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"At the Carvel Property, the development team looks forward to creating an exciting new golf and second home community, designed, developed and operated with sensitivity to environmental resources while minimizing changes to the local character, which will emerge through an open dialogue with the public.”
— Douglas Durst & Jody Durst
The proposed project is a golf and recreation-oriented second home vacation community on 2,376 acres in the towns of Pine Plains and Milan. A portion of this community, 1,932 acres, is located in the Town of Pine Plains and comprises a proposed New Neighborhood Development (NND). The master planned community is designed around protection of environmental features, preservation of open space, and compatibility with the rural image and character of the roadways and neighborhoods surrounding the site.
Environmental sustainability is a central tenet of the Carvel Property Development. Following extensive investigation and documentation of the site’s natural features and habitats, the CPD design team followed a rigorous approach to protect the environment and local ecology. Preservation strategies include:
- Protective buffers around wetlands and amphibian breeding pools that exceed statutory requirements;
- Concentrating development away from the ecologically important Ham Brook watershed;
- A proposed rural road system designed to minimize disturbance and impact;
- Compact residential neighborhoods are sited to avoid critical watersheds and habitats, preserve stream and wetland buffers, and maintain contiguous forested corridors.
The Carvel Property Development will contain 645 residential lots, ranging in size from 0.2 acres to over 10 acres. Of these, 195 are pre-existing residential lots in the previously approved Sports City Estates subdivision. 591 of the lots are in Pine Plains and 54 are in Milan. The rich architectural and cultural traditions of Northeastern Dutchess County will be reflected in the locally-inspired architecture and landscaping of the new homes and communal areas. Homes within the project will be elegant contemporary interpretations of the Victorian, Italianate, Dutch Classical, Craftsman/Shingle, and vernacular modern homes found throughout the hamlets and estates of the Hudson Valley.
The existing 18-hole golf course will be replaced with a new 18-hole premier golf course and driving range, designed by the world renowned Landmark Land Company. The course’s new location and configuration has been designed to avoid the Ham Brook watershed and critical natural features such as wetlands and to utilize previously disturbed lands to the greatest extent practicable. The course will continue to expand upon the organic management practices initiated by the developer in 2005 for the existing course. The new course will incorporate green principles in the maintenance of the golf course, including the use of treated wastewater for irrigation and the use of an Integrated Pest Management Plan.
The heart of the CPD community is the recreational facility at Lake Carvel, which is located at the center of the community, within easy walking distance of the majority of the residences. This facility includes:
- Golf Clubhouse with pro shop, locker rooms, dining facilities, and cart barn
- Golf practice and putting green
- Fitness and yoga center
- Health spa
- Family and fitness pools
- Tennis courts
- Croquet lawn
- Dining facilities
- Grill and a small sundries store
- Non-motorized boating facilities
- Events lawn
The residential areas will be connected to each other and to the community’s heart by an extensive network of trails and cart paths. Each residential area includes neighborhood greens to provide a local place for neighbors to gather and socialize. The master plan provides the foundation for a walkable community with a vibrant social center.
In addition, there will be a 4.3 miles of publicly-accessible hiking trails stretching across the project site. The trailhead will be located at the Spruce Farm Chautauqua, a proposed cultural and recreational facility which will include an artist-in-residence program, a community garden, and agricultural uses.
This development plan has evolved through an ongoing dialogue with the Towns of Pine Plains and Milan, a thorough understanding of the project site and its resources, and the continuing involvement of the local residents through an open and interactive review process. The project sponsor is proud to have worked with these local stakeholders to develop a master plan for a world-class, second-home community that will be beneficial to the local community and preserve community character and the environment.