StoneHousePlan-Town

Stone House Farm 

Sept 2016 

Stone House Barn 2016

Table of Contents 

1.0 History of Stone House Farm 

1.1 Mission 

1.2 Concept 

2.0 Executive Summary 

2.1 The Property 

2.2 The Build-Out 

2.3 The Barn - Restroom Facilities 

3.0 Products and Services 

3.1 Rates & Information 

3.2 Policies & Guidelines 

3.3 Sound Plan 

3.4 Parking Plan 

3.5 Traffic Study 

4.0 Meet the Executive Team 

4.1 Community Focus 

4.2 Competative Landscape Overview 

4.3 Competative Landscape Details - Westchester 

4.4 Competitive Landscape Details - Barns 

5.0 Marketing & Purchase Summary 

5.1 Competitive Advantages 

5.2 Marketing Strategy 

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Stone Stone House House Barn Farm 2016 

Stone House Farm 

Page 3

1.0 History of Stone House Farm 

The Gerard Crane House is located on Somerstown Turnpike opposite 

Old Croton Falls Road in Somers, New York, United States. 

It is a stone house dating to the mid-19th century, built by an early 

circus entrepreneur in his later years. 

The house itself is an unusually sophisticated late application of 

the Greek Revival architectural style. The interior features a high 

level of decoration, particularly English Renaissance-style plaster 

moldings on the ceilings that are not commonly found in rural 

Greek Revival houses. It is the center of a 30-acre estate that includes not only the original 

outbuildings but an original section of Somerstown Turnpike and one of its mileposts. 

Gerard Crane 1853 

It remains largely as it was originally built. In 1985 the area was designated a historic 

district and listed on the National Register of Historic Places. It is the northernmost such 

listing in Westchester County. 

Crane and his brother Thaddeus, descendants of a colonel in the Revolutionary War, 

moved to Somers from their hometown, nearby North Salem, in 1823. They had become 

active in the new business of exhibiting exotic animals, and records show that they had 

taken a lion to the Carolinas three years earlier. They bought land from Hachaliah Bailey, 

whose exhibition of Old Bet at the building now known as the Elephant Hotel is considered 

the beginning of the circus in America, that they would later build on. 

They added to their menagerie, got partners, and exhibited as far as west as the Mississippi 

River. They were among the founders of an early trade organization called the Zoological 

Institute, which collapsed in the Panic of 1837. Crane himself was more fortunate; 

he served as a director, and later president of a local bank, and had just concluded four 

years as town supervisor at the outset of the panic. 

In 1849, having married Roxana Purdy, he had the house built. Its extensive detailing and 

finely crafted stonework are features of a country manor house in the highest Greek Revival 

tradition. The English Renaissance-style molded plasterwork on the first floor ceilings, 

common in urban homes of this type but rare in rural variants, reflects Crane’s cosmopolitan 

tastes. 

1.1 Mission 

Stone House 2016 

The mission of Stone House Farm is to be the premier event and wedding venue in Northern 

Westchester. We are dedicated to setting the highest standard for event management 

by providing exceptional service, meticulous planning, award winning dining, and superior 

facilities. 

Offering a community-focused event venue where local residents can also gather together 

as members of the community to enjoy the house, barn, it’s history and grounds. In this 

way, Stone House Farm can continue its legacy as an important historic property while 

beginning a new chapter in its long history. 

The next year’s census shows the Cranes at that address, 

with their six children and one other woman. He died 

in 1872. The house and estate have remained a private 

residence since then. Other than the barn’s gambrel roof 

and the conversion of the main house’s music room into 

a kitchen during the 1980s, there have been no significant 

alterations to the property. 

Mile Marker on Stone Farm 

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Stone House Farm Stone House Farm 

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1.2 Concept 

Stone House Farm is planned to be a local event venue serving business, nonprofit and 

private clients in Somers, NY and the surrounding towns within a fifty-mile radius. The venue 

will offer on-site catering, event management, event design and other event services 

for upscale events in the region. Stone House Farm would also serve as a community 

meeting place for local organizations, school groups, and other non-profit organizations 

allowing the use of the grounds and the buildings on off times during the week, when 

there are no private events. 

The Barn 

We would also love to open the grounds to local farmers on Sunday mornings for a farmers 

and hand-made items market. It is of utmost importance to us to maintain the historic 

integrity of the home, out buildings, land, and the properties place in the history of the 

town of Somers. It is our dream that the home and grounds are allowed to be enjoyed 

by not only the town of Somers, but to all of Westchester. Opening our doors for tours, so 

everyone can appreciate what was built by Mr. Crane and maintained through the generations 

that have taken the Stone House Farm from 1849 to the present day. 

Stone House Water Shed 2016 

The House 

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2.0 Executive Summary 

Product Summary 

Problem 

Weddings are a multibillion-dollar industry in the U.S. alone, with about 2 million weddings 

per year at an average national cost of more than $32,641; with the average cost in Westchester, 

NY being $57,501. Choosing the venue is one of the most important decisions in 

the wedding planning process, as couples want the perfect space to celebrate their epic 

day. There are currently very few larger scale venues in Northern Westchester that are 

suitable for weddings and other special events - especially spaces with modern amenities 

as well as history and charm. 

Solution 

Stone House Farm, LLC will be the ideal venue for weddings and other memorable 

events, with a combination of rustic charm and upscale facilities. Stone House Farm’s 

historic barn and the stone house will serve as a banquet hall and versatile space that 

can be adapted depending on the event. Pristine grounds and elegant landscaping will 

complement the rustic charm of the Stone House Farm, making it a sophisticated choice 

for indoor events, and outdoor ceremonies. 

Stone House Farm is 140 Acres 

Caramoor is 81 Acres 

John Jay HomesteaD is 59 Acres 

Brookly Botanical Gardenis 52 Acres 

Battery Park is 25 Acres 

Lot A 

Lot B 

Lot C 

The main events will take place in the 4500sqf. historic barn which can easily accommodate 

160 with dancing. Smaller events accommodating up to 50 guests will take place in 

the lavish 6000 sqf. Stone House. Renting the entire property of Stone House Farm for 

one day will cost an average $16,000. For smaller events utilizing only the Stone House, 

the average cost will be $9,000 for the day. However, space will be available during the 

week at a lower cost. By booking only one event per day the Stone House Farm provides 

guests with true privacy and excellent, focused service. 

* Note: See 3.1 Rates & Information for full cost details 

Management Summary 

Nicole Mata - Owner of Delamata Designs, Inc. www.delamatadesigns.com 

Dane Atkinson - Owner of Sumall, Inc. www.sumall.com 

Peter Fazio - Owner of Sterling Affair www.sterlingaffair.com 

Joseph Bueti - Owner of Village Social, Locali & Mobile Pie www.villagesocialkb.com 

2.1 The Property 

The Property: Located in picturesque Northern Westchester, NY, minutes away from Highway 

684, a 5-minute drive to the Croton Falls Metro North Station. Manhattan is a mere 1 

hour 10-minute car ride away and a 1 ½ hour train ride to Grand Central. 

Google Maps 

Lot A: The primary lot which consists of 28 acres of flat and forested land. The main, stone house, 

barn, 2 two car unattached garages, original stone outhouse, wildflower meadow, tree lined promenade, 

and original cold house. 

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Lot B: The South Lot consists of 55.5 acres of undeveloped land housing a large pond surrounded 

by forest. Currently there is a dirt access road onto the property from Rt. 202 that leads back 

always to a large cleared opening that we would be using for guest parking. We plan to clear 

around the pond so that it is more visible, with paths around for guests to have photo op. areas. 

There is parking in the existing cleared area for around 80 cars. 

Lot C: The East Lot consists of 59.7 acres with a small lake in the middle that feeds into the New 

York Watershed. It is currently totally undeveloped with around 6 buildable lots located on the 

property. At this time, we would have no plans of development or use for this Lot. Future plans 

may consist of a conservation easement with the Somers or Westchester Land Trusts. 

2.2 Renovations & Build-Out 

The Grounds 

• Up-lighting of select trees on the property 

• Raised wooden walkway running the length of the wild flower meadow 

• Installment of a “Stone House Farm” sign at the entrance to the property 

The Barn 

After much research on existing barn venues in the New York area, we have found that 

most are intact of their original charms and rustic elements. In keeping with this feel and 

the desires of our clients, we feel that making the least amount of immediate modifications 

to the barn structure would be the best fit for the integrity of the barn itself. Below is 

a list of obviously necessary upgrades that will be needed to me made to bring it up to 

code and to appeal to the needs of our clients. 

• Up-lighting of the exterior 

• Upgrade of the power 

• Installation of a custom sound system 

• Installation of custom lighting to include chandeliers and sconces 

• Refinishing and rejoining of current wide beam floor 

• Removal of lower joists at the East end of the Barn 

• Build out of an exterior attached composting restroom facility. Access will be from 

a cut out into the West side of the barn (the rear of the barn) 

• Installation of Composting toilet system 4 toilets in all (2 on upper level/2 on lower 

level) 

• Installation of exterior sconce lighting 

* Installation of floor to ceiling windows on the lower level 

• Installation of a reclaimed wood accent wall covering on the lower level (to cover the 

current cinder block wall) 

The Stone House 

Our desire to maintain the authenticity of the Stone House is of utmost importance to us. 

With the great effort of the Beshar’s in bringing it back to it’s original grandeur, we plan to 

not make any significant changes to the house. 

• Removal of the ground floor kitchenette 

• Updating of the Main level kitchen 

• Up-lighting of the exterior of the house 

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2.3 The Barn - Restroom Facilities 

Nature and the preservation of our surroundings is of utmost importance to Stone House 

Farm. Being able to bring The Barn into the 20th century and capable of meeting the standard 

amenities necessary to thrive as a treasured wedding establishment for our clients, 

we plan on adding two restroom facilities into the Barn. The upper/main level of the barn 

will have a small restroom addition built out the back that will serve as a restroom housing 

2 composting toilet units and a sink. The lower level rear storage room will be transformed 

into a restroom as well, housing 2 composting toilets and a sink. This will have no impact 

on the exterior appearance of the barn, and be zero impact on the environment. 

The Clivus composting toilet uses aerobic decomposition to slowly break down both urine 

and feces into stable compounds within the polyethylene composting unit. The sloped 

design (“Clivus Multrum” means inclined chamber) separates urine from feces. 

All Clivus compost toilet systems are certified under the National Sanitation Foundation’s 

Standard 41, as required by many state and local governments. Health or environmental 

codes regulate the use of the liquid or solid compost products from the Clivus system. The 

use of these compost products as a fertilizer/soil conditioner are encouraged wherever 

codes allow. 

Clivus Multrum Inc. 

www.clivusmultrum.com 

Composting Toilets 

Clivus works primarily with engineers and architects to design systems into projects, for 

both separate bathroom and multi-purpose buildings. 

Greywater Systems 

Cluvis custom designs all greywater systems. Accurate usage data, a site plan, and a soil 

percolation test (or soils report) are the basis for a plan consisting of a design logic, planview, 

section-view, and product specifications. Following the acceptance of the plan by 

the regulators, Clivus provides the essential greywater equipment and ensures proper 

installation, typically by plumbing and/or landscaping sub-contractors. It is important to understand 

that most states and provinces do not have well-defined greywater regulations, 

so regulatory approval for a greywater system can be difficult. 

Understanding the full range of design applications 

Clivus projects include systems which are used thousands of times daily; toilets in dense 

urban areas as well as in very remote locations; toilets in commercial structures (e.g., offices, 

retail, and manufacturing buildings); off-grid projects; and sustainable building projects. 

Clivus also has a broad range of experience with permitting and regulatory issues, which 

often arise in locations where our technologies are unfamiliar. By working closely with 

designers, we can bring this knowledge to bear at all points of the process. 

Science & Technology 

How the Clivus Multrum Works 

Since its invention in 1939, Clivus Multrum composting toilet systems have been used in 

homes, parks, and commercial buildings as the sole method of treating toilet waste. The 

composting process is reliable, convenient and safe. Its results are both conservative and 

productive; water is saved from use as a carriage medium and the fertilizer content in 

excreta is made available for reuse. 

Composting Science 

Composting is the bio-chemical decomposition of organic matter by aerobic organisms, 

i.e., organisms which get oxygen from the atmosphere and give off carbon dioxide. Composting 

takes place in all soils which support plant and animal life. The compost toilet 

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employs the same process in the controlled environment of the compost chamber. 

This process is distinct from anaerobic, decomposition, which takes place naturally in 

water-saturated environments such as swamps, and is typical of septic tanks. Anaerobic, 

or liquid-saturated, conditions produce methane and the offensive odors associated with 

septic systems. 

of the soil (the top 8-12”) in order to fully stabilize the liquid. In this level of soil greywater is 

treated by many of the same soil organisms present in the compost toilet: bacteria, antinomycetes, 

fungi, anthropods, and earthworms. Nutrients in greywater from soaps are 

used by plants and the greywater not taken up by plants assists in groundwater recharge. 

Although pathogen levels in greywater are much lower than blackwater content, most 

potential pathogens will be slowly consumed by naturally occurring predators. 

Greywater Science 

Greywater is defined as wastewater that originates from clothes washers, bathtubs, showers, 

dishwashers, and sinks, but does not include blackwater: wastewater from toilets, 

urinals, or kitchen sinks that are installed with garbage disposal units. 

The Clivus Multrum system releases greywater into the biologically active, aerobic layer 

The Environment 

Conventional ‘waste’ treatment systems (both sewer and septic systems) pollute by design. 

That is, they are not intended to capture nutrients from human excreta in a form that 

would allow their healthy re-use. Instead, both systems mix excreta with a large amount of 

water, and both discharge most of the nutrients into water: sewers into oceans, bays and 

rivers; septic systems indirectly into groundwater. In oceans, rivers, and bays this causes 

first, the proliferation of aquatic plant life, then as the plant life dies and decays, the removal 

of oxygen from the water and finally, the destruction of habitat. 

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These dangerous practices are new and unprecedented. For nearly all of our agricultural 

history, humans have practiced sustainable farming, including the use of our excrement 

for fertilizer. Only in the second half of the 20th century did those of us in Northern America 

and Europe begin to abandon the principles of reuse that were once required by our 

circumstances. 

Clivus Multrum can be found: 

Lewisboro Town Park, NY 

Eco-Restroom 

Bronx Zoo, NY 

Eco-Restroom 

Queens Botanical Garden, NY 

Visitor/Administration Building 

Cape Jourimain Nature Centre, NB 

Nature Center & Rest Stop 

Southface Eco-Office, GA 

Urban Atlanta Office Building 

Tyson Living Learning Center, MO 

Washington University, 

Living Building Candidate 

Associations 

Source Separation 

Compost toilets and greywater technologies represent a key concept for rational environmental 

behavior. Keeping large amounts of water and all commercial, industrial and 

household toxics separate from excreta. 

Right now, the way our society currently handles human excreta, food production, and 

industrial waste is neither sustainable nor rational. The broad acceptance of these practices 

might make source separation seem naïve or impossible, but we at Clivus Multrum 

believe it is the only rational way forward. 

National Sanitation Foundation/ANSI 

NSF International, a not-for-profit, non-governmental organization, is the 

world leader in standards development, product certification, education, 

and risk-management for public health and safety. Clivus Multrum composting 

toilets are certified under NSF/ANSI Standard 41 which applies 

to waste-treatment systems that do not use a liquid saturated medium 

for storing and treating human waste. Many communities in the United 

States require that composting toilets be certified under Standard 41. 

U.S Green Building Council 

USGBC is a nonprofit organization committed to a prosperous and 

sustainable future for our nation through cost-efficient and energy-saving 

green buildings. Clivus Multrum, Inc. is a member of USGBC, regular 

attendee of its annual Greenbuild Expo and contributor to Water Efficiency 

Standards as a member of the Water Efficiency Technical Advisory 

Group. 

Clivus has worked on many Leadership in Energy and Environmental Design (LEED) projects 

including the first LEED Platinum building, The Philip Merrill Environmental Center. 

Composting toilets are recommended in LEED 2009 standards as Potential Technologies 

& Strategies for WE Prerequisite 1, WE Credit 2, and WE Credit 3. 

General Services Administration 

Clivus Multrum has secured a contract with GSA (Contract #GS-07F- 

0361V) to provide our kit and prefabricated restrooms at a discounted 

price to all federal government customers. The GSA contract allows 

government buyers to streamline their buying process by making their 

purchases through www.gsaadvantage.gov. 

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3.0 Products & Services 

Problem 

The wedding day is one of the most anticipated days of a young couples life. Everyone 

wants it to be perfect - from the dress to the food to the venue. In Northern Westchester, 

NY there are currently very few venues to choose from for events, especially weddings. 

Northern Westchester needs a space that can accommodate events with capacity for a 

larger number of guests. A venue that can appeal to the sophisticated client with immaculate 

taste. 

Solution 

Stone House Farm will be the perfect venue for weddings and other local events. Having 

two separate venues on one property allows us to create a unique event for each and 

every client and their needs. Whether they use the entire property for a lavish affair, or an 

intimate evening in the Stone House. 

The Barn 

Guests will be able to choose from ceremonies to be held either outside on the beautifully 

landscaped garden or inside the barn. Guests will then make their way to the lower level 

of the barn that will be outfitted with a large rustic bar and give them a feel of being outside 

with large floor to ceiling windows wrapping around the space. The main level of the 

barn will be transformed into the bride and grooms dream reception space for celebrating 

the remainder of their special event. The Barn is a versatile setting that can be decorated 

for high-class events or for more casual celebrations, accommodating up to 160 with 

dancing. 

Stone House 2016 


More intimate gatherings will be held in The Stone House an immaculately restored 

granite-clad 1849 Greek Revival mansion. The house can easily accommodate 50 guests 

for a seated dinner and 80 for a roaming cocktail party. There is no other setting that can 

compare to the beauty of this setting for clients to welcome their guests. 

Cost & Details 

By hosting only one event per day, Stone House Farm will provide clients with privacy 

while they celebrate. Renting the entire property consisting of both the Barn and the Stone 

House will cost approximately $16,000 per 

event plus the use of the House for overnight 

accommodations for the wedding night for 

up to 8 guests. Rental of the House or Barn 

alone on a Sunday afternoon will run clients 

$9,000 for the day. During the week, Stone 

House Farm expects to see less demand for 

the space and offer’s different rates accordingly. 

Stone House Barn 2016 

Stone House Interior 2016 

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3.1 Rates & Information for 2017 

Full Weekend Rental................................................................................................$33,000 

• 2 night lodging in the Stone House for up to 8 guests including a bridal suite 

• Restrooms 

• Continental breakfast 

• Linens, towels and toiletries in the Stone House 

• 90 acres of meadows, gardens, pond and forest 

• 2 Catering prep spaces 

• Banquet tables, Round tables, Cocktail tables and chairs for ceremony & reception 

• Evening Fire pit 

• Portable PA system 

• WiFi 

• Outdoor furniture 

• Floor & seating plans 

• On-site parking for up to 80 cars 

• Use of the Barn or Stone House for rehersal dinner (for up to 50 guests) 

• Use of the 2500 sqf. Barn Main floor for dinner & dancing 

• Use of the 2000 sqf Barn lower level for cocktails 

• Use of the 6000 sqf. Stone House for cocktails or ceremony 

• Use of the Stone House for Sunday Brunch (for up to 25 guests) 

• Green restrooms inside the Barn 

• Event day set-up at 11am 

• Access to our extensive vendor list 

• Work one-on-one with our in-house event planners/designers (*additional fees may apply) 

• Wedding couple prep rooms 

• Custom lighting and sound system in barn 

• Multiple ceremony sites 

• Professional day of assistance 

• Clean up 

• Valet parking for wedding reception (*additional fees apply) 

• Two 6 seater golf carts (*must be used by SHF staff member or Vallet attendant ONLY) 

Weekday events/conferences for up to 50 people.............................................. $4,000 



• Banquet tables, Round tables, Cocktail tables and chairs 


• WiFi 

• Green restrooms in the Barn 




• Use of either the 4000 sqf. Barn OR Use of the 6000 sqf. Stone House 






• Clean up 

• Meeting Rooms 

• Use of the property for 7 full hours 9am-4pm 

Friday night event..................................................................................................... $14,000 

• Over night lodging in the Stone House for up to 8 guests including a bridal suite 

• Restrooms 








• WiFi 






• Use of the 6000 sqf. Stone House for cocktails or ceremony 









• Clean up 



**Barn only............................................................................................................$12.000 

Saturday night event................................................................................................ $16,000 

• Over night lodging in the Stone House for up to 8 guests including a bridal suite 

• Restrooms 








• WiFi 






• Use of the 6000 sqf. Stone House for cocktails or Ceremony 









• Clean up 


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**Barn only............................................................................................................$14.000 

Sunday lunch event.................................................................................................... $9,000 





• WiFi 

• Green restrooms in the Barn 




• Use of either the 4000 sqf. Barn OR Use of the 6000 sqf. Stone House 








• Clean up 



3.2 Policies & Guidelines 

Booking 

To hold your date a non-refundable $3,500 deposit is required. The remaining fee minus your hold the date 

deposit is due 8 months before your event date. Any additional add on’s or extras added into the contract 

must be paid in full one month before your event date. 

Cancelations 

If a cancelation is made more than 8 months before the event date, this will only result in the loss of your 

hold the date deposit if $3500. If a cancelation takes place within the 8 month before your event date, there 

will be a loss of the full payment. 

Damages 

Clients are liable for any damages done to Stone House Farm property. A damage deposit of $1500 is required 

and is included in your hold the date deposit. The damage deposit will be returned less any damages 

or changes occurred – damages include ones inflicted by guests and/or outside vendors brought in by 

the client. 

Insurance 

The client is liable for any damages to the Stone House Property and its grounds, equipment and facilities. 

Clients are required to obtain event insurance for no less than $2,000,000 in liability, listing Stone House 

Farm as the co-insured. 

Two options for event insurance can be found here: 

https://www.theeventhelper.com/ 

https://www.wedsafe.com 

Items not permitted 

The safety of our clients their guests and maintaining the beauty of our property is of utmost importance to 

us. Smoking, candlelight, fireworks, glitter, table glitter, confetti, oil lamps, sparklers or helium balloons are 

not permitted inside or next to the barn or Stone House. There are designated “smoking” areas for guests. 

The fire pit may only be attended to by a staff member of Stone House Farm. Rice and or flower petals are 

not permitted to be thrown or strewn during or after the ceremony. 

Water House at Stone House Farm 

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Stone House Farm

Vendors 

Outside vendors are allowed to be brought in by the client. Vendors must adhere to the terms of our policies 

& guidelines. 

Caterers 

A professional, licensed and insured out side caterer is allowed at Stone House Farm, at our discretion with 

an addition service fee of 20% of the total catering cost. Which must be paid 1 month prior to the event date. 

The caterer is responsible for set-up, breakdown, and cleanup of the catered site. The caterer must provide 

a full cooking, serving and bar staff. All alcoholic beverages must be served by the caterer’s staff. Caterer’s 

must leave the premises the way they found it, and take all their waste with them. 

Time Allotted 

Stone House Farm hosts one event per day. Guests are allowed to start setting up the Barn at 11am the day 

of the event. Access to the Stone House is permitted at 12pm the day of the event. Clients guests must all 

depart the property no later than 10am the day following their event, this includes overnight guests staying 

in the Stone House. 

All events must end no later than 12am. No exceptions! Any events not finished by 12am will incure an overtime 

rate of $800 per half hour. 

All rentals and or decorations must be removed and out of the Barn no later than 9am the morning following 

the event. 

Music 

In consideration of our rural neighbors respectfully amplified music may only be played inside the barn up 

until 11pm. Acoustic music at a respectful level is permitted outside until 7pm and inside until 11pm. 

Parking 

A separate entrance brings guests onto the property onto a dirt road. Valet parking service is required at 

the clients’ own expense. Valet attendants will take guests cars and park them in our large hidden parking 

lot which can accommodate 80+ cars. Guests will walk along a lit raised wooden path through the wildflower 

meadow to the barn. 

6-person golf carts can be used if needed. Provisions can be made for elderly or guests requiring extra care 

to be dropped off via their car, at the barn entrance (please speak with us prior to event day about this). 

Staff 

The Stone House Farm will oversee the use of the premises, a staff member will be present during the entire 

event period to include set-up and break-down. 

Tents 

Clients may choose to rent a tent for the ceremony, cocktail reception or dinner reception at their own expense. 

Note: there is NO amplified music outdoors and/or under the tent. Any and all outdoor activities must 

be finished no later than 10pm. 

3.3 Sound Policy & Study 

Sound Parameters 

Upon conducting our rudimentary sound test from the field next to the barn, it was made 

abundantly clear that we will be unable to use amplified music outside on the grounds of 

Stone House Farm. With this new knowledge and in speaking with several professionals 

in the industry, we have decided that amplified music will only be permitted inside the 

Barn and or The Stone House. 

In keeping with the sound ordinance we will have ALL respectfully amplified music cease 

by 11pm. Lounge level acoustic music will be permitted outside up until 8pm and inside the 

Barn and Stone House up until 12am. 

It is of utmost importance to Stone House Farm to maintain a positive standing in the community 

and work with our community members. By implementing this new and improved 

plan, we feel strongly that we are limiting the impact on the surrounding community. 

Sound Study 

At the outset of this project we conducted a simple, worst case, senario sound test to understand 

the investments we would need to make to insure traquility in the community. On 

June 25 we retained Daniel Pierson from Lake Side Productions, lakesideproductions.com 

to set up an exterior sound test on the lawn west of the Barn. They maintained over 90 

decible output from an arrangement of 9 wedding style speakers. Decible readings where 

then taken at homes in the neighborhood to help profile the sound. 

Initial Conclusions 

Sound traveled with very little reduction directly accross Rt.200 and away from the barn 

towards Rt.412 and Rt.202. This was a short unobstructed span of 700 feet. The sound 

from the test nearly immediately died off heading in all other directions. The focus of our 

insulation efforts will be to confine the music to the barn at a respectfully amplified level 

and to block its traveling across Rt.202. 

Liquor License Required 

Alcoholic beverages may only be provided and served with a valid New York State Liquor License and/or 

caterer permit. 

Overnight Accommodations 

Guests may gain access to their overnight accommodations no earlier than 12pm the day of their event. 

Guests must be out no later than 10am the day following their event. All linens, towels and toiletries will be 

provided. Continental breakfast will be provided in the morning from 8am-10am. One staff member will be 

present from 8am until the end of the event. Any and all questions or concerns should be directed to the 

after hour’s service. 

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40 dB 

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3.4 Parking Plan/Traffic Study 

Guests will enter off Route 202 onto the existing dirt access road built into the South Lot. 

Pulling their cars up several hundred feet, a valet will greet each guest, taking their keys 

and then parking the cars farther back down the road on the existing dirt parking lot. The 

lot can accommodate 80 cars. This lot and the parking area is not visible from Route 202 

nor any neighbors, creating an invisible parking structure as to not impact the visual beauty 

of Route 202. When the property is not being used for larger events, the gates to this 

access road will be locked. 

Once guests drop their keys with the valet service, they will walk the path across the wild 

flower meadow to the barn. 

40 dB 

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Sound Test 

Near Barn 

62 dB 

63 dB 

95 dB 

67 dB 

40 dB 

None 

Ambient sound ranges for 37-43 Db on the test day. As you can see there is a clear channel 

the sound is traveling but obstructed from the others in close proximity. 

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We have retained Provident Design Engineering, PLLC (PDE) to provide 

Trip Generation and Driveway Analysis to determine the viability of the existing access to 

support the proposed use. The analysis will culminate with preparation of a letter summarizing 

the methodology and findings, which will besuitable for submittal to the Town and 

NYSDOT. 

1. Representatives of PDE will perform Automatic Traffic Recorder (ATR) machine counts 

for one week along US Route 202 in the immediate vicinity of the proposed site. The 

ATR counts will record traffic volumes, throughout the day, along both directions of US 

Route 202 at 15-minute increments. 

2. PDE will perform Vehicular Trip Generation Calculations for the proposed use to determine 

Peak Hour Traffic Generation at the facility and how that will coincide with the 

Roadway Peak Hours. Published data on the proposed use is very limited, therefore 

Trip Generation will be determined from anticipated operations at the proposed facility 

(i.e. number of events per week, number of attendees/employees, peak event periods 

– Friday/Saturday Evenings, etc.). 

3. Utilizing the Vehicular Trip Generation calculated for the proposed use and the 

associated Roadway Peak Hours determined from the ATR counts, PDE will conduct 

intersection capacity analyses at the driveway intersection with US Route 202 to determine 

whether acceptable Levels of Service would be maintained at this location. 

If unacceptable Levels of Service are determined, then PDE will make recommendations 

for potential mitigation (i.e. temporary traffic control officer and/or provision of a 

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4.0 Meet the Executive Team 

Nicole Mata 

Being in the event industry for 20 years, having crossed all aspects of the industry from 

catering, party rentals, to opening her own company Delamata Designs in 2003 focusing 

on event planning/event & floral design. Her talents led her to design events and tabletop 

arrangements for many prominent clients including the Republican National Convention. 

The Gold Cup, Citifield, and several individual celebrities. Nicole takes great pride in each 

and every event, molding her creativity with her clients’ visions. Her extensive knowledge 

of the industry and all that is entailed in making an event successful. If you would like to 

take a look at her current company’s website you can visit it at: delamatadesigns.com. 

She has a passion for history and the preservation of historical homes. Bringing communities 

together and helping people is of great importance to Nicole. She is now ready to 

bring her industry expertise and passion into her next venture, Stone House Farm. 

Driveway 

To Parking 

Parking 

Dane Atkinson 

Dane is a successful entrepreneur with 25 years of funding and operating experience. He 

has built a number of internet companies, most recently SquareSpace and SumAll raising 

over 100M and creating over a billion in shareholder value. Dane has owned and operated 

several physical businesses including restaurants and cafes throughout NYC. Dane 

has always been active in charitable and community efforts from being a trustee for the 

NY Public library, to his current non-profit add-on at sumall.com. 

Peter Fazio 

For over 25 years, Peter Fazio has provided New York & New Jersey with full service 

catering and event management. Exquisite food, impeccable service and unparalleled 

attention to detail, to ensure each and every client’s vision is creatively translated and meticulously 

executed. His unwavering commitment to excellence has made him and Sterling 

Affair the prefered caterer of the Tri-State Area’s most beautiful venues, prominent families 

and esteemed causes. 

Joseph Bueti 

When Joe Bueti opened Village Social + Bar in July 2010 in the heart of Mount Kisco, he 

had a clear vision for his home away from home - a perfect union of design, community, 

and lifestyle, all while serving up great food, drink, music, and conversation. Joseph also 

boasts two very successful food establishments; Mobile Pie and Locali. 

Walkway 

to Venue 

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4.1 Community Focused Activities & Involvement 

Stone House Farm believes that being an integral part of the community is a very important 

part of any business. Providing a place where people can gather to experience the 

beauty around them, and to come together and take part in fun community focused activities. 

We plan to have activities during the day for community members to enjoy and in part 

ensuring that Stone House Farm carries on its legacy and history it has been come to be 

know for in the town of Somers. 

• Guided Tours of the Historic House, barn & grounds 

• Garden Club access to the property 

• Meeting space in the House and/or barn during the weekdays 

• Movie nights in the Barn 

• Wine Tasting in the Garden 

• Farmers Market Sundays 

• Children’s music enrichment during the weekdays 

• Yoga in the Barn 

• Artist workshops 

• Local Artist showcases 

• Use of the space on “OFF” nights for community organization events 

• Use of the House/Barn and property for artists to paint 

• Acoustic music in the barn 

• Senior Lunch 

• Afternoon Tea and garden stroll 

Venue 

4.2 Competitive Landscape Overview 

As the rustic weddings continue to rise in popularity (and show no signs of slowing down), 

supporting the Farm to Table/ Sustainable eating movement. With a true gap in the market 

in Westchester for a Barn venue, and one that can accommodate larger gatherings. 

Based on our research of the most competitive venues in the region as well as many barn 

venues farther North, we feel that we will have a great advantage in filling the need for 

clients. With many of the local Westchester venues being at nearly 100% booking capacity 

for the next 12-24 months, our pricing is in the median for Westchester and below the 

average wedding venue price for the country. 

Average Price 

All In for Space (not 

including 7.375% tax) 

Hours From NY 

Rentals Type 

Season 

Handsome Hollow $15000 + tax $15,000 venue only 2 hrs. 54 min. Not Barn included 

150 Yes 

The Barn at Liberty Weekday Events (Monday- 

$6,600 venue only 2 hrs. 10 min. Barn May-December 150 

Farms 

Thursday) $6,600 

Friday or Saturday Events (one 

$11,500 venue only No 

per weekend) $11,500 

Sunday Events $7,800 $7,800 venue only 

Stone Tavern Farm $18,000 plus $22pp $21,300 venue only 2 hrs. 45 min. Tables Barn & Chairs only 

400 Yes 

Events up to 80 guests: 

Friday – Sunday $1,600 per hour 

(min. 5 hours) 

Historic Barns of 

Nipmoose 

Events with 81-180 guests: (180 

guest max) 



$15,200 venue only for 

8 hours 

Capacity 

Accomodations 

3 hrs. 4 min. Tables Barn & Chairs April only- October 180 No 

Booking/Availability 

11 weddings in 2016 8 

weddings booked for 

2017 

Events with 181-250 guests 



Owls Hoot Barn $12,000 $12,000 venue only 2hrs. 12min. Not Barn Included 

No 16 weddings in 2016 

Mount Gulian Historic 

Site 

$6,500 $6,500 venue only 1hrs. 18min. Not Barn Included 

80 No 

The Roxbury Barn $14,200 + $25 pp $17,950 venue only 2hrs. 41min. Tables Barn & Chairs only 

140 No 

Hammond Museum & 

Garden 

$3,500 $3,500 venue only 1hr. 7min. Not Garden Included 

150 No 

Caramoor 

tent $7500 starting, Spanish 

courtyard $10k, ventitian $18k 

$50,000 

Bedford Post Inn Site fee small $2500 site fee large $15,000 

venue/food/beverage 

Crabtree Kittle House 

Blue Hill at Stone Barns 

Tappan Hill 


Farm 

$1,000 Mansion Fee/Site Fee, 

$175pp, plus tax & 20% admin. 

fee, 

Saturday $13,500 + 22%, fri & sun 

$10,500 + 22%, ceremony fee 

$1,500 

Friday $168pp + 23% and $1500 

mansion fee, Saturday $208pp + 

23% and $2200 mansion fee, 

Sunday $178pp + 23% and $1800 

mansion fee 

Weekday events (up to 50 

people) 

Friday - venue $14,000 + $217pp 

(food/beverage/staff) 

Saturday - venue $16,000 + 

$217pp (food/beverage/staff) 

Sunday afternoon - venue 

$6,500 + $217pp 

(food/beverage/staff) 

Weekend Buyout 

Sat. $33,350 


Fri./Sun. $31,550 


Sat. $89,365 


Fri./Sun. $72,555 


Fri. $34,382 


Sat. $43,406.50 


Sun. $37,063.50 


$3,500 

$46,500 

1hr. 3 min. 

1hr 3 min 

1hr 3 min 

Garden & 

Not Included 

Homes 

80-400 No 

Included Restaurant year round 80-150 Yes 

Included Restaurant Year round 40-120 Yes 

Restaurant, 

48 min. Included 

Barn, Farm 

42 min 

I 

n 

c 

l 

u 

d 

e 

d 

indoor 

venue, 

multiple 

events 

Year round 175 No 

year round 150 No 

$48,500 1hr. 10min Barn May-November 170 Yes 

$39,050 

$33,000 venue only 

jan 2017 4 days/ feb 

2017 2 days/ march 3 

days/ april 2 days/ july 

3 days/ nothing till nov 

2018 

nov 2 days 2016 dec 3 

days/ 2017 July- 

December some days 

nov 1 day 2016, dec 2 

days, jan all days, feb 

4 days, more 

booked through to 

2018 

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4.3 Competitive Landscape Details - Westchester 

The following companies described below are Stone House Farm’s primary Competitors: 

Hammond Museum & Garden,North Salem, NY 

http://www.hammondmuseum.org 

(12 minutes from Stone House Farm) 

The venue includes the main gallery, indoors, French 

doors open to the tented patio outdoors, along with the 

main garden. The venue including the gallery, tent, and 

patio, and gardens are permissible for use. The Hammond 

venue costs are as follows. You will have full access to 6 

acres grounds, gallery space, patio (including a tent), and 

gardens. In addition to having the venue for your wedding, 

you get a full one-year complimentary membership to the 

museum. 

# of Guests Cost 

less than 100 $1,500 

100-124 $2,000 

125-150 $3,500 

151-200 $4,000 

200 plus $5,000 

350 plus $6,000 

General pricing, separate from the above venue cost, is based on the client’s budget for catering, staff rentals, 

floral, entertainment, photographer, and others, depending on the client’s specific needs. 

Caramoor | Katonah, NY 

https://www.caramoor.org 

(15 minutes south of Stone House Farm) 

At Caramoor, an idyllic location; delicious, sustainable 

food; and attentive service. Listed on the National Register 

of Historic Places, Caramoor is a valuable cultural 

resource that encompasses 90 acres of woodland trails 

and spectacular gardens. 

• Although dining spaces are covered, they are primarily 

an outdoor venue in an open air, natural setting. The facilities are available from mid-May to the first week 

of June, and mid-August to early October. Events must conclude by 11:00pm. 

• Caramoor’s exclusive caterer, Great Performances, is the go-to expert on delicious food, striking design, 

and attentive service in NYC and Westchester. They cater a range of events from weddings to high-end 

private parties; intimate dinners to large nonprofit galas. 

• Event rental fees begin at $7,500. Events are tailored to your specifications. Event fees are based on the 

size of your event, type, and a number of locations, and your particular needs (such as additional tenting), 

and increase accordingly. 

• The Sunken Garden: Capacity 400+ (included in all prices below) 

• Tapestry Hedge: Capacity 400 for cocktails, 300 for theater-style seating (included in all pricing below) 

• Formal Dining Room: Capacity 65 for cocktails; 50 for seated dinner & Music Room: Capacity 200 for theater-style 

seating $10,000 (inclusive of the Reception Tent) 

• Spanish Courtyard: Capacity 250 for cocktails; 500 for theater style seating $10,000 (inclusive of Reception 

Tent) 

• Venetian Theater: Capacity 1,000 for cocktails; 800 for dinner; 1,700 for theater-style seating $18,000 (inclusive 

of Reception tent) 

• Reception Tent and Italian Pavilion: Capacity 300 for cocktails; 250 for dinner; 500 for theater-style seating 

$7,500 

Fees for spaces do not reflect pricing of caterer, staff, or any additional items needed. The average cost for 

the in-house caterer Great Performances is $300 per person beyond the Caramoor rental fee. 

Bedford Post Inn | Bedford, NY 

http://www.bedfordpostinn.com 

(17 minutes south from Stone House Farm) 

Hospitable, comfortable and private: Bedford Post is a 

place where innovative, and successful individuals or 

groups can collaborate undisturbed. Nestled on 14 acres of 

back country, less than an hour from Manhattan, the Relais 

& Chateaux designated Bedford Post has two acclaimed 

restaurants, a yoga loft, and luxury Inn. Bedford Post has 

become the ideal weekend getaway and preferred location 

for any type of public or private event. 

• Offers a 2 full-time restaurants/bar 

• Home to an eight-room luxury inn 

• For a party of 80 guests or fewer, clients can request the Yoga Loft, which includes the use of the attached 

Downstairs Barn, Barn Loft, and adjoining Zen Garden. It has a comfortably seated capacity of 80 guests, 

and would incur a food and beverage minimum of $16,000 as well as a site fee of $2,500. The site fee 

encompasses all basic rentals for the ceremony, cocktail hour, and the reception, solid color linens in the 

client’s choice of colors, votive candle, and bud vase decor closing fees, and ceremony fees. 

• For a party of 85-150, clients would do a full buyout of the Main Dining Room and Inn, giving them the 

entire property for use at the event. There are a variety of spaces on the property to host the ceremony and 

cocktail hour before moving into a seated reception in the Main Dining Room, then back out to the patio for 

dancing. This would incur a food and beverage minimum of $35,000 as well as a site fee of $15,000. The site 

fee encompasses all basic rentals for your ceremony, cocktail hour, and reception, solid color linens in the 

client’s choice of colors, votive candle and bud vase decor, closing fees, ceremony fees, all 8 rooms of the 

Inn on the night of your wedding, and the Bridal Suite the night before. 

Crabtree’s Kittle House | Chappaqua, NY 

http://www.kittlehouse.com 


Crabtree’s Kittle House is available for private events of 

every type and size: surprise birthday parties, bar/bat 

mitzvahs, all-day corporate retreats, business luncheons, 

cocktail receptions and dinner, weddings. Offering several 

different event spaces: 

• Kittle House Dining Room - available for events of up 

to 120 guests, with access to the English Garden outside 

(tenting available), Garden Room and Tap Room. 

• Ivy Hill Room - offers privacy for up to forty guests, and is the perfect space for rehearsal dinners and birthday 

parties or for an important business lunch or dinner. The table configuration can be set with up to four 

separate oval tables of 10 guests or one large table that seats up to 22 guests. 

• The Carriage Room Atrium - located on the garden level, seats 200 guests with a large dance floor. It has 

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elegantly landscaped outdoor gardens and stone patios attached for wedding ceremonies and cocktail 

receptions when weather permits. Tenting this area for additional space is also an option. 

• The Wine Cellar - located just outside the glass door entrance to our world famous wine cellar, is a very 

special venue for wine-lovers or anyone looking for a unique space for an intimate private party. The Wine 

Cellar Table accommodates parties of up to 16. 

• The Kittle House Inn captures an old-world air that one would expect from 18th-century construction; consisting 

of 12 guestrooms, all en-suite. 

Saturday Evening 

Peak (May, June, September, October) $175pp, plus tax & 20% admin. fee 

Off Peak (All other Months) $155pp, plus tax and 20% admin. fee *Minimum guarantee of 110 people 

Friday & Sunday Evenings 


Off Peak (All other months) $145pp, plus tax and 20% admin. fee *Minimum guarantee of 90 people 

Saturday Afternoon 


*Minimum guarantee of 75 people 

Additional Fees: 

$1,000 Mansion Fee/Site Fee 

$550 Ceremony Fee 

$150 Maître D Fee 

$150 Event Coordination 

Blue Hill at Stone Barns | Pocantico Hills, NY 

https://www.bluehillfarm.com/events#country 

(27 Minutes south from Stone House Farm) 

Blue Hill at Stone Barns, the restaurant located in Westchester 

County, offers private dining for up to 14 guests 

and the HayLoft, which seats 40-260 guests. Private events 

are also occasionally hosted in the restaurant main dining 

room, which seats up to 125 guests. Over 15,000 square 

feet of indoor space is available for events of different 

formats and sizes. Corporate meetings and outings of up 

to 260 guests can be held with the option of custom team-building activities led by farmers and chefs. Weddings 

are hosted in the beautiful HayLoft and ceremonies can be accommodated on site. 

The Hayloft is a stunning setting for a wedding reception, featuring soaring ceilings and beautiful stonework. 

The Hayloft is used in conjunction with the HayBarn, which can accommodate cocktail receptions, indoor 

ceremonies, and dancing as needed. Parties of up to 175 guests can be hosted in the HayLoft when the 

restaurant on the property is also open for service. 

Per Person Cost - Saturday $375 (min. cost based on 100 guests) 

Per Person Cost - Sunday-Friday $325 (min. cost based on 75 guests) 

(Includes passes hors d’oeuvres, 3 plated savory courses, wedding cake or dessert, champagne, wine pairings, 

open bar, tables, chairs, linens, table settings, valet parking - 5-hour event) 

Venue Rental Fee - Saturday $13,500 

Venue Rental Fee - Sunday-Friday $10,500 

(Includes use of the HayLoft, HayBarn (after 3pm), Dooryard Garden (weather permitting), existing lighting 

and a/v system. This cost goes directly to Stone Barns Center, the farm, and our non-profit partner.) 

Ceremony Fee - $3,500 

(Includes an additional hour of event time, ceremony chairs, use of courtyard (weather permitting), taking 

photos on site.) 

Administrative Fee - 22% charge on costs above 

Westchester Tax - 7.375% on all costs 

Abigail Kirsch/Tappan Hill Mansion 

Tarrytown, NY 

www.abigailkirsch.com/exclusive-locations/tappan-hilltarrytown 


Tappan Hill Mansion is located in the scenic Hudson Valley. 

Nestled on a hilltop overlooking the Hudson, this stunning 

stone structure features luxurious rooms and garden 

terraces ideal for weddings, meetings, gala fundraisers, 

product launches or any occasion clients can imagine. 

Tappan Hill is perfect for hosting a wide range of events 

from intimate gatherings to mansion-wide celebrations. With its garden views, The Hudson Room is perfect 

for small weddings, rehearsal dinners, anniversaries and meetings, while the Pavilion Room hosts larger 

gatherings. Both rooms have expansive glass, stunning views, and all the requisite amenities. Whatever the 

occasion, this historic setting is the perfect backdrop for the most special events. 

• The Hudson Room – accommodates up to 150 guests 

May-October is at follows: 

Friday Evening/Saturday Afternoon - 85 guest minimum 

$158pp / $208.67pp price inclusive of 23% admin. fee & taxes 

$1,200 Mansion Fee 

Saturday Evening – 85 guest minimum 

$178pp / $235.09 price inclusive of 23% admin. fee & taxes 


Sunday Anytime – 85 guest minimum 



• The Pavilion Ballroom - accommodates up to 260 guests 

May-October is at follows: 

Friday Evening - 175 guest minimum 



Saturday Evening – 200 guest minimum 



Sunday Anytime – 175 guest minimum 



•For full buyout you must meet the guarantee for the Pavilion Ballroom then a $7500 fee for Hudson Room. 

Offering a 5 1/2-hour package (half hour ceremony, one hour of cocktails and hors d’ouevres and four hours 

of dining and dancing) which includes: 

• Dedicated Event Manager 

• Ceremony Site (Indoor or Outdoor) 

• Five-Hour open bar including Premium Liquors, Wine, Beer, Sparkling Wine, Seasonal Specialty Cocktail 

• Eight Butlered Passed Hors D’Oeuvres 

• Two Cocktail Stations of your choice 

• Four-Course Seated dinner to include Starter, Salad, Choice of two Entrees, Desert 

• Customized Wedding Cake 

• Bridal Room with light snacks and refreshments 

• Bon Voyage Basket 

• Valet Parking, Concierge, Coat Room and Restroom Attendant 

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4.4 Competitive Landscape Details - Barns 

The following companies described below are Stone House Farm’s regional “Barn” venue competitors: 

Handsome Hollow | Long Eddy, NY 

http://www.handsomehollow.com/#home 

(2 hrs. 13 minutes from Stone House Farm) 

Handsome Hollow is a truly rare place. The stunning 93- 

acre property of fields, meadows, forests and mountain 

views is the location of a beautifully restored 18th century 

Amish barn. 

A stylishly preserved 100-year old farmhouse makes 

Handsome Hollow an idyllic and unforgettable rustic chic 

wedding destination in the Catskills. 

Rates (2018) $15,000 

(2017 dates are fully booked) 

Included: 

• Lodging for 2 nights in the 3-bedroom farmhouse, sleeps 6. 

• Oversized bathroom in the main house with floor to ceiling mirror 

• Linens, towels, and toiletries in the farmhouse 

• Use of the 4200 sqf barn 

• 1000 sqf bluestone cocktail patio with overhang 

• 93 acres of meadows, creeks, hiking paths 

• Catering kitchen which includes an ice machine (1000lb. capacity), convection oven, six burner range and 

oven, 2 speed racks, 1 warming/proofing cabinet, 3 bay sink 

• Two designer bathrooms on the main floor of the barn 

• Banquet tables and chairs or up to 200 people 

• A bonfire the night of the ceremony 

• Hundreds of lights throughout the property 

• A portable PA system to go wherever you choose to have your ceremony 

• Wi-Fi and phone access 


• Seating Plans 

• On-site parking 

• Access to an extensive collection of vintage props 

• Access to the barn for your setup 

• Event Day – Start when you like, end by 1am 

• Clean up – We ask that you remove all brought in decorations the day following the event. We’ll do the 

rest. 

• Access to our preferred vendor list of florists, caterers, wedding designers, accommodations, transportation, 

party supply rentals, photographers, DJs, and musicians. 

• Ceremony Options: 

• A beautiful fallen stone wall from the original barn foundation 

• An open field with mountain views 

• The restored English barn with 36’ high cathedral ceilings 

• A wooded stand of maple trees surrounded by ferns 

Additional Fees: 

• Rehearsal Dinners or Sunday Brunch for more than 25 guests require an additional fee of $1500.00 per 

event. 

• Events for more than 150 people require the rental of extra bathrooms and a tent. There is also an additional 

site fee. 

The Barn at Liberty Farms | Ghent, NY 

http://www.thebarnatlibertyfarms.com/ 

(1 hr. 27 minutes north of Stone House Farm) 

Nestled on a private section of our 330-acre certified 

organic farm, The BARN at Liberty Farms is a former thoroughbred 

stallion barn refurbished and converted into a 

stunning, elegant, yet rustic party space. We have retained 

the details and atmosphere of the beautiful barn while 

updating essential elements for a wonderful event. The 

BARN accommodates seating for 140 comfortable while 

still leaving room for a dance floor and a bar. All of this 

coupled with the gorgeous dimmable lighting in the venue, 

will provide the setting and ambiance for an unforgettable 

day. 

Adding to the flexibility of the space are 8 large stallion stalls, which can be used for bars, hors d’oeuvres, 

lounge areas, photo booths or even extra dining tables. All 

The venue’s grounds offer a diversity of options. Perhaps the ceremony on the hilltop, a reception on the 

manicured paddock, dancing in the barn and relaxing by the fire pit. 

The rental season: May to December 

Capacity 150 

Weekday Events (Monday-Thursday) $6,600 

Friday or Saturday Events (one per weekend) $11,500 

Sunday Events $7,800 

Holiday Weekend Sunday Events $8,800 

Included: 

• The Stallion Barn 

• Ponds 

• Surrounding lawns 

• Handmade birch arbor 

• Access to the 300-acres of Liberty Farms for photography 

• His and Her Prep Rooms 

• Restrooms 

• 18 rectangular banquet tables and 150 chairs 

• Floor and seating plans 

• Portable PA system with Mic 

• Assistance 

• Catering Prep Rooms – prep surfaces, catering sinks, ice maker, and warming trays 

• A full afternoon to set-up – the afternoon on the previous day to set-up 

• Parking – short walk from the barn for a maximum of 40 cars, recommend that a bus service be hired. 

• The Liberty Farms vendor list 

• Clean-up – you must remove all decorations, flowers, and other personal items. 

• Special outdoor seating 

Additional Options: 

• Fire Pit $250 

• Cart with Driver – 6-person golf cart $300 

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Stone Tavern Farm | Roxbury, NY 

http://www.stonetavernfarm.com/ 

(2 hrs. 15 minutes north east from Stone House Farm) 

$19,500 plus $39 per person 

Capacity 400 

Includes: 

3pm until the party ends Sunday 

• Waterside Pavilion or Barn 

• Picnic tables and all the other tables and chairs you 

need 

• 2 restrooms with showers and dressing rooms 

• Bonfire 

• Tiki torches 

• Party lights 

• 200-amp service 

• Saturday morning set-up 

• Mountaintop ceremony site 

• Portable amp, speaker and mic 

• Horses, ATV’s or SUV on site 

• Trash removal from property 

• Early arrival storage 

• Endless wildflower picking 

• Field below Pavilion for games and tent 

• Assorted lawn games 

• Vendor planning 

• No noise restrictions 

• B.Y.O.B 

• Golf carts with drivers 

• 1 employee from ceremony start until 11pm for trash 

• 1 employee to keep bathrooms and area clean until 11pm 

• A staff of 4-10 to handle parking before ceremony 

• Unlimited camping 

• Studio apartment (sleeps 2) onsite 

• Ice 

Reception in the Barn 

(82ft x 146ft open 12,000 sqf) 

• 12,000 sqf open hemlock barn 

• Set up after 3pm 

• 200-amp service 

• Party lighting 

• Large hay bales for decoration 

• New dance floor 

• New bathrooms 

• New lighting 

• New stage 

• New deck 

• Chairs and tables 

• High quality super heavy duty white padded chairs 

• 60” or 72” round and 8’ x 2 ½” rectangle tables for dining 

• New 8’ x 4’ rustic wooden farm tables 

Historic Barns of Nipmoose | Buskirk, NY 

http://nipmoosebarns.org/ 

(2 hrs. 30 minutes north of Stone House Farm) 

Perched on a hillside in the northeastern section of the 

Hudson River Valley, the historic barns and other buildings 

are surrounded by 123 acres of farm, fields, woodlands, 

a stream and wetlands. The expansive views of an agricultural 

landscape can be enjoyed from both inside and 

outside the barns. The barns may be rented for large 

events starting in early May and ending in mid-October. 

The rental season may be extended for small to moderate 

sized events. 

All three barns – Scottish Barn (accommodates 180), German Barn and Corn Crib – are included in the rental 

fees. With each playing a significant role. The Scottish Barn is the largest barn and most frequently used 

for dinners. The German Barn is most often used for Cocktails at the start of the wedding reception, then 

dancing after dinner. The small corn crib has multiple uses. It can serve as a desert station or for exhibiting 

memorabilia and place cards. 

Events up to 80 guests: 

Friday – Sunday $1,600 per hour (min. 5 hours) 

Events with 81-180 guests: (180 guest max) 


Events with 181-250 guests 


(Tent and portable restroom required) 

Included: 

• The Workshop Barn for caterers 

• Three bathrooms 

• Dressing Room for bridal party 

• A large parking area – can accommodate 80 cars 

• 5-hour set-up time preceding the event 

• Only one wedding per weekend 

• Ceremony locations 

• All events must end no later than 11pm 

Owls Hoot Barn | Coxsackie, NY 

https://www.bluehillfarm.com/events#country 

(1 hr. 30 Minutes north from Stone House Farm) 

Built around 1840, the main reception interior boasts all 

it’s original heavy timber construction with traditional two 

story hay loft style high ceilings. We are very proud to be 

one of few, if not the only, historic barn in our area that 

offers fire suppression (aka sprinkler systems) in our barn. 

With the large pavilion off the back of the barn you would 

never need to rent a tent here to host an outdoor ceremony…even 

if it rains you can still get married ‘outside’ 

under the pavilion and have the look of being outside (the 

ceiling of the pavilion is over 20 feet high so you are just surrounded by the outdoors) …this is a very defining 

characteristic and different with this barn to other barns in our surrounding areas. If weather is beautiful, 

it can be used as a perfect cocktail hour reception area so guests can mingle around and are not out under 

the heat of the sun for the entire time while the bridal party and family are off taking pictures. It is the perfect 

place to host a traditional contra dance! 

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Rental rate: $12,000 

Included: 

• You are allowed access to the farm starting 2.5 days prior to the date of your event (i.e. WED afternoon for 

a SAT event) 

• 8 bathrooms in the barn (2 full baths that are handicap accessible) 

• Interior of the barn accommodates 180 guests as a maximum occupancy. Some clients with numbers 

over this amount choose the option of utilizing the barn for those interested in dancing and use the outdoor 

attached pavilion for dining 

• Multiple outdoor ceremony sites to choose from 

• We have many decor items that are available for your use 

• Discounted and/or no fee rental items for up to 180 guests include a selection of: handmade wood 

farmhouse tables, wood French cross back chairs, vintage mismatched china and silver-plated flatware, a 

selection of glassware and mason jars, vintage wood highboy tables for cocktail hour and a selection of 

other outdoor ‘furniture’ (picnic tables, wrought iron lawn furniture and weathered wooden electrical spools). 

We’ve collected lots of various vintage chairs, couches and other furniture to complete the look as you personalize 

the space with your pictures and other decor. 

• Weather permitting we run a bonfire during the evening so guests can toast marshmallows or simply hang 

out by the fire. 

• A 4 passenger golf cart is available on the day of the event can be used by OHB staffer to shuttle guests 

needing additional help moving around on the property 

• Garbage removal is included. 

• A ‘portion’ or selection of produce, fruit, berries, flowers…as is available and ‘in season’ and grown on the 

farm for your use during the days preceding your event. 

Mount Gulian Historic Site | Beacon, NY 

http://www.mountgulian.org/ 

(36 Minutes north west from Stone House Farm) 

Tucked away on 44 acres overlooking the majestic Hudson 

River, Mount Gulian is an 18th century Dutch Colonial 

Homestead with a beautiful, large historic barn, meadow 

field and heritage garden, surrounded by deep woods. 

You and your guests will delight in the gentle slope of 

the grounds, complete with river view, old stands of trees 

and lovely restored 19th century garden. Mount Gulian is 

just 90 minutes north of Manhattan. 

If it’s a unique venue you’re looking for, a gorgeous 

landscape upon which to create a wedding perfectly 

suited to your taste, you have found it at Mount Gulian. 

Wedding ceremonies are often held on the riverside lawn and the reception in the historic barn. 

The 1720’s barn, with its original wood plank floors and hand-hewn beams, can accommodate up to 150 

guests from late April through October. 

Rental Rate: 

$6,500 (5-hour minimum) 

Price for 80 guests 

$500 per hour for any hours’ past 

Accommodates 150: $25 pp. additional for every guest over the 80 

The Roxbury Barn | Roxbury, NY 

http://www.theroxburybarn.com/ 

(36 Minutes north west from Stone House Farm) 

Just a two and a half hours drive from New York City and 

just over an hour from Albany, The Roxbury Barn is open 

for events from mid May till mid October, hosting celebrations 

up to 140 persons in size. 

As we only host one event each weekend, it allows you 

to choose the day and time frame for your event with an 

earliest starting time of 3pm and latest end time at 12am. 

Alternatively, we offer the option of a weekday elopement: an easy-to-manage four-hour afternoon celebration, 

which is available Mondays through Thursdays, with a minimum party size of 10, and a maximum party 

size of 25 persons. 

Full Event Day Rates: 

Friday, Saturday or Sunday 

$14,200 + $25 per person 

Maximum occupancy of the barn and grounds is 140 persons 

Included: 

• Use of our Pristine, 165-year-old carriage barn 

• The Pine Grove for your Ceremony 

• Pavilion with Mountain Vista, for cocktails or a roofed ceremony 

• Set-up afternoon on previous day 

• All your dinner tables and chairs 

• Full set of vintage wooden chairs for your ceremony 

• Heating in the carriage Barn 

• Convenient prep spaces for the catering crew 

• Speaker system & mixer 

• Two portable speaker’s w/mics 

• Beautiful & comfy restrooms in the barn 

• Plenty of outdoor furniture 

• Gorgeous lighting, In & Out 

• Wireless internet & Phone access 

• Designated parking area 

• Extensive & Reliable Vendor Recommendations 

• Our Lodging List with 125+ Lodging Options in the Area 

• Floor plans & Suggested Seating Arrangements 

• Professional Day-of Assistance by our crew 

• We’ll do the Cleanup 

• Parking for 40 cars 

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5.0 Marketing and Purchase Summary 

Market Summary 

The Wedding services industry is huge, generating more than $60 billion annually in the 

U.S. alone. This industry is highly fragmented, with more than 600,000 establishments providing 

a wide range of services, from wedding apparel to venues. Ceremony and reception 

venues account for 30 percent of industry revenue, or $15 billion. There are about 2.5 

million weddings every year in the U.S., with the average wedding costing $32,641. 

Stone House Farm’s target market is broad, including people planning wedding receptions, 

banquets, Bar/Bat Mitzvahs, company parties, showers, reunions, proms, and numerous 

other events. Major competitors include Caramoor, Crabtree Kittle House & Inn, 

Bedford Post Inn, Hammond Museum & Gardens, Blue Hill at Stone Barns and Tappan Hill 

Mansion. These are all historic charming upscale event spaces with similar target consumers. 

Marketing Summary 

Stone House Farm’s competitive advantages are central to generating referrals and securing 

frequent bookings. A few of the venue’s differentiators include single event bookings, 

bridal party accommodations, outdoor/indoor ceremony space, in-house planning & 

design services. 

In order to create awareness for Stone House Farm and develop a positive brand image, 

we will launch a dynamic marketing campaign that includes networking and partnerships 

with corporations, event planners, local community organizations, wedding sites and directories, 

local print media, promotional materials, a social media campaign, and a search 

optimized website, including a 3D tour of the property and buildings. Likewise, we will also 

hold wedding expo’s to showcase our space/services along with other vendors. 

Purchase Summary 

The current structure for the purchase of Stone house farm is a private deal between 

Stone House Farm LLC and Christine Beshar (the current owner). It has been agreed upon 

that a Stone House Farm LLC will purchase all three lots consisting of Lot A 28 acres, Lot 

B 55.5 acres, and Lot C 59.7 acres (totaling 140 acres); for the agreed upon price. 

5.1 Competitive Advantages 

Stone House Farm’s competitive advantages will be key to establishing a reputable brand 

image and generating referrals. Some of Stone House Farm’s differentiators include: 

• Bridal Party Wedding Night Accommodations 

• Longer Hours than competitors 

• Full day buy-out of property 

• Outdoor Ceremony Space 

• More in-house services, including full event planning/coordination & event design 

• Inclusive use of the venue for pre-event photo opportunities 

• Two separate event venues to caterer to clients need and budget 

• Private parking 

• Only Historic Barn in the area able to accommodate up to 160 guests 

5.2 Marketing Strategy 

Stone House Farm will implement a local marketing 

campaign in order to reach its target market and 

establish its brand image. The campaign will be comprised 

of the following marketing tools: 

Networking & Partnerships: 

Corporate Partners: Stone House Farm will develop 

relationships with local businesses for their event planning 

and corporate event needs. These relationships 

will create repeat business and encourage word-ofmouth 

referrals from guests. 

Event Planners: Stone House Farm will also establish 

connections with local event and wedding planners. 

This network of local planners will regularly connect Stone House Farm with clients who 

need the kind of event space that we offer. 

Social Media Campaign: Stone House Farm will create social media profiles on Facebook, 

Twitter, and Pinterest to generate business and promote its brand. Social media will allow 

us to build up fans and followers by posting regular messages about wedding or event 

planning and other in-house events. 

Website: Stone House Farm will develop a professional and easily navigable website 

that informs customers about the venue, amenities, services, other information. It will also 

offer viewers the opportunity to take a 3D tour of the property and the events spaces. This 

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visually appealing website will serve to communicate our brand and establish credibility, 

as well as a link to pages like Yelp and Google Maps where customers can seek reviews 

and directions. 

Search Engine Marketing/Optimization (SEM/SEO): Stone House Farm will use search 

engine marketing to maximize its online visibility and make it easy for potential customers 

to find the website using search engines. Employing a pay-per-click (PPC) campaign, 

such as Google AdWords, will give Stone House Farm more control of where we rank at 

the top of the page when consumers search specific keywords. By strategically designing 

the website to include keywords the target market will search, Stone House Farm will 

increase its natural priority on search engines. 

Wedding Sites & Directories: Industry websites and directories will be essential to creating 

awareness among Stone House Farm’s specific target market and consumers seeking out 

wedding and event venues. Stone House Farm will advertise on nationally renowned sites 

like Wedding Wire, The Knot, and The Wedding Channel. 

Local Print Media & Handouts: Stone House Farm will create and extensive ad campaign 

to be featured in local regional wedding publications to include ads in Martha Stewart 

Weddings, Bride Magazine, Grace Ormond, Manhattan Bride, Wedding, Wedding Sites 

& Services, among others. High-end promo cards will also be designed and printed for 

leave behinds, and mailings. 

Promoting Authentically: Today’s brides are addicted to “real” weddings and the images, 

stories, and vendors behind them. That is why so many wedding magazines showcase 

a ton of wedding vignettes following real-life couples. Stone House will partner with photographers 

who shot weddings at our venue and work with them to submit some of our 

weddings to wedding magazines, blogs, and websites such as Town & Country Weddings, 

Style Me Pretty, The Knot, and Carats & Cake. 

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Stone House Farm

StoneHousePlan-Town

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