PARK HILL LAND CONSERVANCY
P.O. BOX 8
YONKERS, NEW YORK 10705
PARK HILL LAND CONSERVANCY
POSITION PAPER – YONKERS WATERFRONT DEVELOPMENT
A. THE PARK HILL LAND CONSERVANCY
The Board of Directors of the Park Hill Land Conservancy submits these comments to the City Council in regard to the redevelopment prospectus for the Yonkers downtown as proposed by Streuver Fidelco Cappelli LLC on Friday, November 17, 2006.
Certainly the Yonkers downtown is in need of a facelift, but it is essential to remember that what is done now along the Yonkers waterfront will be held up as a model, for good or ill, for future decisions taken about waterfront development by the other Riverfront communities
The Park Hill Land Conservancy is an incorporated not-for-profit Land Trust for the City of Yonkers. The Conservancy is concerned with the protection of open space in an urban setting and related environmental issues. It holds several conservation easements within the Park Hill section of the city. There are many aspects to the far-reaching, comprehensive redevelopment plan for the entire downtown of Yonkers, but in accordance with its particular mandate as an open space advocate, the Land Conservancy will only comment on the proposed changes to be effected along the Hudson River waterfront, west of the Metro North train tracks.
B.THE HUDSON RIVER
Yonkers citizenry is privileged to enjoy the splendor of a unique river, and we have the opportunity to incorporate new recreational uses of this river into the downtown rehabilitation project. But this privilege comes with fundamental responsibilities that must be considered in any discussion about the revitalization of our waterfront. The city holds a unique position as the largest municipality along the Hudson River north of New York City. As such, the city should feel obligated to take seriously its role as a steward of the River, and its position as a civic leader in the appropriate maintenance of this precious American resource. We must integrate our desire to make human use of the waterfront with the physical needs of the waterway itself, and we must absolutely consider the role it plays in the Hudson Valley ecosystem as we decide what should be designed and installed along its shore. We must, as well, be a caretaker of our view of the Palisades. We are fortunate that the city is placed across from the permanently protected Palisades, the natural phenomenon that is in itself considered to be one of the wonders of the world.
C.“RESPECTING THE HORIZON”
Perhaps the most astonishing aspect of the lower Hudson River is its absolutely straight course as it flows downstream to New York Harbor. The River does not meander; its unusual width and the sweep of the Palisades on its western shore create a natural horizontal visual line – a horizon - that can be seen from virtually all of the River vantage points in Yonkers. How unique! And we are at an historic crossroads. This is the moment to respect this horizon, to be sure that it can continue to be viewed from all vantage points as it is now, by all the residents and visitors to the city. We urge the City Council to respect the horizon.
Do not approve the two 25-story buildings proposed for Parcels H&I. We ask you to approve, at the most, a return to the six-eight story height limit that the city itself proposed in its own 1998 master plan for waterfront development. We further ask that these buildings be designed and sited in such a way that they do not obstruct the views of the River and the Palisades. Instruct the developers to create plans accordingly and to place all taller buildings east of the train track and out of any views of the River.
D. PROTECTING THE RIVER
The Land Conservancy is greatly concerned about any proliferation of automobile traffic and parking garages in close proximity to the waterfront. The River has only recently begun to recover from decades of runoff and pollutant abuse.
1. Impervious Surfaces
No impervious surfaces should be used between new buildings and the River.
The use of impervious surfaces along the “esplanade” will force pollutants and storm runoff to flow directly into the River.
2. Pollutant Runoff
Special provision should be made to control and contain pollutant runoff such as; Oil, Antifreeze, Coolants, Gasoline, Restaurant Cleaning Products. We should be very concerned about an influx of such pollutants into the River from a combination of rain water runoff and the hosing maintenance of parking facilities and outdoor cafes.
3. Parking Facilities
The Land Conservancy urges the City Council to consider building any future parking facilities east of the train tracks, creating a “car-free” zone west of the tracks. The trolleys envisioned by the developers could also bring people from parking garages to the waterfront or to the proposed Prospect Street bridge.
4. Riverbanks
The river banks, which are an integral part of the ecosystem of the waterway, must be replanted with native species that will hold the banks in place, feed the health of the river, and provide pleasure to the people visiting the waterfront. Consultants that are experts in
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the reconstruction of waterways should be hired to assist with waterfront planning. The development of a tidal marshway at the mouth of the Saw Mill River would be an asset to both waterways.
5. Native Species and Shoreline Preservation
Native species that utilize the River for food and habitat will be protected by the use of appropriate shoreline materials. The shoreline itself should retain its natural aspect. Impervious materials should not be incorporated into the shoreline restoration.
6. Bird Migration
The Hudson River is an important flyway for migrating songbirds and its banks host these populations as they travel. The planting of trees and shrubs that support birdlife would help protect our dwindling bird populations while providing pleasure to the people visiting the waterfront.
E. THE ESPLANADE AND PARKLAND
The dictionary definition of “Esplanade” is path, walkway, sidewalk, or boulevard.
An “Esplanade” of impervious materials, surrounded by roads and concrete sidewalks, is NOT the proper design for the riverbank.
1. Passive Parkland
The entire length of the waterfront should be planted with native species of trees and shrubs and should be passive parkland designed to reinvigorate the natural waterfront. Bike and walking paths made of a pervious surface material should be kept to the “inland” side away from the edge of the waterway.
2. Parkland/Esplanade Depth
The Esplanade at Parcels H&I, as well as along the waterfront areas planned for Phase 2 Development, should be a minimum of 150’ deep at all points.
3. Public Amenities
There should be benches and other seating for public use and public toilets should be included in one of the buildings designated for first floor retail space. Look to the model along NYC’s Riverfront Park. It is vital that public land remains public and does not become an amenity for condo owners and for restaurant owners in which to set up outdoor tables.
F. OPEN SPACE AND GREEN SPACE
A comparison of municipal open space from 1994 – 2004 of Yonkers, White Plains and New Rochelle shows that each city has increased its amount of open space as follows:*
Yonkers 8% (with Ridge Hill 81 acres deducted from Yonkers open space total)**
White Plains 11.7%
New Rochelle 22%
*from: Westchester County Statistical Chart: 2004 Open Space Acreage by Municipality
** the 1994-2004 Westchester County Statistical Chart was compiled prior to the loss of 81 municipal acres to the Ridge Hill Village development.
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Redevelopment of the downtown presents Yonkers with the opportunity to redress the imbalance between Yonkers and the other two major cities in Westchester County. Yonkers has one of the worst open space vs. population ratios in the area. The land along the riverfront is our best choice to add substantial acreage to our open space.
We wish to state that the current open space adjacent to the Pier may be "open" but it is certainly not "green" nor has it any visual appeal. Manmade materials stretch in every direction! It should NOT be factored into a table of so-called “replacement open space” when parkland is lost to urban renewal throughout the city.
The Land Conservancy urges the City Council to remember that parks, a.k.a. “green space,” should actually be green. Professional landscape architects should be involved in each stage of development.
G. SUMMATION
We strongly urge the City Council to work with all developers to resolve two major issues
There should be no high-rise building west of the train tracks
Additional open and green space should be provided along the length of the river front.
The Yonkers public has vehemently rejected the proposal to build high-rises west of the train tracks, and has equally vehemently emphasized their desire for additional open space along the River. The Park Hill Land Conservancy supports public opinion on these two important matters.
December 11, 2006
Park Hill Land Conservancy
Board of Directors
Gail Averill, Chairman
Terry Joshi, Vice Chairman
Dorothy Fitch, Secretary
Marilee Scheuneman, Treasurer
John Close
Colin Cooke
Deborah Holcombe
Robert Whitney
