ARB Approves Dunkin Donuts Application - Planned Opening in 45 Days!

Hello Everyone,

Just a recap from last week's ARB meeting (Thursday 3/6). ARB approved the signage for the 2nd Dunkin Donuts in town. So, the TBG Food Acquisition Corp has been officially permitted to open it's 2nd Dunkin Donuts in Pleasantville. When asked by an ARB member, the estimated planned opening, Peter Marrinan of the TBG Food Acquisition Corp responded "within 45 days". Sadly, it looks like Pleasantville will have a 2nd Dunkin Donuts opening across from the Jacob Burns and will experience heavy traffic in the AM. I'm looking forward to the grand opening. ;-)

A bit of background on who "TBG" is. TBG stands for "The Beekman Group". A private equity firm which owns a few dozen (about 30 or so) Dunkin Donuts, Taco Bell, and Baskin Robbins fast food franchises. Their focus is in Westchester. TBG already owns Dunkin Donuts in Scarsdale, Harrison, Pleasantville, Greenburgh, White Plains, Yonkers and Goldens Bridge as of July 2007.

Below excerpted from
http://www.westchestercountybusiness.com/archive/070207/0702070001.php4

A longtime resident of the Crestwood section of Yonkers, Marrinan joined The Beekman Group in February after 13 years with Dunkin’ Brands, where he oversaw the operations of more than 600 Dunkin’ Donuts stores in metropolitan New York. The soft-spoken executive is representative of TGB’s philosophy of “active, hands-on investment” built upon a close working alliance between its financial team and experienced operating management.

On a recent summer morning, Marrinan and Troiano watched and smiled as a rear parking lot filled with cars and a steady stream of customers passed through the front door of their newly remodeled Dunkin’ Donuts store on Halstead Avenue in the village of Harrison. The customer traffic moved more quickly than the vehicular traffic outside the small store, where street repairs were under way.

“We do 70 percent of our business between 7 and 10 a.m.,” said Troiano, a Harvard Business School graduate and a former partner and managing director of Onex Corp. before founding TBG in 2004. He knows that business volume pattern in part because, after acquiring the undermanaged bankrupt chain, he personally “counted people for six months” at various stores to recreate the business.

-Ben Serebin

Pleasantville Resident

The "increased foot traffic" Myth - help your local businesses

Hello All,

I've heard numerous folks make statements that a high volume Dunkin Donuts at the corner of Manville would be a good thing for our village and increase business for the other nearby businesses. But, this is actually a WRONG assumption according to numerous studies cited below. Hence, my push to help foster and encourage locally owned businesses (aka formula business ordinance).

There are a number of studies that proved that locally owned businesses had a greater impact on a local communities than chains/national owned businesses. I've summarized this info. All information was from a book called "Big-Box Swindle", Stacy Mitchell 2006. Pick it up from our local bookstore or the library.

1) In 2004, Andersonville's (in the Chicago area) Chamber of Commerce commissioned a study of the economic impact of local businesses on the community. The study examined the local spending habits of 10 locally owned business. Locally owned business invested 50% more in the local community than non-local businesses (e.g.). Examples of spending more were on procurement (e.g. relying on local attorneys, printing shops, advertising mediums, designers, etc) and staff. (The Anderson Study of Retail Economics, Civic Economics, October 2004)

2) In 2004, 2 university professors conducted an analysis of three thousand counties examining the prevalence of locally rooted economic and social institutions (e.g. churches, associations, etc). The analysis found that counties with a large number of locally owned business and institutions generally had higher median income, less income inequality, and lower unemployment. Also, these communities had greater participation in local affairs and civic organizations. (Michael Irwin, 2004, "A Multilevel Model of the Effects of Civic and Economic Structure on Individual Nonmigration.")

3) In 2005, a university professor analyzed the civic and social value of locally owned retail businesses. In states in which a larger share of retail activity captured by locally owned businesses ranked better on a wide range of social, economic, and civic measures. Poverty, crime, and infant mortality are all lower in local retail states than those with a greater share of chain stores. (Charles Tolbert, "Minding Our Own Business: Local Retail Establishments and the Future of Southern Civic Community." Social Forces 83, June 2005)

Why Ownership Matters
How can this be... the answer lies partly in the fact that local owners are both financially and personally vested in their community. To a chain, a town is little more than a place to extract profit. For a local business owner, it's a home. So, relationships are important. Frequently personal and community roots influence business decisions, which often reflect a broader range of concerns than simply maximizing the bottom line. Studies have found that frequently local business owners will make decisions that are not economically rational, but generate tangible community benefits. A frequent example heard by the researchers was instead of laying off staff in hard times everyone would cut their hours.

Just want to make sure people are aware of what is true and what is marketing spin.
-Ben

Architectural Review Board Agendas Architectural Review Board Agenda 03/06/08

Architectural Review Board Meeting
Thursday March 6, 2008
8:15 p.m.
Village Hall, 2nd floor
80 Wheeler Avenue
Pleasantville, New York

1. Dunkin Donuts – 2 Washington Avenue, Pleasantville, New York – Proposed signage and associated façade improvements - Carried over from last month

2. Dennis Santucci Contracting Corporation (contract vendee) – 112 Bedford Road, Pleasantville, New York – Proposal to demolition an existing single-family dwelling and reconstruct a new single-family dwelling on-site within the special character overlay district – Carried over from last month

3. Jerry’s Brick Oven Pizza – 475 Bedford Road, Pleasantville, New York – Proposed awning signage – Petition to Architectural Review Board - Application for sign permit

4. Haven Restaurant – 472 Bedford Road, Pleasantville, New York – Proposed window signage - Petition to Architectural Review Board - Application for sign permit

5. Jacob Burns Media Center – 405 Manville Road- Pleasantville, New York – Proposed façade renovations

Architecture Review Board Meeting (Dunkin Donuts, Residence Work, & Bud's Service Center) - Thur Feb 7 at 8pm

ARCHITECTURAL REVIEW BOARD
Thursday, February 7, 2008, 8:00pm @ Village Hall, 80 Wheeler. 3rd Floor

*AMENDED AGENDA

1. Dunkin Donuts – 2 Washington Avenue, Pleasantville, New York – Proposed signage and associated facade improvements – letter dated January 28, 2008 from Michael Mastrogiacomo, P.E. and amended drawings enclosed
Carried over from last month please bring past agenda packet

2. Dennis Santucci Contracting Corporation (contract vendee) – 112 Bedford Road, Pleasantville, New York – Proposal to demolition an existing single-family dwelling and reconstruct a new single-family dwelling on-site within the special character overlay district – Petition to Architectural Review Board and associated drawings enclosed

3. *Bud’s Service Station c/o Princeton Realty Group – 24 Marble Avenue, Pleasantville, New York – Proposal to modify building colors and sign – Letter dated January 28, 2008 from Edwin O. Elliott, Architect and amended drawings enclosed

Mistake Made in Approving Lease for Dunkin Donuts

Here is my update on the Dunkin Donuts arrival....

I spoke with Mike Testa, the building inspector, and found out that the Dunkin Donuts lease was categorized as a "bakery" and since is planned to have less than 8 seats, it was categorized as a non-fast food restaurant and did not need to receive a variance or change of use. This meeting was held on November 28, 2007. Since, the statue of limitation is 30 days, there is no appeals approach on this aspect of the proposed store. Just for clarification for everyone...

Facts

- there is no definition of the term "bakery", see section 185:11. Category determined by Mike Testa.

- Dunkin Donuts' own website under Press Releases categorizes Dunkin Donuts as "fast food"

- fast food restaurants are denied from being within 100' of an intersection, see section 185-2.

- due to increase of traffic volume, the comprehensive zoning plan to prevent and reduce traffic congestion should take effect, see section 7-704 article 7, section C)

- any interpretation or conflict of the zoning and ordinances, the more restrictive language should apply, see section 185-59, section B

Due to these facts, I believe a mistake was made by the town in granting Dunkin Donuts the rights to move into the location. Fortunately, the board of trustees have announced the formation of a business moratorium on the A1 & A2 central business districts until a new ordinance and zoning law is enacted.

-Ben Serebin

Dunkin Donuts Signage - Attend the Upcoming Architecture Review Board Meeting & Voice your Opinion - Thu Feb 7 at 8pm

Attend and voice your concerns at the upcoming Architecture Review Board (aka ARB) to discuss signage for the Dunkin Donuts. The meeting is Thursday, Feb 7 at 8pm on 2nd floor of Village Hall. The first ARB meeting rejected the signage, so this is very important to attend and voice your opinion for or against.

Pleasantville Village Website Announcing ARB Meeting on Thu, Feb 7.
http://www.pleasantville-ny.gov/Pages/PleasantvilleNY_Calendar/S012AB6F3-012AB707

Make sure your neighbors are aware of what is going on. I think a petition would be a good start to make sure as many folks are aware as possible and to contact the village trustees & mayor to make sure it's clear what people's opinions are. The village is not aware of people's concerns, unless you express feedback. Don't be afraid, speak out!