Affordable Housing in Westchester: LWVS Invites Experts to Explain
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With 16,000 affordable houses needed in Westchester County and only four affordable units in Scarsdale, what can our Village do to help fill the void?
That was the subject of a luncheon sponsored by the League of Women Voters of Scarsdale on Monday November 18 at the Scarsdale Library. Fall Food for Thought Event. The discussion was led by Tiffany Zezula, Esq. is the Deputy Director for the Land Use Law Center at Pace University School of Law in White Plains with presentation by Terry Fleishman of the Westchester County Department of Planning and Rose Noon, Executive Director of the Housing Action Council.
Reviewing the data Fleischman defined affordable in terms of the ratio between gross household income and the monthly rent or monthly expense for a homeowner. For rentals that’s defined as 30% and for owners, 33%.
The county has estimated that 16,007 more affordable household units are needed for the almost 1,000,000 people living in and commuting to Westchester for work. A lack of available infrastructure and lack of financial support is hampering efforts to fill this void.
She said, “The cost of housing is a significant barrier to attracting a skilled work force to Westchester. More workers commute into the county than live and work here and more affordable housing would make our economy more competitive. All types of housing are needed: starter homes, homes for families, homes for downsizers and homes for seniors.”
Noonan reviewed the status of affordable housing in Scarsdale, where there are only 4 units among 5,700 households. Two are in the Ambassador, a senior living facility on Saxon Woods Road, one at the new development at The Heathcote and the last is a Village owned home.
She noted that Scarsdale’s comprehensive plan requires the inclusion of an affordable unit in multifamily projects of 5-9 units and in subdivisions of 10 or more homes.
Around Westchester she sited work being done to bring affordable housing to communities.
In Dobbs Ferry there are plans to use a municipal parking lot and another small site to create housing. Residents put out an RFP to developers, and are currently reviewing proposals and hope to get approval to build. Near the trains station in the Village of Ossining, there is a “Brown Field” that Con Edison needs to remediate and will then be used to build affordable housing.
Pleasantville has passed an affordable housing ordinance and built a few new developments with a small number of affordable units. They also purchased condo units at market price and reduced that to affordable prices.
Tiffany Zezula explained that there are no affordable housing quotas to be met by municipalities so the onus is on the community to do the right thing. Subsidies from the state and county are limited so the best way to construct affordable housing is in partnership with private developers who receive incentives through tax credits for building affordable units.
In Scarsdale, the Municipal Services Committee of the Scarsdale Forum is currently urging the Scarsdale Board of Trustees to re-open discussions about the development of the Freightway Site. This could include both market rate and affordable units as well as parking, retail space and community facilities. They contend that the development would meet many Village needs. First, the Freightway Parking garage is beyond its useful life and requires significant investment to remain open. The development would provide housing for current residents seeking to downsize or newcomers looking for a more affordable way to live in Scarsdale. Village retailers would benefit from more foot traffic from those living near the Village Center and the project would serve to revitalize Scarsdale. The Village embarked on a process to develop the site before COVID, but it was dropped when the community failed to reach consensus.
Learn more about their proposal here.
Trustees Unveil Schematic of Reimagined Pool Complex
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We’ve known for years that the beloved Scarsdale Pool Complex has outlived its “useful” life, but what should replace it? Earlier this year, Mayor Justin Arest announced that the old pool complex would be open this summer for the 2025 season, and that construction on the new complex would begin in September 2025.
The question is, what will be built? And at what cost?
After years of studies, public forums, surveys and meetings, the Scarsdale Village Trustees unveiled a program design for the replacement of the Village’s 56 year-old pool complex at a work session with stakeholders including the consultants, the Village staff and pool committee members on Tuesday October 29, 2024.
Deputy Mayor Dara Gruenberg explained, “We did not seek out this project – it was handed to us. We are passing the baton forward and we are acting as stewards for the Village in their work to preserve a beloved community asset.” She added, “This project was inherited from former Boards and will not be completed until many members of the current Village Board have moved on.”
Trustee Karen Brew reiterated that the pool complex is beyond repair. The equipment is obsolete and the facility does not meet health and safety codes. When mechanical parts break, they are no longer available for purchase. And once one part is repaired, the entire complex would need to be brought up to code.
Therefore, a re-imagined complex is in the works.
The purpose of this week’s meeting was to review a conceptual programmatic site plan to replace and modernize the pool complex. The plan took into account all the feedback the consultants received and incorporated as many elements as possible into the concept for a four-pool complex to accommodate all generations of the community. The Mayor stressed that this was a conceptual plan and that nothing has yet been decided.
Larry Medvinsky who is the Chair of the PRC and the Pool Advisory Committee told the group that the Village surveyed residents and that over 90% of respondents were current or former pool members. The outcome of the outreach was that people love and value the pool. It also attracts new residents and helps preserve home values.
What’s In the Plan?
He presented the schematic and highlighted some of the features of the proposal:
Recognizing the need to accommodate all segments of the community, the complex will include features such as a zero-entry pool to ease entry into the water, a leisure pool for adults, a dolphin shaped children’s pool and a clam shell shaped wading pool for Scarsdale’s youngest residents. A competition lap pool and diving pool will accommodate swimmers and divers. In between the two children’s pools will be a splash pad, guaranteed to delight kids of all ages. The four pools will be heated.
The expanded building will have separate locker rooms men, women and families along with another separate facility for the day camp so that the main locker rooms are not overwhelmed by the camp population. There will also be a main entrance and another camp entrance to ease access during the weeks when the Recreation Camp is in season. For those wishing to store their pool chairs and equipment, seasonal locker pods would be available. There would also be an indoor multi-purpose rooms for activities, games and meetings.
The consultants discussed the possibility of a more extensive food concession stand or restaurant with the access to the community without entrance to the pool. This would permit those using the fields or courts nearby to stop in for a bit. Separate entry could also be permitted for use of the Volleyball and Basketball courts which would be located on the Boulder Brook side of the site.
Responding to those who wish to retain the complex’s park-like field, the plan includes plenty of grassy areas as well as shaded areas for relaxation. A gazebo would provide more shade and a site for gatherings.
For those who called for a year-round indoor pool, the consultants are leaving a further option open. The separate lap and diving pool could be “domed” or enclosed down the line, making it usable year-round.
How Much Will It Cost?
What is the price tag? The longer the Village waits to start, the higher the price goes up. The estimate for this plan, without the indoor option is $41 mm. The Village would need to issue bonds to finance the work. That would translate to a $504 increase in the Village tax portion of the average household’s bill for the next 20 years.
The consultants also provided an estimate of $2 to $12 to enclose the lap pool and diving area, depending on the type of enclosure that was used. For this option, the storage building next to the competition pool would need to be replaced with a two-story winterized structure to house heated bathrooms, changing rooms and a multipurpose room.
Public Comments
Trustee Karen Brew invited attendees to give public comments. The majority of the audience were seniors who wanted to repair rather than replace the pool complex, despite the explanation of why this cannot be done.
Susan Levine said she has lived here since the pool was built. She said, “The rest of thetown will not be seduced by anything you do. The people who join don’t have summer homes. We love the pool. The people who enjoy it want it to stay as is –and maintain the feel.”
Marion Green – Chair of Council for People with Disabilities asked for some features for the handicapped. She said, “We need handicapped parking, handicapped bathrooms, sinks and soaps, non-slip floors, Vehicles currently go through the Little School – that’s dangerous. The walk up from the pool is difficult. Will there be quiet space?”
Marian Schoen of 28 Springdale Road said, “We have been members since 1978.I would like you to list why the pools as they are cannot be repaired and changed. The $500 increase in taxes is quite significant. What do you expect the membership fee would be?
Yes this looks beautiful. I do think there have to be some changes but why can’t you start from what you have and improve that? This community should have an indoor facility – but why can’t you stop with what you have?”
Mayor Arest explained explained again why the current facility is not up to code and cannot be simply upgraded. He added, “We are trying to create an atmosphere where more residents will want to use the pool.” Trustee Jeremy Gans added, “If you make any modification to a pool facility, the entire facility must be up to code. That’s why this is a big project.” Bill Simmons from Lothrop Associates said, “The equipment is obsolete. It has outlived its useful life. If we keep going, the pools will have to be closed. The risk is that it will go out of commission entirely.”
Myra Saul of 5 Lincoln Road said she has lived here for 35 years. She said, “We love the pool. We are there almost every day in the summer. It is our summer backyard. I accept that the pool needs to be rebuilt. Enhancements should be reasonable and cost effective. There have been on and off discussions about making the pool a full time facility. Maybe the high school would be using the pool for practice. Can the school chip in? The pool is an inducement to stay here after the children move on. That costs money!”
Scott Mishara of 216 Nelson Road said, “It’s obvious that we need the new pool. I am in favor of a new pool. Thank you for all the hard work.” He questioned whether or not the diving boards should be next to the lap swimmers and said, “I think people should be able to afford $500 a year for the community.”
Joan Uchitelle – 11 Ridgecrest West said, “I am concerned about the non-resident members of the pool - what is the number of non-resident members? People are not using it.” The Mayor replied, “That’s the reason we want to enhance the pool – to bring people back.”
Trustee Sameer Ahuja added, “When you have an old facility fewer people will go. If we invest, we can get 500 more people to join the pool.” He did a quick financial analysis to show how it would enhance home values.
He said, “The current assessed value of homes in Scarsdale is about $9bn. A 40M pool project represents 0.5% of this total value. House values go up 3-5% a year on average. In 20 years, the possible life of the bond for the pool, the value of homes in Scarsdale could very well be $14Bn. Many public sources suggest that pools contribute anywhere from 3-7% to the value of homes in a community. If you assume that value contribution is 5%, that is means the pool could contribute $250M to values of our homes. Even if you don’t believe it is that high, let’s say it’s 1% contribution. Even that is $50M, which pays for the potential cost of the pool.”
A resident named Monica said that the pool was one of the reasons her family moved to Scaarsdale. She said, “There is no solution that will make everyone happy – but what is the timeline to make this decision? The plan as of now is to start construction in September 2025.?
Meredith Lonner said she has lived here her whole life and that she is thrilled with the plans for the new pool.”
Alan Garfunkel said, “We need 15 lap lanes - and I don’t want diving in the same area. And if you are going to make it an indoor pool the locker rooms will need to be heated.”
Barbara Greebel of 40 Tompkins Road saod she has lived here since 1958. She posed many questions. “What is the gazebo? Where is the snack bar going to be? What is the present capacity of the large pool and what will be the capacity of the new pool? Where is the zero entry area? What is the grading – right now it is too steep.”
Anne Moretti of 10 Pinecrest is a member of the Council on People with Disabilities. She was happy to see recognition of “empty nesters,” or “free birds.” She said, “Thanks to the committee for spending hours evaluating every iteration.” As a real estate agent she said, “Do the math – there will be an increase in the equity growth of your house for whoever inherits it. A state of the art pool facility is a game changer. I always take prospective buyers to the pool. It will improve the quality of life.”
Harris Sokoloff of 350 Heathcote Road said, “I want to say how impressed I am. I have three kids under 6 years old. I like the pools for the kids and the rental lockers. I don’t think you’re adding enough features to bring more people to the pool. I would suggest you look at further enhancements. We should let people from surrounding neighborhoods like Wilmot Woods join the pool. I am against the indoor pool – it’s a financial burden and we can’t get life guards.”
Take a look at the entire presentation on the Village website here and give your input on the plan by emailing poolcomments@scarsdale.gov.
On the Ballot: The Equal Rights Amendment Will Protect Abortion Rights in NYS
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Jenna Lauter of the NY Civil Liberties Union Urged Voters to Approve Proposition 1 on the NYS Ballot in November (Photo Credit Michelle Lichtenberg)
This year’s election is a pivotal one for many reasons. First it’s a presidential election year at a time when our democracy hangs in the balance. For those of us living here in Congressional District 16, we have the opportunity to elect our longtime County Executive George Latimer to represent us in Washington – and there’s more.
And at long last, the Equal Rights Amendment will be on the reverse side of the ballot in New York State. The amendment, which is Proposal 1, will safeguard abortion rights in New York State and offer many more protections against discrimination by the government based on ethnicity, national origin, age, disability and sex, including sexual orientation gender identity and expressions, pregnancy and pregnancy outcomes.
In order to inform voters, the League of Women Voters of Scarsdale invited Jenna Lauter from the NY Civil Liberties Union to address locals at the Scarsdale Library on Tuesday night October 1, 2024.
Lauter explained that many in New York think our rights are already protected and say, “Why do we need this?” Lauter said, “When Roe vs. Wade fell, we were shocked and we realized our rights aren’t as safe as we thought.” And the election of a conservative governor or state legislature could put these rights in risk. This new amendment protects abortion as a right as a part of the clause against sex discrimination.
Lauter said, “Proposition 1 goes far beyond reproductive rights. It creates a vision for what it means to be equal in our society. It enshrines text against government discrimination for all groups.
She pointed out that the text on the ballot does not mention abortion. Instead Proposition 1 is defined as an “Amendment to Protect Against Unequal Treatment,” but if passed by a simple majority it will protect the right to abortion in New York State.
Here is the text of the amendment:
A. No person shall be denied the equal protection of the laws of this state or any subdivision thereof. No person shall, because of race, color, ethnicity, national origin, age, disability, creed [or], religion, or sex, including sexual orientation, gender identity, gender expression, pregnancy, pregnancy outcomes, and reproductive healthcare and autonomy, be subjected to any discrimination in [his or her] their civil rights by any other person or by any firm, corporation, or institution, or by the state or any agency or subdivision of the state, pursuant to law.
B. Nothing in this section shall invalidate or prevent the adoption of any law, regulation, program, or practice that is designed to prevent or dismantle discrimination on the basis of a characteristic listed in this section, nor shall any characteristic listed in this section be interpreted to interfere with, limit, or deny the civil rights of any person based upon any other characteristic identified in this section.
Lauter urged voters to turn over their ballots and vote yes on Proposition 1 -- and to inform family and friends that this critical amendment is on the ballot on November 5, 2024.
For those choosing to vote in person, in-person early voting is October 26-November 3, 2024, at any of the early polling locations in Westchester County. Election Day is November 5, 2024. Then, voters must vote at their designated polling location.
Consultants Present Recommendations for Scarsdale's Fields and Courts
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We last heard about a joint field study undertaken by the Village and the Scarsdale Schools in May, 2024. At that time consultants had done a survey of all of Scarsdale’s recreational fields, sites and facilities and were gathering input to prioritize what work should be done first.
Drainage, grading, bathrooms and additional fields, both natural and synthetic were all up for discussion.
As a next step in the process, the leadership of the Village and the Schools held an unusual joint “public outreach meeting” at Village Hall on Tuesday October 22 to hear a presentation from consultants CHA. They reviewed their findings to date and presented a series of recommendations to address the issues identified in their study.
Opening the meeting, Mayor Justin Arest repeatedly stressed that “There are no set recommendations now. The next step is to get more feedback and come up with the best plan moving forward with the funds that are available.”
The consultant explained that they had done a complete study of both Village and School owned sites including fields, parks, courts, and the track.
As an outcome of the feedback they received they identified three key themes from the community:
Playability of the existing fields due to wet conditions and drainage
Insufficient capacity and the perception that there is not enough time scheduled for some sports and conflicts in timing between the school and Independent Sport’s Organizations for field time.
Planning and communication including the need for a clear roadmap for implementing improvements, better policies, equitable improvements by sport and gender and last, the noise from pickleball courts.
What did people what to see?
Surveys and feedback identified these themes:
More synthetic fields and new courts, more fields for baseball and softball, more volleyball, basketball and permanent pickleball courts.
Improvements to the existing natural grass fields and courts, including drainage improvements, resurfaced tennis and basketball courts , conversion of elementary school baseball fields to full fields and updated fencing and dugouts.
In addition, respondents asked for lights at one more field, bathrooms or bathroom access, concessions and storage space and equity of field use.
The consultants then provided an analysis of scheduled usage of both the Village and school fields by location and identified shortages in softball, rectangular and baseball field availability. They also provided a comparison of Scarsdale’s field inventory to neighboring towns. Take a look below.
Using this data they presented a series of options to install more synthetic turf fields, construct pickleball courts and basketball courts, improve turf fields, and add parking. They proposed work at Crossway, Boulder Brook, the Middle School and the high school, accompanying each option with an estimated price tag.
Also included is a list of proposed improvements to “natural” turf including resurfacing tennis courts, adding bleachers, improving drainage, fencing and parking. At several of the elementary schools they proposed field relocations and conversion to full skinned infields.
Overall, the big picture benefits of their proposals include:
-Options for additional synthetic turfs fields for the community on both village and school fields
-Benefits for six field programs: Baseball, Football, Soccer, Softball, Lacrosse and Field Hockey
-Benefits for three court programs: Basketball, Pickleball, and Tennis
Comparing the economics of grass vs. synthetic turf, the consultants showed that though the initial cost to install a synthetic field is double that of a turf field in the long run the maintenance cost for the turf is far lower.
There were many options to sort through and evaluate. Since both the Village and the schools will need to finance the work, both bodies will need to consider these plans in their upcoming budget planning process.
Many turned out to hear the presentation and state their views:
In person and on Zoom there was a mix of opinions – some strongly in favor of building more synthetic fields, others asking the Boards to move swiftly so that their children could benefit from the additional fields and another contingent who voiced concerns about the health and environmental effects of installing synthetic plastic.
Becky Bach said she “Supported field equity and “fully supports turf.” She said, “I hope this comes to life so that our children can benefit from it. We have experienced many rainouts.
The kids need to get out and play.”
Eric Premisler a Co-President of Scarsdale Youth Soccer Club said, “Athletics is one of the most important things we can give our kids. I am a naturalist – but turf fields are workhorses. We need them. We’re hoping that something comes from this.”
Others said the numbers in the report were not correct:
Diana Gatto who heads Scarsdale Softball corrected the number of fields shown in the report.
Venu Angara said, “The report is not showing actual usage – we should work on the numbers. We need actual numbers for this report to start the analysis.”
Noah Sanders a Co-Chair of SYSC also favored a turf field but asked that the placement be sensitive to the aesthetics of Scarsdale.
Ralph Geer said, “I think it’s high time for this endeavor to take place. I think we should consider adding a dome over one of the fields for winter use – this would maximize field use.”
Logan Mancusi who is a Captain of the SHS Baseball Team asked the board to “Try to get the fields open earlier in the season.” He said, “When it rains Dean Field gets shut down. We need better tarps to cover it when it rains so it can be playable the next day.”
Benjamin Hogan, who is an assistant coach of a soccer team suggested that the board provide an FAQ about the timeframe for when these decisions will be made. He said, “We need the fields to be available year-round for kids.”
Claire Paquin favored the use of the field adjacent to the parking at the high school as asked if a full game could be played there? She continued, “How will this be funded so that the burden is not all on the volunteers. This should be bond and budget heavy and private citizens light."
JP Van Arsdale said “I have three kids in high school, middle school and elementary school. I hear the environmental complaints – but the one turf field at the high school has the most activity around it. It shows how important turf can be. This is a must have. Every athlete in the town wants to play on turf.”
Jessica Kourakos said, “We struggle with how often we are rained out of practices and games. We are at a disadvantage compared to other communities. We should take a look at what they are doing in Europe about grass and turf.”
Environmental Concerns:
However there was chorus of those who object to the use of synthetics because it removes permeable surfaces, exacerbates flooding, and poses health concerns for the athletes who play on them.
Rochan Mehta from Deerfield Lane said, “I don’t want to see natural turf converted into synthetic fields. I am in favor of improving drainage rather than adding more plastic to our environment.”
Michelle Sterling said, “Turf causes high heat and off-gassing. It’s a much harder surface as the cushion underneath gets compacted over time. Natural turf is cooler, more cushioned, more sanitary. There are carcinogens from the off gassing and sliding on turf. Though you do get extended playtime, years from now we will think back on this when our kids get cancer. There are also environmental concerns about ripping up the turn every ten years.
Lisa Purcell said, “I am surprised that they are recommending converting grass fields to turf. Other municipalities have banned the use of turf fields. The European Union has also banned crumb rubber. The City of Rye was sued by residents over the installation of artificial turf. Artificial turf does not absorb water and grass does. This is far more expensive than grass. Let’s improve our fields with grading and drainage.”
Darlene LeFrancois Haber introduced herself as a doctor and Chair of the Forum Sustainability Committee. She said, “I am concerned about the installation of turf – I think it would be reckless. I would be happy to download the data on microplastics. I can’t believe were talking about laying this down on turf. I feel like the Village is having an issue with flooding. When you replace this plastic, how do you dispose of this turf? You are adding to a waste stream that you don’t want or need.”
Lori Garfunkel of Lincoln Road was happy to see that the plans for Crossway would move the pickleball courts further from her home. About the current courts she said, “I hear it in my house, in my office and in my bedroom. I would appreciate it if it could be moved further away. It’s over 60 DBA’s. I cannot be outside when it is being played. It is untenable by my home.”
Sarah Bell said, “What about updating the existing fields with drainage, seating and grading? Can we use any part of the pool complex in this plan? I agree with the environmental concerns and health concerns. There is already flooding in Quaker Ridge.”
Trustee Ken Mazer said, “In total, the budget is almost $30 mm. What would be the lowest hanging fruit for the biggest buck?”
Concluding the meeting, Mayor Arest said, “We will post the presentation online and seek additional input from the community. Both Boards will discuss this during budget time.”
Behind Closed Doors
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The reality of domestic violence is that it can sometimes be lethal. One of the misconceptions of domestic violence is that it doesn’t happen in upscale suburbs such as Scarsdale; sadly, however, no neighborhood is immune from domestic violence. While it’s impossible to know what goes on in other people’s homes, learning to identify the risk factors that are correlated with domestic lethality, just may save a life. The decision to separate, for example, is known to be the most dangerous time for a victim of domestic violence, a time when the perpetrator typically feels most out of control.
One in 4 women and 1 in 9 men experience severe intimate partner physical violence, intimate partner contact, sexual violence, and/or intimate partner stalking, with impacts such as injury, fearfulness, post-traumatic stress disorder, use of victim services, and the contracting of a sexually transmitted diseases.
The Safe Coalition: Children, Families, Community will be hosting a presentation titled “Behind Closed Doors” in an effort to raise awareness about the risk factors of lethality and to provide resources for those that might be in a potentially perilous situation. The program will be facilitated by Darlene Reda, former director of the Westchester County Family Justice Center and deputy director of the Westchester County Office for Women. Ms. Reda is now an attorney with the law firm of Della Jacono and Ross PLLC. Ms. Reda will discuss the Six S’s, separation being one of them, as part of an educational awareness effort to protect women and families.
October is Domestic Violence Awareness month and accordingly the program will be held virtually on October 2nd from 12:00-1:00 pm. I hope you will consider attending this free and informative presentation.
Milagros Chatelain, LMHC Coordinator,
The Safe Coalition: Children, Families, Community Scarsdale Edgemont Family Counseling Service
For more information, or the link to attend, please contact Safe Coalition Coordinator, Millie Chatelain, LMHC at mchatelain@sfcsinc.org or 721-2632.
