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lifestyles

Update On Redistricting Downtown Chappaqua

March 22, 2020 by Amy Kelley

Several merchants are in favor of a change in zoning but note that many customers still travel by car so ample parking is a necessity

People like to live in places that have walkable downtowns. But the reality is that online shopping has impacted many local merchants significantly, and if the hamlet of Chappaqua is going to thrive, town planning must ensure the area is kept vibrant as it faces modern pressures.

The Town of New Castle has had a new comprehensive plan since 2017, and many of the action items provided for in the plan are now underway. One of these is the adoption of a new type of zoning code, which may happen this fall. The code, Sabrina D. Charney Hull, director of planning for the Town of New Castle, said, aims to provide a framework for making many positive changes to the hamlet of Chappaqua that residents have requested.

“I’ve been working for the town for seven years and part of my job is to update the town’s comprehensive plan,” Charney Hull said. The last comprehensive plan New Castle had was completed in 1989 but was never formally adopted. It’s a tremendous undertaking, and the time had come to move forward with creating a new one.”

Merchants hope these apartments on Bedford Road will bring in more foot traffic to downtown

“My responsibility was to update the Comprehensive Plan in an efficient and timely manner,” Charney Hull said. In 2014, New Castle contracted with the Pace Land Use Law Center to canvass the community with a survey, to find out what residents wanted for their town. There were also public meetings and other means of outreach. “You name it, we did it,” Charney Hull said.

Diverse Housing Stock Needed

Overall the feedback indicated, besides other things, that New Castle residents wanted a revitalization of the town’s hamlets, including a walkable, livable, eco-sustainable downtown Chappaqua. Residents indicated that while they highly valued open spaces and their single-family neighborhoods, they also wanted a greater diversity of housing stock to provide more options for residents to downsize once they had raised their families, and to enable more young people to live in Chappaqua. This is particularly important for town services dependent on volunteers, like the fire department and ambulance corps. “There’s a record low in volunteering because there’s no population to volunteer,” Charney Hull explained.

These responses and more were incorporated into the town’s 2017 comprehensive plan, which aims to recognize and respond to the many changes that have taken place that impact the town since the last plan. Among these are the internet, which has changed shopping habits drastically. Merchants need more foot traffic to overcome online competition.

Additionally, “as millenials’ (the younger generation’s) economic self-sufficiency increased and the baby boomers (older generation’s) age, these populations are becoming more interested in amenities, housing, services and entertainment options that are accessible without a personal vehicle or through public transit. Also, there is a trend to introduce “healthy living” and “active lifestyles” into everyday actions” (plannewcastle.us/abouttheplan). New Castle residents want to create a “diversity of housing,” Charney Hull said.

The plan also recognizes modern post-9/11 security and disaster/emergency preparedness concerns, as well as modern concerns for environmental stewardship. When the town board adopted the comprehensive plan, the town hall held a full house of supportive residents, Charney Hull said.

Foot Traffic Needed Downtown

When looking to create opportunities for more diverse housing stock, it made sense to look at downtown Chappaqua–it has a train station, it’s connected to town sewer and water. The infrastructure is there, and that’s where merchants need foot traffic.

In neighboring Mount Kisco, efforts are also underway to revitalize the downtown, but there, the village has decided to work with a master developer, while Chappaqua has decided to approach change by considering moving to form-based zoning.

One of “active actions” provided for in the plan is a revision of the zoning code. “Right now we have zoning that’s called Euclidean zoning,” Charney Hull explained. “You zone by use–houses in one area, businesses in another, industrial uses in another area.” That’s how it has been since the 1920s, when that type of zoning was needed for health and safety reasons. However, the kind of zoning now proposed is called form-based zoning.

“We know the existing zoning isn’t conducive to today’s commercial market and we also know we don’t have enough feet on the street,” Charney Hull said. “When creating a walkable, livable environment, the first step is to look at your zoning.”

Defining a Form-Based Code

A form-based code is “a land-development regulation that fosters predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code,” according to the Form-Based Codes Institute. That means that residential and commercial uses may coexist in the same area, while attention is paid to the architectural harmony of the buildings, and how they relate to public spaces such as sidewalks, no matter what they contain. (Of course, Charney Hull pointed out that in downtown Chappaqua, there will be allowable uses–not all uses will be allowed.) Charney Hull said that anyone developing a property in the Chappaqua downtown area will have seven or eight architectural templates they can draw from, which will describe how the detailing on windows, trim boards and so on, should be.

Charney Hull said response from business and property owners in the hamlet has been “very positive.” That’s because “right now it’s not economically viable to re-develop,” Charney Hull explained. “Our existing code at 2-3 stories is not developable.” An expert hired by the town determined that the numbers don’t work–developers won’t be motivated under the existing code. If the proposed new zoning code is adopted in the fall, buildings on Greeley Avenue and lower King Street can be built to four stories.

Merchants Weigh In

Of course, one major part of this plan of action is that there be no net loss of existing parking. “It would be good for the businesses,” Angelo Tradito, owner of the Old Stone Trattoria on King Street, said of the proposed zoning code. “I think it’s better for the town to have more mixed-use… it’ll bring new people to Chappaqua.” While Tradito’s business is on the west side of King Street, farther from the train station and Greeley Avenue, he said he does get some foot traffic currently.

“Not a lot, but some,” Tradito said. There are apartments behind the building housing his restaurant, and a new building going up across the street that Tradito said may bring more pedestrians to his place in the future. However, currently most of his patrons come by car.

Trish Kallman, owner of hip-kid in the heart of downtown Chappaqua, notes that she is in favor of changing the zoning. “I’m for it as long as it’s respectful of the look and feel of the town. I get that people want the beautiful bucolic downtown feel. But it’s not very vibrant right now.”

Kallman said that a change in zoning would benefit people who live in Chappaqua as well as the merchants. “As long as certain things are protected,” she said. “You don’t want it to look like a city.” Patrons of hip-kid generally come by car at this point, although Kallman said it would be nice if new zoning resulted in more downtown residents who could shop there.

Christine Meyer, owner of Wags & Whiskers, is less optimistic about potential future foot traffic if the zoning changes. Meyer’s business is located on the west end of King St, across from Walgreens. Most of her customers come by car. But Meyer did say more foot traffic would “absolutely” be a good thing for the hamlet.

“It’s up to the individual property owners,” Charney Hull said, to determine when existing properties are re-developed under a new code, should it be adopted. It will likely be up for a vote by the town board as soon as the fall. “The community is spearheading this,” Charney Hull pointed out. “It’s what they have asked for, and the town board has been supportive of this process throughout.”

Filed Under: Cover Stories Tagged With: Chappaqua, Comprehensive Plan, diversity, Downtown Chappaqua, hamlet, lifestyles, merchants, public transert, Redistricting, Town Planning, walkable downtowns

Seeking a Committed Relationship

May 29, 2019 by Grace Bennett

Publishing in any new town is a little like dating. I’m courting an entire community and it’s impossible to tell exactly how things will turn out…

I can just put my best foot forward and hope for the best. But please know I’m looking for a long term, committed (publishing!) relationship right now!

Speaking of dating, about a dozen years ago, I had a first date in a quaint trattoria in beautiful Briarcliff Manor, just far away enough from Chappaqua, my hometown, for my comfort level. I’ve always been aware of all the great shops, eateries and amenities just a stone’s throw from where I live. There have been many workouts at the beloved Club Fit, and quite a few pieces of my wardrobe are from March Boutique, a perfect place to choose an outfit for date, and a local gem spotlighted as a first ‘lifestyles’ feature for this magazine.

Without a doubt too, Briarcliff Manor is also a vibrant community of families deeply committed to their schools, ‘the joy of school theater’ (see our end page ‘etcetera’ essay!), to a healthy and bucolic natural environment (as anyone who has ever visited the Edith Macy Conference Center can attest!), fascinating people (like “The Points Kid”) and as I’ll continue to communicate… to so much more!

I have been successfully publishing for 16 years. I’ve always been fortunate to work with a stellar team, talented contributors and continuous merchant support. I decided being empty nest, that it was time to introduce the Inside Press brand a little more widely. So, after launching first Inside Chappaqua, then Inside Armonk, then Inside Pleasantville, this shiny new edition of Inside Briarcliff & Ossining was born.

While I was conceiving it, I met with the head of the Briarcliff Manor Chamber of Commerce, Mike Milano, and we talked about the businesses along North State Road, ‘on the main drag’ on Pleasantville Road, and the challenges small businesses face in a digital age. I’m right in the thick of those challenges myself, and I look forward to working together to help small and medium size business thrive with both our print and online options at theinsidepress.com, and in social media! We aim to keep if fun and interesting, too.

I’m not a stranger to Ossining either. Over the years, I’ve enjoyed several wonderful dining experiences there, whether authentic Spanish fare, or at Ossining’s famous river restaurant, the Boathouse, and most recently, I’ve checked out the newest entry to waterfront dining, the 3 Westerly. I also consumed much coffee at First Village Coffee, taking breaks from my footsteps in pulling this first issue together! One time, I even discussed the possibility of running a pub together with a friend, who happens to be a karaoke dj. Ossining immediately came to mind. We’d call it Sing Sing, of course. We never pursued it. When I heard that the Sing Sing Kill Brewery had opened, I thought: great minds think alike and trust me that I’m ‘in’ for a night of enjoying karaoke or open mics as soon as I can create more down time!

Inside Tappan Hill Mansion to support the Ossining Children’s Center Gala

Ossining, I must say, is a barrel of Earthy fun, from its fabulous Earth Day festival to its festive and bountiful Farmers Market. I’m also very proud this debut issue spotlights the Ossining Children’s Center, its mission and fundraising goals to create a much needed new home. I also had fun meeting and listening to so many inspiring people at the OCC’s spring gala.

Please also note our ‘Gotta Have Arts’ coverage highlighting the cutting edge Westchester Collaborative Theatre, sharing news of the upcoming Ossining Jazz Festival at the Elks Lodge, and highlighting an upcoming June exhibit at the Bethany Arts Center–a place I’m looking forward to exploring further, too.

In short, I tried my very best to capture various happenings, slices of life– touch of the flavor, if you will–in each of your engaging towns. Feel free to tell me how we did! Let’s solidify our relationship! Please feel free to write to grace@insidepress.com.

 

P.S. June is my favorite month! It’s my ‘down time’ between late spring and back to school publishing and with all the great weather, I make the most of it!  Happy Graduations to all the new graduates; have two fairly recent ones of my own (they are 22 and 27, and I’ll think of them that way ‘till they turn 30!)  Happy Father’s Day to all the dads! My own amazing ‘Poppy’ recently passed away at age 96, so it is a first for me without him. I’m going to spend it honoring his memory on a long walk whether in a beautiful preserve, or perhaps now, along the river. Enjoy the edition, and June, too.

Filed Under: Just Between Us Tagged With: briarcliff, Committment, first edition, grace, hometown publishing, lifestyles, Local Magazines, new magazine, Ossining, relationships, trattoria

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