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North Castle Officials Could Have Brynwood Zoning Vote In June

NORTH CASTLE, N.Y. -- North Castle's Town Board could vote as early as June on zoning changes for a proposed housing development at Brynwood Golf & Country Club in Armonk.

North Castle Supervisor Michael Schiliro looks through the Brynwood Final Environmental Impact Statement prior to the Town Board's vote to accept it.

North Castle Supervisor Michael Schiliro looks through the Brynwood Final Environmental Impact Statement prior to the Town Board's vote to accept it.

Photo Credit: Tom Auchterlonie

Town Attorney Roland Baroni told the board at its Wednesday meeting that June 10 is a possible date to vote on zoning-text amendments for the project.

The club's owner, Brynwood Partners, LLC, is seeking to create a new zone for the property, which is called a Golf Course Overlay Floating District. It is also requesting changing language for Membership Clubs, which would allow some of the proposal's uses to be approved subject to a special permit being granted.

The board voted to continue a public hearing on the zoning changes - it was last held in 2013 - at a May 27 meeting. The board also could have a special meeting if it believes more time should be given, Baroni said.

Brynwood is proposing two potential housing scenarios. One would entail 80 units, including 63 condos, 10 "golf cottages" and seven affordable-housing units on-site. The second would entail 88 total units, with 80 being on-site. For the latter version, there would be 70 condos and 10 cottages on the property, while eight affordable houses would be placed elsewhere.

Condos, which are assessed with potential rental income taken into account, can yield less tax revenue than single-family dwellings, which has been a point of concern for Brynwood's project. The developer is proposing a deal to have the structures' future condominium association make what are called mitigation payments, which would be for the difference between the condo-tax amount and what would have been paid under fee-simple status.

The board voted Wednesday to accept the project's Final Environmental Impact Statement, a key review document. The statement is the successor to the project's Draft Environmental Impact Statement, which was previously the subject of a public hearing.

Acceptance of the Final Environmental Impact Statement came following review from a pair of consulting firms assisting the town, Kellard Sessions and BFJ. The Final Environmental Impact Statement and proposed zoning legislation can be found here in the attachments for the board's meeting agenda.

The board chose to give a 30-day comment period on the Final Environmental Impact Statement. A consultant for the town explained that this is for involved agencies to give their input. 

The Final Environmental Impact Statement will be succeeded by a findings statement, which is the last document for the environmental review, according to state law. Baroni told the board it could vote on the findings statement on the same night as the zoning amendments.

If the board approves the zoning amendments, Baroni said it would then have to conduct another public hearing to apply the new floating zone to the specific property. He suggested June 24 as a possible date. 

If the applicant seeks to have Brynwood join an existing water district, Baroni added there would be another hearing and that it would decide on the request. 

Brynwood also needs site plan approval from the town's Planning Board, Baroni noted.

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