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Housing

How “Habititis is Spreading” Since Habitat for Humanity Arrived in Chappaqua

March 5, 2017 by Janine Crowley Haynes

HHW CEO Jim Killoran holding hat N.M.U. 30 to 30–standing for No More Ugly, transforming 30 neighborhoods in celebration of Habitat’s 30th anniversary.

We all know Habitat for Humanity for the wonderful things they do around the globe to provide housing for those in need, but Habitat for Humanity of Westchester (HHW) has also been busy working closer to home–at 300 King Street in Chappaqua to be exact. The structure was originally the Orthodox (Quaker) Friends’ Meeting House built in 1885.

I visited the site and was received with a warm, enthusiastic welcome from HHW CEO Jim Killoran. His fervor and passion for what he does is infectious. “New York is the most exited state in the country,” says Killoran, a longtime New Rochelle resident. “We want to create ownership….In-town, affordable homeownership is a vital component in keeping our communities thriving,” he notes.

Killoran has been working with HHW for 30 years in various capacities. He’s a specialist in disaster relief and was involved in mobilizing approximately 9,000 volunteers to help with the vast cleanup after Hurricane Sandy, particularly in the Rockaways and Breezy Point where entire communities were basically submerged. He is also involved in projects providing housing for veterans.

“My assistant is a wounded warrior, my uncles were all in WWII…and my cousin was killed in Vietnam. So, it’s a cause very near and dear to my heart,” says Killoran.

In scale, 300 King Street is a small project.Upon completion, it will be a two-unit condominium, each approximately 1,800 square feet with three bedrooms and two baths. Westchester County purchased 300 King Street via HUD from the Evangelical Lutheran Church of Our Redeemer for approximately $300,000, and each unit will sell around $250,000 to $280,000.

Applications are submitted to the Housing Action Council. Applicants must qualify “with incomes at or below 80 percent of the Westchester County’s Area Median Income….” The qualified applicants are then put into a lottery.

Architect Bill Spade of Sasaki + Spade, who has donated his time and talent, notes that 300 King Street will be HHW’s most energy–efficient structure built to date.

Like most construction projects, 300 King Street has not been met without its challenges. They discovered the foundation was unstable and needed to be shored up.

In terms of the design, “Habitat’s acceptance of the Town Historic Designation committed to restore the exterior to its original appearance,” says Spade. “The style, Stick Victorian, is to match the original structure when it was reconstructed on this site in 1885,” he adds. The exterior design will match the original building, and the front porch will remain with all of the original materials. The exterior siding and trim around the remainder of the building will be new but will replicate the original look. The interior will be all new. There will also be green space created in the front of the building for a garden.

Habitat Crew on site at 300 King Street

The target date of completion is September 2017, but a lot depends on fundraising and volunteerism. HHW is kicking off a Buy-a-Brick campaign where donors’ names will be engraved in a brick and incorporated in the structure as well as walkways. Donors can also purchase energy-efficient windows with their names etched in the glass.

Although Westchester County purchased the building for $300,000, it’s HHW’s responsibility, as developer, to raise additional funds for supplies, materials, and volunteer staff to donate their time and professional skills for painting, landscaping, etc. “We ultimately would like to raise an additional $300,000 for the completion,” says Killoran.

Aside from monetary donations, fundraising can also come in the form of companies donating materials. “Franzoso Contracting has donated all the roofing materials, Silverstein Properties donated lumber, and Dow donated insulation,” Killoran notes.

Volunteerism is Habitat’s signature. “We are committed to every youth, from GED to PhD, we teach them to build, to make things, to use their hands….Horace Greeley kids volunteer through the Habitat Club,” says Killoran. “Also, football teams, 50 high schools, 14,000 college students…when kids volunteer, they realize they’ve changed the trajectory of families’ lives by getting involved. It’s an amazing thing!”

The project is not just for the young.

People of all ages offer their time and expertise, like longtime Chappaqua resident David Kellogg. “I kept driving by the site, and the sign would always catch my eye.

I had to check it out,” says Kellogg.

Now retired, Kellogg was the publisher for Foreign Affairs Magazine and an adjunct professor for the Columbia School of Journalism. However, woodworking happens to be his hobby. He now donates his time and woodworking skills, helping with gutting, framing, and, eventually, interior trim work. “I’ve met some incredible people volunteering on this project,” says Kellogg. “Retirees are our heart. They now volunteer on Tuesdays and Thursdays. From 8 to 84 and more, everyone is a youth with Habitat….Habititis is spreading!” says Killoran.

Chappaqua/Pleasantville resident and volunteer Sue Halper commented on how much she has learned about energy efficiency and has implemented many of the energy-saving techniques in her own home. “We’ve reduced our energy consumption by 20 percent,” says Halper.

HHW is also busy building another two-unit home at 437 Saw Mill River Road in Millwood. “We’ve had wonderful support from the surrounding communities….After all, homeownership really is the American Dream,” says Killoran.

To learn more, donate or volunteer, please visit www.habitatwc.org.

Janine Crowley Haynes is a Chappaqua resident and author of My Kind of Crazy: Living in a Bipolar World.

Filed Under: Cover Stories Tagged With: 300 King Street, Chappaqua, Habitat for Humanity, Housing, Jim Killoran, volunteer

As One Town Resolves the HUD Dispute, Another Fights On

August 25, 2016 by The Inside Press

Affordable housing is being built on Old Route 22 in Armonk. Andrew Vitelli Photos.
Affordable housing is being built on Old Route 22 in Armonk. Andrew Vitelli Photos.

By Andrew Vitelli

“It’s really mind-boggling, if you think about it,” New Castle Supervisor Rob Greenstein says. Sitting just a stone’s throw from the site of the controversial Chappaqua Station housing project, Greenstein is referring to criticism of the town coming from the U.S. Department of Housing and Urban Development and from a monitor appointed following a 2009 settlement between HUD and Westchester County. “I think they should be singing our praises and holding us up as an example of doing more than our share. And instead, we’re criticized.”

In purely numerical terms, New Castle has more than carried its weight; even without Chappaqua Station, which Greenstein opposes, more than 30 units are in the pipeline. But the fight over Chappaqua Station, built on Hunts Lane between the railroad tracks and a Saw Mill Parkway exit ramp, has dragged on for years and put the town in the middle of a bitter fight between HUD and county leadership.

On Old Route 22 in Armonk, meanwhile, a row of freshly-built multifamily homes has sprung up, construction equipment sitting outside. In July, North Castle was removed from a list of municipalities facing legal action over their zoning laws and the concentration of multi-family housing within the municipality. The town’s presence on the list, the town’s supervisor says, had more to do with the lack of infrastructure throughout much of the town–along with the flooding of Kensico village a century ago–than any discriminatory intent on the town’s part, and in the end the HUD-appointed housing monitor agreed. “I’ve found them to be very receptive to our communications,” Supervisor Michael Schiliro says.

These towns are just two of more than 30 towns and villages impacted by the settlement, but their stories give a closer look at how the settlement has played out in many of these communities.

The Settlement

The housing settlement, which has cast a shadow over Westchester politics for nearly a decade and brought the county to the center of a battle over federalism, government overreach, and allegations of modern-day segregation, was signed in August 2009 by then-County Executive Andrew Spano. In 2007, the Anti-Discrimination Center, a Manhattan based non-profit which fights housing discrimination, sued the county over accusations that the county had been collecting federal funds earmarked for low-income housing without meeting the requirements necessary to receive these funds. In February 2009, U.S. District Court Judge Denise Cote ruled that the county had failed to conduct an analysis of impediments to address claims of housing discrimination. Facing the possibility of liabilities of more than $150 million, Spano had no choice but to agree to the settlement, under which Westchester admitted no wrongdoing but agreed to commit $51.6 million to building 750 affordable housing units, mostly in municipalities, including New Castle and North Castle, with few black or Latino residents.

That November, Rob Astorino, a Republican and an opponent of the settlement, unseated Spano to become county executive. While Astorino vowed to comply with the settlement, the last six and a half years have been marked by recurring conflict between HUD and the county. There have been spats over which projects should be counted towards the settlement, over legislation banning landlords from rejecting people with government housing vouchers, and over the county’s effort to press towns and villages to adopt a model zoning ordinance.

A continuing source of strife has been the county’s obligation to conduct an analysis of impediments, including those based on race or resistance to affordable housing, to identify exclusionary zoning. The county has submitted eight analyses to HUD, finding no exclusionary zoning regulations. HUD has rejected every submission. This dispute has cost the county more than $20 million in grant money from HUD.

For both sides, though, the principles in play go beyond the sum of the projects and the dollars involved. Astorino has called HUD’s actions “Washington-driven social engineering,” a sentiment echoed by, among many others, the Wall Street Journal’s editorial board. On the other side have been allegations of thinly-veiled racism, with The New York Times editorial board accusing the county of “keeping Jim Crow’s spirit alive.”

The Challenge in Chappaqua

New Castle is not only one of the richest communities in the country, but home to both the Clintons and Governor Cuomo. Add to that the town’s role on the wrong side of a watershed 1977 zoning ruling, Berenson v. New Castle, and it’s understandable that Chappaqua would end up in the spotlight, Greenstein says.

“The truth is, it makes it a perfect little town to make an example of, and I think that’s part of the problem,” says the town supervisor. “Because of those three reasons, I think that there are some people biting at the bit to make an example of us, and we have definitely felt that pressure.”

New Castle, which adopted the model zoning ordinance in 2011, has one major affordable housing project that has sailed through with little opposition: a 28-unit affordable housing project called Chappaqua Crossing at the site of what was once the Reader’s Digest building on Roaring Brook Road. Conifer Realty purchased the Chappaqua Station site in September 2010. Conifer’s plans for the site (originally 36 units) were at the time backed by Barbara Gerrard, then the town’s supervisor, as well as the town board. One of the proposal’s early critics, as Greenstein now points out, was James Johnson, the HUD-appointed monitor overseeing Westchester’s compliance with the settlement, who in an April 2012 letter to the board suggested that the site was isolated and stigmatizing.

The monitor signed off, however, after the developer made changes to the site’s design to help integrate the project into the community aesthetically, created public space within the building, and addressed traffic concerns. One change was to downsize the complex from 36 to 28 units.

“Some would say he flip-flopped on the issue,” Greenstein says of the monitor, who recently resigned from the case. “I haven’t changed my opinion. I think that site is isolating and stigmatizing.” The town board granted Conifer a special permit in September 2013, contingent on Conifer obtaining the necessary variances and permits. By then, however, public opposition to the project had begun to take hold. In the 2013 town board elections, Greenstein ran on the Team New Castle ticket along with town board candidates Lisa Katz and Adam Brodsky. Opposition to Chappaqua Station was a significant factor in Team New Castle’s election to all three positions. With the supervisor and a majority of the town board opposed to the project at its current location, along with concerns voiced by Building Inspector Bill Maskiell, progress on the development has slowed in the last two and a half years.

The root of the resistance to Chappaqua Station–whether born from flaws in the project or a wider resistance to public housing–is much contended. In February 2014, Conifer filed a Housing Discrimination Complaint with HUD, stating that during public debate opponents of the project claimed that “the project would be a stigmatized ghetto, that the children who lived there would be ostracized by children who live in the Village, and that the project would be where the ‘blacks and Hispanics’ live.”

Holly Leicht, HUD’s regional administrator for New York and New Jersey, says it’s hard to answer with any certainty whether opposition is due to the project itself or reflects a fear of any affordable housing. “There are probably people on both ends of the spectrum,” Leicht explains. “There usually are in these situations, where there’s a controversial project.”

But Greenstein points out that the town’s other major affordable housing project under the settlement, Chappaqua Crossing, has received little pushback from the community.

“When you look at that building, you’re not going to say, ‘That’s affordable housing.’ You’re going to say, ‘That’s housing,’” Greenstein says, referring to Chappaqua Crossing. Turning his attention to Chappaqua Station, he remarks, “Now compare that to this project over here. That’s on a third of an acre, from lot line to lot line there’s not a blade of grass.”

“There’s no question that people are opposed to this particular location,” Greenstein adds. “I want to make it clear that people are not opposed to affordable housing.”

The battle over the project has also ensnared the county. In December of 2013, the county’s Board of Legislators voted to withhold funding for the project; a year later, the board approved funding, on the condition that the project must receive all the necessary variances. The monitor faulted the county for counting the units towards the settlement agreement (it needed financing in place for 450 units by the end of 2014) but also blamed the county for failing to push New Castle to end the impasse. This May, Judge Cote said the units could count towards the settlement but also said the county had breached its obligation by not weighing in on behalf of the developer against local opposition.

The proposed site of Chappaqua Station has drawn opposition from a wide segment of New Castle residents and officials.
The proposed site of Chappaqua Station has drawn opposition from a wide segment of
New Castle residents and officials.

Mike Kaplowitz, the chairman of the Board of Legislators, says the project has been problematic from the get-go.

“Pretty much, nobody is happy,” Kaplowitz says. “That project is so messy. I don’t meet many people in New Castle who are happy on either side of that issue.”

Leicht acknowledges that the town has some legitimate concerns over the project, but says HUD is worried that the town is dragging its feet.

“I think that a legitimate back and forth, and focusing on the health and safety issues, is fine. The sense was that this is being protracted for a very long time,” she says. “I think part of the frustration is that things keep coming up sequentially rather than part of one process that is condensed.”

North Castle Supervisor Michael Schiliro explains restrictions imposed by his town’s infrastructure.
North Castle Supervisor Michael Schiliro explains restrictions imposed by his town’s infrastructure.

A Solution in North Castle

Around a century ago, the Village of Kensico was flooded due to the creation of the Kensico dam, leading many of the village’s residents to move south to what is now the Hamlet of North White Plains. Supervisor Schiliro believes this piece of history along with the hamlet’s proximity to White Plains has led to a higher population density, and a concentration of the town’s minority population, in North White Plains that exists to this day.

Today, one zoning district in downtown North White Plains has three-and-a-half times the rate of minority households as the town as a whole. Additionally, large parts of the town are zoned for single-family housing, with these districts primarily white.

For the housing monitor, this itself amounted to prima facie (legal language meaning presumed until proven otherwise) evidence of clustering under what’s known as the Huntington test (named for the 1988 watershed case Town of Huntington v. NAACP).

“Do I disagree with their findings? No. They’re mathematical. We technically fail the Huntington test,” Schiliro admits. “But part of it is something that happened 100 something years ago, which developed a denser zoning or development here.”

The town’s zoning is based more on the limits of its infrastructure than anything else. In the rural northern parts of the city, sewer and water is sparse outside downtown Armonk. This prohibits the kind of housing density seen in North White Plains. Schiliro, a Democrat elected in 2013, met with officials from the monitor’s office his first year in office, giving them a tour of the town to show them the restrictions preventing multi-family housing throughout most of North Castle.

In May of this year, however, the housing monitor released a report placing North Castle on a list of seven municipalities whose zoning could result in liability under the Huntington test or the related Berenson test (named after the 1977 ruling involving New Castle). “In the absence of remediation,” the report stated, “the Department of Justice is encouraged to give serious consideration to bringing legal action against one or more of these municipalities.”

“I was disappointed because genuinely I felt that we had made a lot of progress,” Schiliro says, looking back at the May report. “So our reaction was, let’s sit down with the monitor and the monitor’s office again. It wasn’t any animosity, any anger. It was just, let’s communicate.”

Schiliro again met with officials from the monitor’s office in June following the report’s release and pressed the town’s case. A month later, the monitor withdrew his recommendation of legal action, noting progress made by the town and also acknowledging environmental and infrastructural constraints.

While the issue was ultimately resolved, the monitor’s decision to place North Castle on such a list in the first place was viewed by some of HUD’s critics, particularly the Astorino administration, as an example of “breathtaking” government overreach. A spokesman for Astorino said the county executive was puzzled by the monitor’s initial decision, as was Westchester Legislator Margaret Cunzio, who represents North Castle.

“I think it was unfair because since day one they had been compliant and they had been working with both the monitor and the HUD office,” says Cunzio, a Conservative. “The town has done nothing since day one but try to fulfill their requirements.”

Schiliro carefully avoids any criticism of HUD or the monitor.

“It must be a challenge for them,” he says. “It’s a lot of work to really understand all the towns in the county, and each town is very different.”

Schiliro also notes that the town has made progress since the monitor’s 2014 visit. North Castle adopted the model zoning ordinance in 2014, and 25 affordable housing units are in development throughout Armonk.

“The town has always had affordable type housing for decades,” Schiliro notes. “We listened to what the latest communications were from the monitor and we made some adjustments to our code like creating the model ordinance so the future units would conform with what the parameters of the lawsuit were.”

Light at the End of the Tunnel?

At the end of the year, the county is obligated to have financing in place for the 750 units required under the settlement. But the county’s need for affordable housing has no end date.

“If we get to the end of the settlement and 750 units have been built but everyone is saying, ‘I never want to have to deal with the federal government, or the federal government’s money, or affordable housing, again,’” Leicht explained to legislators at a June meeting, “then we have not really met our goal here.”

Speaking to the Inside Press, Leicht circles back to this idea when asked whether New Castle, with 60 affordable housing units in the works including Chappaqua Station, has in fact done more than its share.

“These projects are happening, and I am optimistic that the 750 units will be met, but I don’t really think anybody would say that’s the entire affordable housing need in the county,” Leicht comments. “I haven’t had anybody, no matter where they stand on this settlement, not acknowledge that Westchester really has affordable housing needs.”

When people move into that housing [in Chappaqua], we will do everything in our power to make them feel welcome and part of the community.” –Robert Greenstein

Even some of Chappaqua Station’s opponents now seem resigned to the likelihood that it will be built.

“I’d like this project not to go forward because it’s a terrible site,” Kaplowitz says. “But unfortunately the wheels are in motion and there’s nothing we can do to stop it.”

Greenstein notes that there’s no guarantee the project will meet the conditions required for the building permit, but acknowledges the futility of risking litigation to try to stop it from moving forward.

With the housing monitor absolving North Castle of its Huntington test failure, this reporter asks the town’s supervisor, is the town in the clear regarding settlement compliance? “I would think we should be,” Schiliro replies diplomatically. “We will just continue on this path,” he continues. “As new developments come about, the model ordinance is in place; we’ll continue to further affordable housing like we’ve been doing for decades.”

At year’s end, the county is set to have the 750 units in the works, theoretically winding down its obligations under the settlement. But if the past is a guide, nothing is that simple.

In his letter of resignation Johnson, the housing monitor, wrote that his successor should be prepared to deal with the case for some time to come.

Andrew Vitelli, a Westchester native, is the editor of Inside Armonk Magazine.

Filed Under: Armonk Cover Stories Tagged With: affordable housing, Affordable Housing in Armonk, Armonk, Board of Legislators, Chappaqua Crossing, Housing, HUD, Inside Press, North Castle, theinsidepress.com, Town of New Castle, Westchester affordable housing

Hunts Place: STILL a Poor Choice for Affordable Housing Here

March 6, 2016 by The Inside Press

The Hunts Point Location
The Hunts Point Location

By Eileen Gallagher

In February of 2014, I wrote an editorial about affordable housing in New Castle, specifically the Conifer proposal for 54 Hunts Place, which had first been brought to the public’s attention in 2012. Four years later, this project is still under vehement discussion.

It is fair to ask why this project has been taking so long to get the required variances and permits. After all, in the span of about 16 months, two affordable housing units are already underway at 300 King Street in town, and 28 units are set to go at Chappaqua Crossing. Why has it taken more than four years for Conifer to get the go ahead?

The answer can be found in one word–safety. There are a myriad of safety issues, stemming from a plan to shoehorn 28 units into a tiny plot of contaminated land literally hemmed in by a bridge, highway, and railroad tracks, and at a current cost of $17.2 million and rising.

The numbers are staggering, as are the issues. Equally distressing is the fact that this location defies just about every stipulation of the 2009 affordable housing settlement, which called for seamless integration into the neighborhood and the avoidance of isolation or stigmatizing the units as affordable housing. Clever interpretations of wording can help to steer this project forward, but cannot overcome the known safety issues.

Conifer’s visual rendering of the proposed a ordable housing
Conifer’s visual rendering of the proposed a ordable housing

At Conifer’s most recent appearance before the town board on February 9, several residents, myself included, appealed to the town board to carefully consider the latest decision by the NYS Department of Transportation to not allow the construction of a fence along both sides of the bridge, which the board of 2013 had required as part of the special permit. The DOT cited dangers of such a fence in case of a car accident, for example, which would pin a car to the fence and not allow for removal of an occupant of the vehicle. With the fence out of the question, there is nothing currently in the proposal to ensure the safety of the residents of the building who would be tempted to cross in the middle of the bridge to get into town, especially children on their way to the park, to school, to the library, etc.

Nor is there a plan for an emergency generator for the building. One reason might be the lack of space (other than on the already-crowded roof) due to the plan to build lot-line to lot-line. When asked about the lack of a generator and what the contingency is during a power outage for the 14 apartments steps from the tracks that will be built with inoperable windows, an architect hired by Conifer replied, “As far as I am aware, emergency generator operation is not required for the mechanical ventilation of those units.” Their attorney’s comment during that same Board of Architectural Review meeting, “I hate to deal with hypotheticals,” speaks volumes.

Unfortunately, this has been a pattern throughout the years Conifer has come before the town board. Minimum requirements take precedence over safety and comfort. Loopholes in the wording of permits and variances give rise to victories for them, but not for our community.

Both our police and fire chiefs have conveyed to the board that this project continues to be dangerously located with major safety flaws. Fire Chief Russell Maitland characterized his department as having been “waving the flag,” describing his writing letters, appearing before the state Board of Review, meeting with the developer and the town board, and asserting that “not a lot has changed from our perspective.” At the town board meeting on Feb 9, he reminded the board, and all who were watching, that the fire department has no political agenda. “We’re not elected. We’re not paid.” Maitland ended with a plea to the board to do the right thing to ensure the safety of all.

The sad truth is that this misguided, misplaced project with its skyrocketing costs and ever-mounting obstacles will cost us way more than the monetary price tag. Fortunately, we are in the process of building two lovely, safe, and welcoming affordable homes at 300 King Street with Habitat for Humanity of Westchester.

Additionally, 28 affordable housing units will be built in the cupola building at Chappaqua Crossing. Both of these projects are being designed with the comfort and safety of all involved. They speak to the warmth, care, and generosity of time and talent within our community. But 54 Hunts Place would tell a different story.

Conifer continues to pursue 54 Hunts Place for their building, despite being offered an alternative site with the potential for even more units. Their claim is that they have already spent too much money on plans at the current site.

A commenter on Facebook said she feared if we put the brakes on Conifer, a potential lawsuit would cost our town too much money. My question to Conifer, and to everyone, is this: how much money is a life worth? The lives of families, of volunteer emergency responders, of the community?

When you take a step back, clear away the social media frenzy, and consider the lives that are at stake, can you truly believe that 54 Hunts Place should be the home for 28 families?

Eileen Gallagher is a 13-year resident of Chappaqua with her husband and two sons. A member of CFRAH, Chappaqua for Responsible Affordable Housing, she has been working diligently for the safety of future residents of our town. Her latest volunteer efforts include working with her husband at 300 King Street–the site of two Habitat for Humanity affordable housing condominiums.

Save the Date

Conifer promises to return to town on March 29, when they will continue their efforts to obtain the necessary permits. Please consider attending the meeting that evening and/or writing to the town board at the addresses below to add your voice to this important issue.

townboard@mynewcastle.org

Rob Greenstein

RGreenstein@MyNewCastle.org

Adam Brodsky

ABrodsky@MyNewCastle.org

Lisa Katz

LKatz@MyNewCastle.org

Hala Makowska

HMakowska@MyNewCastle.org

Jeremy M. Saland

JSaland@MyNewCastle.org

Filed Under: Inside Thoughts Tagged With: affordable housing, Chappaqua, Housing, Inside Press, safety, theinsidepress.com

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