. The Unite New Castle slate, headed by 8 year town board member Lisa Katz, has expressed deep concerns about several aspects of the plan. The 4 New Castle slate, led by former school board member Holly McCall, strongly supports the proposal and has not voiced any concerns since the town board announced it would not seek approval for 5 story buildings after pushback from the public.