Saturday, October 4th, from 2 pm – 4 pm
YONKERS, NY — Yonkers Committee for Smart Development (YCSD) will hold a parade on Saturday, October 4th, from 2 pm – 4 pm, to highlight the potential traffic and safety problems, that the proposed SFC redevelopment project could hold for the downtown and waterfront areas.
In spite of the fact that there are serious and compelling topics which remain unaddressed in the SFC Project proposal, YCSD has elected to introduce a lighthearted note into the increasingly acrimonious citywide debate on the merits of this mega-project. The homespun, highly visual and appealing YCSD Parade will focus on the potential safety and traffic issues that the project may present.
A dozen YCSD volunteers will hoist aloft a 25’
long red fabric fire truck (visualize a Chinese New Year dragon!) and a
correspondingly sized fabric ambulance, and march them from the Main
Street Post Office, under the Metro North trestle, past the Pier and
around to the Sculpture Garden. The intent of the exercise? To
determine if a fabric fire truck, let alone a real one, can make it
around those turns! This legitimate question has been raised by City
Council members; there is a real possibility that emergency vehicles
will not be able to reach health or fire victims in a timely fashion.
long red fabric fire truck (visualize a Chinese New Year dragon!) and a
correspondingly sized fabric ambulance, and march them from the Main
Street Post Office, under the Metro North trestle, past the Pier and
around to the Sculpture Garden. The intent of the exercise? To
determine if a fabric fire truck, let alone a real one, can make it
around those turns! This legitimate question has been raised by City
Council members; there is a real possibility that emergency vehicles
will not be able to reach health or fire victims in a timely fashion.
Parade participants will also try to help the
public visualize the precise dimensions of the waterfront space that
has been assigned to the public under the SFC plan to build two
25-story towers and parking garages on city-owned land, “Parcels
H&I”, between Scrimshaw House and the Domino Sugar Plant.
public visualize the precise dimensions of the waterfront space that
has been assigned to the public under the SFC plan to build two
25-story towers and parking garages on city-owned land, “Parcels
H&I”, between Scrimshaw House and the Domino Sugar Plant.
YCSD, which is a community organization comprised
of citizens from throughout the city, believes that Yonkers can achieve
municipal economic success through Smart development. YCSD volunteers
have scrupulously followed the City Council SFC review process;
attended virtually every council and committee meeting; and read and
commented on the several versions of the Environmental Impact
Statements. The organization believes that serious questions, regarding
matters which may have a permanent negative effect on the
quality-of-life of local residents, remain unanswered in the Final
Environmental Impact Statement. Among the topics:
of citizens from throughout the city, believes that Yonkers can achieve
municipal economic success through Smart development. YCSD volunteers
have scrupulously followed the City Council SFC review process;
attended virtually every council and committee meeting; and read and
commented on the several versions of the Environmental Impact
Statements. The organization believes that serious questions, regarding
matters which may have a permanent negative effect on the
quality-of-life of local residents, remain unanswered in the Final
Environmental Impact Statement. Among the topics:
Tax Incremental Financing (TIF) vs. Payments in Lieu of Taxes (PILOTS)
A switch from (TIF) Tax Incremental Financing to
PILOTS (Payments in Lieu of Taxes) has been proposed at the eleventh
hour in this project. Members of the public are uninformed about these
proposed changes. TIF, originally declared by SFC to be the only choice
to fund the needed infrastructure improvements, now may be dismissed
with no public dialogue or explanation. As we have learned from White
Plains and New Rochelle, redevelopment projects sold to the public as a
means of controlling property tax increases do not necessarily achieve
that goal. The financials for the SFC project could well have a direct,
negative effect on our property taxes as Yonkers residents absorb the
costs of bond issues and / or considerable tax relief for the
developer.
PILOTS (Payments in Lieu of Taxes) has been proposed at the eleventh
hour in this project. Members of the public are uninformed about these
proposed changes. TIF, originally declared by SFC to be the only choice
to fund the needed infrastructure improvements, now may be dismissed
with no public dialogue or explanation. As we have learned from White
Plains and New Rochelle, redevelopment projects sold to the public as a
means of controlling property tax increases do not necessarily achieve
that goal. The financials for the SFC project could well have a direct,
negative effect on our property taxes as Yonkers residents absorb the
costs of bond issues and / or considerable tax relief for the
developer.
Yonkers City Tax Revenues
The SFC Draft Environmental Impact Statement
states that Yonkers can expect to earn annual tax revenues of
approximately $9 million from this $1.6 billion project. The council’s
own analysts are concerned that revenues may not even reach $5 million
a year. The enormous SFC project will not only displace existing
residents and businesses, but cause dramatic social, environmental and
quality-of-life upheaval that will reverberate throughout the city. The
costs of additional city services have not yet been calculated. Is a
project of this magnitude really necessary for an estimated annual
return of $5,000,000, which represents only 0.5% of the annual Yonkers
budget?
states that Yonkers can expect to earn annual tax revenues of
approximately $9 million from this $1.6 billion project. The council’s
own analysts are concerned that revenues may not even reach $5 million
a year. The enormous SFC project will not only displace existing
residents and businesses, but cause dramatic social, environmental and
quality-of-life upheaval that will reverberate throughout the city. The
costs of additional city services have not yet been calculated. Is a
project of this magnitude really necessary for an estimated annual
return of $5,000,000, which represents only 0.5% of the annual Yonkers
budget?
TIF “Soft Costs”
It was recently announced that, should it be used,
the projected $165,000,000 TIF will require an additional $52,000,000
in “soft costs” that will have to be funded somehow… does this mean by
the city – i.e., the taxpayers?
the projected $165,000,000 TIF will require an additional $52,000,000
in “soft costs” that will have to be funded somehow… does this mean by
the city – i.e., the taxpayers?
Fire Department
The Yonkers firefighters’ union has expressed grave reservations about the
Yonkers Fire Department’s ability to handle fire emergencies in what they
term “super” high rises.
Yonkers Fire Department’s ability to handle fire emergencies in what they
term “super” high rises.
Affordable Housing
SFC has stated that no affordable housing units
will be contained in their luxury buildings. “Off-site” units will
comprise only a fraction of approximately 1600 new apartments. White
Plains is still waiting for its Cappelli-contracted affordable
housing.
will be contained in their luxury buildings. “Off-site” units will
comprise only a fraction of approximately 1600 new apartments. White
Plains is still waiting for its Cappelli-contracted affordable
housing.
Ball Park
The Ballpark
The “Minor League” ballpark is formally
acknowledged as a money loser; nevertheless, plans proceed to perch it
on top of an eleven story shopping mall in the heart of the city’s
historic low-rise downtown.
acknowledged as a money loser; nevertheless, plans proceed to perch it
on top of an eleven story shopping mall in the heart of the city’s
historic low-rise downtown.
87 Nepperhan Avenue (Health Services Building) and the new Cacace Center
SFC intends to demolish the Health Services
Building at 87 Nepperhan Avenue, which was declared a city landmark
last night by the Landmarks Preservation Board. The valuable Art Deco
building would be replaced by a parking garage and the city departments
which are housed in the building would be moved to the planned Cacace
Center across Nepperhan Avenue, where Yonkers would pay to lease 90,000
square feet of office space to replace the free space in its
own building. SFC states in the draft version of the Final
Environmental Impact Statement that the loss of rental income from the
city would compromise the economic viability of the entire project. In
other words, the city taxpayers are again asked to subsidize the SFC
project and to absorb its negative impact on the city budget.
Building at 87 Nepperhan Avenue, which was declared a city landmark
last night by the Landmarks Preservation Board. The valuable Art Deco
building would be replaced by a parking garage and the city departments
which are housed in the building would be moved to the planned Cacace
Center across Nepperhan Avenue, where Yonkers would pay to lease 90,000
square feet of office space to replace the free space in its
own building. SFC states in the draft version of the Final
Environmental Impact Statement that the loss of rental income from the
city would compromise the economic viability of the entire project. In
other words, the city taxpayers are again asked to subsidize the SFC
project and to absorb its negative impact on the city budget.
Quality-of-life; traffic; environmental
sustainability; social and environmental justice topics – YCSD calls
upon the Yonkers City Council to more carefully study all these major
issues confronting the city in the light of this enormous development
proposal.
sustainability; social and environmental justice topics – YCSD calls
upon the Yonkers City Council to more carefully study all these major
issues confronting the city in the light of this enormous development
proposal.
In the meantime, come and enjoy the YCSD Fire Truck Parade!
SOURCE: Yonkers Committee for Smart Development (YCSD)
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