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October 6th, 2006 · 2 Comments · Local, Main

carvel.jpg[Photo of the cinderblock Carvel Country Club clubhouse courtesy of Millerton News]

Imagine you lived in a small municipality (which is not much of stretch for those of us around here) and a developer wanted to put up a lot of homes on a couple thousand acres, doubling the size of your town and changing its character forever. Would you say, “Bravo, maybe there’ll be more to do around here”? Or would you recoil in horror at the thought of all those outsiders clogging the roads with their Volvos and SUVs?

About a dozen miles west of Lakeville, residents of Pine Plains, N.Y., are asking themselves those questions about a huge housing proposal for the old Carvel country club property west of town and a smaller adjacent portion of Milan. Douglas Durst, the Manhattan-based uber-developer, is proposing to build 951 high-end homes, a world-class 18-hole golf course, a smaller nine-hole academy golf course and a golf clubhouse.

Millerton News editor Whitney Joseph, along with publisher Janet Manko, has interviewed Durst for a series of articles for The Millerton News and The Lakeville Journal. To view some of those articles click here, here, here and here. For those with access to the Wall Street Journal’s archives (subscription required) there is also an amusing piece with additional historical perpsective published May 17, 2006.

Joseph also reports the project will include a “homeowners’ lake shore recreation center, clubhouse, tennis courts, softball field, driving range, swimming pool, members’ grill, hiking and biking trails, natural resource preserves and open space that members can use for outdoor activities.” The whole shebang will sit on 2,200 acres of land.

Wow. And this in a town that only has about 2,500 people living in 998 households on 31.4 square miles. It’s a complicated matter and I don’t pretend to be an expert on it. If you want to see some of the raw data, there is lots of it posted on the town of Pine Plains website.

The sheer scope of Durst’s proposal has forced the town to get off its duff and work on drafting more specific regulations that would govern this type of project. You see, Pine Plains is like North Canaan was 10 years ago. It is the only town in Dutchess County without zoning regulations, which you would think would make it more attractive to developers who already covet the open spaces, lakes and mountains that make Pine Plains such a beautiful place.

To give itself time to work on the news regs, the town enacted a 12-month building moratorium that will expire in January. In an editorial this week, The Millerton News argues that the Pine Plains Planning Board should keep close watch on the evolution of the Durst project, and probably scale back the size of the development.

Now if you’re a knee-jerk pro-development type, you would think this project would appeal to you. After all, if approved, the project on land around the Carvel golf course would generate hundreds of construction jobs and much-needed revenue for a town that doesn’t have much of a tax base to begin with.

And since the homes will be expensive, it’s unlikely they will result in more students enrolled in the Pine Plains school district, which includes the town of Stanfordville to the south. And it might help revive the Pine Plains business district, which has seen its share of ups and downs over the years.

But as is often the case, it’s more complicated than that. Two citizen groups have sprouted up to raise questions about Durst’s plan and they include members who have in the past been sympathetic to development. Click here to read about a meeting last week of Pine Plains United, one of the two groups I just mentioned.
It’s a similar phenomenon to what’s happening in Millerton, where opposition to a housing project called Millerton Overlook has attracted the opposition of working class people who have typically supported development efforts on economic and libertarian grounds.

On the other hand, if you’re reflexively uncomfortable with development projects, this looks like a no-brainer on its face. The environmental impact of such a project would have to be considerable. But wait. As Joseph has reported:

Durst has won awards for his progressive thinking and green approach to building Manhattan high-rises. The Durst Organization has been recognized with honors ranging from the Environmental Business Leadership Award to the Star of Efficiency Award to the Green Building Design Award to the Best of What’s New Award, among others.

To top if off, Durst is an advisory board member of the Trust for Public Land, a national, nonprofit organization that works to protect open land. Cynics have decried his membership as a conflict of interest. Durst is also known locally as a partner with Ray McEnroe in McEnroe Organics, which has seen its share of controversy over the years.

What a mess. I am one of those who tends to support projects like this. Nothing is more appealing to me than high-end taxpayers who demand little in the way of services. And the Pine Plains business district could use some help. But is there any guarantee that the schools in town would not have to grow in response? What if IBM in southern Dutchess County decides to add to its payroll (after a couple of decades of downsizing) and well compensated executives decide the Carvel property would be a great place to raise a family?

And will downtown Pine Plains really benefit from the addition of all those homes? Wouldn’t those upscale residents in the western edge of town prefer instead to shop and dine in toney Rhinebeck with its cute shops and nifty bistros, or even across the river in Kingston, where there are two shopping malls?

It’s not clear to me what the answers to those questions are. Perhaps if any Pine Plains residents read this, they can educate us on any of the above.

P.S. It is worth noting that the late ice cream magnate Thomas Carvel, for whom the country club is named, tried to build a second-home golf community on the property decades ago but abandoned the project after building only 17 homes. That development would have been even larger than Durst’s, but it never got off the ground.

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2 responses so far ↓

  • 1 Yankee // Oct 6, 2006 at 2:08 pm

    Terry,

    Very good summary of the issues facing Pine Plains — and by implication all the towns in this area. I am inclined to come down against the project in the scale proposed. Having grown up in a small town not dissimilar to Pine Plains, I fear such sudden, swooping change — no matter the credentials of the Durst family organization. No one can assure the townspeople of the many direct and indirect con sequences of such a radical event. And once approved, there will be no going back.

  • 2 fred // Oct 6, 2006 at 7:51 pm

    one article you linked makes a mention of “weekenders”….if the residents of this development are a majority of weekender or vacation homes….. how much can a “weekend resident” really bring to a community?

    I’d rather affordable housing. people living, working, and shopping in the community that they live in.

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