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Brynwood Cuts Housing For Revised Armonk Proposal

ARMONK, N.Y. -- A revised redevelopment proposal for Armonk’s Brynwood Golf & Country Club includes fewer housing units and some site changes.

Brynwood attorney Mark Weingarten speaks at the North Castle Town Board' meeting.

Brynwood attorney Mark Weingarten speaks at the North Castle Town Board' meeting.

Photo Credit: Tom Auchterlonie
The entrance to Brynwood Golf & Country Club in Armonk.

The entrance to Brynwood Golf & Country Club in Armonk.

Photo Credit: Daily Voice File Photo

Mark Weingarten, an attorney for owner Brynwood Partners LLC, gave an overview of the changes at the North Castle Town Board’s meeting on Wednesday, Nov. 5.

The housing changes include a cut in the units to 80, down from 88 in a previous iteration. The new unit mix includes 63 condos that would be market rate, 10 “Golf Cottages” that would be taxed like single-family homes and seven affordable housing units.

Additionally, Weingarten discussed a potential alternative plan, which would involve keeping 80 on-site units but replace the affordable units with seven market-rate condos. In exchange, eight affordable units would be built off site. This scenario depends on whether offsite space could be found, Weingarten disclosed.

The housing cut is the latest for Brynwood, which originally proposed 243 units.

One notable measure calls for Brynwood to enter into an agreement with North Castle for paying the difference between the condos’ taxes and funds that would be collected if they were taxed as single-family residences. The residents of the homes would be responsible for these payments, according to Weingarten.

Another measure in the revised proposal, according to Weingarten, includes agreeing to a permanent conservation easement that would restrict future use on the site. The easement would leave a golf course and open space as the only options.

Other revisions include eliminating an internal road that is parallel to Route 22, scrapping structures that would have been closest to the road and not building within 100 feet of the property line.

Weingarten also mentioned Brynwood's interest in joining Water District No. 2. He noted that Brynwood would offer more than a million dollars worth of improvements for it

The changes are included in a revised Preliminary Final Environmental Impact Statement that Brynwood submitted to the town. The Town Board voted unanimously to accept the statement, which means that the environmental review of the proposal will continue.

Brynwood is seeking to have a special-permitted use to the site’s zone, Weingarten explained in an interview. This would involve adding additional text to the zone’s language. The proposed new use, known as Golf Course Community, would enable the proposal. After this, Weingarten explained, a special permit would be sought.

The site currently has 2-acre, single-family residential zoning.

Recapping the owner’s history with the site, which was purchased in 2009, Weingarten warned that its economic situation is not good, saying “unfortunately, we’re losing money every month.”

Weingarten explained there are two alternatives: have the club as an “upscale golf course community for empty nesters,” the proceeds of which would be used to reinvest in the golf course, or to close the club and have a development option under the current zoning.

Some residents at the meeting praised the project.

Bob Greer, who lives in Windmill Farm, spoke favorably of the taxation change, open space preservation and the possible water district inclusion.

“Approving this project is the right thing for the entire town, the schools and the surrounding neighborhood,” said Alan Cohen, a resident and Brynwood member.

Earle Yaffa, a member of a Windmill residents’ organization called ROWI (Residents of Windmill), explained that just because members are quiet, it should not be interpreted as having no serious concerns. Yaffa spoke in an interview about the project’s density as having been a concern.

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