Mahopac development plan leaves Somers town officials wary


Photo courtesy of Paul Camarda

An artist’s rendering of what Union Place
may look like.

By Art Cusano

A plan to build a shopping and residential center in Mahopac has left officials from neighbor Somers concerned.

Developer Paul Camarda of Camarda Realty Investments in Carmel has proposed a multi-use development in Mahopac on the land adjacent to the Mahopac Farm, located on the Somers-Mahopac border that divides Westchester and Putnam counties.

The development, called Union Place, would consist of two larger anchor stores, a specialty grocery such as a Whole Foods Market or Trader Joe’s and another store, possibly a Target.

The remaining stores would be comprised of several smaller, upscale stores such as Banana Republic and L.L. Bean. Parking would be behind the stores or underground.

Also in the development would be a class A corporate building that would house office space, as well as professional space above the stores such as law offices and travel agencies, a small hotel, and residential homes, including age-restricted housing for senior citizens.

Somers officials say the development could worsen traffic in the area, adding to the congestion already caused by Somers Commons on Route 6.

“It will be a fairly large multi-use and the traffic impact would be significant,” said Somers Supervisor Mary Beth Murphy. “Route 118 and Route 6 both come through Somers.”
Murphy said she hoped to be able to meet with the state Department of Transportation to talk with it about studies done on the roads involved to see what kind of development they can support.

“Some of those roads are only one-lane wide, and there’s no major road that feeds into that area,” Murphy said.

Murphy said she would also like to meet with Carmel town officials (who oversee Mahopac) to discuss the development.

Camarda said the traffic impact won’t be as serious as some people are envisioning because of the plan’s mixed-use nature, which will have customers, office employees and residents coming and going at different times of the day.

“Mixed use developments produce different traffic patterns,” Camarda said.
He also said he planned to build a bypass road directly across the property from Baldwin Place Road to Route 6 to help alleviate local traffic.

Camarda said the plan would have recreational aspects as well, including an ice rink, walking and jogging trails, art exhibits, a playground and a fishing dock on the property’s lake.

Camarda believes the development reflects new modernism and smart growth ideas, and is a throwback to when people lived in walkable villages and built around them. He also believes the development would add nightlife to the area.

“There’s no place to go around here at night. There’s no place to go to meet a friend for a cup of coffee,” he said.

Camarda estimated the project would not be finished for five to 10 years and he had not even begun the necessary environmental studies. However, he said a full environmental review was “a foregone conclusion.”

Carmel Supervisor Kenneth Schmitt was not available for comment.
 

April 26, 2008

Union Place Unveiled

Wednesday night's meeting gave us the opportunity - or it should have - of peeling away some of the layers - to use John's apt description - "Onion Place".  We peel silently, cry silently and put our hands over our mouths, careful to adhere to the Work Session "No talking" rule.  So let me take this opportunity to inform the Supervisor and the Town Board and yes, Mr. Camarda, of some of the questions that arose as he was rolling out his plan to turn this Westchester/Putnam border area of "rolling greens" into the Tribeca or Soho of Mahopac.  

Mr. Camarda was unhappy with the name "Union Place" and tried out several others. Was it a Freudian slip? But I must have counted at least four or five times during the presentation that Camarda used the word "Hangout."

No children please just singles, professionals and empty nesters (more senior housing?) inhabiting "market rate" rentals above chic, trendy shops with one anchor,  a short pedestrian- friendly walk to restaurants; couples enjoying at leisure the sounds of featured bands, singers in a gazebo while sipping - name your favorite libation - as the sun rises or sets in the distant hills.   And oh yes, there is to be a hotel, offices, an ice rink and a dog park, too.  Perfect.  Who could ask for anything more?

We've seen this movie-set created Village/town many times as the Street Works representative pointed to various locales around the country.  Disney created an entire town in Florida.  Why not Mahopac?  

According to Camarda, the majority of the 2,500 respondents out of 16,000 to his designed, forced choice survey (the survey assumed his vision for the 300 acres) appeared to agree, a significant percentage, given the dismal rate of returns on such surveys as he boastfully cited by comparison the meager 478 respondents to the Recreation Survey sent to 11,000 residents.

Recall, on the basis of this survey, whose results were dishonestly suppressed, Town officials said that the residents had spoken and are currently investing over $2 million in an economic downturn to clear the land and install stormwater devices, with total costs rising to close to $3.5 million so that a "town park" (read - sports association) can be built off Seminary Hill Road.  

I. To whom was the survey sent? I ask this question because the marketing area described in news articles contained 180,000 folks including Northern Westchester towns - Yorktown, Katonah, along the Taconic - and as far away as Pleasant Valley - all anxious to come to Mahopac for a walk on the Village Green.  I live in Southeast and I received it so I'm wondering who else among the 16,000 received it? In the profuse display of bar graphs and statistics, that little piece of vital information was omitted.  

2. "Market Rate Rental Units" - how many buildings, what's the rent and how many people are to be added to the current 35,000 plus Carmel/Mahopac population? Demographics such as those described - singles, professionals and empty nesters - are not without significant costs to taxpayers in terms of additional police, fire and emergency services for openers.  

Camarda painted a picture of "maintaining family ties." Singles out of college and professionals can live nearby to parents and friends.  But will they? Can they afford the rent? Feels good and familiar? He used it to pitch his 315 unit senior housing project that I think is also aptly named - the one that Pulte wishes they could "Retreat" from.  

3. Code Change - You guessed it another code change (Mixed Use is not part of the mix in the code; height) is needed conceded Camarda sheepishly in response to the ever accommodating Councilman Ravallo's query.  I could hear the wheels of the express train hurtling down the tracks.  

4. Tax Breaks - it was only in the terminal stages of the hotel/office/senior housing Gateway/Fairways project that the public learned of the massive tax breaks in terms of forgiveness of school, sales, etc covering over 5 years, facilitated through the Industrial Development Agency.  In the spirit of full disclosure and since Supervisor Schmitt made the comment that this development would impact taxpayers and the town budget positively, Mr. Camarda should state upfront if he has requested or plans to request tax breaks.

5. Road - Access - a real problem.  A bypass to get to the heart of this development is needed from Baldwin Place and the other access is from Rte 6 connected to internal road system.  The traffic pressure on Rte 6 will be enormous given that Somers is well on the approval road toward the approval for construction on 80 acres, of a "Hamlet" consisting of affordable housing and stores, along the Rte 6 to Mahopac Avenue corridor.  

6. Sewers needed?

Next month according to Camarda, will be the full unveiling before the Planning Board.  In three years, the shovel goes into the ground.

 

February 26, 2008

Carmel-based developer presents plan for mixed-use project at Baldwin Place Road
By Barbara Livingston Nackman
The Journal News • February 25, 2008

MAHOPAC - A local developer who has tackled large senior-citizen housing complexes, retail shopping centers and luxury homes has a new project for Mahopac - and he is soliciting opinions from his prospective neighbors.

"I want to make residents part of the process," said Paul Camarda, whose offices overlook tranquil Lake Gleneida in the center of Carmel. He has brought plush housing subdivisions and senior-citizen complexes to Putnam during his tenure locally.

He presented the Carmel Town Board earlier this month with preliminary plans for a mix of retail, commercial space and apartment housing on 300 acres off Route 6 at Baldwin Place Road, near the Putnam-Westchester border.

"It is a union of a lot of different uses where Putnam meets Westchester," he said.

Plans show Union Place, its working name, as having small shops and a variety of retailers in a village-like core off a central roadway. That would be surrounded by rental apartments and business offices for professionals like architects, engineers and lawyers. Added components include adult recreation such as biking and hiking, restaurants and cafes, and possibly some for-sale townhouses.

There will be no single-family houses, said Camarda, emphasizing "there are enough in the town."

By the end of this week, he plans to mail a 12-question survey to Carmel property owners asking them what they would want to see on the site. He said he is ready for any and all comments, but will ask respondents to identify the type of retailer they would want - from an Ann Taylor or Talbots to a Williams-Sonoma or Apple computer store.

He also wants to find out what kind of eating establishments people favor and if a mix of specialty gourmet and coffee bars would be of interest. He explained that the mixture of retail, commercial, entertainment and housing units will space out the use of parking lots and roadways throughout the week and during varied time periods.

Nearby resident Kathy Lavezzo said she wants to know more about the project since Route 6 is already full of large stores, like an A&P supermarket, health clubs, a town senior-citizen center and senior-citizen housing.

She already has some some opinions and apprehensions about the large project.

"I wouldn't mind some of the retail and small stores, but I would be concerned about constant traffic," said the eight-year resident of Society Hill, a condominium complex that could become adjacent to Union Place.

Lavezzo said she would be against a movie theater or late-night activity that might draw teens to hang out in the evenings. She said she already hears nighttime noise from the A&P parking lot and would not want more.

Carmel Supervisor Ken Schmitt said the project would create jobs and provide a local destination for shoppers who have been heading to Westchester and Danbury, Conn.

"I am extremely thrilled. It will generate tremendous revenues for our town and the county," he said, and "take some burdens off taxpayers."

Camarda began purchasing land in southern Mahopac in 1996. After at least five acquisitions, and contracts in place to buy Mahopac Farm and the neighboring Mobil gas station close to Baldwin Place Road in the next two years, he will have at least 300 contiguous acres.

The property will be one of his largest sites. It will sit near Somers Commons, a major retail shopping center, and near a Somers project that also blends together retail with residential in a village concept, but has housing for older adults and large retailers.

"Everything will be built around a village core - the village will serve as the pulse of the project," said the outgoing developer, who seems to love juggling many projects. He said this one would cost "hundreds of millions of dollars" to build.

He has plans for two other centers outside Carmel - Patterson Crossing, a 374,000-square-foot retail center off Route 311 near Interstate 84 where Camarda wants to include a Lowe's home-improvement store and a Costco warehouse store, and Stateline Retail Center, a property on 50 acres near the Connecticut border, where he envisions a shopping hub with one anchor store, such as a Target or BJ's, and three smaller businesses. Both projects have generated local concerns. Nearly two years ago, he sold two parcels off Stoneleigh Avenue where more than 350 units of senior-citizen housing in The Retreat and Stoneleigh Woods are under construction.

Reach Barbara Livingston Nackman at bnackman@LoHud.com or 845-228-2272.

February 26, 2008

It Takes A Village

Good morning all - just an initial reaction to the newest Camarda proposal on Baldwin Place. 

Sincerely,
Ann

It takes a village to raise profits -a Camardaville is in the making off Rte 6 and Baldwin Place.

The copycats are howling - Let's have a village. First Leplar in the Town of Southeast on a bypass road off Rte 22, then the Town of Somers off Rte 6 and Mahopac Avenue - the DEIS is already in - for a massive project of affordable housing and retail. And now the Camarda project on 300 acres. The ultimate divider is naming it ironically, "Union Place" - a union of Putnam and Westchester.  Not the union you might think but a union of the greed of an upstart and the gullibility of officials.  Are they going to share the sewers besides the demographics of 186,000 ready to spend, in debt customers.  

By all means, let's grow villages off congested roads.  Why not.  Let's make villages picket-fence cute; let's replace a real farm with fakery; fit all those "smart growth" ideas of mixing and matching residential and commercial and toney restaurants filled with "divorced, on the loose guys" looking for gals in all the wrong places.

This will be the first democratically created "village" - yes Mr. Camarda is going to survey the town residents. The blitz of paper and empty-headed nonsense will begin.  Mr. Camarda has already surveyed the residents and he has found them to be susceptible to the "shopping disease."  He has the cure" shop til you drop."  

(And let's us not forget the other perverted experiment in Democracy: the commissioned survey on the so-called Recreation Master Plan which the Town Board fraudently sequestered and shredded, labeling it irrelevant to the already decided plans of the sports special interests).

Reading the article you can almost hear the ohs and ahs  from Supervisor Schmitt, great jobs for the people and revenues for the town covering the sleight of hand budget tricks from funding the interests of private sports organizations to the tune of almost $4 million and papering over possible increases in taxes.  

Did the Supervisor or Town Board members consider the following: Is this part of a comprehensive development plan for the Rte 6 corridor?  How does this proposal fit with the other developments in the area - small and large businesses?  What impact will it have on the infrastructure? What impact will it have on the surrounding residential area? What zoning changes will have to be made to accommodate this proposal?  

As with all development in Carmel since the 60's, the tail has wagged the dog - instead of the town directing development, the developers are.  Have land, will build.  No questions asked.  The word has been out - Carmel is an easy mark.

Trump out, but other bidders step up to run Putnam National Golf Club in Mahopac
Susan Elan • The Journal News • January 23, 2008

The Donald Trump organization, which had expressed interest in running the county-owned Putnam National Golf Club in Mahopac, has decided not to submit a bid, a company official said yesterday.

But other potential operators yesterday said they plan to submit proposals by Friday's deadline to manage the 18-hole course and banquet facility.

The club shut down Dec. 31, and county officials have no plans or funds to reopen it without a private operator to run it.

"We are not going forward," Dan Scavino, general manager of Trump National Golf Club in Briarcliff Manor, said yesterday. "A lot needs to be done to the clubhouse to bring it up to Trump standards. They did some work, but a lot of money needs to be invested in renovations."

Scavino said questions submitted to the county after he and two other Trump National employees toured Putnam National on Jan. 8 had remained unanswered, and lawyers for The Trump Organization had advised against proceeding at this time.

"There were too many 'what if's,' " Scavino said. "And there was too short a time frame before opening."

Putnam hopes to have a contract in place by March 1 for a spring reopening, Alex Mazzotta, Putnam's purchasing director, said yesterday.

The county responded late Friday to questions from the 10 firms that toured the property, he said.

"It took longer to gather the information than we would have liked," Mazzotta said. "The information is available now, and we are following up today."

Mazzotta said he was unaware of Trump's decision but hoped others who toured the property off Hill Street would submit proposals.

Brian O'Hare, regional vice president for Billy Casper Golf, wouldn't discuss the firm's plans. Billy Casper Golf has three license agreements in Westchester County but none in Putnam.

Todd Heyda, the former golf pro at the private Mahopac Golf Club on nearby North Lake Boulevard, said the golf company in which he is a part owner near Saratoga plans to bid to operate Putnam National.

"We think it is worthwhile, and my company will pursue it," Heyda said yesterday.

Kristina Hosch of Mahopac, who runs a real estate management firm in the Bronx, said her company would submit a bid.

"I live in Putnam County, and I would love to see the golf course respond more to the needs of the community," Hosch said.

In addition to weddings and golf, she said, Putnam National should be used for school, Scouting and other community events.

"It should be allowed to be profitable while maximizing its use by the people who live here," Hosch said.

As things stand, compensation to a company would be limited to an agreed-upon management fee and annual incentive award. After losing money for several years, the club reported that as of September, it had earned a $208,000 profit for 2007.

The bids received Friday will be evaluated by a committee, which will make a final recommendation to County Executive Robert Bondi, Mazzotta said.

The evaluation committee consists of Harold Gary, Putnam's commissioner of highways and facilities, who previously ran the club as its unpaid president; county Finance Commissioner William Carlin; Paul Eldridge, the county's personnel director; Deputy County Executive John Tully; Mazzotta; and Elizabeth Duffy-Rau, also of the Purchasing Department. Gary's contract to run the club through a private corporation expired at the end of 2007.

After scoring each proposal, Mazzotta said, the committee would draw up a short list and invite the remaining two or three companies for interviews. The recommendation would then go to Bondi, he said.

Bondi said inventory remaining at the club's pro shop, such as clothing and golf equipment, would figure into the negotiations with a new operator.

Eric Peterson of Southeast, a businessman who describes himself as an avid golfer, said he was frustrated with the way Putnam had handled its $12 million asset since it bought it in 2003 to protect the land from development.

"They might as well farm it out so at least we can collect fees," Peterson said. "But no one on the (evaluation) committee has any expertise. How are they going to come up with the right price? Why should we trust them to make the right decision?"

Reach Susan Elan at selan@lohud.com or 845-228-2277