ASHBURTON AVENUE URBAN RENEWAL PLAN
SUBMITTED BY: BFJ PLANNING APPLESEED, INC. REAL ESTATE SOLUTIONS
FEBRUARY, 2006
ASHBURTON AVENUE URBAN RENEWAL PLAN Yonkers, New York
Prepared for: The City of Yonkers Department of Planning and Development and Community Development Agency Yonkers City Hall 40 South Broadway Yonkers, NY 10701-3700
Prepared by: BFJ Planning 115 Fifth Avenue, 2nd Floor New York NY 10003-1004
In association with: Appleseed, Inc. Real Estate Solutions
February 2006
This urban renewal plan is dedicated to the memory of J. Stephen Whetstone, Commissioner of Planning and Development for the City of Yonkers. BFJ Planning
TABLE OF CONTENTS
1.0 INTRODUCTION 1 1.1 Statement of Public Purpose 1 1.2 Public Planning Process 4
2.0 URBAN RENEWAL GOALS AND OBJECTIVES 6 2.1 Vision 6 2.2 Goals and Objectives 6
3.0 DESCRIPTION OF THE URBAN RENEWAL AREA 8 3.1 Boundaries 8 3.2 General Character 8 3.3 Summary of Blight Study Findings 9
4.0 PROPOSED PLAN AND PROJECTS 10 4.1 Strategy Plans for URP Action Area 10 4.2 Urban Renewal Proposals and Planning Standards 26 A. Ashburton Avenue Circulation Plan 26 B. Parking Plan 28 C. Public, Semi-Public and Community Facilities Plan 29 D. Neighborhood Housing Development Plan 30 E. Retail Plan 31
5.0 PROPOSED METHODS OF URBAN RENEWAL AND OTHER URBAN NECESSARY RENEWAL PROVISIONS 33 5.1 Land Acquisition, Relocation, Demolition and Removal or Structures, and Rehabilitation of Structures 33 5.2 Redevelopment 34 5.3 Improvement of Traffic, Parking and Circulation 35 5.4 Code Enforcement 36 5.5 Other Necessary Provisions 36
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EXHIBIT A BLIGHT STUDY 38
EXHIBIT B RELOCATION PLAN 53
EXHIBIT C ACQUISITIONS AND DEMOLITIONS 58
FIGURES
FIGURE 1 URBAN RENEWAL AREA 2 FIGURE 2 ILLUSTRATIVE PLAN 3 FIGURE 3 URBAN RENEWAL ACTION AREAS 11 FIGURE 4 ACTION AREA 1 STRATEGY MAP 13 FIGURE 5 ACTION AREA 2 STRATEGY MAP 15 FIGURE 6 ACTION AREA 3 STRATEGY MAP 18 FIGURE 7 ACTION AREA 4 STRATEGY MAP 20 FIGURE 8 ACTION AREA 5 STRATEGY MAP 22 FIGURE 9 ACTION AREA 6 STRATEGY MAP 24 FIGURE 10 ASHBURTON AVENUE CONCEPT PLAN – CROSS-SECTION 27
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1.0 INTRODUCTION
1.1 Statement of Public Purpose
The Ashburton Avenue Master Plan recommends actions that will improve the physical environment of the study area (see Figures 1 and 2), so that the area becomes a more functional and attractive neighborhood for its residents. By its actions, the city will remove blighted conditions, relocate affected households and businesses, encourage private investment, redevelop cleared sites, and create new opportunities for residents. These types of actions are controlled by New York State law, under Article 15, Urban Renewal. State law lays out requirements that any municipality must meet for a legally acceptable urban renewal plan. Such a plan will allow Yonkers to apply for funding unique to urban renewal actions and enable the city to implement the Ashburton Avenue Master Plan.
This document is the Ashburton Avenue Urban Renewal Plan. As with the Master Plan, the Urban Renewal Plan and its recommendations are guided by goals and objectives that conform to the Master Plan and to the city’s overall adopted municipal plan. The Urban Renewal Plan also conforms to Article 15 by containing certain minimum necessary components: a description of the urban renewal area, a proposed land use plan, specific project proposals, proposed methods of urban renewal, proposed amendments to city regulations, and an implementation program.
Consistent with Article 15, Urban Renewal of NYS General Municipal Law, the City of Yonkers finds that this Urban Renewal Plan conforms to the city’s comprehensive plan and is consistent with the local objectives stated in the Master Plan for Ashburton Avenue.
ASHBURTON AVENUE URBAN RENEWAL PLAN 1
URBAN RENEWAL AREA
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0 1200 2400 ft Figure 1: URBAN RENEWAL AREA Source: Hagstrom Map A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N D&E H
VINEYARD AVENUE New Garage P.S. 6: Possible Retail Anchor I
Possible Retail 8 units B G Anchor PS 12
F west A F east
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LEGEND A-J Hope VI Development Sites A 60 units B 26 units NEW CONSTRUCTION C 50 units D&E 284 units REHABILITATION F east 30 units F west 24 units REHABILITATION/ G 108 units NEW CONSTRUCTION H 15-20 units I 50 units J 90 units
0 400 800 ft Figure 2: ILLUSTRATIVE PLAN A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
1.2 Public Planning Process
To begin the planning process, BFJ Planning met with City of Yonkers officials and staff. The planning team visited the study area to observe, to tour, to photograph and inventory, to talk with residents, and to compile data on the neighborhood’s physical attributes. At strategic points during the planning process, the consultant team and city staff conducted meetings with the public. The first public workshop was held on March 31, 2005 at the Yonkers Community Action Program (YCAP) building on Ashburton Avenue. The workshop provided an opportunity for the consultants and city staff to discuss the study with people living or operating businesses in the study area and to discuss the preliminary information on the area’s physical characteristics. With approximately 40 people in attendance, including city officials, religious leaders, residents of the area and local business owners, the workshop provided a useful opportunity to hear various public responses to the project team’s initial work.
The city and its consultant team conducted a second public workshop, organized with assistance from St. Joseph’s Church and Neighborhood Association. In addition, at their monthly meetings, the Neighborhood Association continued the public dialogue on the study with local residents.
A third workshop was held in response to a request from Councilwoman McDow. Councilwomen McDow has been active in the planning process for both the Master Plan and Urban Renewal Plan; she supported the creation of an advisory committee comprised of local residents, business owners and other interested parties. The committee’s mandate would be to develop an on-going organization which would act as a voice for Ashburton Avenue residents, businesses, and property owners and which would work with the city during the redevelopment of the Ashburton Avenue Area.
A scoping session, mandated by the National Environmental Quality Act and the State Environmental Quality Review Act (NEPA/SEQR), served as the fourth public workshop. Under NEPA/SEQR, an environmental impact statement (EIS) is required for this project. The EIS is comprised of two volumes: the first is the draft EIS, followed by a public hearing that is the basis for the second volume, the final EIS. The Draft EIS (DEIS) has 1) a discussion of potential impacts of the proposed Master Plan, 2) mitigation measures that may be necessary, and 3) alternatives to the proposed action. Before the DEIS can be prepared, its scope must be
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determined. On May 12, 2005, the Community Development Agency held a public scoping session at St. Joseph’s Church. The scoping session enabled the consultant team to discuss the proposed contents of DEIS with the attendees, and to learn of specific environmental issues in the study area that should be analyzed in the DEIS. A stenographic transcript was made, to ensure that all comments were recorded. Public comments on the draft Scoping Document were accepted until June 3, 2005. The Scoping Document was revised to reflect public comments received, as appropriate.
This scoping session was extremely important to the development of this document. It emphasized that the planning effort should maximize opportunities for existing residents, minimize demolition and relocation wherever possible and create new housing opportunities. One concern was shared by all who participated: through the Master Plan, Yonkers must ultimately create a better place for people. The plan had to focus first and foremost on the existing residents and business owners. Certainly the plan provides for physical improvements – more housing, a wider and safer Ashburton Avenue, attractive streets, parks – but these are intended to provide residents with a better place to live, shop, walk, and work.
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2.0 URBAN RENEWAL GOALS AND OBJECTIVES
2.1 Vision
Ashburton Avenue should have “storefront retail space for small businesses with upper level apartments that have spectacular views, the widening of Ashburton Avenue to improve traffic flow and parking, and the addition of green space to form an attractive pedestrian walkway.” (Mayor Amicone). This vision describes a neighborhood stabilization program, founded on the best features of the present neighborhood. There should be a decent housing stock, serving a range of incomes and household types and built to be compatible with the best of the established residential pattern and design. Ashburton Avenue should be improved to better serve local residents and businesses, creating a visually attractive street that encourages local residents and through motorists to stop, walk, and shop.
2.2 Goals and Objectives
The Urban Renewal Plan’s primary goal is to implement the Ashburton Avenue Master Plan. This Urban Renewal Plan has been designed to achieve the development goals outlined in the Master Plan. Specifically, the goals of the Urban Renewal Plan are:
1. The elimination of substandard and deteriorating residential, commercial, and industrial areas and properties.
2. The elimination of environmental deficiencies by providing land areas for a balanced and integrated arrangement of land uses which are consistent with the neighborhood.
3. The development of sites for residential construction, including a mix of low- income, moderate-income and market-rate housing.
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4. The rehabilitation of residential areas that are evidencing signs of deterioration but are suitable for retention as part of the community’s housing supply.
5. The re-establishment of retail areas through development of sites to support commercial activities on Ashburton Avenue.
6. The development of an improved thoroughfare system and adequate community facilities, including parks and school sites, in order to properly serve existing and proposed residential and commercial areas.
7. The encouragement of continuing comprehensive community service programs within the neighborhood to serve area residents.
8. The development of adequate off-street parking to serve the needs of both residential and non-residential areas.
9. The improvement of streets, sidewalks, curbs, and storm and sanitary sewers, when necessary, with the ultimate goal of locating utility lines underground.
10. The creation of an urban design for the area which will conform to characteristics of topography, terrain, location, and site configuration in the design of new structures, circulation systems, and the spatial environment created by the placement of buildings, streets, and roadways, and other forms of urban open space. Urban design elements should promote a high standard of design for buildings, signs, street furniture, landscaping and open space.
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3.0 DESCRIPTION OF THE URBAN RENEWAL AREA
3.1 Boundaries The Ashburton Avenue Urban Renewal Area (URA) is located in the southwest quadrant, the oldest part of the City of Yonkers. The URA’s irregular-shaped boundaries lie roughly between Lake Avenue and High Street to the north, the Old Croton Aqueduct and Yonkers Avenue to the south, Warburton Avenue on the west, and Saw Mill River Road and Ashburton Avenue to the east. Ashburton Avenue is a key segment in Yonkers’ circulation network. A major west side arterial for Yonkers, Ashburton Avenue connects the Saw Mill River Parkway and Yonkers Avenue on the avenue’s east to the city’s waterfront on its west. It intersects with key north-south routes of Saw Mill River Road, Nepperhan Avenue, North Broadway, and Warburton Avenue (see Figure 1).
3.2 General Character The URA is comprised of approximately 30 blocks and encompasses land to the north and south of Ashburton Avenue. The majority of the URA lies to the north of the avenue. Ashburton Avenue passes through the Nepperhan Heights/The Hollows, St. Joseph’s, and Locust Hill neighborhoods and the northern end of Getty Square. Ashburton Avenue is characterized by a mix of multi- and one-story buildings with aging retail and other storefronts on the ground level, some upper floor walk-up apartments, and vacant lots and structures. The side streets are largely comprised of low-rise residential buildings. Other uses include Grant Park and institutional land uses, such as Yonkers General Hospital, the Church of Saint Joseph, and Yonkers Community Action (YCAP) providing community services. The most significant residential development is the 552-unit Mulford Gardens, the city’s oldest public housing complex which is slated for demolition and reconstruction under a $20 million HOPE VI award. This program is a major component of the Ashburton Avenue Master Plan.
The URA contains a broad mix of building types and uses, involving residential, commercial, institutional, open space and public parking areas. Residential buildings range from small-scale single family homes to mid-rise apartment buildings. The housing stock condition ranges from pockets of significant distress
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to scattered homes that are maintained and modernized. Prominent institutional buildings located in Ashburton Avenue URA are medical facilities, churches and religious institutions, and community centers. Retail, office and auto-related uses, such as gas stations, are concentrated along Ashburton Avenue. The commercial area lacks retail continuity due to vacant storefronts, surface parking areas and vacant sites. A number of public parking lots are located along Ashburton Avenue and Nepperhan Avenue, including the lot at the corner of Vineyard Avenue which is designed for use by shoppers in the area.
The URA is hilly, with elevations rising to the north. Given slopes in the area, Nepperhan Avenue is connected to the historic workers housing on Moquette Row by public stairs. These stairs and the sidewalks elsewhere in the URA are in fair to poor condition.
According to the U.S. Census, the URA has a population of 10,200 people and consists of 3,660 households. Approximately 30 percent of the area’s population is white and 44 percent is African-American. Nearly 40 percent of the URA’s population defines itself as Latino or Hispanic (both black and white Hispanic). A relatively high percentage of the URA population (30 percent) is foreign born and levels of educational attainment are low compared to Yonkers as a whole.
According to the 2000 U.S. Census, the median household income within the URA is $24,780 per year, which is substantially lower than the median income for the City of Yonkers as a whole ($44,665). More than a quarter of households within the URA earn under $10,000. Of the 3,890 housing units located in the URA, six percent are vacant, 85 percent are renter-occupied and the remaining nine percent are owner occupied.
3.3 Summary of Blight Study Findings
The conditions of decline and deterioration described in the Blight Study (see Exhibit A) create substandard and unsanitary living conditions. The success of effectively mitigating these conditions lies within the City’s regulatory exercise of its police power and in partnerships with the community and private stakeholders.
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4.0 PROPOSED PLAN AND PROJECTS
4.1 Strategy Plans for URA Action Areas
The Ashburton Avenue Urban Renewal Plan divides the URA into seven distinct action areas. Each has its own redevelopment strategy. The action areas and their strategies are detailed on the following pages.
One of the measures required to affect the various redevelopment actions will be a change in zoning. The zoning recommendations, detailed in the Master Plan, do not create new zoning districts, but rather extend existing zoning districts in new locations. In certain cases – to be determined on a case-by-case basis – the Planned Urban Redevelopment (PUR) district may be applied.
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HOPE VI Development Sites
0 600 1200 ft Figure 3: URBAN RENEWAL ACTION AREAS A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 1
Action Area 1 runs from Yonkers Avenue to Saw Mill River Road. There are two retail businesses (NCC Design Kitchen and Bath and Ultimate Custom Cycles) near the intersection of Ashburton and Yonkers Avenues. To make these businesses more viable, the Urban Renewal Plan proposes to enhance their parking capacities by creating a larger parking area between the two businesses. This would result in the taking of one residential property at 382 Ashburton Avenue (owned by Melina Gregson) and the relocation of the tenants currently living in the building. This property is currently in poor condition and is isolated from other residences in the Hollows neighborhood.
The Urban Renewal Plan also proposes the taking and demolition of a vacant dilapidated residential property located at 348 Ashburton Avenue, just before the sharp west bend in the avenue. The plan proposes to assemble this site with the 382 Ashburton Avenue adjacent surface parking lot to create a potential development site for open space and/or church parking.
The Urban Renewal Plan does not propose widening Ashburton Avenue in Action Area 1. However, the curve in the avenue will require some re-alignment where it makes a sharp west turn in order to create better sight lines and safer driving conditions. There may also be a need at this location for a traffic-calming median. The south sidewalk requires repair, while the north sidewalk will be eliminated except in the area adjacent to the Yonkers Avenue bus stop.
NCC Design Kitchen and Bath at the corner of Ashburton and Yonkers Avenues
ASHBURTON AVENUE URBAN RENEWAL PLAN 12
COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
ELIMINATE THE GUARD RAIL ON CURVE, BOTH SIDES OF THE ROAD
- RE-ALIGN ROAD TO EASE THE CURVE - INSTALL TRAFFIC CALMING MEDIAN
POTENTIAL DEVELOPMENT SITE/ OPEN SPACE
TAKE DOWN VACANT HOUSE
- REPAIR SOUTH SIDEWALK - ELIMINATE SIDEWALK ON NORTH SIDE EXCEPT AT BUS STOP - IMPROVE DRAINAGE
- CREATE IN-FILL PARKING TO SUPPORT Walnut Street RETAIL/ SERVICE; DEMOLISH HOUSE - RELOCATION OF 1 TENANT
- SOLID RESIDENTIAL NEIGHBORHOOD: PRESERVATION AND ENHANCEMENT
KIOSK ENTRANCE - CROTON AQUEDUCT
O ld C roto n Aq ued uct Ashburton Ave
LOCATOR MAP Yonkers Avenue Figure 4: Action Area 1 STRATEGY MAP 0 200 ft
A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 2
Action Area 2 begins at Saw Mill River Road and continues west to Nepperhan Avenue. To create better sight lines and safer driving conditions, the Urban Renewal Plan proposes widening Ashburton Avenue 25 feet on the south side of the road. In addition 15-feet wide sidewalks will be provided on north and south side of the avenue.
Westchester Check Cashing is located on the north corner of Ashburton Avenue and Saw Mill River Road and a Shop Mart is located south of Ashburton Avenue along the Getty Gas Station east side of Nepperhan Avenue. In addition, there are two gas stations (BP and Getty) and a car wash (Amoco Car Wash) located on the southern corners of Ashburton and Nepperhan Avenues and Saw Mill River Road respectively.
The primary residential use in the area is the Whitney Young Manor Apartments. In order to widen Ashburton Avenue on the south side, the Urban Renewal Plan recommends the demolition of the Whitney Young garage. In addition to allowing the avenue to be widened on the south side, demolition of the garage also allows a safer, more convenient at-grade parking lot to be constructed. The Urban Renewal Plan recommends two options for this new at-grade lot: one option provides 43 spaces and the other 61 spaces. The 61-space lot would require the reconfiguration and Westchester Check Cashing enlargement of Doyle Park, as well as the condemnation and demolition of the Getty Gas Station. Additional parking spaces to serve the retail businesses located in the ground-floor of Whitney Young may also be provided by the development of Site C as part of the Hope VI Plan. Site development here will provide 16 shared parking spaces for the Nepperhan Avenue storefronts. The plan also recommends a school bus pull-off area.
BP Gas Station
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AREA 2 CONTINUES NORTH COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
HOPE VI SITE C, SEE AREA 3 FOR THE COMPLETE SITE BOUNDARY
- WIDEN ASHBURTON AVENUE 25’ SOUTH SIDE - CREATE 15’ WIDE SIDEWALKS ON NORTH AND SOUTH SIDES - REMOVE ONE GAS PUMP AT SOUTH EAST CORNER
OPTION 1:
Nepperhan Avenue - RECONFIGURE WHITNEY YOUNG PARKING TO BUILD AT-GRADE (43 SPACES)
OPTION 2: - RECONFIGURE WHITNEY YOUNG ill River Road PARKING TO BUILD AT GRADE (61 SPACES) - PARK-LAND SWAP: CONDEMN AND Saw M DEMOLISH GAS STATION. - IMPROVE ADJACENT EXISTING PARK
Ashburton Avenue ADDITIONAL PARKING FOR NEPPERHAN AVENUE RETAIL AND WHITNEY YOUNG RESIDENTS (16 SPACES) 60’ Ashburton Avenue
Ashburton Ave
LOCATOR MAP
Figure 5: Action Area 2 STRATEGY MAP 0 175 ft
A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 3 West
Action Area 3, running from Nepperhan to St. Joseph Avenues, represents the area containing the bulk of the Urban Renewal Plan’s physical improvements; therefore for discussion purposes it has been divided into two Ashburton Ave smaller sections. Action Area 3 West runs from St. Joseph Avenue to Vineyard Street. Three HOPE VI redevelopment sites, sites G, I, and J, are located within Action Area 3.
A total of fourteen affected businesses are located in Action Area 3 West. Ten of the businesses operate in mixed-use buildings as ground floor retail with residential units located above. The other four businesses occupy their entire buildings. Businesses in the area include: four grocery stores, mini-markets or convenient stores, two laundry YCAP Building facilities, two factories, one pharmacy, a shoe store, a realty office, a hardware store, and two fast food eateries. Five vacant buildings and two occupied residential buildings will also be affected by the proposed strategies.
The proposed actions in Action Area 3 West focus on widening Ashburton Avenue, improving sidewalks, and adaptive reuse of existing structures and new and infill development on vacant lots. Rehabilitation will include adaptive reuse of the YCAP building (formerly School 12); and some structures in the blocks between Jones Place and Vineyard Avenue. New construction will include residential-only development in the neighborhood south of Ashburton Avenue. The proposed actions will require the acquisition and demolition of all structures on the south side of Ashburton Avenue to enable the avenue widening and to create 108 new housing units on Site G, 90 units on Site I and 50 units on Site J. The units on Sites I and J will be a combination of both new construction and rehabilitated units. All displaced businesses and residents in the area will be relocated.
Off-street parking will be created behind the rehabbed and newly built structures on Ashburton Avenue to provide much needed, shared municipal off-street and residential parking. Fegan Street will become a through street requiring demolition Packer Shoes and relocation of two houses on Stewart Place.
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Action Area 3 East
The boundaries of Action Area 3 East on the north side of Ashburton Avenue are Vineyard Avenue on the west and Nepperhan Avenue to the east. Along the south side of Ashburton the boundaries of this Action
Ashburton Ave Area are Summitt Avenue to Nepperhan Avenue. Action Area 3 East encompasses the Father Pat Carroll Green development site, which is part of the Hollows Urban Renewal Area. The Father Pat Carroll Green development site will not be affected by the actions for this area. The actions proposed for Action Area 3 East include the widening of Ashburton Avenue on the south side of the street, sidewalk improvements and rehabilitation of existing buildings with new infill mixed use development along Vineyard and Ashburton avenues. Robert Jacobson Pharmacy
There are seven retail businesses in Action Area 3 East: Ashburton Wash and Dry; Robert Jacobson Pharmacy Surgical Supplies; Wello Farms Grocery; China House Restaurant; Ratta’s Deli; a barber shop and a personal service establishment. There is also a restaurant (Ana Restaurant) that is no longer active and which would not require relocation. A total of four buildings located on the south side of this action area will require demolition with relocation. This will affect three businesses in addition to 4 to 6 households residing in the upper floors of these buildings.
Action Area 3 East encompasses three HOPE VI development sites, Site G, Site B and a portion of Site I. Actions within Site G were described in Action Area 3 West. Plans for Site B would create 26 new housing units, while the portion of Site I, included in Action Area 3 East, would create approximately 40 new units. New additional parking will be created behind the proposed Ashburton Avenue mixed- use development. Land acquisition will be required to create continuous Vacant business connecting parking lots to the rear of the buildings along Ashburton Avenue between Orchard Street and Jones Place.
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AREA 3 CONTINUES NORTH COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
D&E ALL SHADED AREAS ARE HOPE VI AREAS Whelan Place H POTENIAL INFILL CONSTRUCTION AND REHAB AREA ALONG WHELAN PLACE
- WIDEN ASHBURTON AVENUE 25’ ON SOUTH SIDE I
Jones Place Jones - FEGAN STREET: MAKE INTO THROUGH STREET - ACQUIRE AND DEMOLISH 2 HOUSES Ritters Avenue ON STEWART PLACE B - HOUSEHOLD RELOCATION
rchard Street G Vineyard Ave NEW CONSTRUCTION: INFILL ON O NORTH SIDE; ACQUISITION AND DEMOLITION ON SOUTH SIDE tt ss Nepperhan Avenue
aa Ashburton Ave ee
PARKING FOR RESIDENTS AND RETAIL FF
REHAB OF EXISTING RESIDENCES
- REFURBISH AND REHABILITATE BLOCK J BETWEEN VINEYARD AVENUE AND JONES PLACE WITH MIXED-USE STRUCTURES - LOCATE MUNICIPAL OFF STREET FATHER PAT PARKING TO THE REAR CARROLL GREEN NEW CONSTRUCTION
LOCATOR MAP
Figure 6: Action Area 3 STRATEGY MAP AREA 3 CONTINUES SOUTH 0 185 ft A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 4
Action Area 4 runs from St. Joseph to Palisade Avenues. In this area, Ashburton Avenue will be widened on the south side and sidewalks will be created along both sides of the street. Proposed site-specific actions on the Ashburton Ave south side of Ashburton Avenue include: 1) creation of park entrance kiosks for the Old Croton Aqueduct Trail; 2) demolition of the existing City of Yonkers Municipal Parking Garage with possible relocation to the grounds of the Yonkers General Hospital (with access from St. Joseph and Park Avenue); 3) mixed use development on the location of the former municipal parking lot and adjacent vacant land, and 4) widening the intersection of Ashburton and Park Avenues using land acquired from the hospital.
The Action Area has three ground floor retail businesses: Milio Management Co., Park Avenue Laundromat, and Stop 1 Foodmart, and St. John’s Hospital. No relocation is required. Stop 1 grocery store on the corner of Ashburton and Park Avenues The primary residential uses in the area consist of the connected series of Milio buildings which contain approximately 72 residential units. Three HOPE VI sites are proposed for this area on vacant land located on the south side of Ashburton Avenue, across from the Milio buildings. Site F west will create 24 new housing units, Site A will create 60 units, and Site F East will create 90 new residential units. These actions will require acquisition of vacant land from the city.
Moses Travel Agency
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AREA 4 CONTINUES NORTH COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
ALL SHADED AREAS ARE HOPE VI AREAS
- WIDEN ASHBURTON AVENUE 25’ ON SOUTH SIDE D&E - ENSURE PROPER TURNING RADIUS AT ASHBURTON AND PARK
NEW CONSTRUCTION OF MIXED-USE DEVELOPMENT
REHAB/ADAPTIVE REUSE
OLD CROTON AQUEDUCT PARK ENTRANCE; IMPROVE OLD CROTON AQUEDUCT TRAIL
PARKING
Park Avenue NEW GARAGE
I
Palisade Avenue
St. Joseph Avenue
Ashburton Ave G
F west A F east Ashburton Ave
J LOCATOR MAP
Figure 7: Action Area 4 STRATEGY MAP AREA 4 CONTINUES SOUTH 0 175 ft A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 5
Action Area 5 runs from Palisade Avenue to North Broadway. Within the area there are five family, health, and social service organizations (New Focus Center, Family Service Society, Methanol Program, and Generations).
The proposed actions in this area include widening Ashburton Avenue on the north side from west of Palisade Avenue (at mid-block) to North Broadway, preserving the stone retaining wall, and the creation of 15-foot wide sidewalks on both sides of the street. The Urban Renewal Plan also proposes the continuation of the Old Croton Aqueduct trail across to the lot located at the northeast corner of North Broadway and Ashburton Avenue. Community Baptist Church on corner of North Broadway and Ashburton Avenue
Western view of residential building on the corner of Palisade and Ashburton Avenues
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COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
- WIDEN ASHBURTON AVENUE 25’ ON PART OF NORTH SIDE AT NORTH BROADWAY
North Broadway - OLD CROTON AQUEDUCT PARK Palisade Avenue - PRESERVE STONE RETAINING WALL
Ashburton Ave
Ashburton Ave
LOCATOR MAP
Figure 8: Action Area 5 STRATEGY MAP
0 150 ft
A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 6
This Action Area covers the westernmost portion of the Urban Renewal Area and is bordered by Warburton Avenue on the west and North Broadway to the east. The north side of Ashburton Avenue will be widened 25- feet from North Broadway west. At the midpoint of the block, the 25-foot street widening shifts to the south side of the avenue west to Warburton Avenue. The expansion on the north side will provide room for a left turn lane onto North Broadway. 15-foot wide sidewalks will be created on both sides of the avenue.
The street widening will require acquisition and demolition of one house (7-8 households) and one business on the south side of the Ashburton Avenue. In addition, the façade of one building (Top Class Limousine) will also need to be removed and rebuilt. Top Class Limousine – 24 Ashburton Avenue There are no Hope VI development sites within Action Area 6.
150 Warburton Avenue
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COLOR SYMBOLS ON MAP MATCH COLOR NOTES BELOW
WESTERN COMMERCIAL ANCHOR
- WIDEN ASHBURTON AVENUE 25’ ON PART OF NORTH SIDE (INCLUDING THE COMMERCIAL SITE) TO CREATE A LEFT TURN LANE ONTO NORTH BROADWAY - WIDEN ASHBURTON AVENUE 25’ ON PART OF SOUTH SIDE TO CREATE A LEFT TURN LANE ONTO WARBURTON AVENUE
20 FEET BEING PROVIDED BY North Broadway NATIONAL RESOURCES ( - - - )
NEW CONSTRUCTION OF MIXED-USE DEVELOPMENT: INFILL AND DEMOLI- TION Ashburton Ave REMOVE AND REBUILD FRONT ELEVA- TION OF 1 BUSINESS
- ACQUIRE AND DEMOLISH 1 BUSINESS AND 1 HOUSE, FOR SOUTH SIDE WIDENING. - RELOCATE BUSINESS AND HOUSEHOLD
Warburton Avenue Ashburton Ave
LOCATOR MAP
Figure 9: Action Area 6 STRATEGY MAP
0 150 ft
A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
Action Area 7
The boundaries of Action Area 7 are Vineyard Avenue on the west, Nepperhan Avenue on the east, Lake Avenue on the north, and Whelan Place on the south.
Action Area 7 does not include a strategy map because the plan for this area has no site-specific recommendations. Rather, there will be long-range planning of new construction for infill development on vacant lots and rehabilitation of existing buildings.
Housing along High Street
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4.2 Urban Renewal Proposals and Planning Standards
The projects described below will be undertaken as urban renewal actions in the Ashburton Avenue URA. The project proposals are directly related to the overall planning goals set by the Master Plan and the Urban Renewal Plan.
A. Ashburton Avenue Circulation Plan
The actions summarized below are driven by the goal to improve Ashburton Avenue to serve local businesses as well as through traffic, and the goal to provide appropriate infrastructure, parks, and open space to support the revitalized neighborhood. The stretch of Ashburton Avenue lying within the URA will be widened from its existing 36 – 39-foot width to a standard width of 50 feet. The typical cross-section of the street will have 15-foot sidewalks and 8-foot parking lanes on both the north and south sides, one eastbound 12-foot travel lane, one westbound 12-foot travel lane, and one central lane of 10 feet that will serve as a left-turn lane or passing lane in the event of a traffic blockage or double-parked cars (see Figure 10). This typical cross-section will result in a clear distance of 80 feet between buildings on either side of Ashburton Avenue. While the 50-foot road width is typical, there are several areas where this will vary, as shown in the Action Area Maps.
The Master Plan and Urban Renewal Plan provide for two additional circulation improvements: the construction of Fegan Street as a full street connecting Summit Street and Stewart Place, and the re-integration of the traditional street network in the Mulford Gardens area, as per the HOPE VI plan (see Figure 2, Illustrative Plan).
Planning Standards. The present vehicle circulation system, centered on Ashburton Avenue as the main roadway, is to be retained, but improved. The improvements to the avenue shall (1) improve safety, efficiency, and aesthetics for local residents and motorists, (2) improve parking for local businesses, and (3) improve efficiencies for east-west through traffic. Vehicle and pedestrian circulation in the blocks between Summit Street and Stewart Place shall be improved with the completion of Fegan Street. Any new street construction shall also include the
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PROPOSED CROSS SECTION 50’ (WITHOUT(WITHOUT RIGHTRIGHT TURNTURN LANE)LANE) -- 80’’
0 20 40 ft Figure 10: ASHBURTON AVENUE CONCEPT PLAN CROSS-SECTION A S H B U R T O N A V E N U E U R B A N R E N E W A L P L A N BFJ Planning
improvement or reconstruction of underground utilities, such as electricity, stormwater and sanitary sewer systems, curbs, sidewalks, lighting, and street trees. Any public utilities that conflict with proposed infrastructure improvements shall be relocated as needed; electric networks shall be placed underground where possible.
Pedestrian circulation will be designed to allow safe, convenient, and attractive access to businesses, community facilities, parks, and homes. Where possible, this will be accomplished with significantly widened sidewalks along Ashburton Avenue (widened to a typical 15-foot width), sidewalk lighting, street tree planting along the avenue and side streets, trash receptacles, and sidewalk reconstruction along side streets.
B. Parking Plan
The actions summarized below are driven by the goal to provide appropriate infrastructure, parks, and open space to support the revitalized neighborhood. The details of the Parking Plan are provided in the Ashburton Avenue Master Plan. Adequate on-street and off-street parking is a component of the necessary infrastructure needed particularly by the area businesses. The widening and improving of Ashburton Avenue will result in more on-street parking. These parking lanes will provide much needed on-street parking for customers of the Ashburton Avenue businesses. Off-street parking for business owners and employees will be provided behind the stores on core commercial blocks. These are: (1) the blocks on the north side between Orchard Street and Jones Place, (2) the blocks on the south side between Summit Street and Stewart Place, and (3) a new lot directly abutting the east side of the current YCAP building. The existing parking garage is intended to be demolished. It will be replaced with a public parking garage on the St. Johns’-Riverside Hospital grounds.
Planning Standards. Parking for commercial uses will be provided with a combination of on- and off-street parking:
• On-Street Parking. New or continued on-street parking, with meters, shall be provided for those areas of Ashburton Avenue that have storefronts. These spaces shall be intended primarily for the use of customers.
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• Off-Street Parking. New off-street parking, without meters, shall be provided mid-block behind stores on the blocks between Orchard Street and Jones Place, and Summit Street and Stewart Place. This mid-block parking shall be intended primarily for the long-term parking needs of storeowners, managers, and employees, and may be shared parking with local residents. Parking lots shall be landscaped and shall be directly accessible from side streets.
Parking for new residential development should be provided at a minimum of one off-street space per dwelling unit. Where such parking is provided in a parking lot, the parking lot shall be landscaped.
A new parking garage (anticipated to be on the hospital grounds) shall have access to both St. Joseph’s and Park Avenues.
Two new surface parking lots for the Whitney Young residents are presented as long-range actions in the Master Plan, to replace the existing, partially used garage. The two lots are anticipated to provide spaces on the south side of Ashburton Avenue and spaces on the east side of Nepperhan Avenue. The Ashburton Avenue lot should be designed with a loading/discharging area for school buses. The Nepperhan Avenue lot should be designed for shared use with the commercial storefronts.
C. Public, Semi-Public, and Community Facilities Plan
The actions summarized below are driven by the goals to provide appropriate infrastructure, parks, and open space to support the revitalized neighborhood. This Urban Renewal Plan proposes the provision of all necessary public infrastructure - new or rebuilt streets, sidewalks, and their underground utilities (electricity, stormwater and sanitary sewer systems) – as described above in Section 5.1. The remaining specific actions related to public, semi-public, and community facilities that will support the revitalized neighborhood are listed below.
Off-Street Parking Garages: The public garage on Ashburton Avenue will be demolished, and a replacement may be constructed on the hospital grounds. The garage serving the residents of Whitney Young may be demolished and replaced with a surface parking lot as a long-range action.
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The YCAP Building (formerly School 12): The YCAP program may relocate to a new, purpose-built structure, either in the new garage on the hospital grounds or elsewhere in the URA. The Urban Renewal Plan anticipates that the school building will be kept for adaptive reuse as housing.
Old Croton Aqueduct: The OCA trail that traverses the southern edge of the URA could be improved as a linear park, in concert with NYS Office of Parks, Recreation, and Historic Preservation. Other improvements to the OCA are (1) a kiosk at the entry point at the intersection of Ashburton and Palisade Avenues, and (2) a new park on the block bounded by Palisade Avenue and North Broadway where the OCA is at-grade and cuts diagonally across the block, constraining development here. In the short-term, this block could be a park with a parking lot for the local church. In the long-term, more housing could be built here with permission from the state.
Doyle Park: If the Whitney Young Manor apartments parking garage is replaced with safer, at-grade parking lots (see B above), a portion of this park may need to be reconstructed. The park would be rebuilt on the same block, on the southwest corner of the Ashburton Avenue – Saw Mill River Road intersection. The new park would be at least the same size as the existing park.
Planning Standards. These facilities will be improved in accordance with all applicable city and state codes, as well as the City of Yonkers’ Comprehensive Plan. Where new facilities are proposed, they shall be located on sites appropriate to their use and convenient to their users or customers. New parks shall be provided with adequate off-street parking and playgrounds and parks with recreation equipment shall be upgraded. Any new parking garage on the hospital grounds serving the public shall be designed to connect to St. Joseph’s and Park Avenues. If possible, the new garage shall be designed to accommodate community uses, such as new space for the YCAP program.
D. Neighborhood Housing Development Plan
The residential development actions summarized below are driven by the goal to revitalize the existing housing stock with minimal demolition and disruption and with maximum new residential and retail construction.
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Housing is now and will remain the largest land use in the Ashburton Avenue URA. There are two primary housing components within the Ashburton Avenue Master Plan: 1) the two on-going housing projects, HOPE VI Plan and Father Pat Carroll Green, and 2) additional housing proposed by the Master Plan. The Master Plan identified seven areas for approximately 800 new housing units (including the HOPE VI Plan). New housing will be created through new construction and rehabilitation of vacant and occupied buildings.
Planning Standards. New residential land uses shall contribute to the revitalization of the Ashburton Avenue URA. First, implementation of the Master Plan should seek to minimize relocation of households and businesses that exist outside the Mulford Gardens public housing complex. In Action Areas 3 and 7, housing development will focus on rehabilitation of derelict buildings, infill construction on vacant lots, with some new construction aimed at satisfying the second standard: actions should seek to result in an increase of housing units in the study area over what is there now. The redevelopment of Mulford Gardens should be designed to achieve approximately 284 dwelling units on the site.
E. Retail Plan
The retail development actions summarized below are driven by the goal to improve the Ashburton Avenue neighborhood.
The Master Plan includes a Retail Plan. The plan establishes that the URA has substantial retail spending potential in the primary market area that is not being captured by the local businesses. The primary market area could support as much as 107,000 square feet of additional neighborhood retail space (not including a potential major commercial anchor at the northeast corner of Ashburton Avenue and Nepperhan Avenue, as per the city’s nValley Plan, where Shurgard is located). New retail will provide necessary goods and services for local residents, and new opportunities for readily-accessible, entry-level employment.
Planning Standards. The Retail Plan shall be implemented according to the following standards:
• Relocated Businesses. The city shall seek to carefully phase road widening, commercial space rehabilitation, and commercial relocation. Businesses that
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must be relocated due to the widening of Ashburton Avenue, and which want to remain in the general area shall be offered early and active assistance in doing so, and shall be offered rehabilitated space on the other side of the avenue or in another appropriate location in the city,.
• Businesses that Remain in Place. For existing retail space that will be retained, the city shall seek to improve storefronts, signs, and interiors.
• New Commercial Space. Such space shall be provided on the ground floor/street level only. Commercial space shall not have preference over residential space.
• Parking. See Section B., above, for a discussion of the Parking Plan.
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5.0 PROPOSED METHODS OF URBAN RENEWAL AND OTHER NECESSARY URBAN RENEWAL PROVISIONS
There are a number of urban renewal techniques that will be used to carry out the Ashburton Avenue Urban Renewal Plan and Master Plan as outlined below.
5.1 Land Acquisition, Relocation, Demolition and Removal or Structures, and Rehabilitation of Structures
Acquisition. Structures that are proposed for acquisition and demolition are those that have deteriorated to a point warranting clearance, or that contain blighting influences that can only be eliminated by the removal of the structure, or where the lot is needed for the development of necessary public infrastructure (including roads and parking), utilities, or facilities. All land and structures shall be acquired in accordance with the Uniform Relocation Assistance and Real Property Policies Act, as amended. Exhibit B, Relocation Plan, and Exhibit C, Acqusitions and Demolitions, list the properties to be acquired by the City of Yonkers, as of the writing of the Urban Renewal Plan. Property information and engineering designs obtained during the execution stage may indicate the need for revisions in takings lines.
Relocation. The City of Yonkers Community Development Agency shall assist in the relocation of persons, households, and businesses residing in or doing business in buildings that will be demolished within the URA as part of the Urban Renewal Plan. This does not include households residing in Mulford Gardens, as these households will be assisted by the City’s designated HOPE VI development team. See Exhibit B for the Relocation Plan.
Demolition. The City of Yonkers Community Development Agency shall cause the demolition of structures so designated in this Urban Renewal Plan. All structures shall be suitably secured by their owners for that period of time during which they are vacant. All demolitions shall be administered in accord with an approved
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demolition permit issued by the City of Yonkers. All lots affected by demolition shall be cleared, secured, and made ready for new construction.
Rehabilitation. The City of Yonkers Community Development Agency shall carry out the rehabilitation of structures so designated in this Urban Renewal Plan. Rehabilitated properties shall conform to the Ashburton Avenue Master Plan Design Guidelines, and to all other relevant provisions of the Building Code of the City of Yonkers applicable to existing buildings.
Rehabilitation shall be done for the following purposes:
• To relocate into the rehabilitated building those businesses and households that had to move from buildings slated for demolition.
• To restore the side walls of those buildings that are attached to or contiguous to a structure that is demolished.
• To restore those buildings which are affected in part by the widening and improving of Ashburton Avenue, such as the loss of a façade and some portion of the building.
For other structures in the URA, the City of Yonkers shall undertake a rehabilitation plan and program. This shall include housing and building code enforcement, municipal incentives, financing assistance, design and merchandising assistance for businesses, a façade improvement program, and assistance in dealing with other problems, where feasible.
5.2 Redevelopment
Redevelopment of the Ashburton Avenue URA shall take place to effect the three Master Plan goals and the objectives associated with the various goals. Redevelopment is intended to bring about good-quality new development, resulting in substantial long-term values to the community and complementing the existing uses within the URA.
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The redevelopment requirements shall apply to all land made available for redevelopment within the URA, and shall take place in accordance with the following conditions:
Basic Standards. The basic standards and controls for the redevelopment of real property shall be the provisions of this Urban Renewal Plan, the City of Yonkers Building Code, Environmental Protection Code, Electrical Code, Fire Prevention Code, and the Zoning Ordinance in effect. In all cases the more restrictive code shall govern, except that amendment of the Zoning Ordinance may be sought in accord with this Urban Renewal Plan.
Site Plan and Design Review. Site plans shall reflect the goals and objectives listed in the Master Plan and Urban Renewal Plan, the planning standards listed in Section 4.0, any amended city regulations, as adopted, and the Ashburton Avenue Master Plan Design Guidelines. While the redeveloper will be given freedom in concept, design, and layout within the listed Basic Standards, all structures, facilities, and public access must reflect distinguished architectural expression and techniques (including landscaping) signifying attractiveness, good quality, and permanence. The redeveloper must submit plans for review by the staff of the Yonkers Community Development Agency and Planning Board. The specific proposals for site development shall be evaluated by the Yonkers Community Development Agency and Planning Board for the manner in which they achieve plan objectives.
Electric, Telephone, and Other Utility Facilities. Electric , telephone, and other utility facilities shall be installed underground.
5.3 Improvement of Traffic, Parking, and Circulation
The Ashburton Avenue Master Plan and Urban Renewal Plan provide for the widening of Ashburton Avenue (as described in Chapter 4.0) and shown in Figure 24, Cross-Section, and the provision of improved on-street parking and off-street parking. Further, overall circulation in the urban renewal area will be improved
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with the construction of Fegan Street as a full street connecting Summit Street and Stewart Place, and the re-integration of the traditional street network in the Mulford Gardens area as per Figure 2, Illustrative Plan. Other streets may be widened, as needed.
5.4 Code Enforcement
All applicable codes will be enforced as a tool to upgrade properties that have not deteriorated to a point that requires demolition or extensive rehabilitation, yet which show deficiencies that detract from the neighborhood following renewal and redevelopment.
5.5 Other Necessary Provisions
Article 15 of the Urban Renewal Law, requires that an urban renewal plan contain certain provisions that ensure the applicable state and local law requirements are met. Therefore, the Urban Renewal Plan states that the following may be necessary to effectuate this plan:
Duration of Controls. Land use restrictions, controls and standards contained within this plan, and any modification thereof for this urban renewal area, shall run with the land and shall be binding on all parties and all persons claiming under them for a period of not less than twenty years from the plan’s effective date. Actions provided for in this plan shall be completed within that time.
Amending the Plan. The provisions of this Urban Renewal Plan may be modified or amended or added to at any time by the City Council of the City of Yonkers, provided that the owners or lessees of land sold or leased by the Community Development Agency and who are directly affected by such changes, amendments or additions shall concur with such changes, amendments, or additions made subsequent to the sale or lease of land in the URA by the City of Yonkers Community Development Agency.
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Preserving the Integrity of the Plan. In order to preserve the integrity of this Urban Renewal Plan, the Commissioner of Buildings of the City of Yonkers shall notify the City of Yonkers Community Development Agency upon receipt of any application for a permit for building construction or alteration or for a certificate of occupancy for a structure or use within the urban renewal boundaries. The Commissioner of Buildings shall not issue a building construction or alteration permit or a certificate of occupancy for a structure or use within this URA without having first obtained the consent of the Yonkers Community Development Agency, unless the construction, alteration, or use is necessary for the immediate protection of the public health or safety. The Director of the Community Development Agency shall consent to the issuance of certificates and permits upon a determination that the proposed construction, alteration, or use is not inconsistent with this Urban Renewal Plan or amendments thereto.
Redeveloper Obligations. The land acquired by the Yonkers Community Development Agency will be disposed of subject to an agreement or agreements between the Agency and the redeveloper. The redeveloper will be required by the contractual agreements to observe the controls and development objectives as contained in the Ashburton Avenue Master Plan and the Ashburton Avenue Urban Renewal Plan. The redeveloper will further be required to submit a redevelopment schedule satisfactory to the Agency. The agreement with the redeveloper will include, but not be limited to, requirements for adherence to all applicable local, state, and federal laws. The following provisions or provisions of similar intent will be included in the agreement: (1) the purchase and/or lease of the land by the redeveloper is for the purpose of redevelopment in accordance with the Ashburton Avenue Master Plan and the Ashburton Avenue Urban Renewal Plan and not for speculation, and (2) the building of improvements will be commenced and completed within a reasonable time.
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EXHIBIT A BLIGHT STUDY
1.0 DEFINITION OF BLIGHT
The New York State General Municipal Urban Renewal Law Article 15 Section 502.4 defines a substandard or unsanitary area as “interchangeable with a slum, blighted, or deteriorated or deteriorating area, or an area which has a blighting influence on the surrounding area, whether residential, non-residential, commercial, industrial, vacant, or land in highways, railway and subway tracks, bridge and tunnel approaches and entrances, or other similar facilities, over which air rights and easements or other rights of user necessary for the use and development of such air rights, to be developed as air rights sites for the elimination of the blighting influence, or any combination thereof and may include land, buildings or improvements, or air rights and concomitant easements or other rights of user necessary for the use and development of such air rights, not in themselves substandard or unsanitary, the inclusion of which is deemed necessary for the effective undertaking of one or more urban renewal programs.”
Characteristics determining blighted areas include factors such as: 1. Obsolete and dilapidated buildings and structures, 2. Defective construction, outmoded design, physical deterioration, 3. Inadequate maintenance and obsolete system of utilities, 4. Buildings vacated, abandoned, or not utilized in whole or substantial part, 5. Hazardous or detrimental industrial uses, 6. Poorly or improperly designed street patterns and intersections, 7. Traffic congestion hazardous to the public safety, 8. Lack of suitable off street parking, and inadequate access to area, 9. Inadequate loading and unloading facilities, 10. Impractical street widths, sizes and shapes, 11. Blocks and lots of irregular form, shape, or insufficient size, width or depth, 12. Unsuitable topography, subsoil or other physical conditions all of which hamper or impede proper and economic development of the area community or municipality.
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The presence of blighted areas constitute a serious growing menace, is injurious to public safety, contributes to increases in crime, juvenile delinquency and disease, and contributes to a negative influence on adjacent properties impairing economic soundness and stability.
2.0 METHODOLOGY
With the legal definition of blight clearly defined by NYS law, it is necessary to demonstrate how and where such conditions exist within the Ashburton Avenue URA. To accomplish this, primary and secondary data sources were used to quantify and to describe existing conditions for evaluating the presence and frequency of factors associated with blighted conditions. The primary method of evaluation involved conducting extensive field surveys to gather data on the area’s existing physical conditions and land uses. Physical and economic blight factors were observed during the field surveys. Secondary data sources included City of Yonkers property records, Yonkers Police Department crime statistics, and interviews with area residents, religious and other community leaders, business owners. The consultant team and city staff held public meetings to discuss the physical conditions of the area. Photographs of blighted parcels were taken for visual documentation of the extent of the decline and deterioration.
Areas within the Ashburton Avenue redevelopment area that were identified as blighted were analyzed individually and collectively. The findings were consolidated into four categories encapsulating the twelve aforementioned factors associated with blighted areas. The four categories are:
1. Land uses (building and lot conditions; incompatible mix of uses), 2. Infrastructure (streets, sidewalks, public outdoor stairways; utilities and storm water management), 3. Parks and open areas 4. Other indicators (population and demographic changes; depreciated and or deteriorating property values, building violations; crime statistics)
To clearly establish a connection between the statute definitions and the grouping of the study’s findings, this blight study describes, in bold face headings, each of the specific blight factors define in the state statute prior to the findings.
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3.0 FINDINGS Identification of blight within the proposed Ashburton Avenue redevelopment area is presented below.
3.1 Land Uses Blight factors regarding land use are obsolete and dilapidated buildings and structures; defective construction; outmoded design; physical deterioration; buildings vacated; abandoned, or not utilized in whole or substantial part; growing or total lack of proper utilization; and land uses that are incompatible with primarily residential areas.
Building and Lot Conditions, and Incompatible Mix of Uses
Existing building conditions were assessed based on field surveys carried out within the study area and researching recent building code violations for the Sidewalk and stairs to Moquette Row properties within the redevelopment area. The field survey was limited to a review of the exterior conditions of individual structures, which were classified as follows:
Good: Generally well maintained buildings Fair: Buildings where minor repairs are required and where maintenance work has been delayed Poor: Major renovation is needed
The photographs at the right of the page illustrate a sample of the results of this survey. The physical condition and appearance of buildings and outdoor spaces vary widely within the Ashburton Avenue URA. Scattered vacant sites, dilapidated or boarded-up structures, and abandoned yards and lots contribute to a generally poor quality image for sections of the neighborhood. These negative features include poorly maintained sidewalks with broken pavement and missing curbs, and discarded trash. These conditions are particularly visible along sections of Ashburton Avenue, Vineyard Avenue, and Myrtle Street.
Buildings on Stewart Place, Fegan Street, and Summit Street have a number of Exposed, entangled electrical wiring in the area dilapidated structures and vacant lots. Sections of Ashburton Avenue contain vacant sites, empty ground-floor spaces, buildings in need of repair, and vacant or partially boarded-up buildings. These conditions are especially prevalent along the eastern section of the avenue, within the area between Walnut Street and
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Yonkers Avenue. The decaying building conditions within the area are tracked by the City of Yonkers Department of Buildings.
The City of Yonkers Department of Buildings records building code violations for parcels under its jurisdiction. A survey of the blocks along the south side of Ashburton Avenue was used to research trends in build code violation types over the past five years. The survey focused on the South side of the avenue because that is the area requiring the most building demolition and or relocation of tenants to accommodate the widening of Ashburton Avenue. Building code violation data provided complementary information about the interior conditions of the buildings. Table A-1 indicates lots from our sampling that were sited for violations.
Exteriors. The most common violations pertaining to the exterior of the sampled properties include graffiti on the exteriors of the structures, overgrown weeds, debris and garbage strewn on lots, rodent harborage, illegally erected gates, vacant buildings in need of being secured and boarded up, electrical boxes protruding from the building, and buckling retaining walls.
Interiors. Building code violations inside the structures range from illegal uses of spaces, fire code violations, and the compromised structural integrity of several properties. Specifically, parcels were found lacking fire escapes, smoke detectors, sprinklers, proper access to light and ventilation, properly installed enclosed boilers and furnaces, and water proof bathroom floors. Rooms lacked sufficient numbers of windows, doors were found undersized, and a subbasement ceiling of 6’2”.
A two story house was illegally converted into a rooming house with five rooms in the basement, four rooms on the first floor, five rooms on the 2nd floor with locking devices causing dangerous conditions.
One building has been deemed “unfit for human habitation” and designated to be “condemned.” Reasons for the designation are a leaking roof, the public hallway top floor ceiling and walls exhibiting severe water damage, a deteriorated cinder block basement wall being supported by wooden columns, the cracked basement ceiling, evidence of open and exposed joists throughout basement, open electrical wiring, 6”x6” posts on top of coffee cans filled with cement throughout basement supporting first floor joists, and lastly, an absence of
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self closing back door leading to boiler room, air vent in boiler room, smoke and carbon monoxide detectors.
Specific information regarding building code violations pertaining to individual buildings is available in at the end of the Blight Study.
Incompatible Uses. The Ashburton Avenue URA contains a mix of incompatible land uses. These are located in primarily residential areas: 1) illegal motor vehicle repair shop, 2) a woodworking shop, 3) a button factory, and 4) six attached garages, as a primary land use (not accessory to a house). Sidewalk observation of backyards found several instances of construction materials and debris stored.
The physical conditions of blight can be found in the Ashburton Avenue URA. The applicable data demonstrates the existence of blight, and meets the specific factors under consideration.
Sidewalk on Myrtle Street
Sidewalk on Vineyard Avenue
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Table A-1 – Ashburton Avenue Building Code Violations
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3.2 Infrastructure
The existence of inadequate, deteriorating, inefficient streets, sidewalks, public stairs, and parks characterize a blighted area. Inadequate streets are defined by those that lack the capacity to carry the vehicular traffic, or provide inadequate access to the area. Inadequate open space refers to a lack of sufficient parks and recreation areas.
Streets, Sidewalks, and Public Outdoor Stairways Ashburton Avenue is too narrow for safe and efficient functioning. The streets along Ashburton Avenue and throughout the study area are lined with sidewalks in fair to poor condition (see photos). The public stairs on Nepperhan Avenue leading to Moquette Row are in fair condition. (see photos). The steep topography of Moquette Row indicates potential stormwater drainage and flooding issues.
Parks and Open Areas The major park and open spaces in the area are Grant Park, (approximately four- acres along Grant Park Drive), Doyle Park (near the Whitney Young apartments), Vacant Lot on Fegan Street. Smith Park (along Orchard Street and Lake Avenue), John Barton Park (on High Street) and the Old Croton Aqueduct. The Old Croton Aqueduct is derelict and has a poorly maintained footpath that extends eastward across Nepperhan Avenue. Doyle Park is antiquated.
3.2 Other Indicators
The prevalence of negative social and economic indicators demonstrate blight.
Social and Economic Indicators Demographic statistics for the Ashburton Avenue URA indicate notable differences from the larger Yonkers area in the make up of the population. The 2000 U.S. Census has estimated the residential population of the URA to be 10,200 residents and 3,660 households. Forty-four percent of the area’s residents are black, 28 % are white, 38% are Hispanic or Latino and 2% are Asian. Nearly 39% of residents have less than a high school equivalency or no education, and nearly 30% are foreign born. The median household income within the URA is $24,780 per year, substantially lower than the median income for the City of Yonkers as a whole ($44,665). More than a quarter of URA residents earn under $10,000.
Padlocked building on Ashburton Avenue.
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Of the 3,890 housing units located in the URA, 9% are owner-occupied, an amount disproportionately lower than Yonkers’ owner occupant population of 41%. Eighty-five percent of the housing units are renter-occupied, compared to only 54% of residents renting in all of Yonkers. Vacancy rates within the URA reflect the findings of the land use surveys. The area’s 6% vacancy rate is higher than in the Yonkers vacancy rate of 4.2%
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Crime Statistics Public safety in the URA is provided by the Fourth Precinct in Yonkers. The URA accounted for approximately 30% of the crime in February 2005 and a total of 1225 crimes in 2004 as indicated in the chart below. Most involved larceny or some form of theft. Crime rates have steadily declined over the past four years as indicated in the charts below.
Table A-2: Crime Statistics for Ashburton Avenue URA
City Wide Part I Crime Comparison: February 2005 4th Precinct 2000 2001 2002 2003 2004 Murder 5 - 4 5 4 Rape 14 - 1 7 7
Robbery 193 - 139 138 132 Assault 154 - 148 125 138 Burglary 251 - 227 257 240
Larceny 757 - 561 539 531 Stolen Auto 202 - 192 180 173 Total 1576 1347 1272 1251 1225
4th Pct. City Fourth Precinct Part I Murder/Manslaughter 0 0 Crime Comparison: 2000- Rape 1 2 2004 Robbery 6 30 Assault 5 17 Burglary 9 27 Larceny 27 142 Stolen Auto 6 42 Total 54 260
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City Wide Part II Crime OFFENSE 4PCT CITY Comparison: February 2005 Arson 0 0 Kidnapping 0 0 Controlled Substance 37 90 Dangerous Weapon 11 17 Bribery 0 0 Sex Offenses 1 6
Extortion 0 0 Forgery & Counterfeiting 0 6
Prostitution 0 5 Stolen Property 5 11 Coercion 0 0 Criminal Mischief 16 84 Fraud 1 3 Gambling 0 0 Offenses Against Public Order 0 0 Embezzlement 0 0 Simple Assault 22 66 Offenses Against Family 0 0 Driver Under Influence 4 11 Unauthorized Use of Vehicles 0 2 Possession of Burglar Tools 0 0 Liquor Law Violations 1 6 Disorderly Conduct 9 27 Public Drug Intoxication 0 0 Loitering 0 0 All Other Offenses 54 165 *** Total *** 161 502
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4.0 CONCLUSION
The conditions of decline and deterioration described in this Blight Study constitute substandard and unsanitary conditions. By conducting field surveys, and researching property records, census data, and crime statistics, substandard and unsanitary conditions were found in the existing land uses, infrastructure, and other blight indicators such as socio-economic trends, a certain quantity and quality of building code violations, and crime. The benefits of remedying the blight conditions existing within the Ashburton Avenue URA will benefit its inhabitants, property owners, and the surrounding Yonkers community.
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EXHIBIT B RELOCATION PLAN
A. ADMINISTRATIVE ORGANIZATION FOR RELOCATION
Relocation operations will be administered by the Yonkers Community Development Agency (CDA). The CDA will relocate and financially assist all qualified displaced individuals in accordance with the 1970 Uniform Relocation Assistance and Real Property Acquisition Policies Act.
B. ACQUISITION POLICIES
The CDA will make every reasonable effort to acquire real property expeditiously by negotiation, as described in Section 24.102 of the Uniform Relocation Assistance Act. As soon as feasible, property owners will be notified of the City’s interest in acquiring real property (see section C below) and the basic protections, including the CDA’s obligation to secure an appraisal. The CDA will establish an amount which it believes is just compensation for the real property which is not less than the approved appraisal of the fair market value of the property. The owner will be given reasonable opportunity to consider the offer and present material which the owner considers relevant to determining the value of the property and to suggest modifications to the proposed terms and conditions of the purchase. Before requiring an owner to surrender possession of the real property, the CDA will pay the agreed purchase price to the owner.
C. RELOCATION POLICIES AND PROCEDURES
The CDA will provide relocation assistance to all qualified persons or businesses displaced by project activities. All persons or businesses which may be displaced will be contacted to determine such relocation needs. They will be provided information on available space and will be given assistance in moving. Where possible, comparable replacement housing and commercial space will be found within the urban renewal area. The proposed phasing of the Ashburton Avenue Master Plan and Urban Renewal Plan was developed with the intent that replacement housing units and commercial space within the URA would be
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available prior to the date in which occupants of real property to be acquired by the City would be expected to vacate their property or premises. All relocation activities will be undertaken and payments made, in accordance with the requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and any other applicable laws or regulations.
Persons that will not qualify as displaced, and thus will not be eligible for relocation assistance, are:
o A person who is determined to be in unlawful occupancy prior to the initiation of negotiations or a person who has been evicted for cause, under applicable law, as provided in Section 24.206.
o A person who is not lawfully present in the United States and who has been determined to be ineligible for relocation benefits in accordance with Section 24.208
Legal action to compel site applicants to move from the project area will be undertaken only where absolutely essential and in no event, unless the site applicant:
o Fails to recognize his obligation to pay rent for the premises occupied; o Maintains a nuisance; o Without adequate reasons, refuses to consider accommodations which, in the judgment of the CDA, are suitable to the site occupant and conform to the standards for relocation housing; or o Completely fails or refuses to cooperate with the CDA in its efforts to assist in the relocation of the site occupant.
D. NOTIFICATION TO SITE OCCUPANTS
An informational statement concerning the relocation program will be issued to affected households (including single occupancy residents) and commercial and industrial establishments as soon as feasible. Notification to site occupants will occur at least at the time of acquisition of properties in the site area and prior to site clearance, if not before. The informational statement will:
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1. Inform the person that the dwelling unit or commercial or industrial establishment is located within the project area, that he or she may be displaced for the project and generally describe the relocation payment(s) for which the person may be eligible, the basic conditions for eligibility and the procedures for obtaining the payments. 2. Inform the person of the approximate date when site occupants will be expected to vacate their premises. 3. Inform the person that he or she will be given reasonable relocation advisory services, including referrals to replacement properties, help in filling payment claims and other necessary assistance to help the person successfully relocate. Contact information for the relocation agents within the CDA will be provided. 4. Provide assurance that households will have the opportunity of being re- housed in accommodations which meet the full requirements of Section 105 (c) of Title 1 of the Housing Act of 1949 as amended and which are in accordance with locally approved standards of decent, safe and sanitary housing. 5. Provide assurance that no person will be required to move without at least 90 days’ advance written notice and informs any person to be displaced from a dwelling that he or she cannot be required to move permanently unless at least one comparable replacement dwelling (defined in Section 24.2) has been made available. 6. Provide assurance that households which move to temporary accommodations will remain the responsibility of the CDA until they have had an opportunity to be re-housed in decent, safe and sanitary accommodations, which meet their existing housing needs. 7. Inform the person that any person who is not lawfully present in the United States is ineligible for relocation advisory services and relocation payments unless such ineligibility would result in exceptional and extremely unusual hardship to a qualifying spouse, parent or child.
Wherever possible, the informational statement will be delivered to site occupants by a member of the CDA relocation staff or its agent, who will explain its contents and obtain a signed receipt acknowledging the delivery and explanation. Where personal delivery cannot be made, the informational statement will be sent by certified mail, return receipt requested.
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E. FINANCIAL ASSISTANCE
A. Residences
Each displaced owner-occupant or tenant of a residential dwelling who qualifies as a displaced person is entitled to payment of his or her actual moving and related expenses, as determined by the CDA to be reasonable and necessary, as well as replacement housing payments. Payments per household will be $5,000.
B. Businesses
At the discretion of the CDA, each displaced business will be entitled to a payment for moving expenses and reestablishment expenses: o Reasonable and necessary moving and related expenses may comprise, but are not limited to transporting machinery; disconnecting, dismantling, removing, reassembling, and reinstalling relocated machinery, equipment and other person property. Moving expenses will be determined on a case by case basis, according to the size and nature of each of the businesses to be relocated. o Reasonable and necessary reestablishment expenses may comprise: o Construction and installation costs for exterior signage to advertise the business. o Paint, paneling or carpeting of soiled or worn surfaces at the replacement site. o Advertisement of replacement location. o Estimated increased costs of operation during the first year at the replacement location for such items as (a) lease or rental charges (b) personal or real property taxes (c) insurance premiums, and (d) utility charges, excluding impact fees. o Other items that the CDA considers essential to the reestablishment of the business.
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Implementation of the Urban Renewal Plan will require the relocation of the following businesses:
Property Address Business Name or Type
174 Ashburton Ave. Marcel Laundromat 188 Ashburton Ave. Kennedy Fried Chicken 190-192 Ashburton Ave. Carpentry Shop/Storage for local retail 194-196 Ashburton Ave. Crest Hill Industry (Button Factory) 200 Ashburton Ave. Wello Farms Inc. (Deli) 202 Ashburton Ave. China House Restaurant 204 Ashburton Ave. Barber 172 Ashburton Ave. Dariselle Deli & Grocery 3-story bldg
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EXHIBIT C ACQUISITIONS AND DEMOLITIONS
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Table C-1 Demolitions and Relocations Household Block Lot Property Address Business Name/Building Type Estimate (dwelling units) 2013 18 150 Warburton Avenue Multi-family building 7-8 20 24 Ashburton Ave. Top Class Limo Company* 2041 5 Ashburton Ave. Lot Vacant Lot west of Municipal Garage 42 168 Ashburton Ave. Vacant 4-story building 44 172 Ashburton Ave. Dariselle Deli & Grocery 3-story bldg 2-3 45 174 Ashburton Ave. Marcel Laundromat – 1 story building 47 Ashburton Ave. lot Vacant Lot 2042 4 186 Ashburton Ave. Vacant building storefront 2-3 6 188 Ashburton Ave. Kennedy Fried Chicken 2-3 7 190 Ashburton Ave. Carpentry Shop/Storage for local 3-4 retail 8 192 Ashburton Ave. Carpentry Shop/Storage for local 3-4 retail 9 194-196 Ashburton Ave. Crest Hill Industry (Button Factory) 10 200 Ashburton Ave. Wello Farms Inc. (Deli) 2-3 11 202 Ashburton Ave. China House Restaurant 2-3 12 204 Ashburton Ave. Barber 13 206 Ashburton Avenue Ana Restaurant (vacant) 2043 5 10 Stewart Place Multi-family 2-3 6-8 32 Fegan Street Crest Hill Industry (Button Factory) 2059 16 382 Ashburton Ave. Multi-family Building 1-2 2060 7 348 Ashburton Ave. Vacant residential building 2080 96 171 Ashburton Avenue Rear attached residence TBD 69 4 Ritter Lane 2-story boarded up building 2-3 100 161-165 Ashburton Ave Vacant house (possible 2nd floor 2-3 occupancy) 100 or 101 Jones Place 6 Garages (same lot as 161 Ashburton) Total Demolition/Relocation: 8 businesses (not including limo company); 30-41 households * Façade of building to be cut back to accommodate widening (Possible relocation). Source: BFJ Planning, 2005.
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Ashburton Avenue
J
Old Croton Aqueduct Stewart Place
(I) (H) (G) (F)
(I) (I) (H)(H) (G) (G) (F) (F) Block 2041 Lot Map Locator Address Use Household Estimate 42 F 168 Ashburton Ave. Vacant 4-story bldg 0 DU’s 44 G 172 Ashburton Ave. Dariselle Deli & Grocery 3-story bldg 2-3 DU’s 45 H 174 Ashburton Ave. Marcel Laundromat 1-story building 0 DU’s 47 I Ashburton Ave. lot Vacant Lot 0 DU’s 5 J Ashburton Ave. lot Vacant Lot west of Municipal Garage 0 DU’s
ACTION AREA 3: BLOCK 2041 ASHBURTON AVENUE URBAN RENEWAL PLAN source: BFJ Planning June 2005
60 Ashburton Avenue
Stewart Place
FeganStreet (J) (J) (K/L) (M)
Summit STreet
(N) (O) (P)
ACTIION AREA 3:: BLOCK 20412, 2042, 2043, 2080 ACTION AREA 6: BLOCK 2013 ACTION AREA 1: BLOCK 2059, Figure ASHBURTON AVENUE URBAN RENEWAL PLAN source: source:BFJ BFJ Planning Planning JuneJune 20052005
ASHBURTON AVENUE URBAN RENEWAL PLAN 612 Ashburton Avenue
Stewart Place
FeganStreet
Summit Street (U) (V/W)
Block 2043 Lot Map Locator Address Use Household Estimate 5 U 10 Stewart St. Occupied 2-story residence 2-3 DU’s 6-8 V/W 32 Fegan St. Crest Hill Facility (Button Factory) 0 DU’s
ACTION AREA 3: BLOCK 2043 ASHBURTON AVENUE URBAN RENEWAL PLAN source: BFJ Planning June 2005
62 Ritters Lane Jones Place Place Jones
Ashburton Avenue Vineyard St. (A) (B) (D)
(A) (B) (D)
Block 2080 Lot Map Locator Address Use Household Estimate 99-100 B 161-165 Ashburton Ave Vacant House (possible 2nd floor occupancy) 0 DU’s 101 A Jones Place 6 Garages (same lot as 161 Ashburton.) 0 DU’s 96 C* 171 Ashburton Ave Rear attached residence TBD 69 D 4 Ritter Lane 2-story boarded up building 2-3 DU’s 55 E Vineyard St. Vacant Firehouse 0 DU’s
ACTION AREA 3: BLOCK 2080 ASHBURTON AVENUE URBAN RENEWAL PLAN source: BFJ Planning June 2005
63 Ashburton Avenue
Warburton Avenue
Ashburton Place (Y) (X)
Block 2013 Lot Map Locator Address Use Household Estimate 18 X 150 Warburton Ave. 7-8DU’s 20 Y 24 Ashburton Ave. Top Class Limo Company* 0 DU’s *Company not proposed for acqusition; building to be modified.
ACTION AREA 6: BLOCK 2013 ASHBURTON AVENUE URBAN RENEWAL PLAN source: BFJ Planning June 2005
64 AA
Ashburton Avenue
(Z) (AA) Z
Yonkers Avenue
Block 2059 Lot Map Locator Address Use Household Estimate 16 Z 382 Ashburton Ave 3 story residence 1-2 7-8DU’s DU’s
Block 2060 Lot Map Locator Address Use Household Estimate 7 AA 348 Ashburton Ave Vacant Residential Building 0 DU’s
ACTION AREA 1: BLOCKS 2059 & 2060 ASHBURTON AVENUE URBAN RENEWAL PLAN source: BFJ Planning June 2005
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