Chasing a first-floor use that’s out of favor, bank returns with fancy plans
May 23, 2008
by Christine Yeres
The empty storefront in downtown Chappaqua that used to house Chappaqua Stationery and Giona’s Italian restaurant has long been leased, but still stands empty. Chase Bank has been paying rent on the space for the past 18 months, but cannot move in.
The lease Chase signed with a local landlords Mike and Ellie Nash was contingent on Chase’s ability to obtain the requisite permits from New Castle’s planning board. However, after Chase leased the space but before it had the permits clinched, the town board passed a law amending the town code to prohibit additional financial institutions in ground-level spaces.
Chase already has a branch at the top of the hill, near D’Agostino’s, at the intersection of Routes 120 and 117, and another in Millwood, but still feels underrepresented in New Castle, according to Frank Hall, executive vice president of branch planning and real estate at Chase. Asked whether Chase could have then or could now opt out of its lease, Hall declined to discuss its terms.
The store Chase leases, formerly Chappaqua Stationery and Giona’s restaurant
Town passes law prohibiting Chase’s occupation of premises
“In September of 2006,” recalled Hall, “we had a pre-application meeting for site plan development with the [New Castle] planning board, and on October 13 we received a report [from them] recommending minor changes to the site. Then, on November 10, 2006, we presented a full application to the planning board. We were supposed to be heard on December 5, but we never got to the planning board because on November 29 the town board passed a law amending Chapter 60 of the town code to prohibit financial institutions on ground level property in the downtown.” A subsequent visit to the New Castle Zoning Board of Appeals made clear that it would be very difficult for Chase’s landlords to prove hardship and obtain a variance allowing banking use of the space.
Chase goes back to the drawing board
Chase representatives before the town board
Rather than opt out of its lease at that point, Chase went back to the drawing board. Hall said the bank’s planners studied the Project for Public Spaces report produced around the same time, late in 2006, in which the town’s consultants advised the town to encourage commercial uses such as restaurants and shops that enliven the downtown into the evening hours. The report also promotes “place making,” adding outdoor public spaces to which pedestrians are drawn to linger and shop.
On Tuesday, May 6, 2008, six Chase Bank representatives appeared before the town board to request that the town reconsider its position on first floor uses. In furtherance of that request, Chase presented a plan for a dramatic revamping of the southeast corner of King Street and South Greeley Avenue which included squaring the intersection and creating a new pedestrian space anchored by a large urn and enhanced with plantings and trees. The building space itself would be renovated extensively and the exterior would be transformed to look like a Chase bank, white front, blue canopy.
Not a shop or restaurant, but how about museum-windows?
The Projects for Public Spaces report suggested—and town officials would prefer—first floor uses such as shops or restaurants that would draw evening pedestrian traffic. But in the plan they presented on May 6, Chase officials proposed keeping at least the windows lively at night, with genuine art, works belonging to the bank, displayed in lighted windows in the existing front store windows as well as in a window they mean to create on the side of the building that faces Starbucks. The works of art would be changed “every quarter,” according to Chase representatives, and provide opportunities for passersby to view world-class artworks rarely seen. They also told town board members that they were open minded about evening hours of operation.
Did Chase take into account that the roadway they propose changing is a state road requiring state permission to alter it? Hall responded, “We knew it. But we consulted the website for PPS and the town’s outside consultants as to how to be a good corporate citizen. The website had suggested the full 90 degree corner [instead of the existing right turning lane].”
Chase is happy with the response so far to their plans. “We felt we were received very well by the board. They asked positive questions.” When board members stated that they found the customary Chase exterior to be too white, bank representatives assured the board that their renderings showed the building whiter than it would be in real life, but also indicated that they were flexible about the look of the building.
The town board listened attentively and noted that the artwork would be “look in” exhibits only, always with window glass between art and spectators, and asked questions about the hours of operation and parking, but showed no eagerness to change the first floor uses law.
View from above
“Before” and “after”
Rendering of street view of Chase front
Unoccupied storefront today
Chase representatives presenting their plan
Rendering of storefront with museum window
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