Republicans plan to pump life into commercial tax base to relieve taxpayers
September 23, 2011
With 53 comments since publication
by Christine Yeres
Republican candidates for town board held a press conference to lay out their plans to pump life into the commercial tax base of New Castle. Both are owners of small businesses. Bob Kirkwood’s insurance agency is in Pleasantville; Rich Diefenbach runs his video production company from New Castle.
Describing residents as overtaxed and the town as over-regulated, candidate for supervisor Bob Kirkwood told reporters that he would repeal the town’s regulation requiring that all new construction in the business districts of both hamlets provide residential units on second floors. For the town to thrive, he said, buildings should contain offices with workers who eat lunch, run errands and make purchases during the day, patronizing local merchants.
Kirkwood praised the current administration for its open space acquisitions over the years, but pointed out the undesirability of the open space “at the top of the hill [D’Agostino’s] and at Chappaqua Crossing.” He would like to see Chappaqua Crossing, which has several medical concerns including Northern Westchester Hospital and Burke Rehabilitation, take on more medical tenants. The town’s commercial base of 3% isn’t enough, he said. He was also critical of what he called the town’s reactive—rather than proactive—approach to the loss of the D’Agostino supermarket.
As supervisor, Kirkwood said, he intends to find and attract information technology and bio-technology firms in particular and intellectual capital company workers in general—commuters who might prefer to work closer to home if there were more office space available in the downtown.
A former planning board member himself, Kirkwood said he would streamline the planning board process, trimming both time and expense from the process. “We have streamlined the process since Bob was on the planning board,” said Susan Carpenter, Kirkwood’s Democratic opponent and the current planning board chair. Carpenter holds the opposite theory about second floors in the downtown. It’s residential life, she believes, that helps to make the commercial center of a town alive.
Candidate for town board Rich Diefenbach proposed that the town leverage its historic nature to recapture its charm, key to beefing up the commercial tax base. For example, the statue of Horace Greeley, he said, is wasted on the outskirts of the downtown. He would advise the old man to go East, and place the statue more toward the center of town. Both Kirkwood and Diefenbach would make clear to everyone, they said, “that New Castle is open for business.” The two vowed to work to cut through county obstructions and procure sewers, the key, they believe, to success for Millwood.
Kevin Moore, a third New Castle Republican candidate, for judge, attended the press conference but refrained from campaigning. Also present was Republican Terence Murphy, running for a seat on the county board of legislators to represent New Castle and Yorktown.
New Castle has almost twice as many registered Democrats as Republicans—around 5900 and 2800, respectively. A Republican challenge to Democrats hasn’t occurred for more than 20 years. In 2005 the Purple Party ran for office and lost.
The Democratic candidate for supervisor is Susan Carpenter. Democratic incumbent town board member Elise Mottel and Jason Chapin, a former town board member, are running for town board seats. Rob Greenstein is running as an independent candidate whose party is called “Transparency in Government.”
Below is a video of the 30-minute press conference:
It’s nice to (finally) have a choice in a town board election. I know Bob Kirkwood and trust that he would be an excellent leader for our town. We need a proactive town council that works to do more to make our downtowns—both Chappaqua and Millwood—places where residents want to shop.
It’s nice to finally hear some conversation about common sense solutions for New Castle!
Outstanding that we will finally have a choice of candidates and platforms!
However, I remain perplexed by this constant discussion for Sewers that are “needed” in Millwood. As others have said, I live in Chapp and I do not have a sewer. My neighbors and many in Chapp do not have sewers. Millwood, as far as most of us can tell actually has had a more stable and vibrant commercial “downtown” than Chappaqua. Spacarelli’s Restaurant, A and S Italian Deli, and Rocky’s Deli have been thriving for years. Taza, Drug Mart, Dodds Liquors, Chase bank, A & P , Cleaners, Nail Salon and others have been mainstays and supported by the community. They are doing it without Millwood sewers? Right?
So someone please explain why sewers in Millwood seems to be getting so much attention. And if sewers are vital than what about the many of us in Chapp that have no sewers and have septic systems? What plans have you for us?
Finally we are starting to hear some specifics as to what the Candidate’s views are. Enough of the generalities. Just constantly posting here without taking a stand or providing opinions is not productive in helping the public decide who will make the best Board members
This past Saturday ( Community Day), I spoke to two different community groups about moving the statue of Horace Greeley. I’m glad that Mr Diefenbach sees this as something that he can endorse. The statue can become the focal point for the downtown area; and can be enjoyed by everyone….not just the cars exiting the Saw Mill River Pkwy.
And, in these tough economic times it is not something that will be cost prohibitive.
As for location, it can become part of the gazebo area; or an even better idea would be to close off the street from Starbucks to where the Village Market ends. Place the Statue at the end of that block. That street, with planters (cobblestones ?), seating areas could revitalize the downtown shopping area and could bring shoppers in from other towns.
I think these are all good ideas. And I’m thrilled that everyone is now focusing on revitilizing our downtown.
But, I think we need to also think big. I have a lot of BIG ideas to improve downtown. For example, I would love to see our town build a parking structure @ our train station. And then convert the back lot (close to Pleasantville) to a more shops and an anchor tenant. I’m thinking a tenant like Whole Foods would not only be great for our residents but would bring residents from other towns to our downtown. I’m hoping that the shopping center would also be able to support a performance center in an effort to bring our town alive @ night.
I would like to see a restaurant inside the train station, and convert lower King Street into a pedestrian plaza - with cafe tables and chairs on the streets - on the weekends (Fri night, Sat & Sun).
An option to increase parking that has been raised before would be to put an indoor parking garage where the Bell fields are - behind the stores on Greeley, and then put a field on top of the parking structure. With the increase parking, we could add a row of stores facing the Bell fields.
Grant these BIG ideas would cost $ but the rent from the tenants would provide income. Plus, the town can choose the tenants!
I know some people have mentioned selling Bell. But after speaking with members of the School Board that ain’t happening so quickly. Plus, having a middle school downtown add to the character of our town, and is good for the kids. Who knows maybe one day 7 Bridges will be for all 7 & 8 graders, and Bell School will be for all 5 & 6 graders.
I would love to hear what that Republican & Democrat candidates think of these proposals, and whether they would support them. Most importantly, let’s keep the discussion going.
In 2005, three candidates ran under the banner of the New Castle Community Party. Calling the candidates (current Councilman Michael Wolfensohn was one of them) representatives of the “Purple Party” is about as accurate as making the headline of this article “Reds plan to pump life into commercial tax base to relieve taxpayers” or calling the current incumbents “Blues”. Rob Greenstein better be careful when selecting a color for any campaign materials he chooses to distribute. He could be known forever as running under the banner of the “Burnt Sienna Party”
It is so refreshing to have candidates with strong intellect, ideas and a pragmatic approach to government. This is stark contrast to our current “New Castle Democrats” who focus on: raising taxes, justifiying the need for higher taxes, holding our “Wall Street” residents in contempt with class warfare speeches and an unhealthy obsession with affordable housing, bureaucracy and social engineering.
I beg my fellow residents, please take the time to learn about the candidates before voting. The strategy of going into the booth and pulling the Democratic line across for any candidate not in a coma is killing our town. We are dying on the vine…This is not about politics, it is about having focused, pragmatic representatives who will be true fiduciaries, not simply New Castle Democrats.
BTW, I too support the idea of moving the statue of Horace Greeley. That was an idea initially raised in a comment in my open letter to the community on August 15, 2011 titled “Looking for suggestions on how to improve New Castle”. There were over 120 comments.
http://www.newcastlenow.org/index.php/article/index/new_open_letter_to_the_community_looking_for_suggestions_on_how_to_improve
The idea to convert lower King Street into a pedestrian plaza - with cafe tables and chairs on the streets - on the weekends (Fri night, Sat & Sun) was also raised in that comment section.
Generating ideas like that is the benefit of having more people in on the conversation. We have brains in this town. We need to hear from more people about what government should undertake or not undertake.
Another idea is to have a trolley that runs from the train station to the top of the King Street (think San Francisco). It would add to the character to our town, and help people travel througtout the enire Chappaqua downtown business district.
I agree with some of Bob Kirkwood’s comments- we do need to revitalize our commercial base both in the hamlets and at Summit Greenfield. While I have been on the Planning Board we have reviewed efforts by the Town Planner to reconfigure the parking lot at the north end of the hamlet in Chappaqua across from Susan Lawrence to bring more commercial development to the area. Any enhancement to that area will require buy in from the landlords who own that parking lot, which the town only has a parking easement on.
In addition, I made my position very clear in the Planning Board’s comments on Summit Greenfield that the existing parking that serves the commercial use on that site needed to be protected from development for residential use. I agree that the town needs to make every effort to encourage Summit Greenfield to move ahead with leasing that space and the Planning Board encouraged permitting a variety of uses that would make the site more economically viable.
Rob Greenstein has generated more ideas for this town in the past week than has been generated by our town board leadership in the past 5 years.
Please support Rob and the new slate of Republican candidates for CHANGE!!! We desperately need CHANGE in our town to get back on track…
@Kirkwood
Repealing the second floor residential regulation is a TERRIBLE idea. We need more people living in the downtown. Lack of office space is not the problem in downtown Chappaqua. High commercial rents and absentee landlords are. There are already many empty spaces now that could be used for offices.
I really was happy to see a competitive race. After hearing where Kirkwood is coming from
Susan Carpenter has my vote.
I hope that the League of Women Voter’s candidate night is well attended. It promises to be a very interesting evening.
Rob G- You had my support then you disappoint. This entire article is about pumping commercial life into our town and relieving taxpayers. Virtually all of our tax revenues come from residents (97%) and almost all of our taxes go to the school budget.
How disappointing that you so casually give up on selling Bell School because “after speaking with members of the School Board that ain’t happening so quickly”. Therein lies the problem - the CCSD School Board. All of the things that the new slate of Town candidates supports and you too Rob can be accomplished by selling Bell.
Think of the issues. We are currently at school enrollment that is the same and soon to be less than the student population when we only had 1 middle school. This school district thrived and excelled for decades with 1 middle school. We do not need 2. Bell can be sold and with the proceeds our budget we would be at surplus, our taxes lowered, and improvements made to existing schools. Bell could then be converted to a multi use facilities. It could have retail on the street level and housing upstairs (affordable housing too).
Since it is a school it has classrooms perfectly suited for conversion for the type of businesses Mr Kirkwood supports “information technology and bio-technology firms in particular and intellectual capital company workers in general” – an incubator office space. Office workers run errands , they eat, they shop.
A gymnasium converted to a performing arts center. No issue with parking at Bell.
This makes so much more sense than the absurdity of digging a garage behind the downtown stores and building an athletic field above it. That space is down hill and floods - a garage would be underwater after every rain. Converting Bell also makes so much more sense than building a parking superstructure at the train station to make room for a Whole Foods. Think Big Rob – and take on the school board and PTA. They stand in the way of tax relief and downtown prosperity.
Think Big Be Bold,
I absolutely see the benefits of converting Bell, and I’m not giving up that option. In fact, the school board is holding middle school discussions on october 24 and 25th. They have been researching this for some time, and will be reviewing this very topic. I will be @ those meeting, and I would encourage you & others to attend as well.
Closing a school would be entirely enrollment driven, and I’ve been told that it’s not an option at this time. Having said that, I plan on opening lines of communication with the school board. I plan on attending these discussions. I look forward to learning more on the topic. Rest assured, if there were a discussion about repurposing Bell school, we would ALL work together to find the best solution for both the town and the district.
In the meantime, we should consider and explore all options.
We need people in Town Hall that can take great strides by understanding that things get done step by step. The problem is Town Hall has been stepping on peoples toes for too long. I don’t know about yours, but mine hurt. We need candidates that undertsnad the importance of that first important step. If a candidate says that I will commit to that first important step and not remove my focus until it has been achieved; this is good.
My question is to all the candidates; on your first day in office what part of the Municipality comes to mind first? Who is the first Politician you will call outside of New Castle to get parts of New Castle what it needs? What are the first 3 items you will be requesting help on from this Politician, and what is the name of that Politician ? I ask that all candidates seeking office respond here!
Bob,
Please explain why “We need more people living in the downtown”? I don’t see how that is helpful but I’m curious for you to explain it to the rest of us.
Editor’s Note: The comment you are referring to was made by someone named “Bob” addressing “@Kirkwood.” Kirkwood himself did not say “We need more people living in the downtown.”
Interesting!
We are wondering what the Republican candidates mean by rescinding “open spaces” regulations on the Chappaqua Crossing site.
Can they be more specific?
It is of major concern, for many of us, in deciding how to vote.
Thank you.
Editor’s Note: Kirkwood was referring to the open tenant spaces at CC.
Repeal it !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
Mikey likes it (Life Cereal)!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
He understands!!!!! He gets it!!!!!!!!!!!!!!
Repeal the second floor residential law!!!!!!!!!!!!!!!
OMG!!!!!!!!!!!!!!!!!!!! A sign from Heaven!!!!!!!!!!!!!!!!!
Wake me up, am I in New Castle, or did I die?
To be in favor of this law is not to understand the long term effects it will have on our Municipality. This law is like how smoking was considered to be many years ago. You got to enjoy it for 20 years before it was known to be bad for you, then before you knew it, you’re suffering from Cancer!!!!!!!!!!!!!!
Kirkwood has it RIGHT!!!!
Our Municipality has to attract investment!!!!!!!!!!!
If you don’t understand, then sit down with Mr. Kirkwood on Channel 12 News and discuss it for all to hear!!!!!!!!!!!!!!!!!!!!!!!
I’ll bring the popcorn!
Happy to see that some of Rob Greenstein’s original ideas are being circulated and taken up by others.
He is always the first to frame the issues.
Will vote for Greenstein for sure.
Only suggestion I don’t like is multi-tiered parking structure at station. It is so ugly in Scarsdale and even more out of place in our charming railroad plaza where we center all of our town events.
Please think that one through again, Rob.
To all candidates:
What is your definition of being proactive? Does it mean already knowing what needs to be accomplished from day ONE, or does it mean trying to figure it out on day TWO? On day THREE who would you PUBLICLY INVITE TO NEW CASTLE during a NCCTV airing, or on Channel 12, for all to see and hear, and as your way of trying to bring investment into New Castle? What offering would you PUBLICLY place out in the open, in your attempt seeking investment for spaces like Chappaqua Crossing, D’Agostino Center, and other areas throughout the Municipality? What generic approvals would you pursue with Town Funds for the purpose of pre-packaging an approval for a developer / investor to walk into Town Hall and say “I’m here, what do you have for me.” Let’s bring a major player Bio Tech Firm up from North Carolina; what does it take and how can other areas of the Municipality be positioned to absorb the offered incentives?
The largest Landlord to a big box chain store across the Country walks into New Castle, and states that he has between $25m to $100m to gamble on the Municipality, and as you see fit, so long as his approvals are granted in under ONE YEAR. What do you tell Mr. Big Bucks? In the past, this type of individual has been laughed at, and only given less then 10 minutes of Town Hall’s time - What would you do? What promises would you make? What promises would you make and try to keep, and all he has to see is a real effort on your part? Lastly, why would past Town Hall employees and Elected Officials ever see fit to laugh at and dismiss such an individual? Candidates, you have a lot of work to do, because the really big bucks have been told to go away and they got the message LOUD AND CLEAR! Now some realize that we need them! When will we never need to attract such investment, and why? What is your plan to get them back! How are you going to get things done, when most before you have failed?
Editor’s Note: WHAT big-bucks places have applied here?
What’s terrible about repealing a law requiring second floor housing?
Editor,
What regulations are preventing commercial tenancy on the CC site?
A parking structure at the train station was proposed before they expanded the back lot. It was rejected since it would be an eyesore and something that would detract from the “character” of the Town. There are some good ideas being floated but that is not one of them
There are always lots of ideas floated about right before an election. Check back 6 months or a year from now and see how quiet it is and how the town has been revitalized!
@resident
Please forgive the shouting but, THE PROPOSED SEWERS IN MILLWOOD ARE NOT FOR RESIDENCES. Every time someone posts here about sewers in Millwood, homeowners in Chappaqua start bitching and moaning about how unfair it would be because they have to have septic systems. Why should those folks in Millwood get sewers if we can’t have them in Chappaqua?
Sewers are needed in Millwood to deal with the failing community septic system in Random Farms and to allow further COMMERCIAL DEVELOPMENT in the Millwood hamlet (the Chappaqua hamlet already has sewers). This is not some sneaky plan to give the evil residents of the West End sewers while forcing the oppressed masses in Chappaqua to maintain their individual septic systems.
@ West Ender
Random Farms is a residential development. The entire town needs sewers, period.
West Ender- There are at least 4 commercial establishments in Millwood that serve food (Spacerrilis, Rocky;s, Taza, Pizza ,A&S) there are gas stations, hardware store, bank, supermarket, drug store, cleaners, nail salon,post office, liquor store, computer store, Nursery and landscaping merchant. Most of these establishments have been in business for years and arguably Millwood has a more stable and thriving “downtown” than does Chappaqua. There are certainly less (or none) stores for rent and very little turnover. Doesnt seem like lack of sewers has negatively impacted Millwood while downtown Chapp (with sewers) suffers. So whats the beef????
To “Go Rob Greenstein” & “Terrible Idea”,
I didn’t mean a parking structure to be located in the very center of the train station area, but at some distance from it. There’s a lot of space to work with. I’m no architect, but I don’t think we should automatically assume that every design would “be an eyesore and something that would detract from the character of the Town”. Those are certainly legitimate concerns and cannot & will not be ignored.
I just don’t think, at this point, that we should rule anything out.
We should explore public-private partnerships. New Castle generates approximately $.6 mil a year for selling parking spaces on a flat piece of land. There’s no reason to rule out a serious, weather-protected, crime-free, multi-story garage that gets us that land back for development of other kinds.
BTW, I don’t like when your names - Go Rob Greenstein & Terrible Idea - are combined. 
Rob Greenstein- If , as you say, you dont think, at this point, that we should rule out anything , then we should continue to explore the sale of Bell School and all the financial, social, and community good that would accomplish. It is an outstanding idea. It would reunite our students, it would solve the overcapacity in our schools and the expensive associated redundancies, it would equal the social and educational experience of middle schoolers, and it will revitalize and energize downtown Chappaqua adding desperately needed commercial tax revenues. It’s a win - win. NOW we have to make the CCSD School Board understand this.
New Castle must seek additional revenue that originates from areas of the Municipality that when expanded, developed, re-developed, or impacted by a zoning change; will not become a burden to Municipal services.
Chappaqua Crossing (cc) if developed as planned will increase the allocation of Town Hall and School resources. CC Project would ultimately lead to the population of the Chappaqua School District to swell.
Allowing this property to become a Research and Development Campus makes sense. As for the West End, currently, the NYC drinking water supply is being contaminated with effluents coming from Random Farms, Yeshiva, Riverwoods, and many area residential septic systems; there is no long term engineering solution, the soils are bad.
As for the Hamlet of Millwood, the MFD is planning on building a brand new facility; this facility will first have to solve its engineering problems of how to dispose of its effluent and manage its drainage challenges. Without sewers, the MFD is exposed to being denied their permit to construct. New York City Water Authority recently changed their laws making all parts of New Castle that much harder to get all projects approved.
As for non-sewered areas of the Municipality, if provided with sewer lines, various floor and parking ratios will then allow investment, and areas like the Millwood Rail Road Station can evolve. How much longer will the A&P be able to remain in Town, if the landlord cannot seek Tax relief from being able to create additional streams of off-setting income by adding a second floor? Town Hall cannot proceed as usual; we now need a certain skill set that understands the struggles throughout the entire Municipality.
Should a 2500 sqft home be paying $22k in Taxes, should a 5000 sqft home be paying $75k in Taxes; I hope we all recognize that New Castle has big problems that can be mitigated by expanding the commercial base wherever it makes sense and cents!
Turn existing Town Hall into affordable apartments, move Town Hall up to CC.
Place NCPD Headquarters in the Chappaqua Library, move Chappaqua Library up to CC.
Build out a State of the Art Middle School with air conditioning up at CC.
Turn Robert E. Bell School into Condo’s. Create new Soccer fields, Basket ball courts, Hockey rink, Pace University Swimming pool, all up at CC. Create a state of the art Elementary School at CC, turn the existing Grafflin School into luxury Condo’s.
Downtown Chappaqua is supported by the residents of Robert E. Bell School condo’s and the affordable apartments, and we reduce our carbon foot print. Guess who gets to walk to the Chappaqua train station? We reduce transportation cost by having the buses park and stay up at a facility located on site at CC.
We need to embrace Summit Greenfield as our partner and spread his project all over Town. The residents closest to CC get to enjoy a School schedule as they are already accustomed too, and the benefits are many. Let me see your ideas!
i LOVE!!!!!!the discussion. I am not taking sides, but it is so refreshing and vital to get a conversation going——at last. Of course, thoughts have to eventually mature into reality and we will have to deal with a lot of issues as these discussions evolve, but it certainly is a start. Thanks to all.
My children were at Bell in the years when 7 Bridges was being built. It was extremely difficult as a learning environment due to over-crowding and the so-called “extras” like art and music were truly neglected. When I hear talk of selling Bell because of enrollment drop, I get extremely concerned for future students.
The reason is there is a huge backlog of homes that are presently occupied by empty nesters and once they turnover to new, younger families, the enrollment is not going to just tick upwards, it is going to leap. I know no one knows when the housing market will turn around but it has to happen at some point.
I did a quick tally of 20 houses near my home and 10 have no school age children presently in them. When we first moved here, I would say that no more than 25% were kid free. Five of those houses are on the market and I know of two more than are waiting to be listed once there is a turnaround. I know of families throughout town who want to sell but can’t. In the past, there was a regular turnover that kept enrollment much higher.
Since as a Community we are into studies, please quickly study, and come to a conclusion on the following matter. Throughout New Castle, take a survey from the following groups; group A) being property owners that are in business in the place that they own, group B) tenants that pay rent to keep their doors open and in our Municipality, rather then online, out of State, or operating from their home, group C)Landlords. Find out from the study in downtown Chappaqua what the expenses are in a broad global view of each group. Then take the National rhetoric of what a couple needs to earn in order to be considered RICH; this number is said to be earning as a couple $250k per year. To this number add the expense of Rent, Insurance, in some cases property taxes, maintenance, transportation cost, heating oil / propane, staffing, healthcare, and $5000 for unforseen other misc. expenses. Should we add advertising ? Accounting ? Legal ? Let’s leave those numbers out for now, or assign $30k. Add all these numbers up per group, divided by 270 days per year. The number you come up with dictates what the market place needs to produce on average per day for individuals to walk into your place of business, and to make you a happy business concern in Chappaqua. Now, tell me, a 3 tier parking facility located in the South East Corner behind Town Hall is a eyesore? I think the reflection coming off of empty store fronts in Chappaqau is more of an eyesore! If more parking can’t be created, then cut the commercial tax base by 45% so that we can atleast dream of earning $250k as a single business owner that employs 50% of a couple making $250k. No new parking, give Chappaqua Crossing their approvals, provided that this project absorbs our 45% tax discount!
As I mentioned in a prior comment, and discussed in today’s edition of NewCastleNow, titled “Board of Ed views district report card, changes meeting day for next school year to Wednesday” http://www.newcastlenow.org/index.php/article/new_board_of_ed
the school board will be holding meetings on Oct 24th & 25th to discuss “the subject of a possible middle school reconfiguration. John Chow will provide an updated version of the middle school capacity study done a couple of years ago, said McKay. She has also invited Michael Rettig, an international expert on scheduling, to attend the evening meeting”.
I will be attending these meetings, and look forward to learning more on the topic. I would encourage you & others to attend as well.
Rest assured, as you mentioned, I will “continue to explore the sale of Bell School and all the financial, social, and community good that would accomplish if there were a discussion about repurposing Bell school”.
Town Hall has really never accomplished anything really big, really amazing, or really needed. Town Hall has really only served a bedroom Community that is here at night, gone for the day, and around for the weekend. So really, what do we really expect Town Hall to accomplish, and will they ever have the capacity to understand achieving the correct balance between residential and commercial, or between commercial and residential?
What part of our Community would like to see Chappaqua Crossing get demolished and turned into a grassy field? What part of our Community would like to lobby Town Hall to purchase privately owned properties to be demolished and planted with grass, trees, flowers, and walking trails? What part of our Community would like to buy residential homes that are specially situated and return the site back to nature by removing all improvements? What part of our Community would like to see new home construction stop, new construction of any kind be eliminated, and all existing homes and structures throughout the Municipality forever frozen? Well, this is how hard Town Hall already makes it, with some of the above not yet being implemented out in the open forum, but the same result being achieved!
The answer is obvious when it comes to Bell and 7 Bridges. Grades 5 and 6 at one school and 7 and 8 at the other. This was explored before the decision was made to go with 2 middle schools. The time is now to eliminate the waste of redundant schools. The school board knows it but admitting it is admitting that they were wrong in the first place.
To About Bell School- My children were also in Bell at the time of 7Bridges construction. That was the absolute top of the student enrollment population bubble. That is why there was over crowding. Bell was back then an old dark antiquated building (It was the High School decades ago).Even with renovations Bell does not function as a modern middle school should. Rather than listen to experts back then who correctly predicted student enrollment would decline the CCSD School Board pushed ahead with a $50million bond and construction of a second middle school. That second school created very disruptive redistricting, splitting up friends and neighbors and created an unfair new modern school vs old school system. Not to mention the terribly expensive redundancies of staff and busing nightmares.
No one could have predicted the economic slump and associated real estate debacle but that too has accelerated enrollment decline. We currently are below the student population that we had when we only had 1 middle school and it was NOT overcrowded. Your theory that when the economy and real estate bounces back all these empty nesters will be able to sell their houses to young families with school age children thus bringing the enrollment back up to high levels is incorrect.
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Chappaqua has some of the highest taxes in the highest taxed state. Our taxes are out of control high mostly because of our school budget. As enrollment declines our budget goes up? Buyer with young families are finding much better deals in other communities with excellent schools and they have significantly lower taxes. The dirty little secret around town with our many real estate brokers is that they are losing sales to communities with much lower taxes. There are other communities with great schools, lower taxes, and tax payers and school boards that have taken aggressive measures to control school budgets. Our community and our school board has the deserved reputation that they will continue to spend and continue to raise taxes. Student enrollment is not going back to bubble era population. We thrived and excelled for decades with 1 middle school. We should utilize the big new state of the art 7 Bridges School and sell Bell! It would be best suited for retail/commercial/ affordable housing. It no longer functions a s modern middle school should.
We are currently renting to outside programs excess capacity classrooms in elementary schools. We have downsized teams in 7 Bridges because we have empty classrooms. There are over 200 houses for sale and if and when some begin to sell we will certainly be able to accomodate new students. We just do not need Bell school. A reconfiguration to 5-6 / 7- 8 schools does not address overcapicity and the utilization of an old dated middle school (Bell). Reconfiguaration will likley address some redundancies buit we still have more schools than our student population needs. Sell Bell - it solves so many problems. we receive income, we revitalize downtown, we satisfy affordable housing mandate, we help our merchants, etc etc.
Rob,
Please provide one example of a multi-tiered parking structure that is not an eyesore. Forget about how much land there is to deal with. There is no way to make such a structure attractive. It is a bad idea
I am no expert, but given the vehement calls to sell Bell, I think it is logical to point out the wealth of houses that are currently kid free and what that means for enrollment for the future. All I pointed out is how many kid free houses are in a small area around my own home, how many are for sale, and how many are likely to go on the market once there is movement in the market—many have not been listed because people feel there simply is no point at the juncture. I think it is a fair thing to extrapolate to the community as a whole. I don’t know the ultimate capacity of 7 Bridges but my youngest son’s learning experience was far better there than the other kids who were at Bell. I was against 7 Bridges by the way because I thought there was the potential for a cheaper solution but again, I am no expert.
Bell School does not have air conditioning.
Seven Bridges has air conditioning.
Seven Bridges has to keep their air conditioning off making those students and teachers suffer during hot, or humid, School days.
Why? Because certain parents over the years have drove the Chappaqua Central School District absolutely crazy, and will not accept that their children have to sweat while attending Bell School, when the students at Seven Bridges can/could enjoy a little air conditioning to cut down the level of heat in the classroom.
The only air conditioning you will feel at Seven Bridges is when you first walk into the School; that’s it. The rest of the system must remain off, due to Bell School not having their own air conditioning.
Don’t think this is a true story, go ask someone, find out!
I feel sorry for those who have jobs or positions in our Community; or should I say Municipality. It’s hard for them to make everyone happy, but they can be bullied to the point of making every student equally hot and uncomfortable in the classroom, and this is what some in the Municipality feel is only right! Too bad!
Again, I’m no architect, but I think the benefits could outweigh the disadvantages, and it should be explored again. Something needs to be done. We’re clearly heading in the wrong direction.
Scarsdale is somewhat similar. They have a multilevel parking garage and similar demographics. but what I’m really thinking about is the commercial and residential development that’s been done adjacent to the train station. I wouldn’t say the changes were transformative, but the improvements have been pretty dramatic, especially if you remember what it looked like 10-15 years ago.
Other communities that have embraced Transit Oriented Development that incorporates innovative designs with a progressive approach to parking are Beacon & Harrison. In fact, Harrison is currently seeking proposals for a Transit Oriented Development, as part of their downtown revitalization.
Air Conditioning- my kid goes to 7 Bridges and he cant walk into town after school or hang out at the pizza place or gazebo like Bell School kids. Maybe we forbid them from walking downtown? This is what happens when you split the kids into 2 middle schools. It shopuld never have been dopne and now we are paying dearly for it it morer ways than one.
Allow 14 year old kids to purchase a 90cc Scooter, or Moped, and give them the freedom to drive to all areas of the Municipality. This was allowed 30 years ago!
Perhaps, if anything, Rob Greenstein has shown himself to be ignorant to the needs of this town. While I have no problem with selling off Bell, He makes other points that will cost the taxpayers money and that are not needed.
Remove the parking on Lower King? Turn it into a walkway? Are you serious? They tried that in several cities and small towns, and businesses along them actually CLOSED due to the lack of parking or street access.
I admit that a parking structure may be better than a lot, but not at the train station. How do you think that would blend in with the small, historic train station? Not to mention that that’s what people see when they come to town on the MetroNorth. I agree that it is needed, but where exactly would it fit? I am also concerned about the fact that it will most likely be more that 2 stories, effectively becoming the tallest structure in the downtown.
Shops in the existing parking lot of the train station? a big-box store for that matter? Keep in mind that each day the parking lot fills to the brim with cars each day. Not only that, but it would impact nearby Washington Avenue, especially with a big box store.
A trolley would not only cost money, but it would also result in more traffic congestion, as well as safety concerns what with people entering and exiting in the middle of King Street. Or will it have no stops between Greeley Ave and 117? This will serve to decrease foot traffic on King and result in businesses hurting financially from a lack of customers.
Although I understand that your intentions are good, your “BIG ideas” look like they will cost money, which will put us in a position to not lower taxes. And the last thing we need is another tax increase. The town has a lot more smaller issues to worry about, and it doesn’t need big ideas to get it rolling forward. I’m afraid that you do not have my vote, Mr. Greenstein. I’m truly sorry, you really do seem to want to help us.
What about building housing over the post office and its warehouse? I think the branch might be closed due to expensive real estate costs given all the problems the USPS is facing. Maybe building up could be done, with parking across the street, to make the facility more multi-use. Just an idea…...
To “A Suggestion”,
I love your idea about the post office. This is the type of creative thinking we need.
It’s a lot more productive than someone who simply says we shouldn’t explore big ideas because they might cost money. Most people realize that a pro-active approach is needed. Most people realize that our 3% commercial tax base is unsustainable. Most people realize that sometimes you need to spend money to make money. Most people realize that what we’ve done in the past is obviously not working well enough.
We need to focus on the future, and we need progressive thinking. We need to look to models that other communities have adopted. We need to look to models that involve public-private cooperation.
We ALL need to put our brains, and expertise, to work, We need to be creative.
I’m sorry, but please, “I’m Sorry,” go away! We need to get this attitude out of Town Hall. Anybody that is saying “I’m Sorry,” does not GET IT and does not allow IT, or worse, approve it! Just does not understand what is going on - Wow, I would hate to learn that “I’m Sorry,” represents us in any fashion or is employed or elected, and sitting in Town Hall.
I’m Sorry to say, that I’m sorry said they were sorry.
Please leave; I’m sorry!
How can you fault Mr. Greenstein for trying, I just hope he does not drop out of the race, or does not get things moving within the next 18 months or less when elected.
I agree with chappdad. If something isn’t done to ease the tax burden here, those young families won’t be moving here to fill the extra middle school. They’ll chose a shorter commute for dad, schools that are competitive (are we going to be able to keep up?), and a lower tax bill. I wish I had. I thought Chappaqua was a good investment, now I’m not at all sure. It seems to be time to get the school board on board with supporting the residents who have been supporting them. If Seven Bridges was a mistake, then fix it. Let’s just move on and take some action. Sell Bell.
I am not a builder but it seems to me the post office and warehouse could be added onto with “relatively” little cost because it clearly has a solid foundation and so site preparation is unnecessary.I put relatively in quotes because everything costs more than you think these days, but not having to do site prep is a huge savings.It also has a decent sized footprint which means it could house some apartments and some offices to really make it multi-use.I don’t know about zoning or how this might work with the USPS, but from a cost and speed of construction, size of footprint, and location standpoint, it has a lot going for it. Affordable housing, too?
Go Away Now,
Believe me, I will never drop out of the race just because someone criticizes me &/or my suggestions. If we’re gonna have a meaningful discussion we need to be open & honest with each other. Being transparent is never easy. Some people will not like your positions. No doubt, it’s a lot safer to keep quiet. But, I’d rather let everyone know my positions so they can make an informed decision on election day. Plus, I have thick skin.
What would be the reasons aside from a long standing emotional attachment to keep Bell School, if the Community felt it was wise to sell it off for a greater benefit? If we want to get the value out of Bell School, perhaps we should somehow financially motivate empty nesters to sell their 5 bedroom home, and offer the new buyer who has more then two very young children a property tax break; and work towards keeping it permanent. Perhaps we can offer such empty nesters a Property Tax Coupon that is redeemable anywhere in their current Municipality, or in the one that they move to. Better yet, as an incentive for an empty nester to sell their home, we give them a redeemable property Tax Coupon that can be used as stated, or given to the purchaser of their home. Now, how much would this coupon be worth? Well, if property values have fallen 34%, then perhaps we can offer a matching 34% off the current property Tax at the time of purchase that can be used in one year or spread over 4 years. What benefits could this create, and do we have people thinking in this direction? We better start planning the construction of an additional Middle School. The above idea, if somehow was to get legs would cause a flood of home sales that would give us back the value of keeping Bell, and fuel other areas of our Community. Can you imagine, the Chappaqua School System coming to our rescue with such a great idea? Ideas like this impact many different areas of the United States, tell me that a empty nester would not want to move closer to the Beach, as in Beach, not as in Beach Shopping Center. Or, treat all designated empty nester homes as vacant lots that are not on the Tax role for one year; designate a lottery of 50 homes per year, until we burn up the empty nester inventory - What are your ideas - WE NEED THEM NOW - Please don’t say “I’m Sorry…....but” If you do, then your solution is to sell, and raise property Taxes!
Thank you for doing what you are doing! Bravo! The problem with todays Politics is that it is not about criticizing ideas. It is more about criticizing Party affiliation. We live in a world of Politics where it is more important about being a Republican, Democrat, Tea Party Member, or Grasshopper. It is no longer about finding solutions and getting solutions approved. We live in a world that is “Everything I learned, I learned in the Sand Box;” that sand box somehow became a sand trap across the board for all Parties. There is no change in sight that this will ever change! So, now we need to get back to basics! Voters need to forget about Party affiliation on the local level, and really on ALL LEVELS, and focus, focus, focus, on GREAT IDEAS and who we believe can get them completed! All Voters through out the four corners of this Country, voting on any level have to start to listen to the ideas, and act! Truthfully, if you have been in office, and have not made a difference, or you have, but for the worse, not the better: this has to be recognized by ALL! A tough call, but someone has to show up and VOTE, so you might as well do your duty if you can, and VOTE! Please get permission from NewCastlenow.org to post your position on everything! Let the chips fall where they may, as long as they are not dorito’s, those we eat ! “I’m Sorry, that all of today’s Politicians regardless of Party affiliation need to have thick skin.” Let the good ideas that reflect good common sense RULE THE VOTE !
