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Neighbors split over Rosewood Farm spa plan; speakers urge event limits in any overlay zoning
Summary
The town heard mixed public comment on a proposal to create a historic-overlay zoning designation for Rosewood Farm, a 24-acre property in Cold Spring Harbor. Supporters said a spa and farm use would preserve buildings; opponents urged strict limits on events and clear deed restrictions to prevent future overuse.
The Town Board heard a string of public comments both supporting and opposing a proposal by the owners of Rosewood Farm at 473 Woodbury Road to seek a zoning overlay that would permit a luxury spa, farm and related uses. Commenters were split: some called the plan a low-impact way to preserve historic structures and create a community amenity; others said the board should attach limits on event frequency, guest counts and deed restrictions to prevent future owners from converting the site into a high-intensity events venue.
Why it matters: The parcel is 24 acres and contains historic buildings that proponents want to preserve through an overlay and adaptive reuse. Neighbors worry that the permitting pathway could allow high-volume events or later subdivision into multiple estate homes, each with commercial activities, unless the board sets explicit controls.
Supporters’ view: Peter Golan and other supporters said the Rosenvelds’ plan to retain existing buildings and operate a quiet spa with a farm component would be “benign” and preserve the land more effectively than subdivision. Marianna Verkirk, speaking on behalf of an absent neighbor, said Rosewood Farm would be “a great addition” and urged the town to embrace preservation.
Concerns and suggested conditions: Several speakers urged the board to require explicit limits on the number and frequency of events and to place deeded covenants restricting large gatherings and future commercial intensification. Dr. Tara Kaufman, who introduced herself as a doctor and local resident, told the board, “without explicit limits in place, there is a risk that the venue could be used to host multiple events daily.” Other speakers suggested that an overlay could work if it included clear, enforceable caps on events and language restricting intensive uses.
Planning process and next steps: The board noted a public hearing on the overlay was scheduled for April 8 and asked the applicants and planning staff to consider drafting specific conditions — including event caps, noise restrictions and deeded covenants — to be available for that hearing. Several residents asked for draft language to be circulated in advance so neighbors could comment specifically on restrictions.
Ending: The Rosewood Farm proposal remains under review; board members directed planning staff to work with applicants on proposed limits to events and to provide those drafts to the public before the next hearing.
