Dear Editor,
The Katonah Village Improvement Society (KVIS) continues to have serious concerns about the proposed development of 150 Bedford Road in Katonah.
The March 9 Planning Board meeting and Deirdre Courtney-Batson’s Feb. 23 presentation to the KVIS Board regarding the proposed development did little to allay our previously identified reservations regarding the town’s review of such projects and the scale, density, and long-term impact of the proposed 15-apartment complex, which would be located virtually next door to the recently built 13-unit complex at 156 Bedford Road.
At the outset of the public hearing on March 9, the proposed development was characterized as “small-scale,” a puzzling conclusion in view of the project’s need for zoning variances and the fact that no other complex of that size has ever been proposed in Bedford on such a small lot. The project would place 26 parking spaces and 30 to 40 residents on a half-acre plot. The seemingly biased description of the project before full public input raised concerns among residents about whether the process is being approached with the requisite openness and objectivity.
Equally troubling is the continued evaluation of this project in isolation. When considered together with the existing apartment complex at 156 Bedford Road, The Mark, and the potential development at 140 Bedford Road, Arroway, there is the potential for approximately 45 apartments to be created on a postage stamp-sized area at the gateway to Katonah. This cumulative impact is central to the community’s concern and must be part of the board’s analysis.
With respect to the town’s review process and oversight, we were surprised to learn that The Mark developer was permitted to deviate from the building plans that had been approved by the Planning Board. Although the Planning Board and town were aware that the top-floor structure used for mechanicals exceeded the size and dimensions set forth in the approved plans, neither sought to enforce the agreed-upon design and size. The decision not to hold The Mark’s developer accountable for the as-built structure and ensure it conformed to the approved plans, creates significant uncertainty over whether other developers will be given the same latitude to build as they wish and ignore the town’s building requirements.
In addition, the rendering of the proposed complex published in another newspaper is not accurate and is inherently misleading. It presents the project as a standalone structure, failing to show the adjacent and proposed neighboring buildings. By depicting the development in isolation, it does not reflect the true massing or scale of what could ultimately be three substantial buildings in close proximity. This omission materially misrepresents the visual and spatial impact on the hamlet.
Katonah residents have consistently communicated, through the forum and several surveys, that they want more retail, small shops, restaurants and gathering places. This new development plan does not take this into consideration. It also does not consider the town’s own Comprehensive Plan with respect to housing, which states that the town will “support cluster developments and subdivision styles with single-family houses, townhomes, or small apartment buildings on large sites (e.g., 10 acres or more)."
Residents also raised legitimate concerns regarding traffic, already difficult conditions exiting Sunrise Avenue, parking, infrastructure limitations including sewer capacity, and whether the affordable housing component will meaningfully benefit local residents. Only three affordable units are required, and residents of Katonah and Bedford have no priority in renting those apartments.
These are not abstract objections. They reflect real, lived conditions and a desire to see development that aligns with the character, scale and long-term vision of Katonah.
We urge the Town Board and Planning Board to re-evaluate this proposal within its full context, require accurate and complete visual representations, and ensure that decisions reflect both the Comprehensive Plan and the cumulative realities on the ground. At the very least, we believe that the density and scale of this project should be significantly reduced.
-Pam Veith and Elena Becker, co-presidents of the Katonah Village Improvement Society
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