Residents Continue Criticisms of Chappaqua Crossing Retail Plan

Most New Castle residents who spoke at a public hearing on the Chappaqua Crossing rezone request Tuesday night criticized the proposed retail plan arguing it would increase traffic and harm small merchants in the business hamlets.

Some were strongly opposed to developer Summit/Greenfield’s proposal for 120,000 square feet of retail space at the former Reader’s Digest property while others urged the town board to at least downsize the project and force extensive traffic mitigation efforts if it were approved.

“Before you approve a change in zoning that will bring more traffic to this area of Chappaqua, consider the enormous changes you are bringing to the character of this part of town and the lives of all the residents and everyone who has or will have a child at the high school,” said Roaring Brook Road resident Maryhelen Hendricks.

Many residents who live close to the site said nearby roads, including Route 117 and Roaring Brook Road, are already overburdened by congestion and traffic generated by Horace Greeley High School.

A supermarket between 36,000 and 66,000 square feet is the centerpiece of Summit/Greenfield’s plan for the retail component along with other shops of up to 5,000 square feet each. The developer had 111 condominium units approved by the town in 2011.

Chappaqua resident Robert Lewis asked the board to take several steps to mitigate the impact of the increased traffic to maintain the residential neighborhood. He proposed to the board that all truck traffic access the site from Route 117 and be prohibited from using Roaring Brook Road; extending the median on the street; and creating a dead-end street for residential traffic only.

Cowdin Lane resident Victor Siber called the proposal “spot zoning” and urged the board to reject the developer’s request. He said that while the town’s market analysis study concluded that New Castle can support the additional retail, it would significantly limit the types of stores that would move into the hamlets.

“Why would somebody move a commercial store into (downtown) Chappaqua when they have to compete with a larger store in a new town center a mile-and-a-half, two miles away,” Siber said.

It was revealed during the latter stages of the hearing by another project opponent, Chappaqua-Millwood Chamber of Commerce founder Rob Greenstein, that a 265 Petition has been filed with the town. The petition, submitted by Siber, requests that a supermajority vote be required to approve the zoning change.

Under town law, a zoning change would need at least four votes by the town board if 20 percent of property owners within a 100-foot radius of the property line sign a petition. With Councilwoman Elise Kessler Mottel having recused herself from involvement on the Chappaqua Crossing matter, that would require a 4-0 vote from the board.

Greenstein, one of the most outspoken opponents of the Chappaqua Crossing retail proposal, lambasted the board for its failure to properly plan and questioned why officials were looking to make a decision on this application before it completes its master plan update. He accused the board of lacking vision and doing a poor job of supporting the small shopkeeper.

“What shopping small means is that you support the mom and pop shops,” Greenstein said. “That what makes a community great, and by having 15 box stores at Chappaqua Crossing, you are going to destroy them.”

Other opponents said a supermarket should be downtown, not a couple of miles away. They pointed to how the new DeCicco Family Market in Armonk, which opened in June, has appeared to be a boon to that hamlet’s Main Street.

Councilman Jason Chapin refuted Greenstein’s claims that there would be 15 chain stores that would move into the campus. Chapin cited the town’s market analysis report from AKRF, which stated that a grocery store would complement existing stores in the hamlet, satisfy consumer demand and increase the tax base.

Despite the encouraging market report, Chapin said there are other factors that must be considered.

“Aside from the report, I still need to be convinced that traffic, neighborhood and environmental issues could be mitigated to support the proposal,” Chapin said.

There were a couple of supporters of the retail plan, including resident Ken Schiber, who said this was a good opportunity for the town to redevelop a site, which would keep more shoppers in New Castle.

The hearing was adjourned until Sept. 3 to allow Summit/Greenfield time to submit its stormwater study.