Development in Yonkers
First Round Scope
Comments to: firstname.lastname@example.org by December 21, 2020
The Draft Scope Document AMS Draft Scope Document
YCSD Comments on the Draft Scope:
YCSD COMMENTS ON THE AMS DRAFT SCOPE
Developments in Yonkers
Yonkers is in an unprecedented phase of proposed downtown redevelopment. Some of the projects are in the preliminary design stages; others have progressed through state and municipal mandated reviews and are close to the beginning stages of implementation. It remains to be seen what effect the current economic downturn will have on the financing and construction of these projects.
AMS Yonkers Downtown Redevelopment DEIS Scoping Document
Click here for full Scoping Document
Read below for Project Highlights
AMS Acquisitions, LLC, and its affiliates (the “Applicant”) propose to develop a transit-oriented, mixed-use development (the “Proposed Project”) at three sites (each a “Site,” and collectively, the “Project Sites”) within the downtown of the City of Yonkers (the “City”), New York. To facilitate the Proposed Project, the Applicant has petitioned the City of Yonkers City Council (“City Council”) for amendments to the City’s Zoning Map and Zoning Ordinance (the “Proposed Zoning”). Together, approval by the Planning Board of the City of Yonkers (the “Planning Board”) of the Site Plan for the Proposed Project and City Council approval of the Proposed Zoning and of amendments to affected urban renewal plans and the City’s Downtown Master Plan are referred to as the “Proposed Action.” Pursuant to the rules and regulations of the New York State Environmental Quality Review Act (SEQRA, Article 8 of the Environmental Conservation Law and its implementing regulations at 6 NYCRR 617), the Planning Board, acting as Lead Agency, by resolution on November 18, 2020, determined the Proposed Action has the potential to result in one or more significant adverse environmental impacts and that an Environmental Impact Statement (EIS) shall be prepared. This Scoping Document was prepared to guide the preparation of the Draft EIS (DEIS), and describe the Proposed Project, the approvals required for implementation of the Proposed Project, and the proposed scope of analysis for the DEIS
B. PROJECT DESCRIPTION
The Applicant owns or controls three sites proposed for development: the Teutonia Site; the North Broadway Site; and, the Chicken Island Site (see Figure 1, Figure 2, and Figure 3). Each site is within the downtown area of the City of Yonkers and each is within one-half mile walk of the Yonkers Train Station. In several phases over approximately ten years, the Applicant proposes to develop the Project Sites with approximately 3,556 residential rental units, including approximately 427 on-Site and offSite affordable units (“Affordable Units”), approximately 97,000 square feet (sf) of retail use, approximately 38,000 sf of commercial office, and approximately 2,906 parking spaces.
This section of the Scope identifies the Project Sites, summarizes the development proposed for each Site, and summarizes the zoning amendments proposed to facilitate the Proposed Project.
THE TEUTONIA SITE - LOCATION
The Teutonia Site (known as 41 Buena Vista Avenue and Section 1, Block 512, Lot 11) is approximately 1.15 acres and is located on the west side of Buena Vista Avenue just south of its intersection with Hudson Street, generally north of Prospect Street (see Figure 1, Figure 2, and AMS Yonkers Downtown Development 11/16/2020 2 DRAFT Figure 3). The Teutonia Site is currently undeveloped and is located within the City’s Downtown Mixed Use (D-MX) zoning district (the “D-MX District”), 1/8th mile from the Yonkers MetroNorth Railroad station and approximately 500 feet from the Hudson River (see Figure 4). The Teutonia Site is also located within the Riverview Urban Renewal Area and the New York State Coastal Zone. The Teutonia Site is the location of the former Teutonia Hall, which was constructed in 1892 as a German-American music and literary venue. Teutonia Hall had been vacant for more than 25 years before it was demolished in 2014. The property was the subject of remedial work under the NYS Brownfield Cleanup Program (BCP). The remediation was completed, and a certificate of completion was issued by NYSDEC in September 2017.
On the Teutonia Site, the Applicant proposes to construct a transit oriented, mixed-use project with approximately 906 multi-family residential units (currently anticipated to be rental units), including approximately 109 Affordable Units, approximately 10,000 sf of street level commercial/retail space, and approximately 956 on-Site parking spaces (the “Teutonia Project”). Vehicular access to the Teutonia Site would be provided from two driveways along Buena Vista Avenue. The Teutonia Project would include two (2) residential towers above a six-story, 66-feet tall podium and having a maximum building height of 435 feet (see Figure 5 and Figure 6). The Teutonia Project is proposed to be built in two phases. The first phase would include the construction of approximately 510 residential units in the northern tower, as well as approximately 5,000 sf of ground floor retail and approximately 556 parking spaces within the northern portion of the podium. The second phase would include 396 residential units in the southern tower as well as approximately 5,000 sf of ground floor retail and parking within the southern portion of the podium. The unit mix of the Teutonia Project is currently anticipated to include approximately 227 studio units, 272 one-bedroom units, 316 two-bedroom units, and 91 three-bedroom units.
The Teutonia Site is located within the City’s D-MX District. Adjacent to the Teutonia Site to the north and east are properties in the D-MX District. To the south of the Teutonia Site are the URLD Low Density Urban Residential and the UR-MD Medium Density Urban Residential Zoning Districts. With respect to the Teutonia Project, the Proposed Zoning would: • Amend Map B: Height District Map (43 Attachment 14) of the Yonkers Zoning Ordinance and the regulations of the D-MX District to permit a maximum building height of 435 feet; and, • Increase the maximum tower footprint from 12,000 sf per lot to an aggregate of 24,000 sf in two towers.
THE CHICKEN ISLAND SITE - LOCATION
The Chicken Island Site is approximately 5.25 acres and consists of two tax lots: Section 1, Block 485, Lot 1; and, Section 1, Block 475, Lot 51 (see Figure 1, Figure 2, and Figure 3). The larger of the two lots, Block 485, Lot 1 or the “Palisade Avenue Parcel”, is generally located to the south of Palisade Avenue, the north of Nepperhan Avenue, and the west of New School Street and is currently developed with a surface municipal parking lot as well as portions of two privately owned streets, Henry Herz Street and John Street. The smaller of the two lots, Block 475, Lot 1, is located on the eastern side of New School Street and is unimproved (the “New School Street Parcel”). The Saw Mill River flows generally along the Site’s eastern boundary. The Chicken Island Site is within the D-MX District and all but the portions of the Site within 80 feet of Palisade Avenue are currently mapped on Map B: Height District Map (43 Attachment 14) of the Yonkers Zoning Ordinance as maximum permitted height (i.e., in “purple”) (see Figure 4). The entirety of the Chicken Island Site is within the Getty Square Urban Renewal Area.
CHICKEN ISLAND PROJECT
The Applicant proposes to develop a six-building transit-oriented, mixed-use development on the Chicken Island Site (the “Chicken Island Project”). The Chicken Island Project would include approximately 2,000 multi-family residential units, including approximately 240 Affordable Units, approximately 70,000 sf of street-level retail/retail space, approximately 17,000 sf of office space, and approximately 2,200 parking spaces . The Chicken Island Project is anticipated to be built in five phases. The first phase would include approximately 650 residential units, 39,000 sf of retail, and 17,000 sf of office space. Approximately 650 parking spaces would be constructed and approximately 200 spaces in the existing surface lot would be utilized. The second phase would include approximately 425 residential units, 10,000 sf of retail space, as well as additional structured parking. This phase would also utilize approximately 80 spaces in the existing surface lot. The third phase would include an additional 425 dwelling units and approximately 10,000 sf of retail as well as structured parking. This phase would also remove a temporary (approximately 4,000 sf) retail space constructed in the first phase. The fourth phase would include 250 dwelling units and approximately 10,000 sf of retail. The fifth phase of the Chicken Island Project would include approximately 250 dwelling units and 5,000 sf of retail, as well as additional structured parking. When complete, the Chicken Island Project residential units, which are anticipated to be rental units, would include approximately 500 studios, 597 one-bedroom units, 702 two-bedroom units, and 201 three-bedroom units.
With respect to the Chicken Island Project, the Proposed Zoning would: • Amend Map B: Height District Map (43 Attachment 14) of the Yonkers Zoning Ordinance and the regulations of the D-MX District to permit a maximum building height of 400 feet on the Palisade Avenue Parcel, and a maximum height of 100 feet on the New School Street Parcel; • Increase the maximum tower footprint from 12,000 sf to 38,000 sf and a maximum aggregate tower footprint in up to six towers to: • 80,000 sf, up to 250 feet in height; and, • 28,000 sf, from 250 in height to 400 feet in height
NORTH BROADWAY SITE LOCATION The North Broadway Site is approximately 1.78 acres and includes several tax lots1 on the east side of North Broadway, between Baldwin Place, Overlook Terrace, and Locust Avenue.
NORTH BROADWAY SITE - LOCATION
The North Broadway Site contains a mix of undeveloped parcels and parcels improved with multifamily residential uses (primarily along Baldwin Pl., Overlook Ter., and Locust Ave.) as well as parcels improved with commercial uses (primarily those lots along North Broadway). Three of the parcels within the North Broadway Site (tax Lots 51, 56, and 57) are within the Getty Square Urban Renewal Area. With the exception of tax Lots 8 and 25, which are within the “A” zoning district, the North Broadway Site is located in the DMX District
NORTH BROADWAY PROJECT
On the North Broadway Site, the Applicant proposes to construct a transit-oriented, mixed-use project with approximately 650 residential units, including approximately 78 Affordable Units, approximately 17,000 sf of retail space, approximately 21,000 sf of office space, and approximately 750 parking spaces (the “North Broadway Project”). The North Broadway Project would include two, 23-story towers each approximately 300 feet in height, a parking structure, and commercial and retail buildings stepping down the existing topography from Overlook Terrace and providing a pedestrian-friendly connection to North Broadway (see Figure 9, Figure 10, and Figure 11). The existing multifamily building located on Lot 18, known as 23 Overlook Terrace, would be retained with the North Broadway Project, while the remaining structures on the North Broadway Site would be removed. Vehicular access to the North Broadway Project would be from Overlook Terrace. The North Broadway Project is anticipated to be built in two phases. The first phase would include the south residential tower, with approximately 300 units, the parking garage, approximately 15,000 sf of retail, the public stair stepping down from Overlook Terrace to North Broadway, and approximately 13,000 sf of office. The second phase would include the north residential tower with approximately 350 units, and approximately 2,000 sf of retail along North Broadway and an additional approximately 8,000 sf of office space. The North Broadway Project residential units, which are anticipated to be rental units, would include approximately 162 studio units, 195 one bedroom units, 228 two-bedroom units, and 65 three-bedroom units.
With respect to the North Broadway Project, the Proposed Zoning would: • Rezone tax Lots 8 and 25 to the D-MX District; • Amend Map B: Height District Map (43 Attachment 14) of the Yonkers Zoning Ordinance and the regulations of the D-MX District to permit a maximum building height of 300 feet; and, • Increase the maximum tower footprint from 12,000 sf to 13,000 sf and a maximum aggregate tower footprint to 26,000 sf in two towers. 1 Included in the North Broadway Site are the following tax lots within Section 2, Block 2018: 8, 12, 16.18, 20, 25, 48, 51, 56, 57, 67, 71.
The Saw Mill River Daylighting, Phases 2 and 3
The city has completed the Mill Street Courtyard project, which reveals a small portion of the Saw Mill River that was already partially visible in an interior area between New Main Street and Manor House Square. A derelict Warburton Avenue building was demolished to create a walkway from the top end of the Phase 1 Van der Donck Park into the Mill Street Courtyard. The Courtyard was designed in the style of a European sitting area, with a staircase that crosses above the river for viewing and transit through the space.
Buildings on New Main Street were demolished adjacent to Nepperhan Avenue. A stretch of the Saw Mill River that had long been visible between the backs of the buildings and the Chicken Island parking lot were rehabilitated with federal funds and turned into a park and sitting area as a continuation of the daylighting. The best part: a symbolic water wheel was installed as an iconic reference to the many sawmills that populated this stretch of the river and gave it its name.