Is Affordable Housing Right for Garden Street?

A drawing of what proposed affordable housing could look like at Garden Street.

By Holly Crocco

The beloved Garden Street School in Brewster is again the topic of discussion in the village, with a proposal to make zoning changes that would allow the property to be developed into affordable housing under review.

According to Mayor James Schoenig, the plan – which is only a concept at this point, with no formal application – is being proposed by Covington Development LLC and WBP Development LLC, which owns the property. It was brought forward around February.

The late developer Joe Cotter had plans to work with BOCES to offer educational programming at the site, also adding two stories that would house a restaurant. “That would have been phenomenal,” said Schoenig.

Other plans have included turning the space into a community center, or even townhouses. However, none of these have come to fruition. “It’s a lot to rehab the building,” explained the mayor.

While acknowledging that affordable housing – not to be confused with Section 8 housing – is not the most desired option for the site, he said it is something that comes with more tax incentives for developers.

WBP Development created the Stonecrest properties in the village, as well as Westview in town.

To even entertain WBP Development’s plan, a change to the village’s zoning code would be necessary. A public hearing was held on those changes June 10, when residents showed up in force – mostly to ask questions about a proposal they were given little information about beforehand.

Deputy Mayor Christine Piccini explained that the mixed-use section of the village’s zoning code was revised in about 2016, and lists several items that are allowed.

“Those were all generated at the time that we did the code to address possible things that would show up as a way of developing that parcel – Garden Street and the area behind Garden Street – because there was no builder at that time who was taking that on,” she said. “We were trying to anticipate everything that might happen.”

With guidance from legal advisors and planners, they came up with what would be parameters for that district.

“This district is a one of a kind district in the village,” said Piccini. “There are no other districts that are mixed-use. It’s just Garden Street and the area behind it – the ball fields.”

The current proposed zoning change would increase the height limit allowed from two and a half stories to five stories. In addition, it would increase the number of bedrooms allowed per acre from 32 to 40. At about 9.9 acres, the property would be able to accommodate no more than 396 bedrooms (not apartments).

Matthew Holloway noted that the more than 20 percent increase wasn’t sought by the previous developer. Further, he said the change doesn’t have to be rushed, and can wait until traffic studies, architectural design research, and an environmental review have been done.

“We actually have the time at this moment that we can do something that can change the village – do the right thing, bring the right investment to the right people coming here, and see the village thrive,” he said. “Why make this decision now? It doesn’t need to be made now.”

Clare Degnan-Kropkowski said the property needs to be developed, but not with the zoning change.

“Why not tell us what is planned, instead doing this piecemeal thing that we don’t know what the end goal is?” she asked. “This isn’t just a minor increase… We don’t need to give (the developer) the ability to go hog wild.”

Maria Savio said the village doesn’t need more rental units. “If this is going to be housing, I would prefer it be condos that are purchased, as opposed to rentals which would just be a revolving door,” she said.

Lloyd Jacobsen agreed.

“Brewster Village is a very transient place right now – it’s been that way since I’ve been here and I don’t think we need to have more rentals,” he said. “We need more homeowners to invest.”

Andrew Oberstadt said the increased height and bedroom capacity is out of character for the village, and unnecessary, considering the already dense area.

“The Village of Brewster already has the highest population density out of all the communities in Putnam County, according to the 2025 census,” he said. “Brewster is already pulling its weight when it comes to hosting people within our small village – within just a half a mile.”

Lynne Eckardt criticized the village for not being more forthcoming. “This rezone seems almost secretive,” she said. “People deserve to know what is coming for this size and what precipitates these proposed zoning changes.”

A week later, during the Brewster Village Board’s June 17 meeting, Mayor Schoenig said the board is “going through every comment that we received and we are looking at every one that we’ve got so far. All of us live here, so we want the best,” he said. “Just give us some time.”

Schoenig said market-rate housing is not something that is sustainable for a project of this size because no developer is going to sign off on spending multi-millions of their own money with that kind of risk.

“This is the way it works financially – if it doesn’t work financially, the developer isn’t going to do it,” he said. “Is it ideal that we want more rentals? No. But that’s the way this project is going. And if you have no developer, you have a building that’s going to sit there for another 14, 15 years – whatever it’s going to be, before someone comes in and says ‘let’s knock it down.’”

Trustee Tom Boissonnault said the board is committed to working with the public to make sure the village is moving in the right direction with regard to the site.

“Garden Street is a beloved landmark that we as trustees are trying to preserve,” he said. “My kids went to that school and it would break my heart if anything happened to that school… This was not a fast decision. This was not a ‘we’re just going with it.’”

No vote was taken on the zoning change.