Prospective buyer pitches spa-hotel-condo complex at Legionaries 98-acre property

Oder makes proposal
Town Board and Planning Board members gathered to hear the proposal for development of 773 Armonk Road
September 7, 2012
by Christine Yeres

Town Board and Planning Board members crowded into the conference room at Town Hall on Tuesday to hear a concept plan for the 97-acre Legionaries of Christ property on the Armonk Road (Route 128).  The plan includes a 30-room boutique hotel “with extensive amenities” in the main and oldest building, a 20,000 square foot spa and gym facility in a nearby chapel. Sixty new condominium apartments—20 penthouses sitting on 40 duplexes, with parking underneath, divided among four I-shaped buildings—would all have an unimpeded panoramic view to the north.

front elevation
The mansion would be renovated to hold a clubhouse, restaurant, 30-room hotel and six condos

A developer from Montclair, N.J., Stephen Oder of Soder Real Estate Equities and his attorney, David Steinmetz, explained that their visit to the two boards was most preliminary.  “We don’t want to waste a tremendous amount of our time or my client’s money,” said Steinmetz.  “We don’t want to see the town waste a great opportunity.  So we thought coming in here and exploring this conceptually would be great.”

The two realized, they said, that to change the residential two-acre single-family zoning—from the current accepted religious use of the property, now untaxed—to a commercial use would require “legislative action.”  But their plan, they estimated, would bring around $1 million in taxes to the town and Bedford school district, while “preserving a tremendous amount of property in its natural state, much better than any residential subdivision.”

The condo units, a mix of two- and three-bedroom units, would be non-age-restricted, but would be marketed primarily to empty nesters, according to Oder.  “I want to create a lifestyle that people feel they’re paying to be in a place where they love the view.  A lifestyle choice that enhances their well-being in a health-and-wellness type atmosphere.”  Besides 30 hotel rooms, the main building—built in the 1920s, “with great floors, word work and moldings”—would house a clubhouse with a library, rooms to lounge in, a restaurant and six condominium apartments, making a total of 66 condos with the four new buildings to the north.

“What I intend to build,” said Oder, “is for people who are selling their four- or five-bedroom house, the kids are gone and you’re living in your living room and kitchen.  I intend to build a master bedroom like you had in your big house—1,000 square feet—and give them the lifestyle they had in their other house.  No one wants to go from a very large living room to a small one.  If you can give them the same feeling in that limited number of rooms, that’s what the market wants.”

“That’s a awful lot of bedrooms—around 140—for a septic system,” noted Supervisor Susan Carpenter.

“The septic can handle it,” said Oder. “I’m building the same square footage as 28 [single family] houses,” he said, “but I would have empty nesters.”

“In order to support this project,” Oder explained further, “I need a certain density.  So if you say to me ‘We want you to do 35 units,’ I couldn’t do it.  Obviously, the church wants to get its fair value, and with on site septic there’s a high cost to it.  So unless there’s a certain number of density on the property, probably the numbers don’t work.  I don’t want to have a small number of units at such a price that no one will buy them.”

The view a big selling point

forever view
From top of the hill, looking north

“I was blown away by the view,” said Oder, who described the condos as glass-walled on their northern front, with the view a big selling point.

“But you’re putting all your [new condo] buildings up against Tripp Street, a very, very low density residential area,” said Carpenter. “It’s not really looking at what provides some buffer for the Tripp Street corridor.  It’s just giving you your view.”

“We intend to landscape the property with buffer, and enhance that area,” said Oder, who went on to explain that the condo buildings needed to be on the east, along Tripp Street, because “all the septic capability” is to the west.

Planning Board members expressed concern with the positioning of the condo buildings high on a ridge line. “We’ve made other developers pull off from the top of the ridge line,” said one Planning Board member.

“Look at the sensitive areas the zoning board has looked at [with previous proposals for development of the property],” Carpenter advised Oder, “and see what you can do to protect some of those areas,” including the Tripp Street corridor.  Several neighboring residents attended the meeting and asked when they would have the opportunity to comment on the proposal.  Carpenter assured them that the plan was in concept stage.

joint PB TB cover
Planning Board and Town Board members hear the proposal.

“It’s great that the Planning Board is here at the same time,” said Oder.  “I don’t want to spend months with the Planning Board if the Town Board says we’re not going to change the zoning.” He suggested a follow-up meeting with Town Board members, and a visit with them to the site.  Carpenter responded that, for a site visit, she wanted the expertise of the Planning Board members.  “Any change in zoning,” she said, “would have to go through the Planning Board.  They’d have to comment on it—and we’re not going to do spot zoning, changing it for just this piece of property.”

Oder, more familiar himself with commercial real estate development, plans to partner with a residential developer on the Legionaries proposal and find financial backers.  He had advanced an earlier concept to the Town Board for a 125-room hotel and spa, “but 30-room hotels were more common,” he noted.  These things are difficult to finance.  The banks want to see units I can sell.”  Oder’s purchase of the property from the Legionaries of Christ is contingent upon his procurement of zoning that will permit the proposed development.

Above, a close up of the area of proposed development; below, a map of the entire property.

Related:  98-acre Legionaries of Christ property on the Armonk Road is up for sale,, 10/7/11—with slideshow of the property.

The slideshow requires javascript and Flash

We encourage civil, civic discourse. All comments are reviewed before publication to assure that this standard is met.

This is a good idea, but would we rather like to have something like the Pound Ridge Reservation Park with a few tall observation towers for all in the community to come out walk around and enjoy the views. How does a Town receive money to create Parks? Can we make this a Park? Can we open this property up to the Public and run it like the Rockefeller Estate that has a great restaurant and learning center? Can the Mosque that is being proposed on the West End find room at this location and cancel it plans to build where currently being proposed? What overall preconceived planning ideas does our town planner have? Where is our community vision for what we would like to see happen over the next 10 years or sooner? Should the Conifer project also be moved here and made to look more inline with the Architectural look of the community?

By Something like this ! on 09/07/2012 at 9:33 am

Is this in the Town of New Castle but in the Bedford school district?  If so, build the condos.

By Groovin’ on 09/07/2012 at 11:48 am

How about including affordable housing?

Editor’s Note:  One of the first things Carpenter asked the Soder team was whether they knew of the town’s 10% affordable requirement.  They said they did.

By Affordables? on 09/07/2012 at 12:35 pm

In contrast to the above comment, I feel this proposal would be extremely detrimental if permitted.  The property is zoned 2 acre residential, and is in a very rural setting, surrounded by 2 acre zoning.  This proposal is completely out of keeping with the nature of the neighboring community on a host of issues. Many of these issues have already been closely examined over the past 18 years in conjunction with the proposals by the Legionaries of Christ (the current owner), and much has been revealed during this process as to the environmental impacts a project of this scope would have.  The site is not capable of handling the water/septic needs of such a large population (with 66 condo units and 30 hotel rooms, plus staff, one could easily have between 350 – 450 people on site).  Add to that the water/septic needs of a large swimming pool, spa, gym and restaurant, it would jeopardize the Croton Watershed as well as the safety and well being of neighboring houses which are on septic and well water.  The proposed project would generate significant traffic, lights, and noise at all hours, that would be a tremendous burden on the surrounding neighbors and in no way comparable to what would transpire if the site were developed according to current zoning law.  While the developers are ‘targeting empty-nesters’, there is no proposed constraint, and hence our school districts as well will be stressed.  This project is not in keeping with the town’s master plan, nor would such a major change in zoning be fair to all the surrounding property owners who have bought their properties precisely for the rural characteristics of being in a 2 acre zoned neighborhood.

By Be safe and fair on 09/07/2012 at 12:45 pm

The town needs to take several issues not mentioned at the meeting into consideration. One is the fact that this area is on well water and may not be able to handle the strain put on the water table. Is the town willing to put town water into this entire area including the homes in the neighborhood surrounding the property? Another issue not mentioned is currently only one road (route 128) is used for access and egress to this proposed development. The road closest to the development is to narrow for school buses to use and shouldn’t be counted on for additional access or emergency access to the proposed property development. It must be stressed that this area is a rural area of New Castle that doesn’t have street lights, municipal water, or sewers. There isn’t another 30 room hotel, spa, pool, and condo development in the area. Is it reasonable to put such a development in an area that has 2 acre zoning and is currently rural? The changes requested in the zoning should be examined and studied as every large parcel up for development in the town of New Castle has been reviewed. This can’t be a quick decision!!!

By Concerned New Castle Resident on 09/07/2012 at 8:44 pm

Re: Be safe and fair

You are absolutely right, but we no longer have a town hall that matches up with the history of the area. Nor do they know how to take the history of the area and blend it with the new goals that our current economy is producing. We are in trouble, when is Costco, or Walmart coming to New Castle ?

By You’re right ! on 09/08/2012 at 5:40 pm

this project reminds me of fancy buildings that went up in the late 20’s and early 30’s. many of which were never completed for years and years afterwards.  i guess those who do not know their history are doomed to repeat it.

By Gilded Age on 09/10/2012 at 8:17 am

This will ruin that pristine area, and I feel for those residents who who’s quality of life will be directly affected forever after. If it happens there, it can happen to any of us here in New Castle, and I would have to question the intentions of the New Castle Town Board, and the future of our town.

By New Castle Town Board is ruining New Castle on 02/07/2014 at 4:25 pm

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We encourage civil, civic discourse. In other words, be pithy and polite. All comments will be reviewed before publication to assure that this standard is met.