Town of Greenburgh Comprehensive Plan 2016 SUPPLEMENT PROPOSAL HARTSDALE 4 CORNERS REVITALIZATION A DISCUSSION WITH THE TOWN OF GREENBURGH TOWN BOARD Work Session May 22, 2018 Patrice Ingrassia & Christine Broda Inspired Places LLC THIS PAGE LEFT INTENTIONALLY BLANK Inspired Places LLC TABLE OF CONTENTS SECTION 1 Materials and references ................................................................................................................................................. 1 Sources .................................................................................................................................................................................. 1 Background .......................................................................................................................................................................... 3 The Comprehensive Plan Supplement ................................................................................................................. 3 Adopting a Comprehensive Plan Supplement .................................................................................................. 3 Revitalization is consistent with the Comprehensive Plan ................................................................................. 4 Relevant 4 Corners recommendations in the existing plan .......................................................................... 4 Recommended goals, objectives and policies to add to the Comprehensive Plan ............................. 6 4 Corners revitalization .................................................................................................................................................... 8 Overview .......................................................................................................................................................................... 8 Introduction .................................................................................................................................................................... 9 4 Corners: current conditions and challenges ...................................................................................................... 10 4C study area ............................................................................................................................................................... 10 Zoning ............................................................................................................................................................................ 11 Mobility .......................................................................................................................................................................... 13 Infrastructure ............................................................................................................................................................... 17 Environmental ............................................................................................................................................................. 20 Aesthetics ..................................................................................................................................................................... 22 Community wellbeing ............................................................................................................................................. 23 The past – how did these conditions occur – and worsen? ............................................................................ 24 4 corners tomorrow – how to overcome its challenges ................................................................................... 26 How the vision embraces opportunity: demographics and the markets (housing, retail, commercial) ................................................................................................................................................................. 26 4 corners tomorrow – how to overcome its challenges ................................................................................... 36 Zoning ............................................................................................................................................................................ 36 Mobility .......................................................................................................................................................................... 41 Infrastructure ............................................................................................................................................................... 44 Environmental/Open space ................................................................................................................................... 46 © 2018 Inspired Places LLC. 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Page i Inspired Places LLC Community wellbeing ............................................................................................................................................. 48 Benefits of revitalization ............................................................................................................................................... 49 Financial benefits ....................................................................................................................................................... 49 Revenue to schools outsizes small number of school-aged children ..................................................... 51 High percentage of students attending nonpublic/private schools....................................................... 58 Public school enrollment in GCSD indicates capacity to add students.................................................. 59 Quality of life benefits ................................................................................................................................................... 62 Other municipalities nearby are revitalizing ......................................................................................................... 63 Scarsdale ....................................................................................................................................................................... 63 Tuckahoe ....................................................................................................................................................................... 63 Yonkers .......................................................................................................................................................................... 64 White Plains.................................................................................................................................................................. 65 New Rochelle ............................................................................................................................................................... 65 How communities are funding revitalization ....................................................................................................... 66 SECTION 2 Meetings and acknowledgements ........................................................................................................................... 67 Media coverage ............................................................................................................................................................... 68 News media.................................................................................................................................................................. 68 Additional digital media .......................................................................................................................................... 68 SECTION 3 Environmental Assessment Form ............................................................................................................................. 69 SECTION 4 Petition to revitalize the 4 Corners area of Central Ave & Hartsdale Ave ................................................... 87 A brief history of the early years of 4 Corners ....................................................................................................... 88 © 2018 Inspired Places LLC. All rights reserved. Page ii Inspired Places LLC MATERIALS AND REFERENCES This document typically refers to the Four Corners as 4 Corners or “The Corners.” The Town of Greenburgh is referred to as such or as “The Town.” The Town of Greenburgh Comprehensive Plan 2016 can be referred to as “The Comprehensive Plan” or “The Plan.” SOURCES Source of the images used throughout the document are from the Town of Greenburgh GIS and Comprehensive Plan 2016, Westchester County GIS, and websites including Google Maps and images.google.com, and Inspired Places LLC, unless otherwise noted. They have been used for the sole purpose of exhibiting the design intent as portrayed within this proposed plan. © 2018 Inspired Places LLC. All rights reserved. Page 1 THIS PAGE LEFT INTENTIONALLY BLANK Inspired Places LLC SECTION 1 BACKGROUND THE COMPREHENSIVE PLAN SUPPLEMENT The Supplement is an actionable plan for the transformation and revitalization of the area at and near the intersection of East and West Hartsdale Avenues and Central Avenue, Hartsdale, known as Four Corners, along with the appropriate guidelines to act as a working framework for future development, based on The Town of Greenburgh Comprehensive Plan, 2016. ADOPTING A COMPREHENSIVE PLAN