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.

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.

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.