December 28, 2007

Lohud Forum post - Tilly Foster/Zumpano

Good morning all - just in case you may miss my latest post on lohud attached to the Elan article of Dec. 23rd,  "1 bidder left to take over Tilly Foster stables,"  it is attached below.

Sincerely,
Ann
There are several issues I personally wish to address:

1. Mr. Zumpano claims that the source of allegations against him were "disgruntled boarders."   If you had seen the pictures and heard the description of his River Edge Equestrian facility presented at the legislative committee meeting several months ago, you would have concluded that the true source of the disgruntlement was not the two legged variety of species but the four-legged unfortunate inhabitants of his facility, the 70 horses packed on 7 acres.

2. Mr. Zumpano has retained an attorney.  Have other respondents to the Request for Proposals done so? No.  And so I must ask myself why has Mr. Zumpano felt the necessity of doing so. Is it to intimidate and to silence possible protestors against this misguided attempt by the county to make profit on the backs of the defenseless and voiceless by raising the specter of being sued.  Will I be sued for writing my opinion in this forum?

3. There are some who say we'll put Zumpano on probation, write an iron-clad contract and if there are any complaints, he will be dismissed.  Really.  Will we now have the prospect of Zumpano engaging his attorney to sue and then the county  having to expend tax dollars to defend itself against the litigation?

It is a source of mystification to me how the County could have so botched pioneering open space acquisitions - Putnam National and Tilly Foster - that could have been the pride and envy of residents and visitors alike.

December 17, 2007

Good morning all - By now you have read the Journal News article re: the relocation of Town of Southeast offices to Rte 22.  Am sharing with you a comment that I appended to the article in the lohud Putnam Forum.

Sincerely,
Ann


Shall we exclaim - "Shocking, Shocking." It was no secret and those who now decry the move should have done so when the first whiff of relocation was detected.

Southeast has been threatening to move the town offices ever since the County as part of the Tilly Foster purchase, relinguished 10 acres on the opposite side of the street in the rear of the "Crystal Cathedral" aka Southeast Executive Offices. "Tilly Says Neigh to Town Offices" were sprinkled throughout the town by Coalition members; letters appeared in the Journal News and it seemed that the relocation was off the table.

About a year ago relocation arose at work sessions and town board meetings with the proposal that "The Temple" on Rte 22 house at least some of the offices and others housed in the present Town Hall. Articles appeared in the Journal News with a few residents citing the cost for rehabilitation and impact on the Village's viability. The uproar was more of a murmur so the town pursued its goal.

However, the final straw appeared to be that the Civic Center could not even maintain its certificate of "habitability" since it flooded and mold was everywhere imperilling health and records. Offices were moved to makeshift buildings.

What are the consequences? Aside from its possible arguable impact on the Village, it was bad enough to try to explain where and what the Town of Southeast was, with many demogogically confusing it with the Village of Brewster. But the present relocation with its arbitrary division of offices, undermines the very concept of a Town called Southeast. With planners urging Town Centers, officials however, have moved in the very opposite direction with shards of offices all over the geographical expanse of the Town and with it the possible loyalty and allegiance of its residents.

November 28, 2007

Southeast plans to move some offices out of Brewster
By MARCELA ROJAS
THE JOURNAL NEWS

(Original publication: November 28, 2007)
SOUTHEAST - A plan to move many town government departments out of Brewster to the new Route 22 court facility has riled some community members who claim the eleventh-hour shakeup is disingenuous and unnecessary.

Southeast Supervisor John Dunford confirmed this week that the plan to relocate Town Hall offices, including the supervisor, clerk, assessor, accounting and receiver of taxes, from the village's Main Street to 1360 Route 22, by Dec. 20. The Southeast departments housed at the Main Street Civic Center, including building, planning, parking and code enforcement, would be transferred to Town Hall.

A decision on the logistics of the move is expected later this week, Dunford said.

"The whole goal is to empty out the existing Old Town Hall where the Civic Center is so that building can hopefully be restored to become a cultural center for the town of Southeast," he said.

Town officials expect to hire an architect by year's end to renovate Old Town Hall, Dunford said. The 1896 building, which holds an empty theater and the Southeast Museum, is on the National Register of Historic Places.

Residents long have complained that town officials have been trying to move out of Brewster, a departure, some argue, that would have a social and economic impact on the village. The planned exodus of some town offices - which surfaced this past week - has reawakened those concerns. In recent years, the village has seen many businesses and agencies leave or close, including the Brewster Chamber of Commerce, a bank, post office and the Boone Dog Coffee House.

"I'm disappointed that this was never mentioned before. I think it has blindsided everybody," Brewster Mayor-elect James Schoenig said. "I don't see this as a move that's going to save taxpayers money. I think there's things the village and town could have done to prevent this."

Supervisor-elect Michael Rights also disagreed with the shuffle.

"This plan to move the town government offices out of the village of Brewster is a desperate, last-gasp effort by the good ol' boys to gut the village," he said. "My administration will resist this plan and others and will promote instead the revitalization of Brewster."

In August, Southeast officials purchased the former synagogue, Temple Beth Elohim, for $875,000 to accommodate just the town's woefully inadequate court, now situated at the Civic Center. The courtroom, which has a capacity of 49, normally sees 100 to 150 people a session, town officials said.

The town later saw that the 6,200-square-foot facility had room to fit other departments, Dunford said. The matter, he emphasized, has been discussed at Town Board work sessions.

Town Hall has several deficiencies, he said, including no handicapped-accessible ramps, scant parking and hard-to-reach basement offices.

"While it's a beautiful building, it is not user-friendly," Dunford said. "This is a good opportunity to get the best use of the court building."

Still, some say they prefer the convenience of visiting town government in Brewster rather than traffic-riddled Route 22.

"Route 22 is OK for offices that don't come into contact with the public," said Southeast resident Mildred Nugent, 80. "The ones that do have contact with the people, like the clerk and the tax receiver, should stay in the village so people can walk there if they want to."

Others said the move entailed wasteful spending.

"It's sad, but not at all surprising, that our elected officials chose such a devious way to abandon the village," said Southeast resident Lynne Eckardt, also the Putnam County Democratic chairwoman. "Perhaps most galling is the complete waste of taxpayer dollars that were spent on recent renovations and additions to buildings that will now sit unused."

Eckardt was referring in part to a $50,000 modular unit that was installed in February 2006 to house court clerks and judges offices.

Dunford said there are many uses for the modular building, but that decision will be up to the new Town Board.

As far as other costs, Southeast established two accounts more than five years ago to pay for court and office facilities that have accumulated about $2.5 million through surplus funds, Dunford said. Monies to pay for the temple and its roughly $475,000 in renovations came from those accounts, he said, while moving costs are expected to be less than $20,000.

"There's no desertion of the village," Dunford said. "The town will still have an active role and an active building in the village."

November 26, 2007

A corner on the market

Good morning all - A second hard look at the High Court decision to uphold the Deans Corners project off Allview Avenue in the Town of Southeast.  There were a spate of comments on the decision in the Forum so I decided to weigh in.  The ramifications of this decision are far-reaching and might impact other legal challenges to projects presently proposed.   Comments are always welcome.

Sincerely,
Ann



Meadows (what there will be left of it after the construction of 103 houses) at Deans Corners like another proposed development, Campus at Fields Corners (143 houses off Pugsley Rd), saw the light of day in 1988. During that period, the developers of both projects gauging the economic winds of profit, decided not to go forward and so they both lay dormant.

In the interim, federal and state enforcement of the Clean Water and Clean Air Act regulations in addition to the 1997 Memorandum of Agreement protecting the water quality of Croton and the coming of age of stringent amendments to Town of Southeast codes radically changed the regulatory environment.

In light of the above, the  court sustained our view that Planning Boards in arriving at their decisions need to take into account these altered conditions - a second "hard look" - and institute a Supplmental Environment Impact Statement. That action would not have doomed the project; it would have simply returned it to the Planning Board for further consideration. The applicant appealed and won.

The judicial decision was somewhat analogous to ignoring new found DNA evidence that would set free an unjustly sentenced prisoner on the grounds that past official action was sufficient even if it resulted in his continued incarceration. Does that make sense? No, and neither does this decision.

And lastly, those who carp on the cost of litigation, much of it borne by individuals themselves, have you calculated the cost to the community in terms of school taxes and need for additional staff and facilities that 103 families together with the 143 projected families from Campus, would bring? As everyone knows, the single largest portion of one's tax bill is school taxes. How much is the Brewster school budget and how much will it rise in a few years to accommodate this population?

November 19, 2007

Good morning all -166 acres saved from the maws - another victory for open space preservation, stemming the tide of commercial, retail sprawl that is threatening to engulf the entire Rte 312 corridor, especially Pugsley Rd, a wooded area of hundreds of areas and of wetlands and outcroppings which is under severe pressure of development.  The urgency to buffer the entire area of Tilly Foster Conservation area (also next to a State Highway - Rte 312) from this threat, will enable the residents of Southeast and Putnam County to retain and enjoy a reminder of the bucolic atmosphere that for many years was the rule not the exception. 

Although the area is zoned Rural Commercial, within the code, are suggestions that would compliment Tilly Foster not detract from it by the insertion of inappropriate retail similar to that seen on Brewster Highlands.

It is regrettable that Lynne Eckardt, a realtor and Democratic County Chair sees nothing but potentialities for paving the entire area because it is adjacent to a State Rd - Rt 312.  (Nothing like Tilly Foster ringed by pizzerias and another McDonald)  But then so is the Camarda's proposed sprawl retail development Patterson Crossing - Exit 18 off Rte 311.  So I imagine that she would approve of that project. also keeping uppermost the realtor's mantra - location, location, location.  Very smart growth.

Sincerely,
Ann
www.putopenspaces.com



Southeast buys 166 acres of open space, some meant for new animal shelter
By SUSAN ELAN
THE JOURNAL NEWS
(Original publication: November 15, 2007)

Southeast has closed a $2.2 million deal on 166 acres of open space that abut the Putnam County-owned Tilly Foster Conservation Area.

"It's a wonderful opportunity for Southeast that took months of hard work," Southeast Supervisor John Dunford said. "It helps protect the aquifer leading into the East of Hudson reservoir system. It also adds to the inventory of land Southeast needs for future passive recreation."

Under an informal agreement between the town and Putnam County Executive Robert Bondi, 10 acres would go to house a new countywide animal shelter.

Southeast paid for the land, which belonged to the UJA-Federation of New York, using part of the $5 million in open space funds approved by town voters in a November 2006 referendum. Southeast would be paid for the 10 acres for a new pound after the land has been subdivided and appraised, Dunford said.

The Nov. 7 purchase increases the conservation area that already includes the 199-acre county-owned Tilly Foster Farm and an additional 94 acres of open space in Patterson.

Most of the land is zoned for rural commercial development and office parks requiring 2-acre minimum lots, Dunford said.

Matt Shurtleff, a project manager for The Trust for Public Land, which helped facilitate the purchase, said options on the UJA property had to be extended twice to keep the land, bordered in part by Interstate 84 and Pugsley Road, from going on the open market.

"UJA, a philanthropic organization, saw the value of preserving open space," Shurtleff said. "This transaction is going to protect water quality, allow recreation and protect habitat in one of the fastest-growing areas in Putnam County."

Some of the land will be reserved for walking trails, playgrounds and ball fields. About 67 acres is wetlands, he said.

It will cost Southeast taxpayers 3.5 percent of their 5.7 percent tax-rate increase in 2008 to pay for the bond used to buy the property, Dunford said. The increase will raise $79,000 to pay off the 2008 portion of the 30-year bond.

The nonprofit UJA-Federation had not applied for a tax exemption and paid $27,788 a year in school district, town and county taxes. Only $1,807 of that amount went to the town, with most of the money going to the school district, Dunford said.

Ann Fanizzi, a member of Southeast's open space committee, said providing a location for a new animal shelter and preserving open space in an area of town under pressure from development - the land is not far from the shopping center that includes The Home Depot - made the expense worthwhile.

"Developers are salivating over 1,000 acres off Pugsley Road," Fanizzi said. "This open space creates a buffer from a densely commercialized area."

Putnam Humane Society members and elected officials agree that the UJA-Federation property is ideal for the new shelter because it is centrally located but remote enough from homes to prevent nuisance noise from barking dogs. Allocating 10 acres for the shelter guarantees exercise space and provides a buffer for people who use the area for recreation, Deputy County Executive John Tully said.

Tully said private donors would pay for the land that would be leased to the Humane Society.

"New York state law requires Putnam to provide the services the Humane Society offers," Tully said.

A contentious animal-abuse case that twice led the Putnam Humane Society to defy a Kent town justice's order is not expected to change the arrangement.

Tully said the organization "has not done anything with malice or negligence that would warrant discontinuing our contract with them." Putnam pays $140,920 a year toward the shelter's operation.

"We spent years researching properties, only to see them fall through," Humane Society board member Courtney Aponte said yesterday. "Knowing we are moving forward is so exciting."

The society plans to intensify fundraising for construction and will sell its dilapidated shelter off Old Route 6 in Carmel to help cover the cost, she said.

Not everybody in Southeast is enamored with the purchase of the UJA property, however.

"It's commercial property that borders the highway and is not suitable for open space," said Lynne Eckardt, vice president of Concerned Residents of Southeast.

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

November 08, 2007

Ace Endico Vs. COSTCO

Hi all - Several months ago, I wrote concerning an item that I had seen in the PennySaver concerning Ace Endico, located on the same road as the Motor Vehicle Bureau in the Town of Southeast.  If you will recall, I mentioned their ad and their prices.  Subsequently, I received some e-mails commenting on my e-mail, not all of them complimentary to Ace Endico. 

Well, last week I saw another ad from Ace Endico and decided to go and see for myself.  They have limited amounts of produce, paper products, can goods, cakes, pies, meat, fish etc. All at very reasonable prices.  At least for the produce on that day, I can say that it looked fresh and I got a bag of radishes for 50 cents; a huge head of Escarole for a little over $1.25 and bananas for 50 cents.  It is a warehouse and a very unattractive one at that but close to Home Depot and Brewster Heights. 

But here is the kicker.  I spoke to someone who appeared to be in charge and told him that I was familiar with Ace Endico (we sued) and did they have any future plans to expand from their original 85,000 to over 200,000 sq. ft. They can.  He said definitely; that next year they plan to start another expansion not yet to the 200,000 figure by any means but getting there.

And then I said - giving COSTCO a little competition?  He smiled like the cat. 

So stay tuned and let the games begin.

Sincerely,
Ann

October 29, 2007

Town of Southeast Letter

Good morning all - here we have another instance of the "Demolition Derby" going on in Putnam.  The latest casualty will be Uncle Zip's Farm on Baldwin Place in Mahopac so that we can have another pair of cheap jeans and sneakers, more storage buildings and have China/India open up another sweat shop filled with underage kids, young women from the rural areas or prisoners working 11 hours a day for pennies so that CEO's can have millions in salaries.

Where is the morality in all of this?  Don't we have responsibility as citizens?

Sincerely,
Ann
www.putopenspaces.com

Demolition plan for Southeast barn on hold
By MARCELA ROJAS
THE JOURNAL NEWS
(Original publication: October 29, 2007)

SOUTHEAST - A historic barn slated for demolition may have gotten a temporary reprieve.

Town Supervisor John Dunford was about to release his hold on the 19th-century structure, which would have allowed the property owner - a Bedford developer - to start the demolition process. But Strazza Development has put the property up for sale.

The developers had proposed four homes on 47 acres off Doansburg Road, but had yet to receive final approval for the project, town officials said.

"Now I'm going to have to confer with the town attorney and the Town Board and get their input on what our position should be," Dunford said.

Neighbors have been fighting to preserve the circa-1820 barn, having once saved it from destruction after plans were foiled to erect a temple there. The barn was once part of Rocky Dell Farm, a 65-acre dairy farm.

"We've been holding the line on that barn for six years," said Katherine Dwyer, who lives next door.

Dwyer purchased her home 27 years ago and was interested then in buying the barn with it, she said, but the $90,000 price tag was too high. She would still like to acquire the barn, restore it and open it to the public for historic tours, she said.

"The fact that the property is for sale may afford me the opportunity to purchase the barn and rejoin it to the house," said Dwyer, 55, a freelance editor. "That has always been my goal."

But Strazza is selling the property as one package for $1.2 million, said Jackie Rosenberg, a broker with Sotheby's International Realty.

Strazza principals declined to comment on the matter.

The large wood-frame barn at 161 Doansburg Road sits close to the street and its location would have prevented proper access to the proposed homes, Dunford said.

Dwyer said there were other possible points of entry.

While local activists contend the barn has historic value, some officials do not.

Earlier this year, the town hired an architectural historian to evaluate the barn. The report showed that because the barn and the farmhouse were divided between two parcels in the mid-20th century, the building was precluded from qualifying for state and national historic status. The barn did meet two of the eligibility requirements, the report said. The town of Southeast Historic Sites Commission also recommended the barn not be considered a historic structure.

Even so, Dwyer said the barn's historical significance should not be diminished because it is no longer part of the farmstead complex.

"That's a lousy thing to hide behind," she said. "They are just not interested in saving our town's history. That's not logical at all."

The barn may have been constructed in stages, with the first part being built between 1820 and 1840, the report said. It includes hand-hewn timbers, a cupola and a side-gable roof, and some of its design is typical of English threshing barns built during that period.

Today, the barn's windows are covered with plywood and overgrown brush covers much of the exterior. While the exterior looks to be in disrepair, the report indicated the barn appears to be in fair condition with no major structural damage.

The Southeast barn and the farm it once stood on are among several in Putnam County that have fallen prey to development. Earlier this year, the dairy barn at Burdick Farm in Patterson was dismantled and moved to Hunter, N.Y., to allow for 34 new homes across the street.

"To me, the barn is symbolic of what is happening in Putnam County and the changes that are taking place," said Ann Fanizzi, chairwoman of the Putnam County Coalition to Preserve Open Space, "and our inability to incorporate the past and the present."

Reach Marcela Rojas at mrojas@lohud.com or 845-228-2271.

August 28, 2007

Town of Southeast Letter

Attached is my letter to the town board on their proposed zoning change.

Sincerely,
Ann

March 20, 2007

Good morning all

Everyone should take a look at the Town of Southeast revised zoning code, principally to define areas of commercial activity (Gateway) so as "to avoid negative impacts on water quality, traffic flow and community character."   It is available on the town's website - www.townofsoutheast-ny.com.  

It is indeed far reaching and attempts to incorporate some of the LEEDS recommendations for "green construction and landscaping."  Town Supervisor Dunford and Town Councilmen and Lorraine Mitts should be commended for their efforts to preserve our community while at the same time codifying firm guidelines for applicants who propose small and large retail establishments for the town. 

For this purpose, they engaged John Imbano from IQ Associates who together with Town Planner, Graham Trelsheid,  did a a top-rate job in translating the town's recommendations to coincide with the latest thinking in design.  In color and to scale they are available so that residents can fully assess their impact. These include architectural details so as to mitigate  the often numbing cookie-cutter "large (read Big Box) retail" design; landscaping, redesigned parking lots and plazas, increased buffers, and building "connedness" to other established retail areas, something that is dreadfully lacking in the Brewster Highlands Retail Development where shoppers are compelled to use their vehicles in traversing from one area to the other.

That said.  last night, I raised several issues but wish to share just two for the moment.

1. Special Permits will still be granted albeit under much stricter guidelines.  The history is that yes, applicants must overcome this hurdle but usually they do.  When I raised the issue, Councilman Johnson said that Special Permits are usually given "with conditions" but I have found that these conditions are not so onerous that a determined applicant would not or could not meet them. 

2. No longer is square footage an issue - not the original 25,000 which we in the Coalition to Preserve Open Space supported but not others for fear of litigation did not; not 80,000 or even 50,000.  And this issue was the second I raised giving as an example, 137,000 sq. ft, the projected size of the proposed Stateline Retail anchor store, Target.  I asked Graham if I was correct in stating that size would not be the controlling factor but that size would be mitigated by architectural details, landscaping, parking etc.new code regulations that the applicant must meet.  He answered in the affirmative.

Needless to say, several members of the audience were more than happy.  Paul Jonke, who is the Carmel Tax Assessor and Town of Southeast resident heartily approved of the code and Stateline Retail in particular, citing the old chestnut of prospective school and town tax relief.

While I applaud these changes and the efforts of Town Officials to use best design elements to mitigate the worst of the dreadful architectural monotony that has blighted the landscape, projects such as Stateline pose serious fundamental issues that cannot be masked by color and design.  For openers, what will be the effect on the economic development of the Village of Brewster?

In many e-mails and letters to the editor, I have stated the basic opposition of the Coalition to simply relying on this type of development for the economic well-being of the towns and county, for that matter, and the resultant constriction of entrepreneurial activity on the part of the small businessmen.   And we have lately seen how dependent tax receipts are on what is basically a very volatile economic sector - retail - and berefit of other economic activity, that the only recourse is to raise taxes. 

There are many other subsidiary impacts just as compelling which I will deal in a subsequent e-mail.  We can be seduced by this code but we need to look at the fundamentals underpinning this type of economic activity and its consequences for all of us whether we live in Southeast, Carmel, Kent or Patterson. 

Is it all right just because it looks better?

Sincerely,
Ann

March 14, 2007

Good morning all - Cathy Croft's lame, short-sighted criticism of the open space purchase - cites "noise" - fails to consider the many benefits that will accrue to us all from this 166-acre acquisition.

And I wish to take issue also with Angelo Mantra:  there is criteria for purchase created early on in the Open Space committee's life in the same mold as that governing the acquisition of land in the 13 Westchester Towns, the majority of which passed bond referendi or tax surcharge on property.  

This purchase will not only provide protection and extension of contiguous environmentally and ecologically threatened land to the Tilly Foster Conservation Area and maintain acres free of development such as that occurred on Brewster Highlands off I84 on Rte 312 but it might also prove a god-sent for the Putnam Humane Society.  As mentioned in the article, the Putnam Humane Society whose selfless volunteers care for abandoned and abused dogs and cats, desperately needs to relocate from the deplorable location at their Old Rte 6 Shelter. 

I speak only for myself but I hope others will join me in applauding this purchase.

Sincerely,
Ann
www.putopenspaces.com


Southeast to buy 166 acres for open space
By SUSAN ELAN
THE JOURNAL NEWS
(Original publication: April 8, 2007)

Southeast officials have committed to buying 166 acres of open space adjacent to the county-owned Tilly Foster Farm for $2.2 million.

"The option to purchase was scheduled to run out on March 31, and if it expired, it could have gone on the open market for possible development," Southeast Supervisor John Dunford said.

In a March 22 resolution, the Town Board authorized acquisition of the property owned by the UJA-Federation of New York. On the basis of that resolution, the UJA-Federation extended the option through June, Dunford said.

Southeast would buy the land using a portion of the $5 million in open space funds approved by town voters in November. Dunford said he expected Southeast to bond for less than $2.2 million because the town would not pay for a 10-acre parcel expected to house a new shelter for the Putnam County Humane Society.

The purchase would ensure preservation of open space in an area of Southeast where "a lot of development has occurred," Dunford said. Some of the land would be reserved for walking trails, playgrounds and ball fields, he said.

"This really represents a great open space opportunity," said Matt Shurtleff, a project manager for The Trust for Public Land, which holds the option on the property.

The national nonprofit land conservation organization had initially worked with Putnam County officials to buy the parcel, but the cash-strapped county bowed out under the burden of rising taxes.

County Executive Robert Bondi anticipated the Southeast purchase agreement in his March 14 State of the County address. And Bondi announced that private donors would pay for the land for a new county-owned animal shelter. Putnam County has tried unsuccessfully for several years to secure a location for a new facility to house the 100 dogs and 70 cats at the crowded, dilapidated shelter off Old Route 6 in Carmel.

"We have been able to secure donations from several interested parties to ensure that the purchase of this land will not cost Putnam County one penny," Bondi said. "In the future, we will begin a campaign to raise the funds necessary to build a brand new facility for the Humane Society, but our first priority is securing the land, and we are well on the way to accomplishing this goal."

Humane Society President Barbara Dunn said Friday that the UJA-Federation property is an ideal location for the new shelter because while it is centrally located, there are no nearby homeowners to be disturbed by barking dogs.

But not everybody is enamored with the selection process for the town's first purchase of open space.

Cathy Croft, a master gardener from Southeast, said the proximity of the property to Interstate 84 makes it too noisy.

Angelo Matra, chairman of Southeast's seven-member open space advisory committee, said the group had not completed an inventory of undeveloped land in the town, used a scoring system developed to evaluate available parcels or advised the Town Board on sites chosen for acquisition. Matra, who made his criticisms of the purchase in writing, said they represented his views alone.

There are about 5,100 acres of vacant land in Southeast that constitute potential acquisitions, Town Assessor William Ford has said.

Dunford conceded that communication between town officials and the open space committee before the vote had not been all that it should have. But Dunford said the cause was the state of urgency created by the expiring purchase option.

"I take the blame for the miscommunication," Dunford said. "I should have told them before (the vote)."

Ann Fanizzi, also a member of Southeast's open space committee, said that although the handling of the matter could have been smoother, the outcome was the right one.

"There was a compelling urgency to take action," she said. "The land could have been open to all kinds of development. We wanted the land saved. Development would have been a threat to Tilly Foster."

The UJA-Federation property abuts the 199-acre county-owned Tilly Foster Farm. By purchasing the land, Southeast will also be out a total of about $36,000 a year in taxes paid by the UJA-Federation. The nonprofit organization did not apply for a tax exemption.

Former Brewster Trustee Michael Santos, who once worked in real estate management, called the purchase a solid investment.

"It's a good move to preserve rural land, and the tax sum is not staggering," Santos said.

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

March 14, 2007

Just a Barn - So What

Good morning all

Throughout Putnam County, our historical artifacts and patrimony - farms, barns, stone walls - are under assault by development projects - residential, commercial, ballfields - ready to demolish rather than preserve. History is getting in the way of profits.  Little by little all vestiges of the County where the Country begins is disappearing - Burdick Farms in Patterson; Hill-Agor Farm in Mahopac (presently in litigation); barns in Southeast, several already demolished.  Miraculously the 245-year old Belden House in Carmel has been preserved no thanks to legislators whose first instinct was to tear it down but County Executive Bondi together with the DEP and Friends of Belden House saved it.  And, of course, Tilly Foster.

Last week I attended a Public Hearing of the Southeast Planning Board on just such a development which would involve the destruction of a barn to make room for another single family home.  The Strazza project or as is now ironically  called -  Rocky Dell Farm off Rte 22 on Doansburg Road, is small and seemingly benign - being reduced from 10 to 4 lots but it does contain a barn, the provenance of which is in dispute.  Tear it down, say the engineers; leave it be say some of the residents. Unfortunately, too readily Planning Boards simply accept the word of "engineers" and look no further. But if we are serious about our history and the value of preserving it as a legacy for those who come after us, then it behooves our Planning Boards to do more and take a "hard look" at this aspect of the SEQRA Environmental Assessment Form.  And that is what I urged in the attached letter together with a plea that we find ways to integrate our historical treasures in development plans.  Your reaction to it will be most appreciated.

Sincerely,
Ann

Putnam reaches deal with watershed council to use Tilly Foster Farm
THE JOURNAL NEWS
(Original publication: December 6, 2006)

SOUTHEAST - Putnam and the Watershed Agricultural Council have
concluded an agreement that will enable the county to develop plans
for the future uses of the county-owned Tilly Foster Farm.

Fred Huneke, chairman of the watershed council, said the agreement,
signed Friday, prevents development at the 199-acre farm but allows
Putnam to use the land for agricultural activities as long as they do
not have a negative impact on water quality.

"The county tells us what they want to do there and WAC tells them
how they can do it," Huneke said. The council is a nonprofit
organization that supports the economic viability of agriculture and
forestry in conjunction with the protection of water quality and the
promotion of land conservation in the New York City watershed region.

County Executive Robert Bondi said this week that with the agreement
completed, Putnam and the council could now determine the number of
animals that will live at the farm. In addition to the 18 horses
boarded there now, Bondi, who owns a farm in Steuben County, said
Putnam would consider adding small animals such as sheep and calves
to draw more families with children to Tilly Foster.

In the spring, Bondi initiated the search for a private operator to
run the horse barn and expand riding opportunities after complaints
from some residents that Tilly Foster was draining taxpayer money for
the benefit of a few. The county acquired the farm in 2002 to keep it
from being developed. It paid for it with $3.9 million in New York
City watershed protection money.

The county can move ahead with plans to lease the horse operation
after the number of animals permitted there has been determined, Bondi said.

Horse boarders at the farm say they want to a chance to run the
operation themselves and Bondi and several county legislators said
yesterday that they would consider the proposal as long as Putnam did
not have to subsidize it.

"There is no reason it (the horse barn) has to cost the taxpayers
anything," said Cynthia Crosby of Carmel, who owned and operated
Pendleton Farm in North Salem until 2001 and now boards a horse at
Tilly Foster. "The number of boarders there now can sustain it, but
there would not be a profit."

The county would need to continue to maintain the buildings, fences,
pastures and equipment at the farm just as it would if no horses
remained there, said Crosby, who has 35 years of experience in the
horse business.

"We never bought it to make money," said Legislator Terry Intrary,
R-Kent. "We bought it to save it from developers and to preserve a
piece of history in the county. The amount of money it costs the
taxpayers is minute."

The horse barn is at capacity with 18 horses and there is a waiting
list of about 20 boarders, barn manager Kaycee Czyzak said.

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

Visit www.newyorkwater.org

The Open Spce Debate
(Original publication: December 13, 2006)


Voters had facts on referendum
After reading Michael Bottalico's Dec. 6 letter concerning Southeast's open-space referendum, I feel I must comment.

As a taxpayer, I went into the voting booth fully informed on this referendum, as did Mr. Bottalico. He knew, as I did, that taxes would increase, that surrounding towns that passed similar referendums had tax increases, and open space owned by a municipality is removed from the tax base. No surprises so far, and I do not feel misled at all by the Open Space Advisory Committee. I weighed the positives and negatives, and felt that overdevelopment and associated infrastructure costs outweigh the slight tax increase. I'm tired of my drive to the post office taking longer and longer due to more traffic and traffic lights. I'm tired of watching people come in from outside the area and telling me I need more big-box stores. This bond money, in the hands of the citizens of Southeast, will put a valuable resource in the hands of the community.

I am not rich, and I don't like tax increases. The one factor that puts me over the edge was the anonymous mailing sent out to local residents just days before the Nov. 7 vote. I figure if people can't at least put their name on something that argues against an issue, they are either embarrassed or don't have a leg to stand on. The voting majority has spoken, and talk of a "repeal" is just sour grapes.

Jerry Halter
Southeast
 

Town can't afford losing revenue source
As I read Mike Bottalico's letter "Repeal Southeast open-space bond," I am also reminded of an earlier letter regarding the same Southeast open-space issue where the writer recommended utilizing the open space for a recreational facility that everyone can enjoy. Both letters beg the question, "C'mon people, are we paying attention here?"

The Concerned Residents of Southeast are constantly complaining about something. Even with the rising taxes in this so-called "bedroom community," they protest the development of commercial property that would generate significant tax revenues. They work together with the Town Board to mislead the public to agree to referendums that take property off the tax rolls and put money in the pockets of developers who hold property they can't develop! Hm?

It's time to call Supervisor John Dunford and the CRSE on their shady politics and demand some real action. A 30-vote victory is hardly a mandate. Do the members of CRSE have a blank check to support the $5 million open-space bill that will cost tens of millions of dollars more to support? What makes more sense, property that generates revenue or property that adds to our tax burden?

The deer and the squirrels have enough tax-free space to play in. Stop blaming rising taxes on families with children and the schools. It's simple mathematics: Without the revenue source (properties that pay and generate taxes) there's just that - no revenue!

Mike Biondi
Brewster
 

Protecting land won't raise taxes
I'm uncertain if Michael Bottalico actually believes what he is saying about the cost of open space, or if he works for a developer and is trying to spread disinformation, but I need to correct the mistaken impressions with which he may have left readers.

While it is true that land designated as open space is removed from the tax rolls, it is also true that the same land does not cost the taxpayer any money in maintenance. Additionally, undeveloped land has no children living on it who need to be educated. At something like $18,000 per student per year, the cost of educating one child is not nearly covered by the taxes paid by one homeowner. Most families have more than one school-aged child at any given time.

Commercial development is no free ride, either. It's no coincidence that our taxes were much lower when there was significantly less residential and commercial development. Businesses cost in added infrastructure, police, ambulance, road maintenance and stormwater management. Additionally, businesses generate residential growth as they bring employees from other counties to our town. Our quality of life, clean water and air are threatened, but who can put a price tag on invaluable assets such as these?

Look to the profit motive and you'll understand who is telling the truth. Open space advocates as well as Supervisor Dunford are not making a cent. Surprise, surprise: Developers are raking the bucks in with both hands. Follow the money trail, people.

Lisa Aurello
Brewster

Good morning all - I've copied this letter from last Wednesday's Journal News wherein the writer accuses me of "hoodwinking" the town board and the residents.

Well - who's hoodwinking who?  The Town of Southeast has over 435 vacant parcels totalling over 5,200 acres of land, ready to be developed.  Using 4-acre zoning (the town has one, two and three acre) and per pupil expenditures of $18,000 per child, how much would each resident have to pay in additional taxes if all the land was developed. And let us not also miss the increase in police, fire, emergency services, infrastructure, installation of costly stormwater and their maintenance, school construction and staffing.  The list is unending.    

Take the hood off your eyes,  Mr. Bottalico. 

Sincerely,
Ann
www.putopenspaces.com


Repeal Southeast open-space bond

It is time for the people of Southeast to fight back and demand a repeal of the $5 million open-space referendum. The Open Space Advisory Committee led by Ann Fanizzi hoodwinked the taxpayers with erroneous estimations on the total cost to the taxpayer. The real cost of this boondoggle will be between $12 and $15 million. It was deceitful to not advise the taxpayers that once this land is acquired, it is removed from the tax rolls, costing the taxpayers hundreds of thousands of dollars in lost tax revenue each year.

Our neighbors in North Salem as reported in The Journal News saw their taxes go up over 6 percent largely due the $1.5 million open-space acquisitions. I can only imagine how high our taxes will rise once this $5 million is spent.

Why did the Southeast Town Board allow Ms. Fanizzi and her committee to intentionally mislead the taxpayers? Also, why did the Concerned Residents of Southeast join in the deception via a mailer sent out just two weeks before the referendum? Maybe the CRSE members should start to question their own leaders who are being influenced and misguided by Ms. Fanizzi.

It's time for the Town Board to accept the fact that Ms. Fanizzi and her co-conspirator, Lynne Eckardt, hoodwinked them. Residents of Southeast have to seriously question the decisions of the Town Board led by Supervisor Dunford.

Michael Bottalico

Southeast

Good morning all

Southeast residents approval of the Open Space Bond Fund brings to mind an old Chinese proverb: One Generation Plants the Trees, Another Gets the Shade."  All who worked so hard and long to have this pioneer initiative passed, will rest surely in the knowledge that they have given future generations a priceless gift that only nature can bestow.

A blessed and happy Thanksgiving to everyone.

Sincerely,
Ann
www.putopenspaces.com

 

Southeast open-space referendum passes by 30 votes
By MARCELA ROJAS
THE JOURNAL NEWS

(Original publication: November 18, 2006)

SOUTHEAST - A referendum for the town to spend $5 million on open-space acquisitions just passed, according to unofficial results from the Putnam County Board of Elections.

Absentee ballots that were counted Thursday night showed that the bond measure was approved by a mere 30 votes, officials said.

Ballots totaled 1,879 in favor and 1,849 against. There are more than 10,000 registered voters in Southeast.

"I'm very thrilled about it," said Cherie Ingraham, a member of the town's Open Space Committee. "We worked hard trying to get the word out and educating people on why open space is important."

The seven-member committee, formed by the town in 2004, recommended the proposition following the favorable results of a telephone survey conducted by the Trust for Public Land, a national nonprofit land-conservation organization.

The measure is expected to cost the average town taxpayer an estimated $75 annually for the bond's 20-year lifespan. Ingraham said the committee will now work with the town in identifying properties to purchase.

There are some 5,100 acres of vacant land that are potential acquisitions, Town Assessor William Ford had said.

The initiative marked the first time a town in Putnam County had placed an open-space measure on the ballot. An anonymous mailer, distributed the weekend before Election Day, tried to dissuade voters, saying the bond was wasteful. A similar approach was used last year to oppose a $20 million countywide open space referendum that voters defeated.

"I'm very happy that the residents of Southeast have spoken, and that they approve of us having an open-space fund to secure properties in balance with whatever commercial growth happens," said Richard Honeck, town councilman and committee liaison.

Reach Marcela Rojas at mrojas@lohud.com or 845-228-2271.

Good morning all - just a bit of background to this news article.  The entire Pugsley Road area, an unimproved road adjacent to Tilly Foster,  which many are finding as a short cut to Fair St. to avoid congested Rte 312, is about 1000 acres, is slated for commercial and residential development (zoned Rural Commercial), the most prominent being the Campus at Fields Corners, a project of 143 single family homes and some still unspecified commercial development on 327 acres, a school tax breaker if ever there was one for Town of Southeast residents and a magnet for future residential and commercial sprawl development. (The Town of Southeast sued the developer but unfortunately was not sustained in the courts).   On behalf of the Coalition, I proposed that the property be included in a Forest Legacy grant in 2004/2005. 

The UJA property is but one of the pieces that the county has sought to purchase to provide a buffer to Tilly and stanch the tide of development, along with other pieces some  owned by Open Space Institute.  It is unfortunate that the purchase has become embroiled in the messiness between the legislature and the County Executive.  Many of the issues of concern to the legislators (since resolved) were contained in an outdated March letter by DEP Deputy Commissioner, Michael Principe, who has since resigned and centered on the payment of the $5 million bond issued for the purchase of the Putnam National Golf Course and as the article states, an overdrawing of East of Hudson (EOH) funds account.  

During a three year period, County Executive Bondi had proposed an innovative solution that would have reduced the 143 single- family Campus complex, suggesting to the developer an equestrian centered proposal of 50 homes that would harmonize with the setting and focus of Tilly Foster.  The County Executive had the full support of environmental and community organizations, including Riverkeeper, Trust for Public Land and Croton Watershed Clean Water Coalition.  Unfortunately, he did not have the support from the developer who is now rumored "trolling" for a buyer, who would take the land and  project of over 17 years duration off his hands - Troll Brothers.  By the way, the asking price for outright purchase escalated from $4 million to $20 million. 

Daily we note instances where if the County-wide Open Space Referendum of $20 mllion had been accepted by the public (a change of 176 votes ) seed money would have been available to provide the initial down-payment for a host of open space preservation candidates which if joined with other funding sources - TPL, DEP, etc, would have enabled, if not outright purchase of entire areas, at least, would have preserved portions of the land.  Shortsightedness trumped long-term benefits, at least for the time being.  The UJA proposed purchase should not be another on the list. 

Sincerely,
Ann

 

Putnam Legislature blocks land purchases
By SUSAN ELAN
selan@lohud.com
THE JOURNAL NEWS
(Original publication: August 24, 2006)

SOUTHEAST — Putnam legislators have taken steps to rescind permission for the county to buy 166 acres next to the Tilly Foster Farm Conservation Area.

The legislators say County Executive Robert Bondi has failed to show how Putnam would pay for the two parcels and has yet to firm up an agreement with the county Humane Society to build a new animal shelter on the property owned by the UJA-Federation.

But Bondi is downplaying the move, saying he can meet the Legislature's requirements.

"We're going ahead with it," Bondi said. "We have written them (Legislature members) a letter addressing all their concerns."

In 2002, when Putnam bought the 199-acre Tilly Foster Farm, the Legislature gave Bondi permission to spend what was expected to be about $2 million from the New York City Department of Environmental Protection to buy the adjacent UJA parcels. Putnam spent $3.9 million in DEP money to protect the watershed by keeping the farm undeveloped.

The Legislature's Land Acquisition Committee last week rescinded that support. Its resolution goes to the full nine-member board for a Sept. 5 vote.

Legislature Chairman Dan Birmingham, R-Brewster, said the board might reconsider the purchase in the future, but for now the deal is off the table. The action was taken in part because Putnam has spent more money on land purchases than allowed by its agreement with the city, he said.

According to the resolution, Putnam has spent more than $15 million. The DEP provides funding as part of a program to protect the city's reservoir system.

Before the Legislature would reconsider renewing support for the UJA purchase, the administration would need to meet three conditions

• Complete an agreement with the Humane Society to use 10 acres of the property.

• Gain New York City approval to pay 90 percent of the purchase price, about $2 million.

• Gain approval from the Legislature for the other 10 percent.

"Making a decision to reconsider later doesn't mean allowing or rejecting it," Birmingham said.

Bondi said he was optimistic that the conditions can be "satisfied in a very short time."

A combination of interest income earned on watershed funds already given to the county, and the county's payback of $5.2 million to New York City in December of this year toward the purchase of the Putnam National Golf Club property will reduce what Putnam has spent on land acquisition, Bondi said.

"We are fully in compliance with the DEP memorandum of agreement and the open-space acquisition protocols," Bondi said.

Ann Fanizzi, chairwoman of the Putnam County Coalition to Preserve Open Space, said the UJA property was critical as a buffer to protect Tilly Foster from development.

Tilly Foster Advisory Board members Greg Wunner of Brewster and Betsey Ryder, who runs an organic vegetable and flower operation in Southeast, said they hoped for a resolution of the matter so the open space can be preserved.

"We support the county's effort to purchase the property and help the Humane Society," Wunner said.

Putnam Humane Society President Barbara Dunn said the organization has been struggling to care for an increasing number of abandoned and abused animals and hoped to have land designated for a new shelter soon.

Good morning all -

And it is indeed a good morning.  The Appellate Court has reversed a lower court's decision in the matter of Meadows at Deans Corners.  This was a four-year battle waged by determined, united residents and organizations (CRSE, Riverkeeper, CWCWC, Coalition to Preserve Open Space) here in Putnam County.  I am forwarding the Press Release from Riverkeeper Lead Attorney, Chris Wilde.  Many thanks to Chris, Jim Bacon and Dr. Marian Rose who stood with us even when all seemed lost. 

As Chris states, all of us should take heart. And friends there are other battles on the horizon in Kent and in Southeast and it is good to go into them with this victory under our belts.

Sincerely,
Ann, Chair
Coalition to Preserve Open Space
www.putopenspaces.com

  == Attached Message ==

Hello everyone,

Those battling for the protection of the Croton Watershed and quality of life in Putnam County achieved a significant victory yesterday when a state appellate court issued a decision requiring preparation of a supplemental environmental impact statement for the Meadows at Deans Corners subdivision project, reversing the lower court. The appellate court found the lead agency had not adequately considered a variety of changed circumstances since the last EIS was finalized well over a decade ago. This is truly a momentous decision, and should give heart to all those fighting the good fight throughout the Hudson Valley! Attached you will find a press release on this, and below is a link to the decision itself for those who are interested.

Chris Wilde

http://www.courts.state.ny.us/reporter/3dseries/2006/2006_06160.htm

Hi all - Here we go again - another round with Camarda, this time in Southeast.  By the way, I urge you to look in on the Journal News and the continuing resident opposition to another of Camarda's gems -Patterson Crossing in Kent/Patterson.  Like the grim reaper, just going from town to town.

I am sharing my letter on Stateline Retail with you and please feel free to share it with neighbors and friends.  But first a word about the focus of the letter.

I am a Board member and Putnam County representative for the Croton Watershed Clean Water Coalition and have been privileged to know and learn from its President, Dr. Marian Rose.  We now have an Executive Director, Oreon Sandler, whose expertise in the field of water quality is unmatched.  I have left stormwater issues to these experts and instead have focused on the issues I addressed at the Planning Board Public Hearing e.g. economic impact and zoning with only a nod to traffic which Joe Schaub and others have indicated they planned to address.  Repetition is not productive at times.  I hope my comments on behalf of the Coalition to Preserve Open Space, will be helpful.


Take care and have a good weekend.

Sincerely,
Ann

July 11, 2006

Good morning all -

Last night I attended the Town of Southeast Scoping public hearing for Stateline Retail and brought up the fact that a huge development, the name of which escaped me, was being planned in Danbury.  That statement was confirmed by the Chairman Rohrman of the Planning Board and Joe Schaub who sent me this informational article on the development in question.  I am including it in this e-mail for your review.

There is no doubt in my mind that Camarda deliberately located Stateline on Rte 6 not to provide shopping opportunities for Putnam residents but for those projected to live between Exit 1 and Exit 2 in Danbury.

It is unrealistic to think that Carmel senior residents would routinely patronize this project as one commenter suggested.  Brewster Highlands is much closer than the 7 to 10 miles needed to traverse from west to east along winding roads and narrow streets of the Village of Brewster.  And even with bus transportation, the limited nature of the project - one big box and three small stores, would not entice the majority of Carmel residents who have far greater choice of stores on the Highlands.

I will scrutinize closely  the DEIS to ascertain whether Camarda factored in the traffic impact of the Danbury development on Rte 6 and its adjacent roads - Joe Hill, Dingle Ridge, etc.

Additionally, the suggestion of "green roofs," while seemingly attractive and evironmentally friendly, is still in its infancy and a very expensive proposition even for a small home, let alone a 137,000 sq. ft. Big Box, and will not camouflage the very real quality of life deficits of this development - traffic, noise, air and light pollution, proximity to the phosphorous impaired East Croton Reservoir and the Village of Brewster, for openers. 

It is regrettable that whether misguided or enablers of the profiteer, Camarda, those who opposed the zoning code revision limiting retail development to 25,000, on the grounds that it would subject the Town to litigation  (Councilman Bonano, Honeck and resident, Lynne Eckardt) did a disservice to the people of the Town of Southeast and to Putnam County.  It would have put a period to the hucksterism surrounding "Big Box" development as the panacea to the tax problem and would have emboldened the residents from other towns facing similar challeges, such as Lake Carmel in Kent - Patterson Crossing. 

However, we must now confront this development.  The Scoping Document is the first step.  It will be online or available via FOIL from the Planning Board and also at the Brewster Public Library.  Comments from residents are crucial.  Please do not hesitate to write.  There are many topics of concern;  however, the deadline for submission to the Town of Southeast Planning Board is July 20th.  The Planning Board address is 67 Main Street, Brewster, New York 10509.

Should you have any questions, please e-mail me or call 228-4265. 

Sincerely,

Ann Fanizzi, Chair
Putnam County Coalition to Preserve Open Space
www.putopenspaces.com







Sincerely,
Ann


-----------------

Subject: [StatelineRetailCC] Fairfield County Business Journal July 10, 2006 - Reserve in Danbury

Midyear Review : Luxury housing heads to market -
Complex is one of three projects under way at the 546-acre `Reserve' in Danbury
By BOB CHUVALA

About 180 new luxury apartments should be ready to go on the market next month, the first of more than 2,130 apartments and condominiums being carved out of a square mile of woodland that once secluded the former Union Carbide headquarters on Danbury's west side.


Known as The Reserve, the property is broken into three projects that will turn the site into a suburban retreat of condos, apartments, office buildings, shops and restaurants. In the middle is The Corporate Center, Carbide's 1.2-million-square-foot headquarters on 100 acres of woodland. The building is almost fully leased after languishing on the office market for years after Carbide's demise.

The Reserve hugs the New York state border and stretches between I-84's exits 1 and 2. The 546-acre site has its own entrance directly from exit 2.

The first of the three projects to break ground was the luxury one- and two-bedroom apartment complex called Crown Point Reserve, and "the first residential building and club house should be ready in August, hopefully," said Fitz Anderson of Whiteco Residential Co. in Merrillville, Ind., developers of the apartment complex. When completed, the Crown Point Reserve complex will have 468 apartments in several two- and three-story buildings.

Anderson said Whiteco is "just starting to hire a team to get the marketing effort going" to begin renting the apartments, which are on property across Saw Mill Road from the largest chunk of Carbide land.

Village center

A second parcel of 95 acres has been approved for 650,000 square feet of offices on 60 of the acres, and 470 condominiums on the remaining 35 acres, both being developed by Building and Land Technology, (BLT) of Norwalk.

"We're processing permit applications and that type of thing," said Carl R. Kuehner III, president and chief executive officer of BLT. Each developer must create its own infrastructure of city water, sewer lines and power and gas feeds, and BLT is concentrating on that process.

"We have no site plans for approval and nothing is under construction," Kuehner said. The company is sorting through various local and state permits needed to develop the site, and once all the permits are issued, BLT will decide the size and scope of its portion of the development, he said.

The largest of the projects is a complex of 1,200 condominiums and townhouses and a village center of restaurants and shops on 321 acres stretching along the north edge of The Reserve. The developers, WCI Communities of Bonita Springs, Fla., call the project Rivington, "The New American Village," and it has already pre-sold 50 condominiums from its temporary sales office.

Woods remain

The first phase of the three-phase WCI project will be 93 one- and two-bedroom condominiums ranging between $300,000 and $400,000, and 194 townhouses ranging from the upper $300,000s to the low $600,000s. Crews are taking down trees, cutting in new roads and preparing to bring in infrastructure services.

Adjacent to the project, which WCI calls "The Hills," are two tracts of property totaling just shy of 28 acres and zoned for commercial use the developer wants to sell. The sites are approved for a total 221,000 square feet of commercial space. "We have been marketing the properties for WCI for a couple of months," said Garland Warren, senior vice president of Coldwell Banker Commercial Scalzo Group in Bethel.
"We've had a lot of inquires about it, particularly from developers trying to figure out how they can use it," Warren said. "WCI would prefer it be professional offices, but the zone allows for other commercial uses such as financial institutions, conference centers and medical offices. This is one of those things where they'll say, `"bring me a buyer and tell me what their use is, and we'll see if it's compatible with our development."'

Despite the scope of planned construction throughout the 546 acres, "more than 50 percent of it will remain in its natural wooded state," Warren said.

Good morning all - just some background - as a result of the narrow defeat of the county-wide open space referendum last year (370 votes - if 180+ has gone the other way, it would have passed), the Southeast Open Space Committee explored the possibility of a survey with the Trust for Public Land in order to assess the sentiments of town residents. 

By a mere 66 votes, Town of Southeast residents turned down the referendum but in conversations, I learned that the vote reflected more a distrust of county stewardship rather than outright opposition to funding open space preservation. (You recall that there were a spate of very negative, unhelpful comments made by one legislator in several news articles)

But most importantly, many residents indicated that theTown of Southeast had not been treated equitably by the county and trusted the Town Board more since as their elected representatives they would be held accountable for decisions made respecting preservation of open space parcels.

The Open Space Committee is continuing to gather data on possible candidates for open space acquisition. Consideration for acquisition will be based on application of strict criteria developed by the Committee. 

I am personally hopeful that other towns will follow the pioneering steps taken by the Town of Southeast and form town-wide open space committees.

Sincerely,
Ann
www.putopenspaces.com


Don't hang up — it's just a Southeast phone survey, not a telemarketer

By MARCELA ROJAS
THE JOURNAL NEWS

(Original publication: June 27, 2006)

SOUTHEAST — If the phone rings in the coming days and a voice on the other end starts asking questions about putting money toward protecting open space, you may want to think twice about hanging up.

It's not a telemarketer.

The Trust for Public Land, a national nonprofit, land-conservation organization, is conducting a telephone survey to determine whether residents would support spending tax money to preserve land in Southeast. The town is looking at different financial mechanisms to buy undeveloped land, including placing a referendum on the November ballot, officials said. No dollar amount has been fixed on the possible bond measure.

"This is about giving the citizens a voice as to how important open space is to them; to ascertain the general level of support," said Matthew Shurtleff, the land trust's projects manager for New York.

About 300 residents will be polled, and the results should be completed in the next two weeks, Shurtleff said. The trust will then make a recommendation to the Town Board based on its findings.

Resident Cathy Croft said she was polled last week. Some questions asked, she said, included whether she would spend $76 a year to preserve open space, pay $6 to $7 a month in support of an open space bond and whether the Southeast Town Board was doing a good job. The call was cut short due to a thunderstorm, she said.

"Having the survey is fabulous," said Croft, a gardener. "But I also think everyone needs to be better educated on open space."

Land trust representatives met with the town's Open Space Committee two months ago and offered to do the poll at no cost to the town. The town committee, the only one of its kind in Putnam County, was formed in 2004. It seeks to educate the public on the importance of preserving land and prioritizes which parcels in town to protect, said Cherie Ingraham, one of seven committee members.

Officials were uncertain of the total acreage of open space in Southeast, but Ingraham said some sizable tracts include about 500 acres off Dingle Ridge Road and land behind the Southeast train station.

"The idea would be to connect parcels so that you can make biodiverse corridors and not interrupt natural habitats," Ingraham said.

Town Supervisor John Dunford said Southeast was one of the larger towns in the county facing development restraints.

"We felt that we needed to look and see how much open space land should be protected," he said.

The Trust for Public Land was formed in 1972 and provides a variety of conservation services, including land acquisition and working with agencies to secure funding. In Putnam, the organization negotiated the county's purchase of Tilly Foster Farm in Southeast and helped the state buy two parcels at Wonder Lake State Park in Kent, said Susan Clark, its director of public affairs.

Good morning all -

I couldn't helping thinking how many good and bad things have come about by squeaker votes.  There was the one-vote that stopped the Andrew Johnson Impeachment; the 1/2 of 1% that elected Jack Kennedy to the Presidency and of course, the 2000 vote that brought Bush to the White House.  And locally, it was a 3-2 vote that paved the way for Brewster Highlands.  And Stateline Retail now joins that dubious distinction of entering the local history books by a squeaker. 

Although Marcela Rojas quotes Dick Honeck, a long-time proponent of "Big Box" commercial development - a true believer.  Who she did not cite but should have, was the lawyerly, politically crafted statement by Councilman Pat Bonano (candidate for the legislature that includes the Town of Patterson - proposed future home of  Patterson Crossing, another of Camarda's civic enterprises for the betterment of the residents of Putnam County). " I'm against the project but am voting against the zoning code on "procedural factors," entoned Bonano, brows furrowed and hands firmly clasped on the table.

And so under the convenient cover of "procedures," Bonano squirmed his way out of a decision that would have had a huge impact not only on Southeast - blessed and cursed by interstates - but on the entire direction of commercial development and discourse on the proper role of retail in Putnam County.  It would have sent an unequivocal message that town boards have the power (and the courage to exercise it) to determine land use by adopting  modest, yet pioneering, zoning proposal not to ban retail but to impose restraints on the sheer size of such enterprises.

As I commented at the Town Board meeting on Thursday.  It was a lost opportunity for Southeast, the Big Box Capital of Putnam, to signal that the conductor of this train was now the Town Board not over the Stateline developers. 

Sincerely,
Ann
www.putopenspaces.com
 

Southeast board opens way for big shopping center
By MARCELA ROJAS
THE JOURNAL NEWS
How they voted

Yes votes

Supervisor Paul Dunford
Councilwoman Lorraine Mitts
Councilman Paul Johnson

No votes

Councilman Pat Bonanno
Councilman Richard Honeck
 

(Original publication: May 27, 2006)
SOUTHEAST — The Town Board has rejected a zoning amendment that would have limited the size of commercial developments in some areas of town, paving the way for a potential shopping center on Route 6 near the Connecticut state line.

The Town Board voted 3-2 Thursday in favor of the 25,000-square-foot limit, but the measure required four votes to pass after a petition initiated by developer Paul Camarda called for the "super majority" vote.

"I voted the way I felt I should have voted," said town Supervisor John Dunford, who favored the amendment. "I think the Town Board is going to go back and look at other alternatives to have the zoning code coincide with the master plan."

Dunford said the town's master plan calls for smaller, less-intensive uses in its "gateway" zones, such as the spot where Camarda wants to build a 183,000-square-foot shopping center anchored by a 135,000-square-foot retailer.

The developer argues that his proposed Stateline Retail Centre, a mile from Danbury, Conn., is in an optimal location and would keep dollars in Putnam County that are now going to Connecticut and Westchester.

"We are pleased that the effort to pull the zoning and derail the Stateline Retail Centre was unsuccessful," said Bill Madden, a Camarda spokesman. "The Stateline Retail Centre will generate new tax revenues that will help stabilize rising property taxes while creating new jobs and shopping convenience."

Camarda had accused the Town Board of fast-tracking the zoning amendment because of his project. His proposal, as submitted, complied with Southeast's master plan and required no zoning variances or wetland incursions, Camarda said.

Still, some residents are not thrilled with the potential for a big-box venture in their community.

"We all put a lot of money into the way we live here," said Joe's Hill Road resident Vivien Landau. "Putting a shopping center at the end of the road is not going to bring down our taxes. It will destroy the neighborhood. I hope they don't let him build it."

Councilman Richard Honeck said he voted against the 25,000-square-foot limitation, not for Camarda's sake, but to broaden the town's commercial base.

"I voted no because there are very few spots left for good commercial development," Honeck said. "This particular site (Route 6), because of its four-lane highway and access to (Interstate) 84, I think is an excellent location for good, clean commercial growth. Retail is sorely needed to help our taxes."

But others argued that tax relief did not come with large-scale development.
 

Good morning all

The clouds parted and the sun appeared as over 60 - it might have been 70 - folks gathered under billowing white tents for the opening on Saturday of the Tilly Foster Community Gardens.  Applications were ready and several people came with spades, hoes and plants ready to begin tilling. It was indeed heartwarming to see children and parents together.

Kudos to Chris Ruthven, Director of Parks and his staff for the exemplary manner in which they organized this event (and for all the work in preparing the area) and the Putnam County Police for managing the traffic and crowds.  It is still not too late to obtain applications and plots - 20X20 - are still available - 225-3650.  Sign-up sheets are also available for membership in the newly-established Friends of Tilly Foster.   A bulletin board located outside the perimeter of the Community Gardens has all the information.

This activity is but one of many that the Tilly Foster Advisory Board recommended.  Please take advantage of Tilly Foster's 199 acres - hiking trails, fishing or just plain strolling, imbibing the fresh air and scenery of this magnificently preserved land.  And you will be pleasantly surprised by all the updating and renovations (shining roofs; stalls repaired; buildings painted) that have taken place despite and inspite of the vocal naysayers who have been featured in the local papers.  However, there is still much to be done.  Steps taken have been deliberate but as the saying goes - haste makes waste. 

Tilly Foster is open daily to the public from 10AM to 4PM.  Horse watching but not feeding is encouraged  So bring your camera and easel if you paint.  The view from elevations on the farm of the Middle Branch is breathtaking. 

And finally, thanks to County Executive, Bob Bondi who has persevered through many obstacles in saving this jewel for all of Putnam County's present and future residents and children.  He is currently attempting to expand the Tilly Foster Conservation Area by obtaining property (over 100 acres) adjacent to the Farm on Pugsley Rd. to buffer the farm against development. (Recall that Pugsley Rd is about 2/10 of a mile from Brewster Highlands and Exit 19 ).  

Sincerely,
Ann

PS - Next Saturday, will be the grand opening at 9:00 AM of the Farmers' Market on Tilly.  The location will be next to the Community Gardens on Prospect Hill.   So come one, come all.

 

Good morning all - agree with letter writer except to say that "it is not too late" - the zoning change is urgent since Camarda is the stalking horse for bigger proposals on Rte 22 and only zoning has the force of law. 

Having been checkmated in terms of residential development thru moratoriums and upzoning, developers such as Camarda have found new avenues - a huge loophole in the zoning code that would permit "Big Box" development anywhere, including Rte 22.   Our only tool which has the force of law is zoning. 

Camarda has sought to intimidate the Town Board by threatening a lawsuit.  Zoning changes can be adopted anytime before Preliminary Approvals are given.  We are nowhere near that point. 

Urge the Town Board to adopt the 25,000 sq. ft limitation unanimously.  Don't let any town board member off the hook on this one.  (Tel - 279-4313 - Town Supervisor, Dunford).  As Joe Schaub urges, "Let's Take a Stand Against Big Box Projects."


Sincerely,
Ann
www.putopenspaces.org

Take a stand against big-box projects

(Original publication: April 27, 2006)
I was quite disturbed to read "Developer says he wants to fill a void in Putnam County" (April 23 article), which shows the extent of Paul Camarda's developments in Putnam and how he belittles readers' intelligence by saying that his projects won't affect the county's landscape. As if this statement is not enough, he goes on to say: "Don't think these little footprints are going to forever change Putnam County."

I have been following to some extent Stateline Retail Centre and it is clearly not a little footprint. Instead, it is a big-box retail center about half the size of Brewster Highlands/Home Depot. Ostensibly, Mr. Camarda proposes to develop Stateline for our convenience and benefit. However, in the neighboring areas east of I-684, aside from two parties on Route 6 who have endorsed the project and possibly stand to gain financially from it, I know of no one who supports it.

Mr. Camarda's latest tactic is a flier sent to neighboring communities touting the benefits of Stateline as well as attempting to garner support against a proposed zoning amendment limiting the size of retail development. While some would say this amendment is a day late and a dollar short, I say let it be passed. Take a stand on big-box development that is neither wanted nor warranted and that will forever change the county's landscape. It is time to stand up and be counted.

Joe Schaub, Southeast

March 31, 2006

Good morning all

Last night at a packed meeting of the Town of Southeast Work Session, Camarda presented his proposal (similar to that which was presented at the Planning Board a couple of weeks ago) with some additional information. It was replete with a full dress media presentation.

Camarda's Track Record - Town Board member, Johnson persistent questioning elicited a begrudging Camarda admission that he lacked any experience in completing a  commercial development either in the Town of Southeast or anywhere in Putnam Country. 

Comment: Camarda started his career as a small-time residential developer (River Run - 4 houses on John Simpson Rd); then graduated to 71- residential units - Willow Ridge and 54-units - Centennial Ridge and his latest foray into the housing market has been the approved 381 unit market value senior housing complex off Stoneleigh Avenue in Carmel. 

His first testing of the commercial waters has been the Gateway/Fairways project consisting of a hotel/offices/ retaurants and senior housing.  Comments by Riverkeeper, Watershed Inspector General, CWCWC attorney and Coaltion-engaged engineer concerning water quality issues, sent Camarda scurrying to Albany to modify his development.  Town of Carmel has yet to grant approvals. 

His second testing of the commercial waters is a proposed  439,000 sq ft Big Box project on the Kent/Patterson border - Patterson Crossing (COSTCO; Lowes, sports store, etc.) He submitted the DEIS to the lead agency, the Patterson Planning Board.  Scathing comments by the town planner and engineer, sent Camarda back to the drawing boards. 

In light of his "experience," Mr. Camarda failed to recognize the well-known term "FAR" (Floor to Area Ratio) when queried by Town Board member Johnson.  HMMM. 

Master Plan - According to Camarda, the development is consistent with Master Plan and Zoning (ED2 - Economic Development).  Camarda claimed that the Master Plan did not have the force of law - only the zoning code did.

Yet he continually referred to the Master Plan as if it did.  Projected on screen, Camarda read carefully selected excerpts from the plan that appeared to support his contention that the development was consistent with Town objectives for the area.  Accused the Board and Supervisor Dunford of belatedly pursuing a zoning change (limit commercial development to 25,000 sq. ft) to deliberately thwart his development and viola