YONKERS — Despite an outcry from residents, the Yonkers Zoning Board of Appeals has given a key approval to two proposed 32-story skyscrapers — nearly five times higher than current zoning allows — along the city’s riverfront.
The proposed development at 143 Woodworth Ave. includes 672 apartment units, commercial space and amenities such as an outdoor swimming pool, roof garden, fitness center and community space.
The property owner requested sweeping zoning changes, including a reclassification of the site, a drastic height increase and a reduction in required parking spaces.
Tensions ran high at a recent public meeting, where seven police officers were present after earlier meetings had grown heated. Residents have voiced concerns over the scale of the project, insufficient parking, the potential traffic and environmental impact, and the strain on emergency services.
Nevertheless, the Zoning Board of Appeals unanimously approved the requested variances, citing the project would improve connectivity between neighborhood and downtown, increase pedestrian traffic and boost local businesses.
The proposal now moves forward to the Planning Board’s site plan review phase.
“The goals of the project are consistent with changes in nearby downtown Yonkers and revitalization along the waterfront,” the Zoning Board’s approval resolution stated. “The Project will improve the surrounding neighborhood, exemplifying the positive balance between residential life, places of employment, and retail businesses in the City of Yonkers.”
Massive housing development sparks community opposition in Yonkers
On a recent Tuesday, Woodworth Avenue was calm, with just a few passersby, chirping birds and the occasional rumble of a train or overhead helicopter. At a 1.35-acre site overlooking the Hudson River and the Palisades cliffs stands a commercial building known as European Beauty Concepts.
A sign on the fence indicates that the property is under review by the city’s Planning Board. The proposal would convert the commercial lot into a residential zone, with two 372-foot towers rising in a neighborhood where the current height limit is just 75 feet.
The 672 units are projected to bring about 1,646 residents, including an estimated 28 to 55 school-age children.
The city has touted the project’s potential to stimulate the local economy and support businesses, but many residents remain concerned. They fear that the project would set a precedent for more outsized developments.
In a 2023 letter, Woodworth Avenue resident Jeannette Garcia said the project would degrade the neighborhood’s quality of life through increased traffic, noise and potential displacement.
“The proposed changes are significant and would have a detrimental impact on the surrounding area, particularly with regards to water supply, sewer, shadowing, overpopulation of the area,” Garcia wrote. “The proposed construction could also lead to the displacement of current residents and businesses, as well as changes to the character and aesthetic of our community. We believe that this could lead to segregation and inequity within our city.”
The neighborhood is primarily composed of older housing stock — single-family homes, duplexes, multifamily buildings and vacant lots — with nearby buildings topping out at five stories.
Philip Armstrong, co-founder of United Yonkers, a residents group composed of 14 neighborhood associations, is concerned about the potential impact on the narrow street, as well as air pollution during a four-year construction period.
“It’s a travesty what they are doing and there’s nothing to stop them,” Armstrong said, referring to the Zoning Board’s unanimous vote. “Our aim is responsible development.”
Yonkers’ board finds project aligned with broader renewal plan for neighborhood
The property owner, TCP Realty LLC, claimed their fragrance and salon sales distribution business has outgrown the space and the current commercial zoning prevents them from getting a reasonable financial return. Therefore, the Yonkers-based company requested a string of zoning amendments, including site reclassification, increased building height, reduced setbacks and fewer parking spaces than required.
A lawyer for TCP Reality LLC did not respond to a request for comment.
Despite community opposition, the Zoning Board of Appeals approved the variances on Feb. 19. The board cited the plan’s alignment with the Warburton-Ravine Avenue Urban Renewal Area, an initiative launched in 2010 to improve the area’s physical environment and remove blighted conditions. Key goals included redeveloping vacant lots into affordable housing and updating zoning to support mixed-use business and apartment buildings.
Nearby projects include a 146-unit affordable housing development three blocks away, a new eight-story senior housing project replacing former public housing buildings, and film studios developed by Great Point/Lionsgate Studios. To the west, former industrial sites along Alexander Street have been transformed into multifamily housing.
The Zoning Board of Appeals stated the proposed building height is necessary to achieve the residential density required for economic feasibility. It also emphasized architectural designs intended to preserve sightlines to the Hudson River and Palisades, which is considered an important feature of the character of the surrounding neighborhood.
“With these architectural design features, the proposed height would not result in undesirable change to the character of the neighborhood or a detriment to nearby properties,” the resolution read.
Addressing the project’s costs and emergency response concerns
A 474-page Draft Environmental Impact Statement estimated the project would generate 28 to 55 school-age children, as well as 413 to 529 police calls, 123 fire calls and 60 EMS calls each year. These services would add between $338,996 and $665,885 in yearly costs for the school district and about $670,000 in emergency services expenses. However, projected revenues of $1.2 million in property taxes and $2.2 million in school taxes were deemed sufficient to offset the cost.
To address emergency response concerns — especially given the adjacent Metro-North rail line and narrow street access — the developer proposed mitigation measures such as enhanced fire sprinkler systems and design changes to allow direct ambulance access.
The controversial project has prompted conflict between the city and the community. At the Feb. 19 Zoning Board meeting, seven police officers were stationed inside the venue in response to past disruptions.
City of Yonkers spokesperson Christina Gilmartin said police were a precaution and the development went through its standard approvals.
“It is not uncommon for Yonkers Police to attend community meetings where contentious topics are discussed,” Gilmartin said. “In regard to the Woodworth project, many of the previous meetings where this topic was discussed became contentious. Multiple community members made disrespectful remarks towards some board members; one community member threated protests outside their homes.”
Helu Wang covers economic growth and real estate for The Journal News/lohud and USA Today Network. Reach her at hwang@gannett.com.
This article originally appeared on Rockland/Westchester Journal News: Despite community opposition, Yonkers approves variances for two 32-story skyscrapers
Reporting by Helu Wang, Rockland/Westchester Journal News / Rockland/Westchester Journal News
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