Over time, circumstances change and neighborhoods often have to change with them.

This is very true and can not be denied.  Change is the only constant in life. Nothing stays the same  Neighborhoods who are not open to any change will be left behind going into the future.   But that does not necessarily mean that every change proposed by a developer is  always good or even desirable.    Developers and  landowners generally  are looking to get the most out of the property in terms of dollar value and this runs head long into the needs of the neighborhood and surrounding homeowners.   Of course this leads to clashes and conflicts of interest.

When buyers purchase a home – they are buying the neighborhood and the lifestyle.

In the case of the FASNY proposal – the school would present a monumental change to the neighborhood that would alter it forever.   The difficulty here is that it would definitely impact home values and that impact would range from a moderate reduction in home values for properties not directly adjacent to the facility  to severe depreciation  issues for about 40 homes that are in the “line of fire.”  I don’t care how FASNY tries to spin this situation.  The single family homes for which the property zoned for would be far better for the overall value of the surrounding homes than a large school and the facilities proposed.  The traffic issues alone are cause for concern, but the sheer size of the facility and the parking required  is just over the top.

Buyers bought their home in good faith and understood that the golf course might be sold someday.  They imagined the possibility of low density housing as per current zoning regulations  – not a facility that would bring 1200 cars twice a day that has several massive buildings,  baseball fields, tracks, soccer fields complete  with dugouts, lighting  and  lets not forget parking for close to a 600 cars.   This type of development is a total betrayal of the zoning and its intention.   Homeowners are up in arms and who can blame them?

Does that mean all change is bad?

No, not necessarily.  Times change and the needs of the community change with it.   There is nothing wrong with that.   One problems facing some suburban areas is the growing popularity of walkable neighborhoods.  Some areas that prided themselves about being purely residential may have to accept light commercial construction in the form of shops and dining or become dinosaurs of a bygone era where the car was king and everyone drove to buy so much as a quart of milk.

Small subdivisions which add a few homes here and there should be encouraged.  A slight increase in density puts more homes on the tax rolls without interfering with the underlying character of the area.  It also allows property owners to mitigate the losses sustained in this terrible market.

Keep your eyes on the prize – its the big picture that matters…

Many small projects are trounced by overly enthusiastic environmentalist types – who can claim to have won a battle.  But in the end this makes them lose the war.  By focussing on  what they can win – they often lose credibility  and fail to win the battles that must  be won.    Rather than being labeled trouble makers and tree huggers, citizens who are worried about open space should focus their attention on developments that would cause significant harm to wetlands or the character of a neighborhood.  Although I am a noted tree hugger – we have to know when to hole ‘em and know when to fold ‘em.

What is the big picture?

In White Plains it is the large tracts of undeveloped land in the south end of town that include the Ridgeway Golf Club (now owned by FASNY)  The Westchester Hills Golf Club, the land owned by New York Presbyterian that encompasses about 300 acres, the Burke Rehabilitation Center, among others.

These areas contain delicate wetlands near major flood zones that extend through the south end of our city and into our  neighboring towns and villages  – most notably  Mamaroneck which has been hit hard several times in the past few years.  Should White Plains “get it wrong” with respect to development we could expect severe flooding in the south end  of town as well as litigation from our neighbors to the south.   FEMA has been active in  the town of Mamaroneck twice in the past four years.  Most recently in the wake of Irene.

First, do no harm….

White Plains needs to get this right.  Too many large tracts of land are at stake. They need to respect the zoning ordinances in place when people bought their homes.  Changes where needed, need to conform to the character and intention of the original ordinance while  allowing for changes when those ordinances are no longer practical or doable. If White Plains isn’t careful they will find that zoning regulations  will become mere suggestions with loopholes the size of the grand canyon for developers to march through.  The city has  to avoid a free-for-all among developers at all costs. Further, the council needs to show that it will stand pat against the threat of frivolous litigation when frustrated developers fail to get everything they want.   And in all cases White Plains needs to ensure that  ensure “do no harm.”  particularly with respect to flood planes both local and  further afield

Further Reading:

Zoning Schmoning – we can get around that!

© 2011 – Ruthmarie G. Hicks  – http://thewestchesterview.com – All rights reserved.

I am on record as being against the project for several reasons – which I will go into in more depth in future blogs.  However, the school is attempting to build a case that much of what they are doing will increase property values for people whose back yards abut the ball fields and parking lots.  I have dealt with many buyers over the past (nearly six) years as an agent – and I have found that things like baseball fields, dugouts and parking lots abutting back yards to be extremely challenging – if not immediate deal killers.   I would be curious as to the opinions of the public on this issue.  There are roughly 45 homes in the direct line of fire.

To that end – I have posted a simple survey that will take less than 5 minutes to complete.

Just click here to take the survey.  

Thank you for your participation.

©2011 – Ruthmarie G. Hicks – First published in http://www.realestate4peoplewithpets.com – All rights reserved.

Asking for help from the AR community….The impact of a large school on property values….

Zoning – Schomning!  That’s what a lot of developers and buyers with deep pockets are saying these days….

In a world increasingly divided between the have mores and the have nots, and municipalities struggling to make ends meet – those with deep pockets feel that minor incidentals such as “zoning” and a “city planning”  are small obstacles to be pushed aside with relative ease.   All they have to do is purchase a property – zoning not withstanding – plant their flag and impose their “vision” for the future of the land on the community.

1. Zoning – Who cares? We’ll just threaten litigation if the city refuses us.
2. Declining Property Values? Change is inevitable -  so if a few people get “hurt” in the name of progress – that’s life.
3. City Planning? – We bought the land – the city will just have to change its “plans!”

FASNY – The French American School of New York is a case in point….

For those who don’t know the story – FASNY bought the Ridgeway Golf Club in late 2010 with the intention of putting a large campus on the grounds.  There were several problems with this plan, which doubtless the buyer were aware of at the time of purchase.

• The plan did not conform to current zoning.

• The land was environmentally sensitive – with extensive wetlands.  This is how it came to be a golf course to begin with.

• The plan does not conform to the city master plan for that area.

• The neighborhood was not built to sustain the type of traffic a campus with 1200 students would impose.  It would turn a quite bucolic area into a heavily trafficked nightmare.
• Many homeowners in the are would have things like parking lots and ball fields and buildings gracing the edge of their back yards – where there once stood a golf course – decimating home values for a large portion of the area.
• A school is of course non-profit – so not taxes could ever be levied – no matter what expense the school incurs on White plains residents.   The city of White Plains would have to pay for massive infrastructure changes including – new sewer lines, new drainage systems.  The electrical grid would have to be completely overhauled.  Roads would have to be widened, new traffic lights put up on what were once quiet intersections.  Ongoing outlays would include  additional police, fire, medical, and sanitation services, traffic support including crossing guards on an on-going basis.
• Should any of this development result in flooding – a distinct possibility given the nature of the land -  the city itself could also face lawsuits from neighboring towns if any new development – not-for-profit notwithstanding – causes problems “downstream”.   That’s a lot of risk for the city to take on.

All of this expense and risk  to accommodate something a development that the property isn’t even zoned for?  My first question was what drugs were the FASNY officials taking when they thought they could get away with this and signed the contracts?  But apparently – to FASNY – these are trivial issues.

Money equals hubris….

It became painfully obvious that FASNY came to the table with their litigators lined up and ready to  sue.  Any school where the minimum tuition for one child is over $20,000 has deep pockets.

• Already, their attorney has sneaked tape recorders into meetings and used portions of conversations to build their case.   This is not the sign of friendly negotiations – but a sign that they are already playing hard-ball.
• They have already indicated that the six month moratorium imposed on developing several environmentally sensitive land masses in the area is directed “against them.”  Another sign of hard-ball and a path to litigation.  Of course a moratorium was put in place!  There are several such tracts of land potentially in play.  What the city does with the FASNY property  sets the precedent as to how the development of the rest of that land is managed when the time comes.   The FASNY development does not exist in a vacuum.  This is something they should have thought of before purchasing the property.
• They have slapped “no trespassing” signs all over the place and have threatened to have any one arrested should they step foot on the golf courses that  local residents have walked freely upon for over 70 years.  I walked those golf courses every day as a child. Dale Carnegie would not be proud of a move like that.
• They’ve insulted our schools indicating that their presence would add “culture” to our obviously inferior educational system.
• They claim that because they are a “School” they have to be accommodated.  Doubtful.  A private school with very well-heeled families is hardly in need of such accommodation and I doubt very much that state law precedent would be ruling in their favor in that regard.  Such ordinances were applicable to public schools and perhaps schools for the disadvantaged.
• Their “plans” seem to be growing incrementally from the earliest renderings offered at the “get together” for the residents (more like a propaganda meeting) in Jan 2011.  Below are renderings of the early plan and the most recent.  The “invasion” into the community itself has increased significantly in less than six months.

So does FASNY fit the criteria for the monied developer trying to muscle their way around local zoning?

1. Deep pockets?  – Check.
2. Arrogant as hell? – Check.
3. Trying to to find any hook available to have local zoning ordinances overturned? Check.
4. Threatening the community with litigation and other bully-boy tactics?  Check.
5. Have they hired major PR firms to paint the local community in a bad light?  Check.
   

Can the City Council  let FASNY do this?

To me the answer is absolutely NO!  I will site three major reasons for this stance.

• People bought their homes in good faith and if they did their due diligence – they did so after examining the ZONING.  If the zoning of the city of White Plains becomes merely a suggestion, this will impact home prices throughout the city.  You permit the undermining of city planning and zoning ordinances at your peril.  You think you have a lawsuit issue now – how about ten more down the road once  you have established a precedent for caving to pressure.
• The city of White Plains has just worked its way through a fiscal crisis. We are still facing cutbacks in our city and school budgets.   There is no excuse for the city council to give the green light to a development that will cost the city dearly to accommodate  and give nothing back in terms of revenue.   How do you explain to a resident earning $50,000 that their taxes are going up – again – to accommodate a school that charges $22,000 (or 44% of their income)  a year in tuition while our own school system is in the middle of major cutbacks?
• This type of manipulation of zoning codes has the potential to impact everyone in the city.  For those in White Plains who think this is a south-end issue – think again.   If one property owner can trample over zoning ordinances – what’s to prevent another developer from buying up land or buildings  in your area and attempt something equally egregious.

Please NOTE – That the City Council is Meeting Tonight at 7:30 PM at City Hall 255 Main Street in White Plains.  Those interested in the status of this project and the moratorium should plan to attend. The last time such a meeting took place FASNY families overwhelmed the council chamber.  So their voices were heard.  Since they scarfed up all the chairs  – elderly residents were forced to leave before they could comment.  I had to stand for 3 hours to speak for 5 minutes.   Get there early – we should NOT let them monopolize a meeting like that again.

© 2011 – Ruthmarie G. Hicks – http://thewestchessterview.com – All rights reserved.

© 2011 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

Here is the map of the area for your convenience:

View Gedney Farms Christmas Lights… in a larger map

For more Christmas Displays:

Westchester Christmas Light Displays & Video – (Fotos on the Fly)

Westchester Christmas Light Displays – Tarrytown NY (Fotos on the Fly)

Westchester Christmas Light Displays – White Plains NY (Fotos on the Fly)

© 2010  – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

How can the city justify spending that kind of money during a  fiscal crisis?

One of my problems was endorsing such a massive purchase which would increase debt while taking a large parcel off of the tax rolls.  White Plains is in a fiscal crisis.  A few months ago I actually wrote about how necessary the drastic cutbacks the city was enacting were for maintaining property values. At the time, I wrote that keeping the tax burden down for home owners was essential for stabilizing housing prices and I still hold to that. How does that square with deliberately taking a large property off the tax rolls and going into a hole to purchase it?

Wetlands, Wet Basements and Flooding

White Plains was known as “the land of white mist” by the Indians.  The white mists were caused by marshes.  White Plains is in fact largely wetlands.  That is why our water table is so high.   Another fact is that much of the Ridgeway Golf Course is built on low lands and a major portion of said course is unbuildable – hence the low price.

Residents on the south end of the city have felt the effects of over building for years now.  A new development comes in. The EIS says it should have “no impact” on the neighboring areas…and suddenly everyone who had dry basements for decades has a water problem.   The fact is that water has to go somewhere – and when land is paved over – water works its way around the situation – it doesn’t just “go away.”

Towns downstream of us have also pointed  a finger at  the White Plains building spree to account for some of their own flooding issues  and not without reason.  Flooding has increased dramatically in Mamaroneck in recent years.   Need anyone be reminded that FEMA was in the town of Mamaroneck for months in 2007 following a major storm?  If major development coincided  with increased flooding – friendly neighbors might even turn litigious.

Since we have reached a tipping point with respect to water tables in our area – development of such a large tract of land  known to be sitting on a vein of the Mamaroneck River may be very detrimental to our own and surrounding communities.  Trouble is – we wont know until its too late to turn back.

You can’t leave Burke and Presbyterian Hospital out of this equation

We also have to look ahead   Two very large nearby tracts of land remain undeveloped.  When the economy turns – and it will eventually – there will be more pressure to sell off these large parcels to developers.  The cumulative effect of all three parcels being developed could have a serious impact on anyone living near or downstream of them.

The affordability factor

It is a cruel irony that most real estate “bargains”  become available when few are in the financial position to afford it.  A recession brings opportunity for those who have the funds and the guts.  I have been telling my buyers for months now that if they qualify for loans  this is a marvelous opportunity.  Most have been sitting on their hands waiting to get even “more” which at this point is truly tempting fate.

One reason I can argue that the purchase makes inherent sense is that given low interest rates and a major price adjustment -  land and homes are more affordable now than they have been in over 10 years.   In our area I roughly estimate affordability to be roughly where it was in 1997-1998 – the tail end of our last buyers market. If the city is to invest in property, a strong argument to could be made that NOW is the time.  The overwhelming fact remains that  the unique nature of the property and its position on environmentally sensitive land as well as the bear market – has made this large tract of land available for a “song.”

Once the market “turns” opportunities like this will be gone.  So…the city will probably never find such a  favorable set of circumstances for purchasing large parcels of land.

So I will give the city of White Plains the same advice that I give my own buyers.  NOW is a uniquely great time to buy property if you can afford it.

Futher Reading:

Gedney Farms White Plains NY

Ridgeway Golf Club Redux – Up on the sale block again

Gedney Farms White Plains rocked about the potential sale of golf club

© 2010 Ruthmarie G. Hicks  – http://thewestchesterview.com  – All rights reserved.

Recently the Golf Club sent letters to the residents of Gedney Farms  that stated  there was a buyer who was willing to use the land as a golf course for at least five years.  The residents heaved a sigh of relief. Bulldozers were not moving in tomorrow.

Ridgeway Golf Club back on the market

However, the neighborhood was rocked again  by the news that the deal had fallen through and the golf course was once again up for sale.

Now that the price of the golf club has been reduced to $13.5 million – it is literally on the block for a “song.”  Naturally, the difficult real estate market had no small effect on the price.  But what many don’t know is that only a portion of that land is capable of being developed given the extensive wetlands the golf club sits on.  The new price certainly is a reflection of both of these issues.

The city of White Plains considers purchasing the golf club…

It has also opened the door for the city to buy the land.  The reduced price combined with record low interest rates has caused mayor Adam Bradley to act.  Already the City Council has had several sessions discussing the possibility of purchasing the golf club.  Whether this is possible from a fiscal perspective remains to be seen.  Public golf courses have been profitable and popular in other municipalities.  So the loss of tax revenue could potentially made up with fees for golfers.

The pros and cons for White Plains

This would be an absolute  positive  for Gedney Farms.  Leaving that land that dominates the areas landscape open space – even if its in the form of a public golf course is  a win for the neighborhood.

For the city – purchasing the land would prevent developers from attempting to find a way  around the wetlands issues.  Certainly the argument could be made that the majority of the land is environmentally sensitive  Flooding has become an increasing issue in White Plains as well as neighboring towns and it is difficult to predict the impact of extensive building on this site.  Further development  in the area certainly wouldn’t improve the situation – and could cause considerable harm.

As an agent I can attest to the fact that the last thing White Plains NY  or Gedney Farms needs is more high-end inventory on the market. But given the zoning – that is what we are going to get.

Green space is at a premium in White Plains and the specter of a public course is certainly a positive one.  It remains to be seen as to whether this makes fiscal sense for the city to throw its hat in the ring.  After all,  it is a major expense for the city to take on during a fiscal crisis.  Just a few months ago we were looking at a tax increase that could have been an eye-popping 19%.  So the city doesn’t exactly have revenue to play with.  The practicality of such a plan is most certainly being hotly debated

Furthur Reading:

Gedney Farms White Plains NY

Gedney Farms Single Family Homes

Gedney Farms is Rocked…..

© 2010 Ruthmarie G. Hicks http://thwestchesterview.com  – All rights reserved.

When buyers are looking for high-end single family homes in White Plains NY – A home with plenty of green space and old-world charm – Gedney Farms is the first neighborhood that comes to mind.  Gedney Farms was named after John Gedney  who bought the land in 1740.   Gedney Farms was a working farm that remained within the Gedney family right through the Civil War.  It has long ceased to be farmland and is now a well established neighborhood.

Through much of the Gedney area the  zoning is for no more than three homes per acre, so most lots have at least .33 acres of land  which for lower Westchester is very difficult to find at a decent price.   The roads are fairly narrow the wind around giving the feeling of country roads. No checkerboard streets here!  This is also a plus because the streets are generally quiet as this discourages cut-through traffic that sometimes occurs in other parts of White Plains.  The homes are a mix of Tudors and colonials many of them built during the Great Depression or before with a smaller percentage being built in the 50s and 60w. This is a mature neighborhood with very little buildable land remaining.

The Ridgeway Golf Course:

The Ridgeway golf course defines the neighborhood and depending on your location.  It bisects the Gedney neighborhood in several places and many of the homes have spectacular golf course views. Some even have the fairways coming right into their back yards giving an illusion of  almost endless open space.  This type of amenity is difficult to match in lower Westchester and is a world away from the hustle and bustle of the City Center and the Ritz Carlton of downtown White Plains.  Some homes have their back yards extending right into the fairways.  It looks like open space as far as the eyes can see.

Unfortunately, at this time the fate of the Ridgeway golf club is not settled.  Although the club has no wish to sell its land to developers, difficult financial times may force that issue.  So far they have been holding on.  Much of the area is wetlands, so the quantity of building would be quite limited. Nevertheless, the loss of such a vista would be a blow to the area.  Everyone is hoping that this issue will resolve itself as the economy continues to improve.

The Cost of Living:

All of this comes at a high price, however, Gedney Farms is far less expensive than comparable neighborhoods neighboring Scarsdale, Mamaroneck/Larchmont and Harrison.  Recent sales show an average price of $883,100.   this is down considerably from the highs of just 2.5 years ago, but remarkably sturdy given that most of the home that sold were on the smaller side.  The pricing not only reflects the price drop but the fact that smaller homes are selling better due to the problems obtaining jumbo loans.  Much depends on the location (golf course views are at a premium) and how recently the kitchens and baths were updated.  Since these were designed as luxury homes, excellent floor plans can be found even in the older homes.

Ruthmarie G. Hicks, http://thewestchesterview.com. All Rights Reserved.

Gedney Farms is one of the premier high-end single-family neighborhoods at the southern tip of the city. The lots are large – generally over over a third of an acre. The homes are elegant and graceful with many striking pre-war Tudors and Colonials gracing the winding streets. Dominating the scene are golf course views enjoyed by many residents – courtesy of the Ridgeway Golf Club. The neighborhood of Gedney Farms was rocked by the news that the golf course views that are such a dominating feature of the neighborhood might be a mere memory in a few years.

History of the Ridgeway Golf Course and Current Status:

The Golf course itself has been around since 1914 and was initially part of the famous Gedney Farms Hotel which burned down in 1924. The golf course was taken over by Ridgeway about 60 years ago. This recession has known no economic barrier and some Country Clubs have been hit hard. Ridgeway has been no exception. At an open meeting of Gedney residents on May 6, Henry Shyer, the president of the Ridgeway golf club laid the shaky finances of the golf club on the line. They need 65 new members at $15,000 a year to make up their budget shortfall.While seeking new membership, the 114 acre golf course has also been put on the market for $20 million. A provision of the sale is that the golf course remain a golf course for the next five years.

White Plains NY – the land of white fog -

Beyond the aesthetics to the neighborhood and the loss of open space, lies the issue of whether the land is buildable to begin with. The Indians apparently named White Plains for the white mists that rose from the ground. The fact is that White Plains is largely built on swampy wetlands. High water tables prevail throughout the city. The Gedney area is no exception and much of the golf course lies on low ground. I grew up in Gedney in home that had a golf course view and having spent my childhood taking walks on that marshy land, I can attest to the fact that most of it is wetlands. After major rain storms temporary “lakes.” would form and attracting a few geese, ducks and of course kids. Many estimate that most of the land under consideration is indeed wetlands so the question arises as to how much – if any – of this large parcel can or should be developed. The golf course floods regularly and much of it – if not most of it is undoubtedly wetlands.

Flooding in “downstream towns” such as Mamaroneck complicates the issue…

Mayor Kathleen Savolt of Mamaroneck has already put the interests of the nearest neighboring town on the line. Mamaroneck has had severe flooding issues in the past and the fact is that several tributaries of the Mamaroneck river run under the golf course. In a letter to the Journal News she described the effects on Mamaroneck as potentially “devastating,” stating that the flooding issue is a regional issue – requiring regional solutions. “The people who live and work in the Village of Mamaroneck beg everyone involved to always keep the bigger picture in mind and do what you can to preserve the open land and control excess storm water and flooding.”

The Westchester Land Trust sees four possible ways to save the golf course from major development…

Tom Anderson of the Westchester Land Trust attended the meeting and saw four ways that the golf course might be saved from development: The comments in italics are from Mr. Anderson, the commentary below is my own.

1. The city could rezone the entire area as a recreational zone. The Town of Mamaroneck accomplished something similar with the Bonnie Briar Country Club. Unfortunately, the current administration has an abysmal record where it comes to open space preservation – so such an act would probably require a new mayor and new administration.
2. Either the city or the county could purchase the golf course and run it as a public course. Neither the county or the city seem to have any inclination to take on running a large golf course. Golf courses are expensive to run and in the face of a sea of red ink – this is not a likely prospect. The commissioner of planning for Westchester is already on record as saying he is not interested in operating another golf course. White Plains has said point-blank that it doesn’t have the funds. Whether either entity would consider preserving the land as public open space is another issue. Once again, I have to sight the current Administration’s dreadful record on these issues. The County, however, might be more open to such a discussion.
3. The Land Trust could negotiate a purchase of the development rights. A definite possibility that Gedney residents and White Plains residents in general should climb on board and support.
4. The city could negotiate with the developer that purchases the golf club to create a conservation type development that spares most of the land. Mr. Anderson added that the Land Trust had been successful in the past with such negotiations. Although the current administration has been largely unresponsive to open space issues – this is an election year and we can hope that whoever is elected will be more environmentally sensitive to the issues of overbuilding and the impact of flooding issues in White Plains as well as Mamaroneck and Scarsdale which are “downstream” of us.

The White Plains Gedney Association isn’t waiting for outside help…

Robert Stackpole, who recently ran for city council is heading up a sub-committe to that will examine all of the options and attempt to save the golf course from development. Collectively, Gedney residents carry considerable clout at the local level. Despite the fact that “south-end” issues have largely been ignored by the current administration, an election year may pose an opportunity to bring those issues to the forefront. This sub-committee should be taken very seriously by all mayoral and council candidates.

Large development can be healthy for a city, but urban areas require BALANCE. The current administration has not done a good job in this area. They’ve ignored the need for open space, they’ve ignored the flooding issues and have catered to development that will bring in the bucks. A good place to start restoring said balance could be in preserving the Ridgeway golf course as open space. Maybe not as a golf course, but as open land that can be enjoyed by the public while it acts like a sponge for the serious water issues White Plains and neighboring communities face.

© 2009 Ruthmarie Hicks – All rights reserved – http://thewestchesterview.com