Scenic Hudson Offers Alternative Vision for Yonkers Waterfront

Expert says proposal that complies with master plan is economically viable

(YONKERS) - At a riverfront press conference today, Scenic Hudson unveiled its conceptual vision for waterfront development in Yonkers based on over a dozen meetings with community organizations, residents and homeowners who will be directly affected by planned changes along the city's riverfront. This vision features a necklace of waterfront parks that will provide needed recreational facilities for children living in downtown Yonkers. Graphics from the press conference can be downloaded here.

Rejecting the dozens of sky-clogging towers proposed by developers -- in effect creating a "Miami Beach on the Hudson" -- the organization and residents presented a proposal consisting of small and mid-scale buildings that provide a mix of uses. The plan promises a lasting economic boost to the city and creates plenty of open space on the river where residents can gather and share a sense of community pride. The plan proposes that one-third of waterfront development be dedicated to public parkland, making it consistent with emerging development plans in Kingston, Sleepy Hollow and Beacon.

The community-based vision complies with the city's downtown waterfront master plan, drafted in 1997 with considerable citizen input, which limits building heights along the riverfront to 8 stories. It respects the wishes of residents, who have spoken loud and clear at community meetings that they don't want skyscrapers blocking their views of the Palisades, the city's natural skyline. And according to an independent cost-benefit analysis conducted for Scenic Hudson, it will provide a significant return for investors.

CREATING WATERFRONT PARKS FOR ALL DOWNTOWN NEIGHBORHOODS A CHIEF GOAL OF PLAN
"Residents have spoken clearly that they consider the Hudson waterfront a public resource. Our vision would feature recreational facilities, public walkways, restaurants and other amenities that will draw people down to the waterfront and create diverse and fun activities there. Residents want buildings on a human scale, not high-rises that will yield quick returns to developers looking to make a buck and then leave town. Our responsible alternative will reconnect people with their river while providing diverse economic benefits to the city," said President Ned Sullivan.

As part of its alternative plan, Scenic Hudson has offered to partner with the city in seeking funds for creation of parks all along the river. "We have offered to work with the mayor and others to realize the vision of waterfront parks within a quarter-mile of every downtown neighborhood," said Mr. Sullivan. In a study conducted by Scenic Hudson of 15 comparably-sized cities in New York and New England, Yonkers ranked 13th in per capita parkland acreage.

RESIDENTS BACK SCENIC HUDSON PLAN
Residents applauded Scenic Hudson's community-based alternative vision. "The environment belongs to all of us, and any development that restricts or denies people access to it is unfair. Scenic Hudson's plan would guarantee that all residents have even more places to enjoy our beautiful river," said Herman Keith, former president of the Yonkers NAACP and a former Westchester County legislator.

"We are the gateway municipality to the entire Hudson Valley, a region whose economy depends on its remaining a pristine and bucolic tourism destination. Yonkers must realize that the city must take a leadership role in preserving the physical health of the magnificent Hudson River itself and the economic health of the communities strung along its banks. As Yonkers goes with building heights, public spaces and river access, so will go every other city, town and village along the Hudson. In 50 years, do we want our children to look at a wall of high-rise buildings strung along the banks of one of the world's most thrilling waterways and say, 'This did not have to be'?" said Terri Joshi, vice chair of Yonkers' Park Hill Land Conservancy.

"The time and place are ripe for creating a thoughtful response to the question of 'What to do?' at the Yonkers waterfront. If we plan carefully, it could truly become a destination for people all over the city, as well as for tourists from afar. Human scale is of utmost importance here; promising green space is not enough. The proportions of development should not dwarf people visiting the waterfront nor separate those on the hillsides from their beloved Hudson River," said architect Taylor James Pierce, a Yonkers resident.

DEVELOPER PROPOSALS WILL BLOCK PALISADES VIEWS, STRAIN MUNICIPAL SERVICES
The conceptual vision focuses on two portions of the waterfront -- Parcels H & I and the Alexander Street area. Developer Struever Fidelco Cappelli has proposed constructing two 25-story apartment towers containing 436 apartments and 9,000 square feet of commercial/retail space in H & I. Up to 16 towers -- many as high as 27 stories -- are being proposed for Alexander Street. Current plans there call for 4,000 market-rate apartments and 200,000 square feet of commercial, retail and office space.

"Enormous projects like these represent overdevelopment. They'll usher in a host of problems -- increased traffic, overburdened sewers, crowded schools -- that will inevitably lead to higher taxes. Just as bad, they cut residents off from their river and the lasting economic gains that balanced development provides," said James Slaughter, Scenic Hudson's director of Land Use Advocacy.

SCENIC HUDSON ALTERNATIVE -- ECONOMIC SPARKPLUG FOR CITY, MORE OPEN SPACE
At Parcels H & I, Scenic Hudson's alternative vision would be a sparkplug for the downtown, not a drain on city services. It features:

• Low- to medium-rise buildings, none taller than 8 stories, that fit in with downtown Yonkers and don't block Palisades views.
• 200 residential units.
• 9,000 square feet of commercial/retail space.
• A 60-percent increase in open space, including a large green for special events and more places to dip a toe in the water or launch a kayak.
• An extension of the existing sculpture garden and construction of a stage for outdoor concerts.
• A restored shoreline that attracts wildlife.
• A pedestrian bridge linking new parkland with an existing playground and community garden.

"Scenic Hudson's alternative won't overwhelm the downtown and leave it in economic distress. It also plays up Yonkers' greatest asset -- the Hudson River," said Mr. Sulllivan. "This plan, and any development plan, must be reviewed to ensure it does not exceed the capacity of the county wastewater treatment plant. We have called on Westchester County Executive Andrew Spano to conduct a comprehensive review of the cumulative impact that county-wide development will have on the facility, combined sewer overflows and the Hudson River."

STUDY SHOWS SMALLER PLAN IS FINANCIALLY VIABLE FOR DEVELOPER
A cost-benefit study conducted for Scenic Hudson by Glenn Erikson of Black River Advisors, a credentialed Manhattan investment analyst, indicates that this alternative plan would be an economic boon to investors, providing them with a return of more than 30 percent -- the top-of-the-industry standard. [See attached summary for more details about the analysis.]

"Our cost-benefit study refutes the notion that developers must build bigger to make a decent return. In fact, the figures show that smaller is better -- for investors and residents alike," said Mr. Slaughter.

ALEXANDER STREET ALTERNATIVE DOUBLES PUBLIC WATERFRONT SPACE OVER CURRENT PLAN
For the Alexander Street area, Scenic Hudson's community-based alternative includes:

• Fewer buildings, again with none higher than 8 stories.
• A vast reduction in housing units.
• A range of residential types -- apartments, condos, affordable and senior.
• A mix of commercial and retail uses extending from Warburton Avenue to the river, providing a connection with the city's downtown.
• One-third of the entire project, nearly 14 acres, devoted to public parkland -- a doubling of waterfront open space over the current proposal.
• A 100-foot minimum setback of all buildings from the river, guaranteeing a wide shoreline esplanade.
• Extensive recreational facilities offering residents a chance to kayak, fish and play ball.

Mr. Erikson is in the process of creating a cost-benefit analysis for portions of the Alexander Street area. It is expected that the study will be complete within the month.

SCENIC HUDSON A LONGTIME PARTNER IN YONKERS WATERFRONT REDEVELOPMENT
Scenic Hudson has been involved in Yonkers since the mid-1980s, when we went to court to block construction of six 38-story apartment buildings along the city's economically blighted downtown waterfront.

Working with Yonkers officials and residents, we put together a plan that resulted in the creation of a reasonably scaled development -- Collins Phase I -- that includes a mix of housing, commercial space and a five-acre linear park and esplanade that has lured the public down to the city's riverfront for the first time in decades. At the same time, Yonkers officials passed a downtown waterfront master plan that limited the height of future buildings along the river to no more than 8 stories.

At the urging of former Governor George Pataki, Scenic Hudson also made the initial plans for "daylighting" (uncovering portions of) the Saw Mill River in downtown Yonkers. In addition, we played a major role in securing $34 million in state funds to create a lively, commercially successful Saw Mill riverwalk.