If you're touring homes near the Foxwood condominiums on Manville Road right now, you're looking at more than the house in front of you. Behind that complex sits 20.5 acres of vacant and half-vacant office space, a 144,000-square-foot building that used to house Bank of New York, a smaller office building shared by Savin Engineering and Atlas Peak Physical Therapy, and a single vacant house on Carey Court. A national homebuilder wants to turn all of it into 102 townhomes. The Village of Pleasantville hasn't said yes yet. The proposal may also matter to anyone comparing Pleasantville with nearby villages.
What Lennar Actually Proposed
The developer is US Home, LLC, doing business as Lennar, the second-largest homebuilder in the country. Its plan requires the Village Board to rezone the Campus Drive parcels from Campus Office to a residential Planned Unit Development, the same zoning classification already used for the Toll Brothers townhomes on Washington Avenue next door. The Carey Court lot, currently zoned for a single home, would flip the other direction, from residential to Campus Office, so it can be folded into the same PUD.
Lennar first pitched the project to the Village Board in October 2025 as a straightforward run of three-bedroom townhomes. Planning Commission Chair Russ Klein didn't love the look of it. "I don't think the houses are in the character of Pleasantville, with lots of garage doors and cars parked in front," he told the board, according to The Examiner News. Commission member Henry Leyva put it more bluntly, calling the original layout "stacked housing spread out over a 20-acre parcel."
Three Prices On One Parcel
The discussion has considered both the proposal's total number of homes and its unit mix. By late May 2026, Lennar had revised its plan to add smaller units and layouts with first-floor suites, and the proposed prices and unit counts are summarized below.
| Unit Type | Approx. Count | Approx. Price | Intended Buyer |
|---|---|---|---|
| Market-rate townhomes | Remaining units of 102 | Just over $1 million | Move-up buyers, full-size three-bedroom |
| "Naturally affordable" smaller units | 12 | Around $775,000 | Buyers priced out of standard new construction |
| Deed-restricted affordable units, according to The Examiner News | 11 | Around $275,000 | Affordable-housing buyers |
| First-floor primary suite units | 53 of the 102 | Varies by tier above | Buyers seeking a first-floor primary suite |
More than half the proposed units include a first-floor bedroom, intended to make it easier for residents to downsize without a staircase and without leaving the village.
Discussion of the Proposed Unit Mix
One question is whether the proposed unit mix reflects local housing needs. Village Board members discussed the original mix at a February 2026 meeting.
At that meeting, Trustee David Vinjamuri, who has pushed for affordable housing on the board, said:
"We've heard from professional realtors that this development does not fit with the village. Our needs fall into the range of smaller units, downsizing units."
Vinjamuri's comments focused on the need for smaller and downsizing units. At the same meeting, Klein cited the village's 2017 Master Plan, which set a goal of supporting permanently affordable housing while protecting neighborhood character and documented a gap in housing for seniors, empty nesters, and residents on fixed incomes, with no assisted living option in the village.
Discussion of the Campus Drive proposal has included both the total number of units and the proposed mix of homes. By late May, Lennar answered that pressure with a revised plan adding the 53 first-floor suites and 12 smaller "naturally affordable" units. Discussion of the revised mix continued at a joint Village Board and Planning Commission work session in late June, where Leyva asked the developer directly: "Are we willing to go to satisfy the needs of our community?" Whether the final approved version keeps the current mix is still open.
Traffic Questions Still Under Review
Trustees have also raised questions about the project's traffic estimates. Trustee Paul Alvarez put a number on those concerns. "Having 100 more units, the majority with two cars, means adding at least 200 more vehicles," he said, adding that he didn't see deliveries and visitor parking reflected in Lennar's traffic study.
Location is another factor in those questions. The site sits near the intersection of Manville Road and Bedford Road, an unsignaled T where afternoon traffic already backs up as commuters head south from Chappaqua into the village. Planning Commission members raised the same bottleneck again in May, and Lennar's engineer, Diego Villareale of JMC, said the firm would take another look at the pattern. If you're weighing a home purchase anywhere along that corridor, the traffic study remains under review.
What This Means If You're Comparing Pleasantville To Other Villages
Here's the part that actually matters for a buyer's decision, not just the village's zoning map. If you've been holding off on Pleasantville because you assumed a wave of new construction might eventually soften competition for single-family homes in the school district, this project doesn't support that bet, even in the best case for approval.
Look at what's actually being built. The proposed market-rate homes are three-bedroom townhomes priced just over $1 million. The deed-restricted units at roughly $275,000 follow a separate track entirely. First-floor primary suites are available across the proposed price tiers. These housing types differ in size and format from a four-bedroom detached colonial near the train station.
Toll Brothers has built a comparable Planned Unit Development on Washington Avenue, offering a local comparison for the proposed townhomes. One resident of that existing development raised a related concern at the February meeting, asking whether the district was anywhere near capacity for more students. Mayor Peter Scherer's answer was that enrollment has actually declined over the past 15 years, even as Lennar's own projections put the new development's added students somewhere between roughly 40 and 52 children, a range that shifted as the unit mix changed. The village's growth and its school capacity aren't moving in the direction most people assume.
Where The Vote Actually Stands
As of this writing in September 2026, no vote has happened. Here's the sequence that got us here, and what's still ahead:
- October 2025: Lennar presents the original 102-unit plan to the Village Board.
- January and February 2026: Revised traffic, school, and infrastructure studies are presented; public opposition turns vocal at a Village Board meeting, with roughly 50 residents attending to speak against the plan.
- April 2026: The Planning Commission votes unanimously to let the Village Board serve as lead agency under the state environmental review process, a procedural step, not an approval.
- May 2026: Lennar revises the plan to add the 12 smaller units and 53 first-floor suites.
- June 2026: A joint Village Board and Planning Commission work session digs into the affordable housing and tax revenue tradeoffs directly.
- July 2026 and beyond: The Planning Commission continues reviewing the application, with a formal recommendation still pending before it goes back to the Village Board.
Mayor Scherer told The Examiner in late June that the board anticipates a vote "sometime in the fall," which means a decision could land at any point between now and the end of the year. If you're actively comparing homes in this part of the village, that timeline is worth tracking, not because the vote will move your closing date, but because it will settle exactly what kind of housing, and what kind of traffic, ends up behind Foxwood.
Frequently Asked Questions
Will this project change the assessed value of nearby homes right away? No. Rezoning and site plan approval are separate steps, and construction hasn't started. Any effect on nearby assessments would follow completed construction, not the vote itself.
What happens to the businesses currently on the site? Atlas Peak Physical Therapy, which co-founder Dr. Niko Athanasatos told the board handles about 1,000 visits a month, and Savin Engineering would need to relocate if the project is approved and the existing buildings are demolished.
Does the outcome affect Pleasantville School District enrollment planning? Lennar's projections estimate 40 to 52 additional school-age children, though district enrollment has trended down over the past 15 years according to Mayor Scherer, so any impact would need to be measured against that longer decline, not treated as a straightforward addition.
If you're weighing a move to Pleasantville, whether you're comparing what a downsizer's dollar buys against a neighboring village or trying to time a purchase around a project still working through public review, this is exactly the kind of local detail that doesn't show up on a listing sheet. Aurora Banaszek tracks these fights as they unfold because they shape what you're actually buying into, not just what's for sale today. Schedule a white-glove consultation to talk through what Campus Drive means for your specific search.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
