OPINION: Decision time in the land of the headless horseman

By Ned Sullivan (reprinted from The Journal News of Sept. 14, 2006)

( SLEEPY HOLLOW) - Revitalization of the General Motors site in Sleepy Hollow is approaching crunch time, with public hearings on the "Final Environmental Impact Statement' due to occur soon. While Mayor Philip E. Zegarelli has been quoted as saying, "We're down to the finish line," several key decisions could make or break this project, setting the stage for good or bad waterfront development throughout the Hudson Valley.

Scenic Hudson has worked since 2000 with residents, public officials, developers and General Motors to assist the village in making Lighthouse Landing a model of waterfront renewal. Both Mayor Zegarelli and GM's designated developer, Roseland Property Co., have accepted input from Scenic Hudson and other stakeholders. Now is the time to ensure that their final plan reflects public concerns and becomes the first-class project within its grasp.

Density and traffic: At public hearings, residents complained that increased traffic would clog already congested roads. Roseland's own environmental assessment confirms that key intersections would get worse during peak periods. Tweaking traffic signals and turning lanes won't solve the problem. Residents also protested that a development this size would transform an area designated for water-related uses in the village's master plan into a dense urban neighborhood. Roseland's revised proposal for a 1,250-unit development with reduced commercial space is inadequate. We support the mayor's push for no more than 1,000 units, but call for a hard look at a 750-unit alternative.

Fiscal impacts: Residents are concerned about rising taxes. They're counting on Lighthouse Landing to yield benefits to village coffers and their pocketbooks. To date, neither Roseland nor the village has discussed the net fiscal impacts of the project, factoring in added costs the village will incur for more police, schools and other services. A public vetting of these impacts, including an analysis of the 750-unit option, should occur before a final draft of the environmental impact statement goes public.

Restoration of the Pocantico River: General Motors' Web site states a commitment "to restore and promote wildlife and biodiversity" at its "surplus properties." This property offers an extraordinary opportunity to make good on this promise. Once a harbor, GM filled it over time, meanwhile rerouting the Pocantico River. We urge all parties to commit to a 200-foot buffer between the development and Kingsland Point Park along the Pocantico's historical course. To date, GM has declined to assist Scenic Hudson in costly river-restoration studies. GM should get involved in this initiative to make the Pocantico a community resource. Also, included in the village's "Linkages Plan," but not in the current proposal, is a new pedestrian overpass connecting the Horseman's Trail to the Hudson. While we are normally advocates of restoring historical structures, in this case, a new bridge is preferable to the current plan to restore the existing bridge, which would be impassable to baby strollers, bicycles and the handicapped.

The Haves and Have-Nots: Condominiums at nearby Ichabod's Landing sell for more than $1 million. Nearby, families are crowded in substandard housing. Yet at the GM site, only 61 units -- 5 percent -- are slated as affordable housing. Around the country, developers are integrating higher levels of affordable housing into projects and incorporating energy-efficient design standards. These standards reduce water demand and cut harmful emissions, reducing housing costs. We've recommended 10 percent to 15 percent affordable housing and inclusion of green design standards throughout this project.

Lighthouse Landing could set the standard for waterfront development. Decisions made in the weeks ahead will determine whether it can achieve that. For those interested in ensuring that Sleepy Hollow residents get the waterfront they deserve, find more information at www.scenichudson.org under the "what's new" section.