Planning Board - Regular Meeting

Okay, folks. Welcome tonight to the town of Mount Pleasant planning board meeting. Regular scheduled for March 16th, 2026, 7:30 p.m. First up, we have business items. Minutes from the 3520 Oh, hold on. Before I do that, I'm going to do something different. Okay, thank you. Um, I'm going to redo what I just did, which is go to the top of the list. Before we do that, I just want to read an article that my predecessor always used to read before the meeting started. It's written is by David Brooks and the article goes like this. A governing a governing cancer of our time. We live in a big diverse society. There are essentially two ways to maintain order and get things done in such a society. Politics or some form of dictatorship. Either through cor compromise or brute force. Our founding fathers chose polit politics. Politics is an activity in which you recognize the simultaneous existence of different groups, interests, and opinions. You try to find some way to balance or reconcile or compromise those interests or at least a majority of them. You follow a set of rules enshrined in a constitution or in a custom to help you reach these compromises in a way that that everyone considers legitimate. The downside of politics is that people never really get everything they want. It's messy, limited, and no issue is ever really settled. Politics is a muddled activity in which people have to recognize restraint and settle for less than they want. Disappointment is normal. But that's sort of the beauty of politics, too. It involves an endless conversation in which we learn from other people and see things from the vantage point and try to balance their needs against our

own. Plus, it's better than the alternative ruled by some authoritarian authoritarian tyrant who tries to govern by clobbering everyone in his way. I read that because in every planning war meeting that we go to I've been to, you hear things you like, you hear things you don't like. That's just the nature of the business we're in. The only thing I ask is that we we are respectful during the process. We listen to people. We hear dissent opinions. We hear opinions we agree with. Let's just go through the process together. We'll keep this in orderly fashion and move forward. Um, and by the way, happy St. Patrick's Day tomorrow. early early start to that. Okay, let me start off again. Town of Mount Pleasant planner board meeting. Welcome to the town of Pleasant Planner board meeting regularly scheduled for March 16th, 2026, 7:30 p.m. First up, business items. Minutes from the 352026 planet board meeting. Any questions or comments on the minutes from 352026 planet board meeting?

I'll take a motion. I move adoption of the minutes of the 3526 meeting. Motion file. Second. Second from Steve. Walter. I Jane. Hi. John. Hi. Hi. Eileen. I. Steve. Hi.

And I from me. Next up adoption of resolution approval for Steve Slopes application SS25-17 for the development of a single family dwelling with driveway yard area with driveway yard areas water and sewer drainage and retaining walls. improvements Belleview Avenue lot 79 R10 Joseph Skiazio this was an application we've heard in the past uh they were here they had many conversations with us we've had public hearings on this and now we are ready to drop adopt the resolution that the consultant has drafted if that's the pleasure of the board I make a motion to adopt a resolution motion from John second second from Eileen Walter I Jane I John hi Eileen I

Steve hi and I from me. Next step, adoption of resolution of approval for site plan PSP26-1 for the renewable special use permit for gas station convenience store 376 Brad avenue author and new agebook Petroleum Company Incorporated. That was the gas station 376 Brad or 70. Any questions or comments on that resolution as that we have read and reviewed? I'll take a motion. I move adoption of the resolution as prepared. Motion from Marlene. Second. Second from Jane Walter. Hi Jane. Hi John. Hi Eileen. I Steve. Hi. And I from May.

So we are going to the next one. Adoption of resolution of approval for the legization of cut fill grading and the construction of a concrete retaining wall in excess of 6 ft in height at a rear portion of the property on 145 Bennock Place author and steep slopes application SS25-03. Michael Stallone. We we have reviewed that resolution and we are ready to make a decision on whether or not we accept it or not. Take a motion. I move adoption of the resolution as prepared. Motion from Eileen. Second. Second from Steve Walter. Hi. Jean. I. John. Hi. Eileen. I. Steve. Hi.

All right. For me. Okay. So, we're up to the next one. three-year extension request of resolution for approval for site plan SP21-06 steep slopes SS21-20 and wetland W21-05 for the amendment of the master plan including including development of a 495,640T new floor area parking lot and infrastructure 777 road regeneron any questions or comments on that resolution for the three-year extension make a motion to uh grant the three-year extension request Motion from John. Second. Second from Eileen. Walter. Hi. Jane. Hi. John. Hi. Alen. Hi. Steve.

Hi. And I for me. Okay. Next up. I know there's a lot of people here for this next sub application which is Cedar Nulls. I'm going to read something to you. What happened to

Oh, I missed one. Oh, I missed one. Good thing I have people here helping me. request for 180day extension of the resolution approval for site plane application number SP23-07 and steep slopes application SS23-13 for the development of vacant parcel located at B Brad Avenue Brighton Avenue in Hawthorne for the construction of approximately 3,000 foot business office for storage born additional improvements include a driveway parking area storm water mitigation facilities landscaping and screening areas SPL112.9-1-2 and three owners Brighton Avenue Properties LLC. Any questions or comments on that one?

Okay. Do we have a motion? I'll make a motion to grant the 180day extension. Motion from Jane. Second. Second from Walter. Walter. I. Jane. I. John. Hi. Eileen. I. Steve. Hi. And I from May. Okay. Next up is 226 228 Linda Avenue. seed an old subdivision of one 126.5 acre parcels with 91 lots, 87 single family residential lots, three conservation open space lots, and one lot to continue the existing school operations. Plan board's determination on the following planning board's determination to serve as secret lead agency, secret positive declaration, determine draft, scope, and public hearing date.

Pat, are these all separate? One resolution.

Okay. I took some notes because I know a lot of people are coming here and there's a lot of misinformation going around. What we're doing tonight, what we're doing tonight is making a decision on the resolution of approval resolution that the consultant drafted that we open up an environmental review process which is an extensive process. Let me read my specific notes. We are taking several procedural steps tonight to commence the review of the project. First, we are confirming our designation of secret lead agency. What that means is this board will be responsible for managing all the various agencies that will be involved with the review of this application. Second, in that capacity as lead agency, we are recognizing that the project may result in adverse environmental impacts. Because of that, we are in about we are about to adopt what is known as a positive declaration, which means we agree there's environmental concerns on that site that we need to mitigate and to understand, which then requires the output to go through the full the full environmental impact review process. This is the most thorough and extensive review process we have at our disposal. And third, we will set up a public scoping session. And what that is is an opportunity for all of you to come out and tell tell us what you think needs to be studied and analyzed that will then define the content of environmental impact statement. So that's what we're doing tonight. This is not a decision whether we agree or disagree approve or not approve off the specific site application. There's information out there that's saying that. That's not what's happening tonight. We're specifically commenting and reviewing the resolution that the consultant drafted saying that we want to be the lead agency. That's the process we're in. That's the process we have to abide by. I will say one thing overall I am somewhat concerned about flooding in that area. I would propose that we reach out to

town engineer and ask him to give us a review of any new or future construction or activities of that site that we can understand what is the plan in place for the future for storm water retention and storming mitigation. Can we have a motion on that? Uh so moved. We have. Okay. Motion from Eileen, second from John. Walter I Jane I John I Eileen I Steve Hi. And I from me. Now in this in this are we going to show access?

Are you are you dealing with the town building inspector whoever it is engineers regarding access to this area. We're talking specifically about the mitigation. Right. So so John move on. Mr. Milo please. John, the the scoping document includes a whole section dealing with um access alternatives, modifications to access plans and so forth. So um that's what you are about to consider setting that scoping session where the parameters of those studies would be established. Um, so has not yet been studied, will be studied. Uh, and the scoping document lays that out in some detail already, but obviously we want public comment to refine that as we spoke.

Okay.

And there is going to be plenty of time, plenty of time, whether it's written or here in the meeting, whether it's written or here in the meeting where we're going to have plenty of public comment. And I'm just going to point out one thing. I have lived in this town my entire life. I care deeply about this town. I don't take these decisions lightly. So I'm here in this town. I plan to stay in this town. So I am also a concerned resident for every single application that comes before this board. But I'm also charged with the duty of executing my duty whether I like it or not. And I will do the duty with the way I'm supposed to do it in the way that I'm legally obligated to do it. So with that being said, what would what is the pleasure of the board on do we want to be the lead agency for this this application or not? go through the three bullets and we'll go from there.

So I make a motion to be to you don't have to do it separately. So the the single resolution confirms your lead agency designation adopts a positive declaration requiring the preparation of the full impact statement and sets the public scoping session for April April 20th. Oh yeah, April 20th is going to be the big date, guys. And just to be clear for the public, um after today, the draft of the scoping document will be um published on the town's website. So so the so there's copies up front so the public can have uh access to that document and can comment on April 20th.

And can we also I don't know if I asked this question in previous means did we have this stuff available in the library? So no we wouldn't put the scoping document in the library. It's, you know, it's a Yeah. So when we get to a point EIS, all of the documents that could submit the the substantive studies are posted in the library, the clerk's office online and so forth. So once we complete the environmental review process that EIS will be then sitting in the library for review during the process and post also available online. Yep. What's that date? April what? 20. Okay. So So let's go through the motion if we want to do a motion. Just one question. The the public's comments can be submitted to Carolyn. Yes.

In advance. In writing, in advance, offline. Yep. Or spoken at the public hearing on show up on the 20th. And how about at it? I make a motion for all three of these. We have a motion from John. Second. Second from Walter. Walter. I Jane. I John. Hi. Eileen. I.

Steve. And I from me. Okay. Next up, continuing applications propos Oh, no. We're skipping that one. Go to item number two. New applications. Proposed 361 Braders Avenue renewable special use permit gas filling station in accordance with town code number 21833. Application site plan PSP25-7. Location 361 Braders Avenue Hawthorne. Section block lot number is 112.9-1-4. Zone HH owner Hawthorne Enterprises LLC applicant then applicant attorneys Xarin and Stements LLP. Welcome Mr. Steinets.

Good evening Mr. Chairman, members of the board. David Steinmets from the law firm of Xarin and Steinmets. Pleased to be here tonight representing Chestnut Petroleum CPD with regard to one of their two gas stations, one of their three gas stations actually in the town. Um we are here for a periodic required special permit renewal. I my understanding is the building department did go out did conduct an inspection um and did place us on the agenda for uh review and consideration of the special permit. U my client Tom excuse me Tom Kee is here from CBD if you have specific questions uh but the operation remains the same. Uh we did get some comments from S and his team. Uh there were some things that uh my client was asked to clean up and rectify. uh that has either been done or is being done and uh we're here tonight asking for a renewal of the permit.

Okay. So, if we're saying it's being we know we know you know Mr. Thomas it has to be done before the public hearing like at least on the night of the public hearing it should be wrapped up any of those things that the building inspector asked us to do. Correct. Just make sure we button up those things. Understood. But with that being said, any questions or comments board members? Uh just one, your cover letter referenced the um Shell station at 635 Marble Avenue. Is that not part of this?

So So that is not part of this tonight. Um there were more comments and concerns about that site. S reached out to me directly and said he did not want to put that one on tonight. So I I think Caroline can probably confirm. I had hoped it would be on tonight and we could take care of both, but there were greater concerns and we're dealing with that in advance. So I hope to be on your next agenda for that. Okay. Okay. And just so you know, the reason they're all coming simultaneously is we never enforced the renewal provisions in the code until 15 years ago. So we got them all at once. That's why they're back to back. I was wondering that myself. Yeah. Okay. Any other

because your your your town code has a 15-year duration of all of these gas station special permits. So if you if you say yes, you don't have to see me for 15 years on this matter. on this matter. I said on this matter. I'll be back later tonight. So, what do we need to do tonight? Schedule a public hearing and and you'll have whatever concerns the Yes. Just we're going to just make sure my opinion is we just make sure that we add an addendum that they wrap up their knickknacks they got to do.

Understood. I don't think S would have let me get to the microphone tonight if we weren't pretty nicked and knacked. So with that being said, can we entertain a motion then for a public hearing? Motion from John. Second from Steve Walter. Hi. Jane. Hi. John. Hi. Eileen. Hi. Steve. Hi. Jim. I. Mo. Larry Curley. All right. We're good to go. Thank you all.

Okay. Next up on the agenda is item number three. Proposed 630 Bedford Road, Stone Barnes. Application site plan number PSP 26-2. Location 630 Bedford Road Mechanical Hills section block lot number is 111.14-1-1. Zone OSR owner Stone Barnard Stone Barnes Restoration Applicant and Architect is James Coleman. AA welcome Mr. Coleman, I presume.

Yes. uh Jim Coleman and I'm here with uh Jason Grower and uh Peter Bradley who are the executive director and director of facilities and I do have three 11 by7 copies that Caroline asked me to bring. So let me just plug this in. Okay,

make a very uh brief presentation and then have a discussion. So, I was hoping to next to the uh the screen. She just wax. Let's

go. I want to bring you That was great.

So you you you you had the skills of a teenager. Sorry for the clown show. I have a paper copy just in case. You did a good job. So, as I said, uh Jason and Peter are here. Uh I'm with Coleman, and there was a fire uh There we go. We're back.

Okay, good. So, as you may know, there was a fire at uh in January of last year uh behind uh the infirmary building, which is this building uh right here. And uh um and that building was used for back of house spaces. It's a small building at the rear of the complex. It was used for cold storage, receiving, and offices. Um the existing building was less than 2500.

Can you use that? So, the existing building was less than 2500 square ft and we're adding uh 1,295 ft² of uh of building footprint to the back of the building to increase the total building by uh four to uh 4,000 ft² to 6,500 ft². So there was an opportunity in rebuilding and adding in addition to relocate some of the existing uses that are on the campus to increase uh public access and to allow people to see and do and learn more from some of the activities that are happening at Stone Barnes. So the building had been used really just for back of house uh food prep, receiving uh cold storage and there are two uh labs located on the campus that are going to relocate to this building uh and then also create a uh um mixeduse space on the second floor uh to better serve uh smaller and mid-size groups that currently have to choose between spaces of either too small or uh too large. So, let me just walk through the plans. Just just going to take this with me. So, Okay, there we go. So,

So here's the this is the site. Uh it's a 79 1/2 acre site. Um we're working just in this area here. Go to the next slide. I apologize. All right. So, this shows the uh a detail of the site. So, this is the building complex. This is the area where uh the existing building is. And uh that's a limit of disturbance. And so this is the uh you know much loved view from the fields of uh the stone barns complex. This is the building that had the fire in it. And our strategy is to sorry strategy is to add an addition in the back and then just raise the roof. Uh so the building pretty much looks the same uh from the front. This shows the existing building and how we're increasing the second floor and then uh widening the building. This is the new view with uh the larger roof and new dormer. This is the rear view on the parking lot or the drive. And then this is sort of the uh the why we're here, the planning issues. This shows the existing building and the silos which are recognizable. And that's the new uh 1500 ft um footprint. And

we're also cutting into this uh uh hillside across from the building to create a new loading zone. This shows the grading in that area. This is the existing slope uh the upper line and how we're regrading that bank to create that uh parking space. This shows the existing utilities on the site. Uh our addition is there at the top. Uh all of the utilities are behind where the new addition will be. Uh so that we reconnection to the propane tanks. Um sewer and water are inside the building. will be connecting inside the building sewer and water and then we're proposing eight cult chambers in the front yard to uh manage the uh increase in impervious area. This is the uh aerial view. The dash line is the existing building. There's the new loading zone. Um and then these plans are just this is the new ground floor, the new second floor uh elevations. So this is these are the existing buildings here and this is our uh addition renovation view from the garden side and that's the end view. So, some of the specifics, uh, it's a zoning compliant, uh, application, uh, with the exception we were over, uh, a little less than 600 square f feet on, uh, building coverage. It's, uh, busy for that, right?

Actually, uh, the building inspector kindly said that he thought this was a dimminimous amount. The site is 3.4 million square ft and it was 0.017% over. So he felt we wouldn't need to go uh to uh that was his opinion that we wouldn't need to go to zoning for this uh otherwise uh we are compliant.

So let me ask you so just this is not public here but I public hear and I just want to make sure this is we don't normally get too involved with dorm orders and additions to buildings. There's specific reasons why we're here tonight and you enumerated them a little, but can you just the top three or the top three or four reasons why we're the planning board specific as opposed to the dorm conversation? Yeah. Well, so uh there's an existing uh site plan approval from 2003 and 2007 uh which would require us to come back to you for any changes to the uses on the property. Okay. Anything else?

So Jim, increased square footage, new uh loading area. That's a new paved area. Um, and there's grading and excavation that may require a steep slope permit that would fall under your purview. I don't know if you clarified about this site. So the the which is a new site with Yeah, it's the it's there it's a bigger building requires site plan approval basically and the new loading area. But why why why are we so getting so detailed this is also a house somewhere else in building it's a it's a non-residential use

right right it's a commercial use it's it's a residential district it's R40 zoning but in the early 2000s it was this special district was created for for the center right um and so things like uh parking become important the required parking on the site is 175 spaces we have Uh 200 and yeah right here. Well over 200 spaces.

Yeah question. Um does the increased square footage carry with it a parking requirement? No because the uh so the you're not proposing any uh

so the the existing the existing uses are uh already on the site. Uh the labs are already there. Uh the entertainment and um and they already have valet parking for the uh any events at the restaurant. There's uh full-time valet parking. So I just couldn't see the uh the numbers. I think 175 is the required. Um you have 228 right? 228 35 grass right and the 35 grass are used by the valet parkers if if needed. So we have uh more than adequate parking existing and there's no increase in intensity of use or a change of uses on the site.

Okay. So you lost your signal too. So don't worry. Don't worry. Okay. Yeah. I'll just I think it's I think it's time for a discussion after my uh AV show. Sorry about that. You and me that you all so because it's the building become larger. We may or may not see other go through that's why you're here tonight not specifically to the drummers conversations. Got you. Right. That was just a a you know rough introduction to the project. I have been in touch with engineering and we do need uh a storm water permit and the steep slopes permit because of the amount of grading we're doing.

So you'll be back and forth at some point in the future. Yes, we're looking to schedule a public hearing uh as soon as we can. I don't know. Sounds like we're not really there yet because I think we need to button up a couple things, right? So So there's a few things. So buttoning up those few things. You should hear from engineering first. We haven't heard from engineering. That's your typical protocol. Um, secondarily, this is a unique site in that it is one of the key features in the Rockefeller preserve historic district. So, Shipo needs to weigh in on this. Um, so again, we need to hear. For example, the expansion of the footprint of that building may be a concern to Shipo. We don't know that. So, you've got to reach out.

So, it is not it's not registered on a historic uh landmark or it's not a Shipo property either. The the district understanding the district is a historic district. So you're within a historic district. I see. So you need to touch do the the shipo online um submission. Okay. So when we schedule public hearing we have to rest of the board. Typically we look at everything organized well and you're getting there but we need to get because we're going to present this in public. Yes.

Right. We're going to be sitting here. We have to have all these questions to answer and address. So when the question comes before we can answer those questions. So so at this point it's it's a presentation. There's really not much more we can do with this application. Um so and I thought that might happen. So we'll um I'll speak to Caroline. I'll get Pat's comments and we'll resubmit as uh and submit to engineering as well. You have to resubmit to complete the process. Understood. Right. So, okay. Okay. Anything else? I think that's it. Thank you. Thank you.

Okay. Next up is this item we're not going to take action on tonight, but we are going to hear our presentation. Our first presentation on this application initiation of SQL review for petition of this change the language of section 21842 membership club any language that pertains only membership clubs. Additionally, the proposal will give building some additional responsibility with respect to working field consist amenized country club on village green and approximately 75 single family homes in a townhouse on approximately 214.41 41 acres former Rockefeller property application town board referral TB26-1 location 355 Sleepy Hall Road Barl Cliff Manor section block number is 110.8-1-1 8-1-1 zone 104.20-1-1 20-1-1 zonar fory owner applicant in petitioner South Rock LLC DBA Fieldbook club LLC engineer architects JMC Engineering site development company PLC attorney is Darren and Diamonds LP and again we are not going to make a big decision here tonight on anything we're not going to send this back to town board we're not going to do anything other than hear the presentation which is a welcome welcome to have us have us understand a little bit more than what we understand today

good evening Mr. Chairman, members of the board, David Steinmets from the law firm of Xarin and Steinmets here. Uh very excited to be here this evening representing uh Southworth on an exciting new project. I'm joined uh by Troy Miller and Steve Brzinski from Southworth. Southworth formed a joint venture um called South Rock with several members of the Rockefeller family. Several members of the family are here this evening and we're pleased they're here because we're here tonight to talk about a very special piece of property here in your town um known as Fieldwood. This incredible 214 acre uh property has been in the Rockefeller family for decades. Um it's on Sleepy Hollow Road. You've probably driven by it. It's got uh lovely uh rolling hills and views on the site. It's got magnificent vistas from the site to the Hudson River. You can see uh the bridge. You can see the city in the distance from certain portions. It's a special place. Um we're here, as I think you all know, to kick off and start the process for the redevelopment of this site. Um and uh we are joined by our whole development team. Um my friend and colleague Diego Villa Reali from JMC along with his colleague Steve Spina. Uh Peter Fero from AKRF. Uh they are our planners. Uh Diego and Steve are our civil engineers and traffic engineers. My colleague Vincent Pedone um and several other folks will be part of this whole process before you. We are proposing um and our client is proposing an 18hole golf course, a country club fully amenitized. Um, and we're going to talk about all of that this evening, but I want to take a step back. Um, the reason that that there are several members of the Rockefeller family here is because this site was extremely important to the family and what to do with the site

ultimately was of critical importance. The goal for the family was to preserve and protect substantial open space at Fieldwood, to preserve and protect most of the um very special buildings on the site that I hope some of you at some point when we do a site inspection will have a chance to see and and maybe most significantly to respect the heritage um and the legacy of the family. What they did was go out and seek a developer who would achieve those goals and work consistent with the family. And actually, um, Southworth was selected by the family. There were numerous folks out there who were interested in this property. Our client, as you'll hear in a moment, um is very uniquely qualified to process this application and ultimately bring this project with a country club, a golf course, 75 residential units, um and a lovely respect for the 215 acres uniquely situated here in the town. We've been working on this um project in its infancy for the last several months. And I should say, I think it was in our cover letter, um, we actually, uh, explained to the town that Southworth went out and acquired the site. So, so the the property has already changed hands. Um, as I said, it's now owned by this joint venture. The other thing that's sort of unique about um, the property and the application. Some of you may know um, that my firm and I are working on repurposing and redeveloping three failed country clubs here in Westchester County. Um Eileen knows we've been working with um Eileene on the former Ridgeway Country Club for a number of years. JD knows um we have been working on the Elmwood Country Club uh for a number of years. And others may know that we have also been working on Hampshire Country Club. Why is that? Because a lot of member country clubs that are owned and operated by the

membership have struggled. They have not been as wellrun as they possibly could be. Um there are unique challenges that face country clubs in these days and this is the one and only proposed new club here in the county. The interesting thing as you've read in our materials is this is proposed to be a forprofit country club. Why? Because today, the modern concept of clubs and of golf courses and well-run facilities is to have someone in there who actually is a professional, is trained um and knows how to do this. when we presented our uh concept to your town board, uh Councilman Siliano was quite familiar with the with the notion that many of the clubs in the county and in the surrounding area are pivoting to a forprofit concept. I say that because your code allows for a country club and golf course to be built on this property. It's a It's a zoning compliant use, but your code has some words in it that require a notfor-profit club. That's not an unusual thing. When zoning was drafted decades ago, a lot of municipalities included not forprofit along with other uses. In the neighboring municipality of Brier Cliff Manor, I had a uh daycare center come to me and say, "We want to operate a daycare center in a church building in Briercliffe Manor." It was a for-profit daycare center. Briercliffe Manor had some antiquated language in their code that only allowed for notfor-profit daycare. Well, there's for-profit daycare in the world today. We went to Briercliffe Manor. We proposed a zoning text amendment. That zoning text amendment was adopted. We're here in Mount Pleasant doing the same thing. We're requesting a minor text amendment to allow the exact same use on this property that's otherwise allowed. A

country club, a golf course, amenities, housing, all allowed on the site. So, there's a slight change there. In addition, you do not have any country clubs in the town in the unincorporated portion of Mount Pleasant. You have Pleasantville Country Club in Pleasantville. You have Sleepy Hollow Country Club over the line in Briercliffe with a little bit of land development in Mount Pleasant. So, as I when I conferred with your building inspector, he said to me, David, you know, we've never applied the country club provision in our code here in the town. There were two things in the code that that we all felt seemed odd. One was with regard to parking and we feel like the code was calling for the site to be dramatically overparked and you'll learn about that as we go through the process and the other was a directional ta green measurement that was also in your code that when we discussed it with S and Darius and Pat we all realized there may need to be some discretion vested in the planning board to address this. So we have proposed that. So, we're here tonight to um to talk about this 214 acre site. I think there's another slide you can push through for me. Yeah. Um I'm going to hand off to Diego in a moment, but this is the proposed project. We take the 214 acre site. We develop and uh propose to develop an 18hole magnificent golf course around the site. Um you're going to hear from Troy in a moment. He is a a professional golf course designer who when he walked the property, I'll let him describe what he went through when he saw uh the site and and and why it is so special and why he and his colleagues were so interested in it. The site is currently zoned for single family residential development. If we packed up the country club concept and went home, we could come back tomorrow with approximately 200 single family homes, maybe even 220 single family homes on

this site. That is not the highest and best use of the site in our opinion. That is not consistent with the goals and objectives of the Rockefeller family. Why? Because when you do an 18hole golf course, you actually keep the open space. You keep the vistas. You keep the greenery. It will be a magnificent site to to be on. It will be a magnificent site to be off looking into. The homes have been very carefully proposed to be located in the center of the site. And right now we're proposing 57 57 single family residential homes and probably about 18 town houses. That will be discussed tonight as well. So they're two different housing types. Um a wide variety of amenities. Your typical country club amenities. Nothing um super different or unusual, but the site with 214 acres can accommodate a golf course. It can accommodate housing and it can accommodate amenities. And one of the things that works so well with putting a country club on this property is that there are some really special buildings on the site, former home, um stables, um things that that when you see them, you understand they deserve to to be preserved. They deserve to remain and to be given new life. and Troy and his colleagues have figured out a way to make use of several of those buildings um in a fashion that again attracted the support of of the family and that's that's why we're here with this application. Um we started this process with a simple application um by petition to the town board seek excuse me seeking these zoning text amendments. We did a um work session with the town board. We've explained to them what this project is all about. And as I indicated, there are these zoning text amendments. That's the town board's prerogative. However, as you probably know, under your code, any zoning text amendment gets referred to your board for review and recommendation. We are

here tonight technically because it has been referred to you. But we're really here for a cumulative comprehensive uh review of the project. Unlike other projects where developers come in and say, "I don't want a positive declaration. And I don't want to go through every issue and study it. Our client made the concern uh concerted decision to request a the issuance of a positive declaration to request going through the full secret process. So we have uh already suggested to your staff that we would like to come in. We'd like to get a positive declaration issued by your board as lead agency. We will come in with a draft scoping outline that our team will present and will be subject to public review and public comment and we will go through the entire process of a draft environmental impact statement and a final environmental impact statement. So, you're not going to hear from this developer and this team that we're resistant to doing everything that ought to be to be done to carefully study the site um and its unique characteristics. So, with that, I'm going to turn it over to Troy, who I know wants to tell you a little bit about his design, his concept, and this site.

Hi, good evening, Mr. Chairman, members of the planning board. Thank you very much for having me again. I'm Troy Miller. I'm the chief development officer for Southworth Development. Um, I do come from a land planning and golf course architecture background, as uh David mentioned. Uh, a little bit about Southworth. We are an international uh, real estate development company specializing in private club communities around the world. Uh, the types of projects that we like to do generally come with a great sense of place and significant authenticity that creates a greater connection amongst those that are using them. Um for that reason, this particular project is of uh great interest to us and uh we are honored to be partnering with members of the Rockefeller family in taking this project into its next iteration of life. Um so if you would flip to the next one there, I'll just talk a little bit about the vision for what we have here. Um, so essentially this project again has several uh historic elements on it going back with the manor house and several other structures that I'll go a little deeper into detail on. And I think our overall goal in this project is to make sure that we maintain that sense of place and time as this project develops. So, our goals here are to really continue to have the legacy of the Rockefeller family and the legacy of these structures and the way this project has been developed over the last hundred years uh shine through as we go through this next phase of development. Um, from a perspective of what we're trying to do uh with the golf course and with the community and the club as a whole, um, obviously with 100 years of history and more on the property, the family has owned this property since 1886. um we have an incredible opportunity and responsibility to tell that story and I hope that what you'll see in our planning efforts and the way that we go about uh designing the club, the residential as well as the golf um will will really reflect that well. Um so I'll go through first of all and talk a little bit the golf in terms of the

reflection of what it is here in Westchester County. I think you have a lot this is a land of giants when it comes to golf. You have an incredible set of great worldclass golf courses. We intend to uh be right there with the rest of them and really reflect the uh the nature of this site with some incredible rolling hills. Uh there is some exposed rock which is pretty common in Westchester County. Um we've got some stone walls that will be incorporated into many of these golf holes. And generally speaking, the topography on this site uh from a golf course architecture perspective is particularly special. Um, I've I've been blessed to work on some of the best golf courses in the world. And when I stand on this site and see the opportunity to reflect in the land without a lot of movement and a lot of grading and changing of what is there, uh, an incredible opportunity. So, from a golf perspective, I'm very excited about what we can what we can achieve here. Um, as it relates to the club itself and the the elements that we generally like to see, um, you're going to see the same kinds of country club uh, amenities that you would see in most club communities. Um we're we'll have a clubhouse and fitness and pool um family activities, rackets, all of these things we are we are looking and focusing on really keeping in the center of the site along the existing kind of developed portions of the site that run along this ridge in the center. um and actually reflect the the original carriage roads that came to this site through the gate house and in up through the the barns and stables and up to the manor house that kind of reveals itself to you as you come up the hill and make the turn. So those central buildings are really the key component to what we're doing from an amenity perspective. So um beyond that, I'll actually describe the site here a little bit just to set the tone from a three-dimensional perspective. that amenity core that we're talking about. I really view this entire site a little bit like a wedding

cake. There's the central ridge in the middle and that top of that central ridge we intend on preserving and maintaining all of the natural tree cover and really using as a central park element where you might have hiking trails and and locate views sheds through there. And then as you step down one other level, you're going to come to what will be that amenity core on one side. The residential we'll talk about on the other. And then as you step away again, you get into the area where the golf will be developed. And then finally, as you step away again to a lower elevation, that's really where we're creating this buffer around the outside of the property that is adjacent to the Rockefeller State Park preserve as well as the Crot Aqueduct Trail. So the idea here is to really try to focus our density and and the body heat of what's happening in the center of the site and insulate the rest of the surrounding properties from that and really have less and less density as we go out to the edges. Um as it relates to these historic structures, the gate house is the first one that you come across. Um we intend on using that structure as our welcome center, as our mail center, as a halfway house for the golf course. really trying to engage this this property as a place as a community gathering spot as it as it relates to using the property as well as coming and going um and is and and maintaining that original entrance which will be the main entrance to the property. Then as you come up the hill you come across the Angus barn which uh includes a silo. We intend on uh actually restoring that and making it into an an observatory both from an astronomy perspective and also from a views perspective because one of the incredibly special things about this site is the views that you have of the Hudson River corridor and all the way down to Manhattan. Um and then as well as the Angus Barn will also host where our fitness and pool and wellness uh programs would go. And so utilizing this historic structure and really maintaining the integrity of the architecture while modernizing it for

the uses of a club. From there, we get up to what is the stables today, which will act as our racket center as well as a naturalist and kids club where we can we can have a community farm uh kind of an outpost to really reach beyond our borders and and have these connections to the hiking trails and the bridal trails that surround us throughout all of the uh public lands in the in the area. And then finally up to the manor house which is really the the main core and kind of the heartbeat of the club where we'll have clubhouse with locker rooms and main dining. Um again the manor house is an incredibly special building that we want to make sure that we are telling a story around um and the history of what's what has been done here um and utilizing that to the greatest degree possible while adding some space for these modern uses of food and beverage and locker rooms and things of that nature. So, so those four main structures as you come up into the middle of the property are really what you see today. And my goal is as a land planner and as an architect and as a developer is that to have for our members and our guests to have the same experience in 10 years as we have today coming through that gate house and discovering these buildings as you come into the site. as we talk a little bit about the residential and a little bit of what our inspiration is here. First I I I want to I you know this this site I believe you guys are familiar with the zoning of what it is today. We we're proposing about a third of what is the the the base zoning of this site. We want to be very very cognizant about how we develop this and make sure that it is additive to the community and additive to the club and does not deter from the golf experience or the club experience in any way. Um, from an architectural perspective, we are dedicated to really creating residents that are inspired by Rockefeller commissioned architecture

from 100 years ago. Uh, while modernizing that for today's world. So, we want to make sure that we're focused on providing the right types of products for the market um and having a diversity of product and not just something that looks the same across the board. And then I think just from a site planning perspective, I'll just go back and then I'll hand it off to Diego to talk about some of the more technical elements. But, uh again, I think the real goal and and I I hope you will do a site visit. We welcome you to come and see the property. um the the idea of just kind of creating this body heat in the center and really letting that reverberate out into less and less density on these edges and protecting those edges that that now are adjacent to state parks um and public lands I think is is a real goal of ours to create and to maintain that pastoral element as well as some of that woodland buffer on the edges uh of the project. Thank you very much.

Thank you. just move it over so I could see the screen. Again, for the record, Diego Villerelli with JMC, the engineering consultant, working with the applicant. Um, I think you heard uh Troy speak a great deal really about the vision of the project. And uh this is something that we've had an opportunity to sit down with him on and really work through some of the nuts and bolts, which is what I'm going to try to get into at a very high level uh this evening, understanding where we are in the process and the studies that are going to be coming to this board moving forward as we do go through this DEIS process. A lot of the technical information, the details, the storm water, the sewer, the water details, all of that will come with time with these different studies. But these are all things that we've been starting to look at with Troy as he's t taken this vision and put it to paper and put it in front of you on the plan that you've seen before you right now. So, we've had, like I said, an opportunity to really work through it. And I'm just going to touch high level on uh these seven different bullet points here. I only get one slide to speak to this evening and then I'm going to turn it over uh to the planner to go through his items. But you heard Troy talk about the layout, right? The layout was a critical component to this. Um, when you look at the site, the overall site plan sitting on the right hand side of the page, 219 acres highlighted in the red property line, Sleepy Hollow Road is the roadway that's adjoining the top portion of the site there. It curves down, kind of bumps into the site, and then curves back away. Route 9 is off to the left hand side. There's a significant buffer between the roadway itself and that uh western property line. And then Gorybrook, which I believe Troy mentioned earlier as well, flanks the eastern side of the property there. These are all constraints that were kind of starting points that frame the property and different things that were considered with the layout. Um, access will continue off of Sleepy Hollow Road. The driveway that exists today is the

access point that would be used in the future. One of the things that we're really working with Troy on on this was the different roadway network that's on the property and maintaining those roadway networks. They provide access to the different buildings that are being preserved on the site right now. So, we're going to work with those. Obviously, there's going to be some enhancements that are going to be needed from a fire access standpoint, maybe widening certain things like that. But, as far as the character, the location of them, the intention, all of them are really driven to be in those same locations as they are right now. as you come up the property and it gets to the manor house. Uh that's that really the top portion of the site that Troy was talking about. It's central uh um on the property. You can see it flagged off as the clubhouse and just to the right of that is the indoor activity center. Um that's one of the higher portions of the site and then you see the residential just east of that. That is the area where new roadways would be constructed. But some of them follow the existing paths and the existing work roads that traverse the site as well. So utilizing that the topography, the grades, the grade change through there, that's how those roadways are created. We've studied the grading again working with Troy on these different opportunities and the best places to locate these individual homes. Uh you heard David allude to a cluster with the residential. This is not a conventional subdivision plan. If it was a conventional subdivision plan, you would see a plan on the screen with somewhere in in the range of about 200 to 220 single family homes that would carve the entire site into um compliant lots. In this case, we're taking a reduced number, clustering them together. The lots that you see on the plan are about 15,000 ft in size. They really range from about a/ third of an acre to a/ acre in size. And they're really situated on the central portion of the site there with that large area in between that's being preserved, that

wooded area. Um that central portion that is uh going to be maintained on that portion of the property there. Slopes and grading. You heard a lot about that as well. The wedding cake design, how this site is plateaued on the top and then starts to come down on either side of it. All of which was considered with the grading. um limits of disturbance, things like that that are going to be studied in uh the EIS. Um the eastern or excuse me, the western portion of the site has a lot more open fields. There's a lot of areas that were uh that have been cleared that have been open for many many years. The western or the eastern portion of the site is more heavily wooded. Those are different areas where tree removal will occur. Things like that on that eastern portion of the site uh where those golf course holes are being created. All of these things again will be studied in detail in the EIS and we'll get into uh acres of trees to be removed. How much a grading is going to occur on the site to create these uh different golf holes and the um uh and the residential that's being proposed. Um but as Troy has indicated, there's a lot of work that's going into it and we've actually already developed a schematic grading plan because the idea is to work with the land as much as possible. you're creating these different plateaus in these areas. It's not to uh it's not clear-cutting the entire site. It's not masquerading the entire property. It's really working with the property as it is today and creating these very specific locations for these individual golf holes. Other things that we've already started to consider, again, we'll get into more detail as we go through uh the DEIS process, but drainage, we haven't lost sight of that either. Uh we have trees that are going to be removed. There's additional imperous area that's being created as part of the residential roadways and the residential homes, things like that that would be constructed. There's added parking areas in and adjacent to the uh clubhouse, the amenity buildings, things like that. All the things that would be

needed to support uh the golf course use on the property. All of these things get taken into consideration. And we have already started uh drafting a schematic drainage improvement plan. Where are storm water basins going to be located? where are they situated on different portions of the site and what areas will be draining into them. As part of the DEIS process, we'll give you a full storm water pollution prevention plan that demonstrates compliance with all of the regulations from a state and local level that we're going to fall under as a result of this project here. Um sewer and water too. Um both of the the property is served by public water. It's currently connected right now. It's in the actual Briercliffe uh water district. This portion of the town, this side of the site uh is all served by the village of Brier Cliff's water district in that area. So, we will be working with them to make modifications to serve the balance of the homes and things like that as well. Um sewer is another thing we're working with the town of Mount Pleasant as well as the county because they have their pump station and their trunk main in this portion of the site. Again, the purpose of me getting into some of these details is not just to uh drown you with some of that information or tell you what's coming into the DEIS. It's really just to let you know that the picture that you see in front of you is a plan that's been developed taking all these things into consideration. These are all things that we've worked with with Troy to go through uh this design process and why several months has passed since we've met with him and started working with him and we're only coming to you now. So these are the things that we've been working with him over the last several months to try to get on a clear understanding of how this is going to work on the property. And then finally, the environmental constraints piece as well. Wetlands, water courses, things like that. All of which exist on this property will be documented as we go through this DEIS process.

Sorry, I didn't think I got to stand for that whole thing, but I guess I should have. But, uh, my name is Peter Fau. Uh, I'm with the firm AKRF. I'm an urban planner, and I will be the one responsible for preparing the environmental impact statement. Um, our firm is also preparing uh several of the technical studies on natural resources and waters and wetlands and historic resources and all of those other things. But I wanted to bring it back a little bit to the boring part um the procedural part and I promise my future presentations will be more interesting. Um I hope so. What are the actions that are before you right? Let's be really clear what what we're requesting and what at the end of the day, at the end of this process, this 18-month process, what have you, we're looking for from you. We're looking for approval of a subdivision plat, a clustered subdivision plat. Um, that's essentially the big the big procedural hurdle here, right? Um, we're looking to subdivide the site into um golf course use. They're going to be forested uh buffer uses, there's going to be amenity uses, and there's going to be the residential uses. So, essentially, we're requesting a clustered subdivision. We'll be providing a full subdivision plat for your consideration. Along with that, for the golf course, we're seeking a special permit as it is a special permit use in the zoning district. And we're seeking site plan approval. We're going to be modifying some of the buildings, expanding them a little bit in some places, locating a new building or two in a couple places. All of that requires site plan approval. With that site plan approval and the subdivision approval, we will invariably be disturbing some portions of this steep slope. So, we're going to try to keep that to a minimum. We may also be encroaching into wetland adjacent areas or wetland areas. Um, we haven't finalized the delineation yet, so I can't tell you exactly where they are. Uh, but as soon as the leaves come

out, we'll finish that and let you know. Um, so we'll be requesting that from your board. So, those are the actions that are under your um, consideration. And then, as David mentioned, we're also before the town board for minor zoning text amendments. None of that will happen until the very end of the process after the environmental

review. Oh, you got me. Look at that. Sorry. So, um, as you know, the the big lift over the next couple months, couple, right, Troy? Only a couple months of the environmental review, um, is the seeker process, the environmental quality review process. So what we're requesting is a couple things tonight just to kickstart the process um which is to you know receive the application um classify it as a type one action as it's meeting the uh thresholds for for land disturbance and zoning changes declare your intent to be lead agency because you have the largest approval which is the subdivision plat um and to circulate the EF that we provided um to all of the involved and interested agencies. um so that you can get their feedback initially on that application. And then hopefully um after that 30-day clock has expired, we'll be back before you and request um that you allow us to start the environmental impact statement process by issuing a positive declaration, drafting uh releasing a scope for public comment and circulation. Um but that's a little bit down the road. And then the slide that they told me not to show, but I'm going to show it anyway. This is my favorite slide. Um, so this is everything that comes after those first two meetings on Seeker. So I know you talked a lot in the previous one of the previous applications about the Seeker process. So obviously in your EIS process, you've got the scope. That's the first row. Those are your first three boxes. There's an opportunity for public input on your scope. Then we draft the DEIS. Um, as you'll see, you got arrows back and forth because we prepare it, you review it, you give us comments, we come back, we revise it, and then there's a public hearing. After all of that, we go to the bottom row, we prepare the final environmental impact statement. Um, you issue a finding statement and then

you're free to take action on the actual applications that are before you, which is subdivision, site plan, special permit, wetland, steep slopes. So, all that is to say, there's a long road ahead of us. Um, lots of opportunity for public involvement and um because I do like this slide. I promise I'll try to uh keep the process pretty straightforward. So, with that, I'm going to turn it back over to Troy uh for a couple. Uh yeah, before we uh take any questions, I just wanted to uh to recognize the our partners and the Rockefeller family and see if uh if we could get Stephen up here to just say a few words. Uh they are way more familiar with this property than I am. Um despite me falling deeply in love with it over the last 6 months, they have far more history. So

I have to tell you, come on up. I do like that slide. All the secret documentation I've read has been walls of text. Next slide. Thank you. Made him very happy.

Um I'll be brief, but uh my name is uh Steven Rockefeller. I'm here with my brother Christian. Uh my cousin Sebastian, my sister Kayla. Uh we grew up in Mechanical Hills. Uh our family's been here for many generations and it goes without saying uh that this property uh means a great deal to us. Uh it means a great deal to our family and uh when we had the opportunity to think of a new way to create memories and maybe have uh future family use. We were just so delighted uh to partner with uh Southworth and uh because we believe that not only do they bring the necessary expertise that is required for something as complicated like this, but also the vision and the ethics that I think are required for uh something as special as this. And I want to say that um our family, myself, uh my brother, my sister, and my cousin, we're and the and other broader family. We're not going to just be on the sidelines. We're going to make sure that this is uh this is something that delivers not just for our family, but for the broader community as well. Because uh Mount Pleasant, I'm almost getting emotional talking about means a great deal to us. Uh it's where we grew up. Uh it's where some of them some of my family members are going to be raising their family and we are just so excited to create what we believe will be a center of gravity for the community other families to have me to have very special memories and I'll just end by saying that this is not just a project for us this is this a legacy for us it means a great deal so thank you for your time

we are happy to answer any questions if you have Again, the only thing that I will add on to what Peter said, we are aware, Mr. Chairman, that after discussing it with Mr. Clearary and and and my understanding from the board, um you're you're not prepared this evening to issue a a declaration of intent for lead agency until we file the subdivision application form. We thought that you had the requisite materials to at least initiate the secret process. That's entirely up to you. Um we we are here because we know we're going to go through this whole process. You've heard that from all of us. Now, you've even got it in wonderful slide form. Um, but that the the decision of when to pull the trigger is yours. We did file uh with the town board. We knew that the town board would not and really should not be the lead agency. They're an involved agency because they have legislative act uh that they have to take, but your board a has the expertise and b whether you like it or not, you have the primary lift here. Um so um with that having been said, we are we are here to answer any questions. We'd love to get the process started when you're ready.

Yeah. And just just for edification. So the conversation is and thank you. First of all, that was comprehensive and and we're going to get into far more details they come at once, but I'm sticker for making sure the eyes are not at the cross. When this application is ready to hit this new application section of of the agenda, we'll then have a conversation about do we or do we not um want to prepare ourselves agency which you probably would right now just putting up a couple things and making sure the application's complete, the fee is paid, everything else is done. When that's done, staff will then put you back on the agenda and be in the right section on the agenda under new applications that specifically say what he needs to say.

Understood. So there's no confusion with community warming and the author is correct. So So that that that's good. But I do have a couple of quick questions. I'm just going to throw it out there. The community has enjoyed this property for many many many many years. Myself included. Is there any of public access any property at all? So this property itself is surrounded by the Rockefeller State Park Preserve and the Cotton uh Aqueduct Trail Park. Um we intend to have some community events. We will host we generally as Southworth within our clubs across the country have events that support local char local actions. Uh have golf events, ch host charity events, things of that nature. Um that is our intent here. Um, and we do intend on having connectivity for our members to be able to to again connect to all of these these trails within the state park and the both surrounding state parks.

Okay. Thank you. Yes, sir. Any other questions?

Back to slide. Where do we insert the zoning amendment? Does that occur? So I think as Peter alluded and I think we as we have discussed um with Pat with Darius that would not occur until you conclude the secret process. So we we had some discussions about carving it out and permissibly segmenting just the legislative act. Uh we didn't after discussing it with staff think it was the most prudent way to to proceed. It's one of the reasons why we did our meeting with the town board already. uh we have a pretty good comfort level and I would simply state and and we can talk about this more during the process whether you have um a country club that's operating not for profofit or a country club that's oper operating for profit when it has an 18hole golf course there's only so many hours of daylight from 7:30 in the morning till dusk and forsomes going out at 12minute intervals there are only so many golfers that are going to be passing through that as we go through the um DEIS you will learn that there are only so many members um who ultimately would be on site at any one time. So to us there is absolutely no distinction uh from a land use and environmental impact standpoint between a for-profit and a not for-profit. And I have discussed this with the town attorney. I actually think that it's not a proper uh regulatory restriction in zoning. And that's how I convinced Prior Cliff Manor they couldn't prelude for-profit daycare and you can't preclude for-profit golf courses because you'd be regulating the user not the use of the land. So it's at the end of the process that we will deal with it.

Any other question that comes in the middle of the project? Yeah, they have to do the project because it's not allowed by zoning. change the zoning until we do seeker. So it really be seeker changes would be immortalizes might get any other questions from when is it simulator so I can play don't don't get him started John please

it'll come before the golf Question I have for you. So I guess your closest country is sleeping. Yes. Literally across the street. So you know like you stated in the beginning there's a lot of country that are struggling. I don't know Sleeping Hollow's edition or another course in Trump's course. Trump. What makes your course I don't know if they're struggling or not. They are. Of course, what's your what's what's the difference with your course that you feel so confident? Yes sir. Um I don't want to

absolutely completely understand. Uh first I will say that as I mentioned earlier uh this community has uh an incredible collection of worldclass golf courses. Sleepy Hollow certainly being one of those being a top 100 golf course in the country. Um most of the country clubs that you in your community today are thriving. Um golf is thriving and booming since co has seen its largest growth uh in many many decades. Um, and I truly believe that the opportunity to work on this particular piece of land with its very unique uh topography and features will make this a very successful golf course that can compete with those giants of the area. In addition, having 75 homes integrated into it and and anyone that's purchasing a home is going to automatically um be required to be a member. it creates a a a thriving required base right there. So that that is a distinction. Most of our clubs in the county don't have on-site residential. Um and and that will add to the to the vibrancy of this club.

Understood. Any other questions? I have a question. Would you happen to have a a slide available that show an aerial slide of what that property looks like now? Yeah. And so I I see your vision, but I I'm also curious how it is now and how are you going to change it? Second, third slide. Can we zoom in on that? Can you see it? So Mr. Hickey. So 117 is at the bottom. Nine is on the left and Stinky Hollow is across the top. I'm scared of that.

So, Mr. Hickey, to address your question directly, uh the in terms of the site condition that is there today, uh as mentioned, kind of the center corridor of where these existing buildings, uh that remains largely the same. And then as you see on the western side of the site where the vast majority of the golf course goes, they are open pasture fields today that we anticipate changing very little about the topography and really maintaining that pastoral view that you have today with golf. And then on the east side of the site, running a minimal amount of the golf through that side of the site in order to reduce the tree uh removal that is necessary to get through that side of the site, but maintaining more than half of that space as is today.

Did you identify 440 on that? I think I missed that. 448 is Where is 448? Can't I don't see it here. Okay. No, you can't see it. So 117 is at the bottom of the page. 117 here and Phelps is bottom left. Okay. This is the Regeneron property. And Diego just hit uh Country Club at the top. Oh, that's up right there. There's Hollow Country Club. You have one of the golf right there. over there. Correct.

Yes. Yes, sir. Okay. For the fire department. Fire department. Yeah. Exactly. When the weather breaks, we're more than happy to to conduct a site inspection. I think this is an appropriate site that your board should come out and understand why it's laid out, why it's proposed to be laid out as it is. Yeah. If you were not to receive the text amendment, how would that affect your plans moving on this project? you want to take that? So, um it go

it's it's a great question. Um the goal and objective here is for this to be operated the way Southworth operates all of their other facilities and the way many other contemporary golf courses are now being developed. So, had we been um told by the town board at the outset that they were going to be intolerant of a for-profit um membership club, we probably would have ended up um in an adversarial situation with the town cuz I Jane, I think it's actually an unlawful act. And I think Darius agrees with me, but I'll let you take that up with the town. I don't believe you can regulate the user of the land, whether the user is a a for-profit entity or b a not for-profit entity. If you're regulating that, you're regulating the user, not the use. I can build today lawfully without any text amendment an 18hole golf course, 75 houses, amenities. I can do all of that. That zoning lets me do that. There are two words in your code that tell me technically the way the code's written, I can't. I don't believe that's a lawful act. And all I want to do is clean up your code. If I may, I'll just add one thing to that. From from our perspective as developers and as owners, long-term owners of these clubs around the world, it provides a level of stability to the project that provides a level of stability to your community that we find to be incredibly important, especially when you're when you are integrating residential with a club. It would be interesting and I'm sure we'll get there at some points that are owned by your organization.

Absolutely. I have them right here. The Bahamas. Yeah. Yeah. We're more than that that will certainly be on page three of the DEIS and otherwise you'll get it from Jane before that. Not going to knock down there. Okay. Any final questions around this? I'll say a couple things. I don't think there's going out there with with neighboring homes. I'm not exactly sure 100%. Not much.

I my new stick that I'm going to provide is just Google Malf it's telling stories to see because there's just a lot of flooding out. So in that process for the we have to really understand 100% what's going on with communication measures because I cannot go ahead and know that my neighbors and community members are suffering

we agree with you wholeheartedly. Yeah, that's what every application is the 100 year storm happens every year changed. Number two, I think I think traffic is concerning documents and all that kind of stuff, but tonight is really more of an initial instruction to the board. When we're ready for the decision whether or not we should be lead agency or not, we will be here. Y um we're always here. We have nowhere else to go. We know where to find you. So, and that's that's essentially

first Thursday, third Monday. We know where to find. Oh, he knows our schedule, but sometimes I got to check the calendar. Um, anybody else? Okay, those are our closing comments. We appreciate you giving us the time to come in and make this initial informal presentation. We knew it would be, we thought it would be worthwhile. Um, it was important to us. It was important to our clients. It was important to the Rockefeller family. So, thank you for the time. Thank you very much. Thank you for coming on. Stay dry tonight. You as well. Make a motion to the meeting. Motion from John. Second. See Walter. Hi. Jane. Hi. John. Hi. Eileen. Hi. Steve and Jim from meeting adjourned.