The Department of Planning and Development intends to move forward with the next phase of the $20 million Momentum projects.

On April 28, the city council officially accepted the $10 million Mid-Hudson Momentum Award from New York State Empire Development, which requires an equal match of $10 million, to fund essential infrastructure for housing.

Laland Baptiste LLC, the firm contracted by the city last year to assist with project estimates and budget development, would now, if awarded a new contract, provide owner representative services to assist in the management and execution of five projects.

Those projects include improvements to the James Street and Nelson Avenue garages, a parking garage addition at James Street garage, downtown street improvements, Riverfront Green Park improvements, and Railroad Avenue improvements.

At Tuesday’s July 7 Committee of the Whole, Director of Planning and Development Carol Samol said Laland Baptiste proposed a not to exceed fee of $1.3 million (or 6.5 percent of the total Momentum funds) to be charged on an hourly basis for each of the activities required, for projects that could take up to five years.

“They have the history here,” Samol said of Laland & Baptiste. “…What they do is capital construction and oversight. This is their bread and butter.”

Not everybody on the Common Council was thrilled about this upcoming phase of work. Councilman Dwight Douglas, a former director of planning and development, said he would not vote in favor of a proposal that includes an addition to the James Street garage. He questioned its necessity as the city currently struggles to reach 100 percent use.

“You add an ugly building to an ugly building, you get what you’ve got,” Douglas said. “You’ve got an underused facility now. Can you imagine we go ahead, we build that thing, and still can’t even fill out the original garage, the James Street garage? What’s the utilization of that?”

Mayor Vivian McKenzie said they needed to examine the reasons why the James Street garage isn’t used, adding that repairs would make it more presentable and appealing for people to use it. She also explained that the projects would not be voted all at once and could be separated into different votes.

Councilman Ramon Fernandez said he believed the main problem they had in every parking lot and garage was people not knowing where they were allowed to park (metered parking versus permit parking).

City Manager Matthew Alexander said that the renovations budget would include signage within the parking lot. In addition, the city is aiming to install wayfinding signage by the end of the summer, to direct people to the garages, Samol said.

The Common Council will vote on a resolution to authorize the city manager to extend the professional services agreement for the next phase of Momentum project work on July 14.

Proposed housing project at former White Plains Linen site sees adjustments

Developers of a proposed affordable housing project at the former White Plains Linen site at 418 N. Division Street returned to city hall with updates to the initial designs and income eligibility criterion for residents, which is based on Area Median Income (AMI).

The Stagg Group purchased the vacant site between Highland Avenue and North Division Street in November to convert it into a mixed-use multi-residential building with 160 units.

Kathleen Bradshaw, the attorney for 418 N. Division Street, said the group took the feedback received when it presented to the council on June 2 and adjusted the design accordingly.

At that June 2 meeting, Councilman Brian Fassett raised concerns about renderings of the building looking monolithic and cornice caps creating too much shade in the neighborhood for residents.

Updated renderings presented by Bradshaw on July 7 lowered the rooftop parapet to knee wall reducing the height of the overall wall, added fencing along the top of the roof parapet, removed a large cornice around the top of the building, and instead of having one setback of ten feet after the retail level,  set back the building after the second floor and then after the fourth floor.

While the group is still seeking a special permit to make units smaller than the city code requires, Bradshaw said by setting back the second floor, all of the units on the second floor are now compliant in size with Peekskill city code. Of the third and fourth floor, 20 out of the 32 units now meet square foot requirements. Fifth and sixth floor units remain about 100 square feet smaller in size than the Peekskill code requires. 

Other tweaks included an additional space on the first floor where the commercial unit is located and having a meeting room for office or business use on the mezzanine floor rather than an art or other community need.

In response to the council’s concerns that proposed rents were too high, the Stagg Group set the maximum income to 70 percent of the AMI, instead of the original proposed 80 percent.

The proposed monthly rent costs based on the 2025 AMI and rent schedule put out for Westchester County and with utility costs subtracted were:

• 40 percent AMI: Studio and one bedroom ranging between $1,030 and $1,085
• 50 percent AMI: Studio ($1,328), one bedroom ($1,404)
• 60 percent AMI: Studio ($1,625), one bedroom ($1,724), two bedrooms ($2,048), three bedrooms ($2,349),
• 70 percent AMI: One bedroom ($2,043), two bedroom ($2,430), three bedrooms ($2,791).

Bradshaw said that the units are intended for working people. She also noted that Peekskill residents would not be guaranteed housing in the new building, as county regulations prohibit preferences being given to any of the areas.

Mayor McKenzie urged the group to be transparent that it cannot guarantee that Peekskill people will be able to reside at the proposed building.

There will be a lottery system for eligible applicants run by a company of the county’s choice. Bradshaw said local residents could be helped by spreading word of mouth on when and how to apply.

Councilman Fassett suggested, in addition to receiving council feedback, The Stagg Group reach out to the community surrounding the former White Plains Linen site, perhaps by holding an information session outside city hall where anybody can come and ask questions.

Councilman Douglas referenced a relatively new affordable housing apartment building about which the Herald recently reported: at least 10 residents face eviction cases in Peekskill City Court for not paying their rent. He questioned what types of screening the group could do to ensure that tenants are both able to pay and have a record of paying their rents on time.

Bradshaw said there are two screenings they can conduct for income eligibility on affordable projects, but that there are limited screenings available when it comes to criminal background, prior cases, and judgements.

Contractor identified to repair docks damaged from ice in winter

The Department of Planning and Development has identified a potential contractor to repair and reinstall two floating docks and the kayak dock at Fleischmann Pier after they were damaged by icy conditions in January.

After the council authorized a public bid on April 28, the city received only one bid for $117,000. Economic Development Specialist Matthew Rudikoff said that this was due to the repairs being such a specialty piece of work.

The proposed contractor, Madeline Marine, Inc., is the same company the city paid $17,000 for emergency winterization efforts. The floating docks, kayak dock and associated gangways were removed by crane, tug, and barge in January, and stored on land for the winter season at Madeline Marine’s facility in Verplanck, New York.

Now, if approved by the council, the business will replace 12 existing fixed pile hoops with 10 openable pile hoops to allow efficient removal and installation of the docks without needing a barge and crane to lift the docks over the top of the fixed piles.

They also would install rub rails and 12 new mooring cleats on the side of the floating docks currently without them, replace mooring piles damaged by ice with thicker and more durable pilings, and reinstall floating docks and kayak docks and three gangways as per specifications.

Director of Planning Carol Samol previously told the council on January 21 they were not anticipating having such winterization operational costs while the pier was still under construction.

City Attorney Eric Gordon said the city got some insurance coverage for damage that was done “potentially” by a ship hitting the docks, but that ice damage was not covered by insurance since it was not due to an accident. The damage was assessed at $30,000, but the insurance policy has a $25,000 deductible, leaving the city with $5,000 paid by insurance to cover some damages to the pier.

A memo from Samol and Rudikoff stated funding available in the budget in the amount of $90,000 can be provided by the city funds allocated to the reconstruction of Fleischmann Pier project in 2022.

Asked by Deputy Mayor Patricia Riley about what month the city plans on winterizing when winter comes again, Rudikoff said he believed they would want to remove docks again in November.

The council will vote on a resolution to authorize the city manager to award the bid to Madeline Marine Inc. on July 14.

The Department of Planning and Development is also requesting on July 14 authorization from the council to prepare and submit five grant applications, which include improvements for several city buildings, plans and studies, and funding green resiliency measures to “flood-proof” Riverfront Green Park.