Blight Study Final - Yonkers, NY

Blight Studyof

The Nodine Hill Neighborhoodin

The City of Yonkers, New York

Prepared For:City of Yonkers, NY

Department of Planning and Development

Prepared By:Saccardi & Schiff, Inc.

Planning and Development Consultants445 Hamilton Avenue

White Plains, NY 10601

March 2007

TABLE OF CONTENTS

I. Introduction..............................................................................................................................1

II. Existing Conditions..................................................................................................................3

A. Definition of the Study Area................................................................................................3B. Existing Land Use................................................................................................................3C. Existing Zoning..................................................................................................................11

III. Blighting Factors...................................................................................................................13

A. Buildings and Land............................................................................................................131. Vacant Land .................................................................................................................132. Land with Vacant Buildings ........................................................................................15 3. Building Conditions .....................................................................................................15 4. Age, Design and Amenities of Buildings ....................................................................17 5. Tenant Complaints and Building Code Violations ......................................................19 6. Yard Conditions ...........................................................................................................19

B. Public Safety ......................................................................................................................211. Fire and Emergency Services Data (Fire Department) ................................................21 2. Crime (Police Department) ..........................................................................................21

C. Public Infrastructure...........................................................................................................211. Roads, Curbs, and Gutters ...........................................................................................21 2. Parks.............................................................................................................................223. Water and Sewer ..........................................................................................................23 4. Parking .........................................................................................................................235. Pedestrian Facilities .....................................................................................................23

a. Sidewalks ...............................................................................................................23 b. Crosswalks .............................................................................................................23 c. Pedestrian Passageways .........................................................................................23 d. Bus Stops ...............................................................................................................23

6. Miscellaneous ..............................................................................................................25a. Aesthetics...............................................................................................................25 b. Urban Form............................................................................................................26

IV. Conclusions.............................................................................................................................28

V. Appendices..............................................................................................................................28

A. Appendix B Zoning Tables................................................................................................29

B. Appendix C Fire Department Data ....................................................................................33

City of Yonkers, NY Blight Study of the Nodine Hill Neighborhood

Saccardi & Schiff, Inc. 1

I. INTRODUCTION

The following report presents an analysis of existing conditions in the Nodine Hill neighborhood (“Study Area”), in the City of Yonkers, Westchester County, New York (Exhibit 1, “Initial Study Area”).

Potential redevelopment of the Study Area is being considered in accordance with the provisions of Article 15 of New York State General Municipal Law, which grants municipalities the power to redevelop areas in their jurisdiction. The Legislative fi ndings that help defi ne Article 15 include the following:

It is hereby found and declared that there exist in many municipalities within this state, areas that are residential or predominately residential, non-residential or predominately non-residential, commercial or predominately commercial, industrial or predominately industrial, vacant or predominately vacant and which are characterized by insanitary and substandard conditions, or which are deteriorated or deteriorating, owing to obsolete and dilapidated buildings and structures...physical deterioration... excessive land coverage…inadequate maintenance, buildings abandoned or not utilized in whole or substantial part...poorly or improperly designed street patterns and intersections, inadequate access to areas…blocks and lots of irregular form, shape or insuffi cient size, width or depth…which hamper or impede proper economic development of such areas and which impair or arrest the sound growth and development of the area, community or municipality…

Specifi cally, §502 of Article 15 defi nes “Urban renewal,” in part, as follows:

A program established, conducted and planned by a municipality for the redevelopment, through clearance, replanning, reconstruction, rehabilitation, and concentrated code enforcement, or a combination of these and other methods, of substandard and insanitary areas of such municipalities...

It further defi nes “Substandard or insanitary areas,” in part, as follows:

The term “substandard or insanitary area” shall mean and be interchangeable with a slum, blighted, deteriorated or deteriorating area, or an area which has a blighting infl uence on the surrounding area, whether residential, non-residential, commercial, industrial (or) vacant...

Saccardi & Schiff, Inc. has undertaken an analysis of the Study Area to determine, fi rst, if there is suffi cient evidence to declare the area blighted. This analysis included fi eld inspections of the Study Area that were conducted in July and October 2006. The surveys evaluated building, yard and lot conditions, land uses (including under-utilization of land), the urban form, and public facilities. The survey was supplemented with reviews of aerial photographs, tax assessor’s and planning department maps and Geographic Information System maps and associated data, building code violations, public safety, United States Census, and other data. If, following the analysis, the survey demonstrates that there is suffi cient evidence to declare the area blighted, then the City can prepare an Urban Renewal Plan.



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SOURCE: City of Yonkers, NY GIS File

INITIAL STUDY AREA

NODINE HILL STUDY AREACity of Yonkers, New York

Saccardi & Schiff, Inc. - Planning and Development Consultants

Exhibit 1



The results of this survey found evidence of: 1) deteriorated conditions on private properties, public properties and public rights-of-way; 2) inadequate maintenance of private buildings and public facilities; 3) vacant buildings; 4) vacant lots; 5) lots of irregular shape and insuffi cient size, including lots with signifi cant changes in grade; 6) building code violations; and, 7) evidence of less public safety compared to the rest of the City.

The survey was conducted within the initial boundaries of the Study Area. However, the analyses extended beyond these boundaries to places where similar land uses, topography, building types and uses, property conditions or other factors created logical connections to the Study Area (Exhibit 2, “Study Area”). Based on the conditions identifi ed in this Expanded Study Area, the area recommended to be designated as blighted has a boundary that differs from that of the initial Study Area, but which is within the boundaries of the Expanded Study Area (Exhibit 3, “Blight Area within the Expanded Study Area”). The parcel-specifi c data discussed hereafter are limited to this area to be designated as blighted. The detailed results of the survey follow.

II. EXISTING CONDITIONS

A. Defi nition of the Area Recommended to be Designated as Blighted

The area recommended to be designated as blighted is primarily located south of Yonkers Avenue between Prescott Avenue/Filmore Street, and Nepperhan Avenue and north of Spruce Street; east of Waverly Street, west of Van Cortlandt Park Avenue, between Nepperhan Avenue and Romano Lane (Exhibit 2, “Study Area”).

B. Existing Land Use

The Nodine Hill neighborhood is predominantly residential. The residential uses include two and three family residences and some apartment complexes (Exhibit 4, “Existing Land Use”). The few single-family homes within the neighborhood are mostly in the northeastern section. Mixed uses with retail stores or offi ces on the fi rst fl oor and housing on upper fl oors are found on either side of Elm Street and Walnut Street, in the northern section of the neighborhood, and on either side of Willow Street in the southern section of the neighborhood, and at many corners throughout the Study Area (Exhibit 4, “Existing Land Use”).

Example of multi-family apartments on Linden Street. Example of a mixed-use building.



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STUDY AREA



Exhibit 2



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BLIGHT AREA WITHIN THEEXPANDED STUDY AREA



Exhibit 3



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Building Footprints

Residential Uses

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Other Uses

Vacant Land

Vacant Land (Small Accessory Buildings Only)

Vacant Buildings

Semi-Vacant Under-Utilized Buildings

Parking Lot

Parking Shed

Rights-of-Way

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Industrial Uses

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Roadway on Parcels

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SOURCE: City of Yonkers, NY GIS;Saccardi & Schiff, Inc. Field Survey

EXISTING LAND USE



Exhibit 4



The Study found few parcels solely in commercial use. Those that are include restaurants and retail; auto repair, motor vehicle service stations; and, offi ces. The majority of these commercial uses are located on either side of Elm Street, in the northern section of the Study Area (Exhibit 4, “Existing Land Use”).

Public or quasi-public uses such as schools, parks, and churches are scattered throughout the neighborhood. Among these are several schools: the Enrico Fermi (Public) School for Performing Arts, located at the intersection of Poplar and Linden Streets; the Scholastic Academy for Excellence (Public) School, at the intersection of Park Hill Avenue and Mt. Caramel Place; Public School 23, at the intersection of Spruce Street and Van Cortlandt Park Avenue; and, the Bronx Muslim Center, Inc., at the intersection of Garfi eld and Walnut Streets (Exhibit 4, “Existing Land Use”).

Several city-owned parks exist within or in close proximity to the Study Area. They are Cochran Park, at the intersection of Yonkers Avenue and Walnut Street; the James J. Fleming Park, on Prescott Street; Columbus Park located on Park Hill Avenue; Sullivan Oval Park, on Van Cortlandt Park Avenue; and, Ragone-Muscente Park (Table 1, “Public Parks,” photos, and Exhibit 4, “Existing Land Use”). The Nodine Hill Memorial is also found at the corner of Elm Street and Prescott Avenue. The neighborhood also contains two historic public bathhouses that were constructed in the late 19th or early 20th centuries; one is at the intersection of Oak Street and Yonkers Avenue; the other is at the intersection of Poplar and Linden Streets. In addition, fi re station number 6, containing Engine Company 306, is near the intersection of Oak and Ash Streets.

There are 11 warehouse or industrial uses, most of which are on either side of Ash or Oak Streets, south of the intersection of Poplar and Oak Streets.

Clusters of predominantly vacant parcels are found in several places in the Study Area; some of these parcels contain small, wood-frame, single story, parking garages. Some vacant parcels have been converted to parking lots by the property owners to overcome the current shortage of off-street parking within the neighborhood. The majority of these are found west of Walnut Street. Wood frame, single-story parking sheds are found east of Walnut Street. These parking sheds were observed at the rear of the buildings fronting on a public right-of-way. In some cases, the side yards have been converted to parking lots and are used as shared parking for buildings on two adjacent lots.

Public School 23 on Van Cortlandt Park Avenue. View of Sullivan Oval Park.



Fleming Park

Fleming Park

Ragone-Muscente ParkRagone-Muscente Park

Cochran Park

Fleming Park



The Study Area contains fi ve historic pedestrian passageways, too steep for vehicle use, that provide walking access between blocks. These are found between: Riverview Place and Elm Street; Yonkers Avenue and the interior of the upper level of Cochran Park; Van Buren and William Streets; Walnut Street and Van Cortlandt Park Avenues; and, Oak and Beech Streets. One pedestrian passageway is adjacent to the Study Area, between Yonkers Avenue and Seymour Street. Two within the Study Area are currently open. The City completed a renovation of the pedestrian passageway between Riverview Place and Elm Street in September, 2006 (Exhibit 4, “Existing Land Use”).

The existing land uses in the Nodine Hill neighborhood by total number of parcels within each category and total land area are shown in Table 2, “Existing Land Use.”

Public Bath House No. 4 at the intersection of Linden and Poplar Streets. Fire Station No. 6 at 81 Oak Street.

Park Name Location Area Features

Cochran Oliver Avenue 3.7

acres* Benches, swings, and an open asphalt area

Fleming** Prescott Street 28.83Acres

Baseball Diamonds; Ball fields/Lighted; Benches; Open Grass Areas; Parking Lots; Playgrounds; Swings; Soccer Field; Softball/Little League Diamond

SullivanOval**

Van Cortland Park Avenue and Spruce Street

28.3Acre

Baseball Diamond; Basketball Courts; Bench Sites; Football Field; Parking Lot; Playgrounds; Softball/Little League Diamond

Ragone-Muscente

Oak and Willow Streets

0.2Acres Half-Basketball Court; Bench Sites; Playgrounds

Source: City of Yonkers Department of Parks, Recreation and Conservation * The portion of the park fronting on Oliver Avenue is smaller than the total acreage, which includes an expanse of currently unused parklands and open space ** Adjacent to, but not within the Study Area

Table 1Public Parks



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Land Use Category Parcels% of All Parcels

Area(acres

)% of Study Area (excluding r-o-w)

Residential 822 76.0% 61.1 67.1%

One Family Residences 74 6.8% 4.6 5.0%

Two/Three Family Residences 373 34.5% 25.2 27.7%

Multifamily/Apartments 338 31.2% 28.6 31.5%

Mixed Use 37 3.4% 2.7 3.0%

Commercial 20 1.8% 2.8 3.0%

Office 3 0.3% 0.2 0.2%

Restaurant/Retail 10 0.9% 1.6 1.8%

Auto Repair/Gas Station 7 0.6% 1.0 1.1%

Public/Quasi-Public 23 2.1% 10.7 11.98%

Community Services 19 1.8% 7.3 8.1%

Recreational Facilities 4 0.4% 7.3 3.8%

Industrial 12 1.1% 1.7 1.8%

Warehouse/Manufacturing 12 1.1% 1.7 1.8%

Other 205 18.9% 14.7 16.2%

Vacant Land 122 11.3% 8.0 8.8%

Vacant Land with smaller accessory buildings 21 1.9% 1.5 1.6%

Parking Lots 39 3.6% 3.6 4.0%

Parcels with Parking Sheds 8 0.7% 06 0.7%

Unused Rights-of-Way 15 1.4% 1.1 1.2%

Total 1,082 100.0% 91.0 100.0%

Source: City of Yonkers GIS Parcel Data, June 2006; Visual Survey, June 2006

A vacant lot with a small accessory building. A vacant lot converted to a parking lot on Thurman Street.

Parking garages facing Beech Street. A side yard on Willow Street, converted to shared parking.

Table 2Existing Land Use



C. Existing Zoning

The majority of the Study Area is zoned M—Apartment Houses, Medium-Density District. Permitted uses within the M district are: apartment houses; single-family detached dwellings; two family detached dwellings; and, municipal uses (Table 43-2, City of Yonkers Zoning Ordinance, adopted September 2000; effective October 2000). Most of the existing uses within this district conform to the M district use regulations. Private garages, private open-air parking facilities, and shared parking currently found within this district are permitted accessory uses subject to supplemental requirements based on the zoning regulation (Exhibit 5, “Existing Zoning”).

Areas of mixed-uses on Elm Street and a portion of Yonkers Avenue, with commercial uses on fi rst fl oor and housing on top fl oors, are in the B—Neighborhood Business and Apartment Houses, Medium-Density District. Permitted uses in the B district include: apartment houses, single-family detached dwellings, two-family detached dwellings, municipal uses (City of Yonkers), banks and fi nancial uses, commercial schools, eating and drinking establishments, fast food restaurants, food and beverage stores, funeral parlors or mortuaries, health clubs and gymnasiums, medical and dental offi ces, offi ces, personal service establishments, restaurants, and retail establishments (Table 43-2, City of Yonkers Zoning Ordinance adopted September 2000; effective October 2000).

Part of Yonkers Avenue, in the northeast part of the Study Area, is in the BA—General Business and Apartment Houses, High-Density District. This area consists of automobile service stations, parking lots, some vacant parcels, apartments, some retail stores, and light industrial uses. While the apartment houses and retail establishments are generally permitted uses in this district according to BA district regulations, the parking lot and automobile service station are permitted accessory uses with supplemental requirements and permitted uses with supplemental regulations respectively (Table 43-2, City of Yonkers Zoning Ordinance adopted September 2000; effective October 2000).

Part of Yonkers Avenue, in the northeast part of the Study Area, is in the BA—General Business and Apartment Houses, High-Density District. This area consists of automobile service stations, parking lots, some vacant parcels, apartments, some retail stores, and light industrial uses. While the apartment houses and retail establishments are generally permitted uses in this district according to BA district regulations, the parking lot and automobile service station are permitted accessory uses with supplemental requirements and permitted uses with supplemental

View of pedestrian passageway (now closed) between William and Van Buren Streets.

Distant view of the Palisades from a high point on Elm Street.



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Apartment Homes, Low Density

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General Business and Apartment Homes, High Density

Commercial, Storage, Light Manufacturing, Residence Excluded

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SOURCE: City of Yonkers, NY Zoning Code

EXISTING ZONING



Exhibit 5



regulations respectively (Table 43-2, City of Yonkers Zoning Ordinance adopted September 2000; effective October 2000).

A single light industrial use (warehouse) on Ash Street is in the CM—Commercial, Storage and Light Manufacturing, Residences Excluded District. A vacant parcel is adjacent to this industrial use, and is also included in this district. Both warehouse and commercial uses are generally permitted uses within the CM district and are thus consistent with the CM district regulations.

Only one parcel on Filmore Street is included in the MG—Apartment Houses, Low-Density District. This is a part of the James J. Fleming Park. Municipal uses owned by City of Yonkers are permitted uses within the MG district. Thus, as a whole, the uses existing within each zoning district in Nodine Hill are compatible with the respective zoning district regulations. The existing lot and bulk requirements for M, B, BA, CM, and MG districts are summarized in Appendix A, Table 1, “Existing Lot and Bulk Regulations for Residential Uses in Nodine Hill,” Table 2, “Coverages, Heights, and FAR,” and Table 3, “Existing Lot and Bulk Regulations for Non-Residential Uses in Nodine Hill.” Table 4, “Area of Study Area by Existing Zoning Districts,” indicates the number of parcels and total land area within each zoning district.

III. BLIGHTING FACTORS

In order to assess the presence of blighting factors, fi eld surveys, research into City records, and interviews with City staff were conducted. The fi eld surveys included exterior visual inspections of the fronts of all buildings, and, when accessible, the sides and rears; a recording of construction type (wood frame or masonry), apparent age, and on-site improvements; and, a review of the conditions of surrounding public rights-of-way, including sidewalks, curbs and gutters, as well as street furniture and public lighting. In all, 1,082 tax parcels and 1,392 buildings were reviewed within the area recommended to be designated as blighted.

A. Buildings and Land

1. Vacant Land

The area within the recommended to be designated as blighted contains 145 parcels (13 percent of all parcels) that are vacant. The City of Yonkers and the State of New York own 33 vacant parcels (right-of-way parcels along Yonkers Avenue presumably acquired at the time of the Avenue’s expansion in the 1970’s). The remaining 112 are owned privately (Exhibit 6, “Vacant Parcels,” and Table # 7, “Vacant Parcel Ownership”).

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Ownership Parcels% of Total

Privately Owned 112 77.2%City Owned 10 6.9%State Owned (right-of-way parcels) 23 15.9%Total 145 100.0%Source: City of Yonkers GIS Parcel Data, June 2006

Table 7Vacant Parcel Ownership



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GARFIELDSTREET

RU

MS

EY

RO

AD

CE

DA

RST

RE

ET

SE

YM

OU

RST

RE

ET

ED

WIN

LA

NE

WA

LSH

RO

AD

PARK HILL AVENUE

WEBSTER

AVENUE

VIC

TO

RST

RE

ET

CL

IFF

ST

RE

ET

SA

INT

CA

SIM

IRA

VEN

UE

CHESNUT STREET

POPLAR STREET

FILLM

ORE

STREET

MU

LB

ER

RY

ST

RE

ET

ROM

ANO

LANE KNOLLWOOD ROAD

TRINITY STREET

YONKERS AVENUE

BR

YA

NT

RO

AD

WIL

LIA

MST

REET

POND ROAD

CROTON TERRACE

MT. CARMEL PL

PA

LIS

AD

EA

VE

NU

E

PORACH STREET

CE

RR

AT

OL

AN

E

TH

UR

MA

NS

TR

EE

T

CEN

TR

ESTR

EET

RIVERVIEW PL

LAWRENCE PLACE

HERRIOT PL

CU

RR

AN

SL

AN

E

TRUESDALE PLACE

HEN

RIE

TTA

ST

MO

ON

EY

PL

POPLAR STREET

ELM STREET

NEPPERHAN

AVEN

UE

VANBUREN

ST

PR

ES

CO

TT

ST

RE

ET

Minimum lot size required for development inthe M, MG, B, and BA districts is 5,000 Square Feet

*

Expanded Study Area


Vacant Parcels in Private Ownership

Vacant Parcels-City of Yonkers

Vacant Parcels-State of New York (Right-of-Way)

Vacant Parcels Less than 5,000 Square Feet in area* VACANT PARCELS



Exhibit 6

250’0

SOURCE: City of Yonkers, NY GIS File;Saccardi & Schiff, Inc. Field Survey



Excluding 23 state-owned parcels, 111 of the 122 vacant parcels are smaller than 5,000 square feet. Based on the existing zoning regulations for residential uses in the M, B, BA, and MG districts, these lots are non-conforming, rendering these vacant lots diffi cult to develop (Table 8, “Vacant, Non-Conforming Lots”).

2. Land with Vacant Buildings

Thirty parcels contain entirely unoccupied residential or commercial structures. Five parcels contain structures that are semi-vacant or underutilized. Unoccupied commercial space was observed both at free-standing buildings as well as in store-fronts. Some vacancies appeared to be recent while others appeared to have existed over a longer term. These partially vacant structures are found at various locations, primarily in the northern section of the neighborhood. Vacancies of individual apartment units were not ascertained from this external building conditions survey (Exhibit 3, “Existing Land Use,” and Table 9, “Building Occupancy”).

3. Building Conditions

Based on external observations, the fi eld survey assigned one of four categories for building conditions:

• sound condition;• needing minor repairs;• needing major repairs; or,• poor condition.

Vacant Parcels less than 5,000 s.f Parcels % of Total Vacant Parcels

Privately Owned 102 83.6%City Owned 9 7.4%Less than 5,000 square feet 111 91.0%

Total Vacant Parcels (excluding right-of-way parcels) 122 100.0%

Source: City of Yonkers GIS Parcel Data, June 2006

CategoryNumber of Buildings

% of Total Buildings

Occupied Buildings 1,357 97.4% Vacant Buildings 30 2.1% Partially Vacant/Under Utilized Buildings 5 0.3%

Total 1,392 100.0% Source: City of Yonkers GIS Parcel Data, June 2006; Visual Survey, June 2006

Table 8Vacant, Non-Conforming Lots

Table 9Building Occupancy



Vacant, boarded-up and negelcted buildings. Vacant, boarded-up and neglected buildings.

Vacant, boarded-up building (left) needing major repairs. Building in poor condition.

Building in sound condition. Building needing minor repairs (for example, exterior paint).



Buildings needing minor repairs might require a fresh coat of paint or the repair to cracks in the eaves or millwork. Approximately 482 out of 1,392 buildings (35 percent of all buildings) need minor repairs (Table 10, “Exterior Building Conditions,” and Exhibit 7, “Exterior Building Conditions”). Buildings needing major repairs would require new roofs or other structural elements such as foundations, or may contain broken steps or other serious deterioration. Approximately 39 buildings within the neighborhood (3 percent of all buildings) need major repairs. Buildings in poor condition require extensive structural rehabilitation. Thirty seven buildings were observed to be in poor condition (3 percent of all buildings).

4. Age, Design and Amenities of Buildings

Based on US Census data, the majority (approximately 70 percent) of the housing in the Study Area was constructed prior to 1960, and more than one quarter built prior to 1939 (Table 11, “Summary of Age of Study Area Housing”). Old buildings may be obsolete due to: internal layouts, including the common “railroad” design, which requires passage through one room to reach another and does not allow privacy; heating and ventilating systems; a lack of elevators; or, non compliant access for the disabled. In addition, a lack of parking dampens renter or buyer interest.* This lack of contemporary standards for residential development impairs marketability.

CategoryNumber of Buildings

% of Total Buildings

Sound condition 834 59.9% Needing minor repairs 482 34.6% Needing major repairs 39 2.8% Poor condition 37 2.6%

Total 1,392 100.0% Source: City of Yonkers GIS Parcel Data, June 2006; Visual Survey, June 2006

Year Structure Built Number % of Total Built in 1939 or earlier 1,257 38.4% Built between 1940 and 1960 1,048 32.0% Built between 1960 and 1980 746 22.8% Built between 1980 and 1995 190 5.8% Built between 1995 and 2000 34 1.0% Total Housing Units 3,275 100.0%

Source: US Census 2000, Census Tracts 11.01; 11.02; 12 (partial)

*Telephone conservation with Dwight McLeod, realty broker, Friday, March 9, 2007.

Table 10Exterior Building Conditions

Table 11Summary of Age of Study Area Housing



OA

KST

RE

ET

ELM STREET

LIN

DE

NST

RE

ET

WA

LN

UT

ST

RE

ET

AL

DE

RST

RE

ET

MAPLE STREET

SPRUCESTREET

ASH STREET

NEPPERHAN AVENUE

BE

EC

HST

RE

ET

OLIVERAVENUE

WIL

LO

WS

TR

EE

T

WA

VE

RL

YS

TR

EE

T

VA

NC

OR

TL

AN

DT

PA

RK

AV

E.

GARFIELDSTREET

CE

DA

RST

RE

ET

RU

MSE

YR

OA

D

WEBSTER

AVENUE

VIC

TO

RST

RE

ET

CL

IFF

ST

RE

ET

SA

INT

CA

SIM

IRA

VEN

UE

PA

RK

HIL

LA

VE

NU

E

CHESNUT STREET

ED

WIN

LA

NE

POPLAR STREET

SE

YM

OU

RST

RE

ET

FIL

LM

OR

ES

TR

EE

T

ROM

ANO

LANE

WIL

LIA

MST

POND ROAD

CROTON TERRACE

MU

LB

ER

RY

ST

RE

ET

MT. CARMEL PLACE

CE

RR

AT

OL

AN

E

TH

UR

MA

NS

TR

EE

T

RIVERVIEW PL

LAWRENCE PLACE

SO

UT

HW

AV

ER

LY

ST

RE

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CU

RR

AN

SL

AN

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COLUMBUS PL

HEN

RIE

TTA

ST

MO

ON

EY

PL

ELM STREET

0 420 840210Feet

VAN BUREN ST

PR

ES

CO

TT

ST

RE

ET

NEPP

ERHAN

AV

EN

UE

YONKERS AVENUE

Expanded Study Area


Building Needing Minor Repairs

Building Needing Major Repairs

Building in Poor Condition

SOURCE: City of Yonkers, NY GIS File;Saccardi & Schiff, Inc. Field Survey

420’0

EXTERIORBUILDING CONDITIONS



Exhibit 7



5. Tenant Complaints and Building Code Violations

A survey of City records indicates that, between 2003 and 2005, there were a total of 267 tenant complaints or building code violations within the Study Area:

• Exterior violations, primarily the presence of debris, were recorded in 65 instances;• Tenant complaints of a lack of heat, failure of plumbing or similar were recorded in 43

cases. Activities or uses occurring without a permit, such as operation of a club; illegal apartments; or, operating a parking lot without a permit were recorded in 27 cases;

• Various other violations and occupancy without a Certifi cate of Occupancy occurred in 113 cases;

• Vacant buildings that are not properly secured, fi re damage to part or an entire building, and buildings condemned by the city occurred in 19 cases.

Nearly one-quarter of the Study Area’s 1,392 buildings had violations or complaints. City staff report that, compared to the City as a whole, this is a very high percentage of violations (Table 12, “Tenant Complaint and Building Violations”).

6. Yard Conditions

The condition of the yards for both vacant and occupied parcels were assigned one of three condition categories:

• Sound – no immediate visual detriments• Fair - unattractive fences or contain accumulations of litter• Poor - not maintained, with overgrown grass up to 12 inches, or containing litter or

junk

The fi eld survey indicated that 67 lots were in fair condition. At least 121 lots were observed to be in poor condition. Such yards are unsafe, detract from the residential environment, and are a potential breeding ground for vermin. They also affect the aesthetics of the community. These lots in poor condition, which constitute 11.2 percent of all lots and are mostly concentrated in the southern and eastern sections of the neighborhood (Table 13, “Yard Conditions,” and Exhibit # 8, “Existing Lot Conditions”).

Complaint/Violation NumberExterior 65Heat/plumbing/condition 43No Permit 27Violations/no C. of O. 113Vacant/Fire/Condemned 19Total 267Source: City of Yonkers Building Department data

Table 12Tenant Complaint and Building Violations



OA

KST

RE

ET

ELM STREET

LIN

DE

NST

RE

ET

WA

LN

UT

ST

RE

ET

MAPLE STREET

AL

DE

RST

RE

ET

SPRUCESTREET

ASH STREET

NEPP

ERHAN

AV

EN

UE

BE

EC

HST

RE

ET

OLIVERAVENUE

WIL

LO

WS

TR

EE

T

WA

VE

RL

YS

TR

EE

T

VA

NC

OR

TL

AN

DT

PA

RK

AV

E.

GARFIELDSTREET

CE

DA

RST

RE

ET

RU

MSE

YR

OA

D

WEBSTER

AVENUE

VIC

TO

RST

RE

ET

CL

IFF

ST

RE

ET

SA

INT

CA

SIM

IRA

VEN

UE

PA

RK

HIL

LA

VE

NU

E

CHESNUT STREET

POPLAR STREET

FIL

LM

OR

ES

TR

EE

T

ED

WIN

LA

NE

ROM

ANO

LANE

SE

YM

OU

RST

RE

ET

KNOLLWOOD ROAD

YONKERS AVENUE

WIL

LIA

MST

POND ROAD

CROTON TERRACE

MT. CARMEL PL

CE

RR

AT

OL

AN

E

TH

UR

MA

NS

TR

EE

T

RIVERVIEW PL

LAWRENCE PLACE

SO

UT

HW

AV

ER

LY

ST

RE

ET

CU

RR

AN

SL

AN

E

COLUMBUS PL

HEN

RIE

TTA

ST

MO

ON

EY

PL

ELM STREET

NEPPERHANAVENUE

VAN BUREN ST

PR

ES

CO

TT

ST

RE

ET

Expanded Study Area


Lots in Fair Condition

Lots in Poor Condition

300’0

SOURCE: City of Yonkers, NY GIS;Saccardi & Schiff, Inc. Field Survey

EXISTING LOT CONDITIONS



Exhibit 8



B. Public Safety

1. Fire and Emergency Services Data (Fire Department)

The Fire Department received 23,608 calls to all 11 of its companies in 2005, the most recent year for which

there is accessible and complete data. Fire Station 6, containing Engine Company 306, and serving the Study

Area, was the busiest Fire Station, and consequently the busiest Engine Company for the Fire Department.

Engine Company 306 received more calls than any other Engine Company in five of the seven Fire and

Emergency Services categories that are accepted in the field of public safety. For purposes of this Study, one

of these categories, “fire in a structure” represents a clear indication of danger to residents as well as evidence

of poor building conditions, and in this category Engine Company 306 experienced the most calls of all

companies in the city. There were a total of 606 fires in a structure in 2005, or nearly two calls per day.

Therefore, Nodine Hill’s Fire Safety status is among the worst in the City (Appendix B, Table 1, “Summary of

Fire Department calls, Study Area versus City;” Table 2, “Summary of Fire Department Calls by each

Engine Company;” Table 3, “Summary of Total Fires, Engine Company Number 306 versus Other

Companies;” and, Table 4,”Summary of Specific Types of Calls, by Engine Company”).

2. Crime (Police Department)

The majority of the area recommended to be designated as blighted is contained within the Police

Department’s Patrol Sector 303 (and a small portion of 304), which is within the Department’s Third Precinct.

Crime statistics for Patrol Sectors 303 and 304, in comparison with three other patrol sectors in the Third

Precinct, indicate that it experienced that it experienced the highest number of crimes against persons, and the

second highest number of crimes against property in the Precinct (Appendix B, Table 5, “Comparative Crime

Statistics by Patrol Sector, 2005”). Crime statistics for the wider-area Third Precinct, in comparison with the

three other precincts, indicate that it experiences the highest number of crimes against persons, and the highest

number of crimes against property in the City (Appendix B, Table 6, “Comparative Crime statistics by

Precinct, 2008”). Therefore, Nodine Hill’s public safety status is among the worst in the City.

C. Public Infrastructure

1. Roads, Curbs, and Gutters

The survey of the Study Area indicates that some of the rights-of-way are in fair or poor condition, with:

potholes; standing water; cracked and uneven surfaces; and, other deteriorated

Table 13

Yard Conditions

Category

Number of

Parcels

% of All

Parcels

Land Area (in

acres)

% of Study Area

(excluding by roads)

Yards in sound condition 894 82.6% 73.5 80.0%

Yards in fair condition 67 6.2% 8.3 9.0%

Yards in poor condition 121 11.2% 10.1 10.9%

Total 1,082 100.0% 91.8 100.0%

Source: City of Yonkers GIS Parcel Data, June 2006; Visual Survey, June and October, 2006



characteristics. Roadway signs and street signs are old and fading, are bent or missing, and there is limited roadway striping. Double parking was observed in various spots.

2. Parks

The City’s parks in the Study Area, as described previously, are Cochran, Fleming, Sullivan, and Ragone-Muscente. The lower, smaller portion of Cochran Park was observed to be in fair condition, with playground equipment and lawn areas observed to be in use. The upper portion of Cochran Park, however, was found to be in poor condition, with: overgrown vegetation; dumping; rusted chain link fencing: trash: and, graffi ti on the exposed rock outcroppings. This upper portion of Cochran Park is a large area. In its current unused and unpatrolled status, it is an attractive nuisance. The Police Department reports chronic illegal activity there. Its neglect and uncertain future use represents a major defi cit for the community. Fleming and Sullivan Parks are in better condition, but are used by residents city-wide, and they are located at the outer fringe of the Study Area.

Some of the poorly maintained lots include occupied residential properties with junk in the front and back yards.

Vacant lot with overgrown grass and trash or dumping. Poor condition of parking lot on Willow Street.



3. Water and Sewer

The delivery of water and sewer services to the Study Area is a critical part of public infrastructure. The City has identifi ed defi ciencies in the delivery of these services, and has planned and budgeted for a major water line reconstruction for Nodine Hill that addresses certain water fl ow defi cits (City Capital Projects Status Report September 11, 2006, L.G.F.S. No. 008-0384-0200). In addition, there is a proposed 16” – 20” interconnect within Nepperhan Avenue from the existing 24” main at Elm Street and Nepperhan Avenue to the existing 24” main at Riverdale Avenue. This connection will feed the western portion of Nodine Hill from the Hillside Reservoir system. Sewer reconstruction is under review by the City as well.

4. Parking

The Study Area contains one metered public parking lot, on Willow Street. This parking lot is in poor condition, with extensive asphalt buckling, standing water, and dumping. The remaining available public parking is found on the roadways themselves. The survey found ample street parking in some locations, and intense competition for parking in other locations. The highest demand for parking appeared to correlate to the presence of multi-family buildings. Parking was available within Fleming and Sullivan Parks, but not at Cochran or Ragone-Muscente Parks.

In those areas where there is intense competition for parking, there is evidence of double parking and parking on sidewalks. Such a lack of parking makes the housing unattractive to potential residents, and contributes to an appearance of congestion and disarray in the community. Where the right-of-way is congested by parked cars, it may also hinder access by emergency vehicles.

5. Pedestrian Facilities

a. Sidewalks

Within some of the Study Area’s locations, sidewalks are nonexistent; in others; their condition is poor, with cracked, depressed, and buckled surfaces. The vertical curb separating the sidewalk from the roadway itself is in particularly bad condition almost throughout the Study Area, with two notable characteristics: 1) the original, stone curbs found throughout the Study Areas have disintegrated over time; and 2) the layering, over decades, of fresh asphalt on top of asphalt on the roadway has built up the elevation of the roadway so as to make the curb itself little more than a two- to four-inch rise from the road. Such conditions render two important functions of curbs and gutters – the grade and barrier separation of vehicles and pedestrians, and the channeling of stormwater to drains – ineffective.

b. Crosswalks

Many crosswalks in the Study Area are faded. In addition, areas of public assembly, such as houses of worship, parks, and schools, do not have up-to-date signage or any additional precautionary measures to reduce the inevitable confl icts between vehicles and pedestrians.

c. Pedestrian Passageways

There are fi ve pedestrian passageways in the Study Area. Two are open, and one, as previously noted, has recently received a complete rehabilitation. The remaining three passageways are closed but remain an attractive nuisance, with evidence of dumping, graffi ti, and partial collapse of risers, landings, and banisters. These closed passageways have historically provided access between blocks and their closure limits pedestrian circulation.



It should be noted that a pedestrian path exists between Elm Street and a point just north of the pedestrian bridge passing over the intersecting Nepperhan and Yonkers Avenues. This path is closed between Elm Street and the Chestnut Street-end. Its open portion is strewn with trash and waste and is marred by graffi ti.

d. Bus Stops

The Westchester County “Bee-Line” maintains and operates bus service along Yonkers Avenue, and through the Study Area, on Elm Street from Yonkers Avenue to Walnut Street, and along Oliver Avenue between Walnut Street and Prescott Avenue. The bus stops on these corridors are no more than bus stop standards with route signs. The necessary space for waiting bus passengers; disabled passengers; and passing pedestrians is not provided, and, in many cases, the width of the sidewalk where the bus stops are found is too narrow to accommodate all of the foot traffi c using these public facilities.

Cracked roads and dark, dead-end streets. Examples of inadequate sidewalks, buckled gutters and storm facilities, and poor road conditions.

Broken sidewalks are found throughout the neighborhood. Some of the sidewalks are encumbered by utility poles, insuffi cient clearance, or lack curbing.



6. Miscellaneous

a. Aesthetics

Street trees

The Study Area’s sidewalks contain few locations of planting strips, where street trees can provide shade in warm seasons and soften the image of the urban landscape year round. The health, uniformity, size, and condition of the few street trees vary. But, in general, street trees are not widespread enough to contribute meaningfully to the Study Area’s aesthetics.

Utility Poles and Lighting

Street lighting in the Study Area is inadequate in some areas. In some places the lighting poles hold loose or poorly strung telephone, cable, or power lines, and in some place the electric poles are not fully upright and are unsightly.

b. Urban Form

The Study Area contains approximately a dozen lots that may be diffi cult to develop due to: lack of access to a public right-of-way; shape; topography; size; or orientation in relation to adjacent properties. As a result of these conditions, these lots are likely to remain underutilized.

In places, the Study Area contains steeply graded expanses of rock outcroppings. The street grid and consequent development patterns are a refl ection of these natural constraints. In some places the streets are too narrow to accommodate a standard-width right-of-way, allowing street, curb, planting strip, and sidewalk. In other places, the dramatic changes in grade cause building entrances and stories to awkwardly change along the street front. The

previously described pedestrian passageways may have been a necessary solution to pedestrian circulation in an era of low personal vehicle ownership. Today, they are viewed as an attractive nuisance. The numerous dead-ended and one-way streets are also a refl ection of the topography of the Study Area, and impede vehicular and pedestrian circulation, appear to inhibit development, and may invite crime. All are the result of the topography and geology of the Study Area.Example of an oddly shaped lot that is diffi cult to redevelop.

Unsightly electric poles with overhanging utility lines on Thurman Street.



IV. CONCLUSIONS

Exterior surveys conducted as a part of this Blight Study do not indicate extensive, major building defi ciencies that would indicate an area whose land uses are completely outmoded and a housing stock that is beyond repair. However, the neighborhood suffers from an assortment of conditions that cumulatively render the neighborhood blighted. These building conditions, infrastructure conditions and underutilization factors play a central role in the neighborhood’s blighted circumstances. The factors that contribute to the community’s blight include the following:

• Building violations

Numerous cases of building code violations exist in the community. A recent and tragic history of aggressive house fi res indicates an aged and obsolete housing stock, overcrowding, and some property owner neglect.

• Building vacancies, crumbled sidewalks, and poor aesthetics

Despite crowding in many buildings, there are also unoccupied buildings, abandoned buildings, and post-fi re shells. These images of neglect and vacancy contribute to the area’s negative appearance.

• Yards and vacant lots strewn with trash

Yards are in many cases infrequently cleaned. Vacant lots are susceptible to dumping by outsiders and in some cases by residents. Dumping and trash attract vermin and contribute to an appearance of neglect.

• Dense housing stock and crowded parking

The neighborhood has a high percentage of outmoded, densely sited multi-family housing. Much of the housing is without adequate parking, which results in crowded streets of parked vehicles. Many buildings were constructed on their entire parcel, with minimal setbacks to the street and between buildings, before a time of high personal vehicle ownership.

• Public rights-of-way containing poorly maintained street surfaces, crumbling curbs, collapsed catch basins, uneven sidewalk surfaces, and inconsistent street lighting

The community’s streets and sidewalks are not conducive to safe pedestrian passage and do not appear to support current traffi c volumes. These neglected facilities are not simply deteriorated but, in some cases, are beyond repair, and may require reengineering and reconstruction.

• Occurrences of crime

Crime in the area is at a higher level than in surrounding communities, as well as in comparison to the City as a whole.

• Fire and public safety

A higher-than average rate of fi res in the community and crime rates above the city average discourage development, investment in property, and contribute to a lack of a sense of stability and security.



• Dead-end streets

Many streets within the community are dead-ended, with insuffi cient sidewalks and intermittent street lighting. Dead-end streets inhibit easy circulation, and isolate residents. Such conditions also lead to dumping and a perception of a lack of safety.

These factors cumulatively present a blighted image.

The data collected for this study support a conclusion that the Nodine Hill Study Area is suffi ciently blighted to warrant the preparation of an Urban Renewal Plan in accordance with Article 15 of New York State General Municipal Law. Such a Plan should consider redevelopment and/or re-use options for the Study Area, given factors such as building and lot conditions and underutilized properties.

Plans for revitalization of the neighborhood should address improvements to the range of blighting factors identifi ed, with an emphasis on rehabilitation of buildings that are suitable for such treatment. Clearance should be limited to those locations where buildings are seriously deteriorated or vacant and where redevelopment is appropriate.

APPENDICES

APPENDIX A

Zoning Tables


Saccardi & Schiff, Inc.

RESIDENTIAL USES

DISTRICTCATEGORY M B BA MG

Minimum Requirements Lot Area (square feet):

-Single- and two-family dwellings -Multi-family dwellings

5,000--

5,000--

5,000--

5,00010,000

Lot Width (feet): -Single- and two-family dwellings -Multi-family dwellings

50 --

50--

50--

50100

Front Yard (feet): -Single- and two-family dwellings -Multi-family dwellings

2015

2010

2010

2025

Rear Yard (feet): - Single- and two-family dwellings -Multi-family dwellings

2525

2525

2520

2525

Side Yard, One/Both (feet): - Single- and two-family dwellings -Multi-family dwellings 5/15

12/255/1516/32

5/1516/32

5/1525/50

Side-Front Yard of Corner Lot (feet): - Single- and two-fam. dwellings -Multi-family dwellings 10

101010

1010

1025

Average Lot Area per Family (square feet): - Single-family dwellings - Two-family dwellings - Multi-family dwellings

5,0002,500800

5,0002,500

--

5,0002,500

--

5,0002,5001,000

Gross Floor Area (square feet) 350 350 350 350 Source: City of Yonkers Zoning Ordinance

Appendix A-1

Table 1Existing Lot and Bulk Regulations for Residential Uses



RESIDENTIAL USES DISTRICT

CATEGORY

Maximum Permitted M B BA MG

Building Coverage (%) - Single- and two-family Dwellings -Multi-family dwellings

4040

4040

4040

4040

Height(stories/feet)-Single- and two-fam. dwellings* -Multi-family dwellings

21/2/35-/65

21/2/35-/35

21/2/35--**

21/2/353/35

Floor Area Ratio -Single- and two-family dwellings -Multi-family dwellings

1.001.25

1.001.25

1.003.00

1.001.20

Source: City of Yonkers Zoning Ordinance, adopted September 2000, effective October 2000 *The minimum permitted height of a single- or two-family dwelling shall be one story or 15 feet, whichever is greater **The maximum permitted height in the BA district shall be 11/2 times the width of the street right-of-way on which it fronts. If it fronts on more than one street, the maximum permitted height shall be 11/2times the width of the wider street right-of-way.

CM DISTRICT Category Minimum

Lot Area (square feet) 10,000 Lot Width (feet) 100 Front Yard (feet) 20 Rear Yard (feet) 20 Side Yard, One/Both (feet) 16/32 Side-Front Yard of Corner Lot (feet) 20 Space Between Buildings on the Same Lot (feet) 15

Category Maximum Building Coverage (%) 50 Height* (stories/feet) 2/35 Floor Area Ratio 1.00 Source: City of Yonkers Zoning Ordinance, adopted September 2000, effective October 2000 * With exceptions as specified in § 43-33O of Zoning Ordinance

Appendix A-2

Table 2Coverages, Heights and FAR

Table 3Existing Lot and Bulk Regulations for Non-Residential Uses



District Parcels% of All Parcels

LandArea

(acres) % of Study Area (excluding rights of-

way)

M 999 88.4% 87.5 89.4% MG 1 0.1% 0.67 0.7% CM 2 0.2% 0.57 0.6% BA 38 3.4% 3.07 3.1% B 86 7.6% 5.68 5.8% A 4 0.4% 0.41 0.4% Total 1,130 100.0% 97.9 100.0%Source: City of Yonkers Zoning Map, July 3, 1968

Appendix A-3

Table 4Area of Study Area by Existing Zoning Districts

APPENDIX B

Fire Department and Police Department Data

City of Yonkers, NY Blight Study for the Nodine Hill Neighborhood

Saccardi & Schiff, Inc. Appendix B-1

TABLE 1

Summary of Fire Department calls, Study Area

Versus City (2005)

Types of Call E-306 % of Total

Medical 1,226 37.7%

Emergency Assistance 1,143 35.1%

Fires in a Structure 606 18.6%

Transportation 95 2.9%

False Alarms 70 2.2%

Hazardous Materials 62 1.9%

Non-Structure 50 1.5%

Total 3,252 100.0%

Source: City of Yonkers Fire Department

TABLE 2

Summary of Fire Department Calls

by Each Engine Company

Engine Company % of Citywide

Calls in 2005

E-306 13.8%

E-303 12.2%

E-304 10.5%

E-307 6.3%

E-308 7.7%

E-309 9.7%

E-310 7.5%

E-311 8.4%

E-312 9.8%

E-313 8.0%

E-314 6.2%

Total 100.0%




TABLE 3

Summary of Total Fires, Engine Company #

306 Versus Other Companies (2005)

Engine Company Total Fires % of Total

E-306 751 15.2%

E-303 653 13.2%

E-304 433 8.8%

E-307 366 7.4%

E-308 447 9.0%

E-309 435 8.8%

E-310 421 8.5%

E-311 332 6.7%

E-312 657 13.3%

E-313 256 5.2%

E-314 191 3.9%

Total 4,942 100.0%


TABLE 4

Summary of Specific Types of Calls, by Engine Company (2005)

Types of Calls

Engine Company

E-306 E-303 E-304 E-307 E-308

E-

309 E-310 E-311 E-312 E-313 E-314

Medical 1,226 1,205 1,120 565 479 1,033 398 532 444 755 608

Emergency

Assistance

1,143

896 813 477 802

728

875

1,024

1,120

798 624

Fires in a

Structure

606

518 352 304 380

342

351

281

530

206 136

Transportation

95

75 29 28 25

50

39

24

86

21 23

False Alarms

70

75 47 37 58

35

28

37

50

25 16

Hazardous

Materials

62

62 73 32 24

51

48

51

37

50 33

Non-Structure

50

60 52 34 42

43

31

27

41

29 32

Total

3,252

2,891

2,486

1,477

1,810

2,282

1,770

1,976

2,308

1,884 1,472




TABLE 5

Comparative Crime Statistics by Patrol Sector, 2005

Crimes Patrol Sectors

Crimes Against Person 301 302 303 304 305

Murder 2 2 0 1 2

Neg. Manslaughter 0 0 0 0 0

Rape 2 4 6 2 6

Robbery 46 77 84 22 48

Assault 97 91 166 32 82

Total 147 174 256 57 138

Crimes Against Property 301 302 303 304 305

Burglary 39 73 84 25 42

Larceny 97 30 34 12 25

Stolen Auto 29 33 29 9 32

Total 165 136 147 46 99

Grand Total 312 310 403 103 237

Source: City of Yonkers Police Department

TABLE 6

Comparative Crime Statistics by Precinct, 2008

Crimes Precincts

Crimes Against Person First Second Third Fourth

Murder 2 0 6 1

Neg. Manslaughter 0 0 0 0

Rape 0 2 27 11

Robbery 21 52 213 143

Assault 10 40 222 122

Total 33 94 468 277

Crimes Against Property First Second Third Fourth

Burglary 58 118 268 192

Larceny 384 685 457 552

Stolen Auto 43 119 104 79

Total 485 922 829 823

Grand Total 518 1016 1297 1100

Source: City of Yonkers Police Department

Documents

Blight Study Final - Yonkers, NY