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Consultants tell Yorktown board Field Home could work as 30-room boutique hotel with event space
Summary
Architects and hospitality consultants presented a Phase I study for adapting the historic Field Home into a boutique hotel and event center, projecting a 23–35 room program, substantial event revenue from weddings and conferences, and a phased developer outreach lasting roughly six to nine months.
Architects and consultants told the Yorktown Town Board on Nov. 18 that the historic Field Home could be feasibly converted into a boutique hotel with associated event and dining spaces, but emphasized further due diligence and measured outreach would be required before a developer is selected.
The presentation, led by Beardsley Architects and supported by hospitality consultants, laid out a vision that preserves the main facade while adding enclosed dining spaces, a multi-function event wing (capacity estimated at roughly 100–120 guests), and ancillary guest buildings totaling roughly 23 to 35 keys in baseline scenarios. The team said they negotiated (or are negotiating) about 101 parking spaces with Toll Brothers to support the event program and cited a plan to create community-accessible dining and spa facilities as part of the project.
Consultant Isidro Vicar summarized the project's financial assumptions. He said the baseline opening occupancy could be about 58 percent, stabilizing near 72 percent, with an opening average daily rate near $290 and stabilizing higher; the team estimated roughly 45 events per year initially, rising to about 60, with an average per-event revenue of about $19,000. Vicar described internal-rate-of-return scenarios that, in early models that did not include land cost, produced high IRRs (the team reported figures above 30 percent for some program options), while cautioning results depend heavily on final program, land cost and operator terms.
Shem Craig, a developer outreach consultant, urged a two-to-nine-month market-outreach program to identify operator partners and recommended a time-and-materials Phase II contract so consultants can respond to developer diligence requests. Craig said developers typically need two months to prepare proposals once they receive a full package, and the board should establish a small, agile town committee to speed responses to developer questions and to address zoning and title timing.
Board members focused on process: what Phase II would cost the town, whether the town must accept title from Toll Brothers before securing a developer, and whether the existing easement agreement with Toll Brothers is finalized. Planning and legal staff said the easement issues have largely been resolved, but several board members warned the town's timing for taking title could require a decision before firm developer interest is in hand.
The consultants agreed to return with a scoped proposal and cost estimate for Phase II work; the board asked staff to set a follow-up staff-level meeting with the planning director and town attorney to clarify procurement, potential RFP language and timing.
The presentation produced no board vote; the consultants will provide a Phase II scope and estimated budget for the town's consideration.
Ending: The board asked staff to schedule follow-up meetings to nail down a Phase II scope and to confirm the town's title/timing obligations before developer outreach begins.
