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Written by: Joanne Wallenstein

Published: 02 October 2025

Created: 02 October 2025

Last Updated: 02 October 2025

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The Avalon, A Transit Oriented Development in HarrisonIt has been six years since the Village Board closed discussions on the development of the Freightway site after opposition from a faction of vocal residents. From 2017- 2020 the Village engaged in an intensive three-year process to develop the Freightway site, holding workshops, forums, surveys, walking tours and conducting research. Ultimately they solicited RFP’s from six developers to build parking, multi-unit housing, retail space and other community assets on the site. But after considerable dissent broke out in the community the discussion was tabled in January 2020.

At the time, the group feared that new development would snarl traffic and swell the school population, resulting in over-enrollment at Fox Meadow Elementary School. Though school enrollment figures have been declining, opponents were able to persuade the Village Board to put the development on hold.

Perhaps they were prescient because in January 2020 no one could envision that the COVID crisis would change our way of life and throw many of the underlying assumptions about future development into question. At the time, the Village assumed that commuters would continue to require the 700 parking spaces on the three lots; Freightway plus two outdoor facilities. Before COVID these parking space were prized and the Village ran a lottery to allocate them fairly.

But shortly thereafter the COVID crisis hit in late March 2020, shuttering offices and ushering in the era of remote work. Rather than commute, Scarsdale residents were huddled over their computers at home conducting Zoom rather than in person meetings.

Demand for the parking spaces fell precipitously and so did revenue for the Village.

In the intervening years, the Village has spent millions to shore up the unsightly structure and maintain the elevator in order to keep it safe for current customers. Recognizing that the site offers opportunities to revitalize downtown and provide additional housing, the Scarsdale Forum’s Downtown Revitalization and Municipal Service Committee has been studying the site and is asking the Board of Trustees to re-open the discussion.

At a work session of the Village Trustees on Tuesday September 30, 2025, Mayor Justin Arest raised the matter. He said, “Is it the right time to discuss what redevelopment could look like and examine what has changed? The school administration is willing to collaborate. They are willing to be a partner to understand the differences could mean for the school population.”

Seth Ross
Former Village Trustee Seth Ross, who is a member of the Scarsdale Forum committee said, “It is obvious that the site should be developed. It is under-utilized, it is unattractive and we could create housing for a better functioning downtown.”

He explained the work of the committee. “After the pandemic I thought it was important that we take the temperature of the community. We don’t need as much commuter parking as we did before COVID. There are 700 parkin g spaces – and the assumption was that they all needed to be replaced. The developers proposed large projects to accommodate this much parking. A smaller, less objectionable development might be possible.”

Trustee Ken Mazer asked, “Do you think this change in the need for parking is permanent?” Ross replied, “This needs to be studied.”

Rob Lawson said, “We are talking about three parking lots, each with different owners and circumstances. Don’t look at the site as one spot with 700 spots.”

Trustee David Goldschmidt asked, “Were there traffic studies done to assess the impact of the development?” Ross said, “There was never a specific development proposal to evaluate.”

Mayor Arest said, “The SQRA process would need to be done – and that would include parking. We should take advantage of the information we gathered in the past. We are not going back to 2020 – it would be a re-start. There would be a new process.”

He explained that the site had been under review since 1984 and said, “I think it way past time to act on this. Additional retail and restaurants are needed. I don’t think the garage is a good use of Village land or priorities. Many generations have wanted the Village to do something with that site. We should approach this with enthusiasm and excitement. Parking and traffic flow will need to be discussed but I think we should move forward with this.”

Commenting from the public Phyllis Perkins, a 52-year resident of Scarsdale and wife of architect Brad Perkins said, “Freightway was hated even when we moved here. In 1979 the first proposal came to paint it. Countless hours and great expertise went into every one of these iterations – which were each allowed to die and not built upon.”

Perkins warned, “Until you can figure out how to design a rational process that is not going to be hijacked by self-interest groups, you will not get anything done either…. You need people who have worked on this kind of project. You’re going to have to sell yourself. You need a plan on how to manage this project. Spend some time coming up with a process and then talk to people. “

Trustee Jeremy Gans said, “It is a community asset. We need to hear from the community and then move forward.”

Rachel Arenstein of 1 Rectory Lane said, “I also grew up here. In the last iteration the commentary became unhinged from those who did not understand the process. A small vocal minority was making things up and hijacked a sensible process.”

Arenstein continued, “I work in preservation. At this point we are preserving an unsightly garage. Sensible urban planning and project management can make Scarsdale better. What we are preserving at the moment does not serve us.”

At the conclusion of the meeting, Mayor Arest said, “There is consensus to have additional conversations.”

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Written by: Joanne Wallenstein

Published: 14 September 2025

Created: 14 September 2025

Last Updated: 14 September 2025

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Undeterred by years of pushback from the village and neighbors, Steven Kessner renewed attempts to win approval for a subdivision on Garden Road at a special meeting of the Scarsdale Planning Board on Thursday night September 11, 2025.

The proceedings were eerliy resemblant to an earlier meeting of the Planning Board on September 19, 2024 when the applicant proposed to build eight new homes and a private roadway on the site by subdividing the property and trucking in landfill to raise the grade of the property.

What’s different in this iteration is that they have reduced the number of new homes from eight to five, reducing the number of tree removals from 437 to 246, and the amount of landfill from an estimated 2000 truckloads to 666.

However one exasperated resident pointed out, “This project has been cooking since 2006 despite the repeated reference to 2018. (I have the documents). For nearly 20 years this developer has been trying to develop this site. What makes this iteration any better? There are fewer houses but:

-still clear-cutting 200+ trees;
-still trucking in fill from other construction sites to raise the terrain by 4 feet;
-despite the raised terrain, homes will have basements and pools that will hit the high groundwater table; Q: Where will this displaced water go? A: Laterally, into neighboring properties;
-swales to handle runoff will ultimately drain into the too small pipe that feeds into the stream behind homes on Willow;
-the Village has not done any remediation of the stormwater runoff problem at Cushman/Willow/Garden, and it remains, admittedly, inadequate to handle the current level of runoff.

I feel like Bill Murray in "Ground Hog Day."

Developers brought back their same team of experts to plead their case. Attorney Lucia Chiocchio from Cuddy and Feder explained that they proposed to reconfigure the three tax lots on the 7.6 acre site into 6 tax lots, demolish the two existing homes and build five more homes.

She contended that the project “Will not create any significant adverse impacts” and in fact will “improve conditions” in this area which many call a sensitive drainage area. She said, “The design exceeds Village Code standards.”

Also on their team is engineer Eliot Senor who said the lots will range in size from 30,000 to 69,000 square feet, larger than is required by the Village.

He explained that the southeast corner of the lot is wetlands which are contiguous with a stream that runs out into Cushman Road. He said, there will be “no construction or fill in the wetlands.”

He defended the project saying, “The town consultant says this drainage basin is 118 acres – we’re only a small percentage of that runoff.” He said he had designed, “A detention area that empties into the wetlands…All of the drainage meets code.” He later added, “We will install three rows of silt fence around the wetlands.’

About the 8,000 cubic yards of fill he said, “we will only truck it in between 9 am and 3 pm.” He also shows plans for swales along the back property line.

Richard Baldwin of Hydrologic Solutions said, “There is a low probability of causing flooding in neighboring properties. When trees mature, the situation will improve.”

Tree expert Aaron Schmidt said, “The applicant is proposing an extensive tree planting scheme. The removal of 246 trees will be offset by the planting of 388 trees for a net increase of 137 trees. The total number of trees on the property will be 543.”

Of the 246 trees to be removed, he said 76 are in poor condition and 41 are dead. He claimed, that after the planting, “More water will be absorbed than presently.”

During questioning from the Board, Chairman Clapp asked for a detailed tree plan. He also asked the applicant if they had considered his suggestion to build cluster housing on the dry portion of the lot. He said, “Cluster subdivision is allowed by NY code – you figure out how many could be built and then cluster them into one area. “The applicant replied that this was not in keeping with the neighborhood.

Board member Mark Seiden said, “They say this is a sensitive drainage area, subject to low permeability and infiltration rates. The existing municipal stormwater system is already overburdened.”

Senor replied, “The existing system may be overburdened but we are reducing the runoff. We are not adding any more to it.”

About how much fill would need to be imported, Senor said it 8,000 cubic feet (which represents about 666 dump trucks.) And he added, “We are not using it (the landfill) for stormwater management.”

Questioned about the underground stormwater retention basin that would be installed, Senor explained, “Homeowners will be responsible for maintaining the drainage system,” as well as the private road.

Public Comments

David Salzman of 12 Varian Lane circulated photos of his cul de sac after a heavy rain. He said, “It becomes a lake and floods one of the houses on our street. About 15 years ago we put in a pool. We had to put in an enormous detention system – as large as the pool underneath our driveway. From what I see that detention system that you designed is nowhere near the size of the one we have. I don’t think it’s going to work. If it doesn’t work, it will be awful for the people on Cushman and downstream. Years ago there were houses in that area whose basements collapsed. We are going to band together and have our own engineering firm look at this. The idea that the homeowners are going to take care of the system is nonsense.”

Attorney David Steinmetz who is representing Bob Falk who lives on the 3 Willow Lane said, “We have been talking about this for 18 years. Here we are again. The SWPPP (Stormwater Pollution Prevention Plan) does not contain the correct analysis and does not meet DEC code.”

He continued, “Mr. Senor said that fill will not be used for stormwater retention or mitigation. In the application it says stormwater will be retained by fill. The outcome is only as good as the data that goes into the system. The assumptions are not accurate. The municipal system is overburdened. The system is at capacity. All the water gets discharged into a stream into Mr. Falk’s backyard.”

An environmental consultant also retained by Falk said, “The plan is deficient. It is a sensitive drainage area. Inaccurate baseline conditions go into the model. About the fill, importing fill is not a stormwater management practice. Misusing fill to reduce runoff will not work post construction.”

Steinmetz added, “It is our position that this application should not even be before the board. The Woodland Road de-mapping was approved to prevent development of the more sensitive area. The de-mapping was approved by the DOT. And now the applicant is trying to rebuild the road that de-mapped.”

Helen Maccarino said, “We’ve been arguing about this for 18 years. It’s not better, it’s just a bad assault on our neighborhood and our well-being. Noise pollution and air pollution will result from building it. The site has no road, no sewer, no electrical and the drainage problem is immense. It’s scary to think that we will have a storm and wonder if this drainage system will protect neighbors downstream.”

Elaine Weir of 138 Brewster Road said, “I am concerned about the flooding in an intense rainfall. We can expect this change to continue and we need to prepare for it. The presence of this water may be the reason this area was not developed in the past. Raising the land will increase flooding of older homes. An environmental impact statement is needed.

Andrew Rodman read a letter from Shari Beckiman of 75 Garden Road. It said, ‘How many more years will all of us need to devote our time and energy to argue against this preposterous project plan? Our family has lived on Garden Road for almost 25 years. We have had four major floods in the finished lower level of our home. We have lived through continuous re-grading and re-plumbing our our entire outdoor property. We pay enormous tax dollars to this Village every year in exchange for living in this charming, beautiful community, despite it challenges……
(read the balance here)

Rodman of Cushman Road said, “I am adjacent to lot 2. I have lived here for 32 years and water has been flowing onto my property for 32 years. Many different proposals have been brought to this board. The pipe at the bottom of Cushman Road is bathtub size. Don’t divide this up.I don’t understand the swales – how high will the one be behind my house? …. Will sump pumps be required? …. Where will they drain? ….Many trees don’t survive in wet soil. It will be hard for 300 trees to survive. …. Are we going to add a stoplight for school buses and garbage trucks at the entrance to this private road? I don’t want to get flooded out from this development.”

Richard Canter read a letter that is posted here:

Barry Abramson of 98 Garden Road said, “My backyard has been flooding for 27 years…This is not an ordinary project. This is untouched land. The developers have look at it and determined that they cannot build there. It will create an environmental impact and downstream damage.”

Jake Levitt of Stonewall Lane said, “New trees will not mature. This is ecological bankruptcy. Projects that change the character of the neighborhood. Dead trees are important….This will contribute to the collapse of our environment.

Details

Written by: Joanne Wallenstein

Published: 10 September 2025

Created: 10 September 2025

Last Updated: 10 September 2025

Hits: 1780

Though Scarsdale has been designated as a “Tree City USA” by the Arbor Day Foundation for 42 years, the reality is that the Village’s tree canopy is on the decline. A report from the Village found that last year 1,000 trees were taken down, and only 300 replaced, for a net loss of 700 trees. Though there are laws in place to protect the trees, any tree designated as invasive, such as Norway Maples, and any “diseased” trees can be clear cut.

In order to strengthen protections, Trustees proposed a code change to require licensing for commercial tree service businesses operating in Scarsdale. Licensees would be required to show proof of insurance. The code says that tree removals must be done from Monday to Friday between 8 am and 6 pm. The law could be suspended when an emergency requires removal of trees and branches.

The code defines penalties for individual violators and for business or corporate offenders that climb with repeat offenses.

The provision applies to the removal of “any part of a tree connected directly or indirectly to the trunk at a height greater than 10 fee above grade.”

A public hearing on the new law was held during the Village Board meeting on September 9, 2025.

Commenting on the proposal, Joan Weissman of 3 Kingston Road called it a “positive step in helping to protect Scarsdale trees.” She said, “I look forward to further provisions that will safeguard our tree canopy. Thank you for taking these steps.”

Michelle Sterling, Chair of the Scarsdale Conservation Advisory Council, said she was “appreciative of the code change” and called it “a great first step.” She said, “I am hopeful that we will make further changes. 70% of trees are not being replaced…. In the future we will denude the landscape. Hopefully we can address tree replacements in the future.”

Ron Schulhof of 8 Springdale Road said, “The changes are valuable improvements. Having worked on multiple updates I appreciate the willingness of the board to continually review the code and make changes as needed. I urge the board to adopt these changes. I want to thank the DPW for their street tree planting. The trees will help future generations long after we are here.”

Discussing the proposed code, Trustee Mazer questioned the height provision. He said, “If a branch is 11 feet up, hanging over a gutter, you would need a licensed tree person? Not the roof guy?”

Jeff Coleman, Supervisor of the Department of Public Works said, “The intent of the code is that any major work should be done by someone who receives a license from the Village.”

Trustee Gans said, “I think Scarsdale’s tree canopy needs to be preserved and enhanced. We have to be careful about the right way to do it. The law as drafted needs to be tightened up. Some lawn companies will need to get a license. But this prohibits tree work on Saturday and Sunday and after 5 pm. Why do we allow yard work on weekends but not tree work?”

Trustee Kofman questioned the penalties, saying, “It is not clear about what defines an individuals vs. a corporation.”

Trustee Wise asked, “Do you have any plans to revisit the other tree code – concerning removals? Why are you allowed to take down one tree a year?”

Mayor Arest said, “There is a difficult balance between property rights and concern for our tree canopy.”

About the ban on weekend work, the Mayor said, “If you hear a chain saw on the weekend, it’s reasonable to assume that the person is not complying with our code.”

Trustee Gans said, “Pruning does not require a permit – and presents a gray area – especially on the weekends.”

Trustee Goldschmidt added, “We don’t want to interfere with normal housekeeping and keeping the property neat and clean. But when is pruning tantamount to a tree removal?”

Gans said, “I think we should allow tree work on the weekend – like stonecutting and gardening.”

After discussing some of the questions, Mayor Arest said the public hearing would be re-opened at the next meeting on September 30, 2025.

Mayor’s Comments

Mayor Justin Arest opened the meeting with the following comments:

Good evening. September always feels like a reset. Summer is ending, school buses return, and our community gets back to its rhythm.

We began the month with Labor Day. It reminds us that work is more than a job title. It is the daily effort of residents, staff, and neighbors who make Scarsdale what it is.

Thursday is Patriot Day, September 11. We will pause to remember the lives taken, the families forever changed, and the first responders who ran toward danger. Let us honor them with silence, reflection, and kindness.

Back to school is fully underway. Drivers, please take extra care. Slow near crosswalks, stop for buses, and remember that children move unpredictably. Safety is not seasonal.

September is also National Preparedness Month. Make a family plan, check flashlights and medications, and sign up for our emergency alerts if you have not already. You can never be too prepared, and if an emergency occurs, readiness matters.

We mark Suicide Prevention Month, a chance to end stigma and make help normal. Today is Firearm Suicide Prevention Day. The community should know that the 988 Suicide and Crisis Lifeline is always available.

On Sunday we celebrated Grandparents Day. If you forgot to call someone, consider this your official municipal reminder.

From September 15 through October 15 we celebrate Hispanic Heritage Month. Our community is stronger for the cultures, languages, and traditions that neighbors bring to our shared table.

Rosh Hashanah begins at sundown on Monday, September 22, and Yom Kippur follows October 1. To our Jewish friends and neighbors, L’Shanah Tovah and wishes for a meaningful fast and reflection.

Sunday, September 21 is the International Day of Peace. Peace is not passive. It is built in our homes, on our blocks, and here in this chamber.

Yesterday we had the privilege of attending two important ceremonies that speak directly to service and sacrifice. At the fire department ceremony, we officially welcomed Nicholas Camardella to the Scarsdale Fire Department. Nick is a familiar face in our community having grown up in the area and attending IHM, and after serving as a police officer in Greenwich he has now joined a fire department defined by courage, camaraderie, and service above self. His timing is meaningful, as we look ahead to the retirement of Arthur Hickey after 20 years of distinguished service. We are proud that Nick chose to bring his skills and commitment to Scarsdale.

Later in the day, at a police department ceremony, we recognized three new officers joining the ranks and four of our own stepping into leadership roles. It was a powerful reminder of why the Scarsdale Police Department is among the most respected in our region, with CALEA Tier 2 Advanced accreditation held by fewer than five percent of agencies nationwide. We welcomed Officers Murphy, Vega, and Del Bene, and celebrated the promotions of Detective Galindo, Sergeants Wilder and Kringas, and notably Lieutenant Arcesi, the first female lieutenant in the history of the Scarsdale Police Department. Her promotion is not only a personal achievement, but a milestone for our community. She carries forward the professionalism, integrity, and community engagement that define our police, and she stands as a role model for others who will follow. We thank them all, and the families who stand behind them, for their service and sacrifice.

The pool is officially closed and we thank our Parks Department for their hard work to ensure we had another successful season.

I also want to mention two upcoming work sessions, of course other work sessions will likely be planned and we will announce those as soon as possible:

Sept 30: Discussion on the land use code changes and Freightway, and Nov 18: Discussion on Roadway Paving and Sidewalks

We anticipate holding a pool work session in October and hope to have a date in the next week or two.

Staff is currently working on the budget calendar for the proposed 2026-2027 budget cycle which will include various work sessions.

Finally, please remember that the first School Tax payment is due this month.

Public Comments

Sidewalks:
Elizabeth Lawrence of 7 Walworth Avenue and Marion Green of 43 Butler Road commended the Mayor for scheduling a meeting on sidewalks for November 18, 2025.

Flock Safety:
Joseph Lawrence also of 7 Walworth Avenue commended the board for not following through with the contract with Flock Safety. He said it “raised privacy concerns,” and that the state of Illinois announced an investigation into Flock sharing data with out of state agencies. He said, “In August, Flock paused contracts with ICE and Homeland Security.” He called Flock “a serious threat to our civil liberties,” and said, “I hope the Police Department will learn a lesson from Flock Technology.”

Lawrence continued, saying that when Con Edison put in the gas line at the intersection of Walworth and Fenimore Roads they disrupted private home hook-ups to the sewer system. He asked if Con Edison would be held accountable.

Mayor Arest assured him, “If Con Ed did not do what they were required to do, they will be held accountable. They would be responsible for rectifying that.”

In other business, the village renewed a lease agreement with AT&T to place wireless telecommunications facilities on the smokestack at 110 Secor Road.

Trustees agreed to hold a public hearing on September 30 for a code change that will extend metered parking until midnight. It is now prohibited to park in metered spaces after 11 pm.

They adopted a revision to the code regarding eligibility requirements for serving on boards and councils. They lowered the required age from 21 to 18 and will allow one non-US resident to serve on many of the boards and councils.

Melissa Chai was appointed to the Arts Advisory Council

A professional service agreement was signed to retain Woodard and Curran Engineering to maintain the Supervisory Control and Data Acquisition (SCADA) system associated with the Village’s water system.

Victoria Sirota was reappointed to serve a six-year term as Town Assessor. The Mayor said, “We are fortunate to have Assessor Sirota and appreciate that she is here. I hope she will be here longer than the six-year term.”

Toby Levin was appointed to the Town Board of Assessment Review.

Details

Written by: Joanne Wallenstein

Published: 02 September 2025

Created: 02 September 2025

Last Updated: 03 September 2025

Hits: 1667

(The following letter was written by Steve Kessner concerning proposed development on Garden Road)

I appreciate your article on the 80 Garden Road subdivision. Many of your statements are correct, but there are some glaring misstatements. The 7 acre property is not swampland and never was. There is a 1/10 of an acre wetland in the northeast part of the property, which is the drainage area. We have cut back on the extent of the project from 8 homes to 5 homes. The landfill (as in any new construction) has been seriously reduced and is not adding four feet to the entire property.

Everyone is aware of the current drainage issues in the Garden Road/Cushman Road area. What some don't understand is that the current subdivision proposal before the Planning Board for Garden Road actually results in an improvement and enhancement to the drainage of this area. This result is not speculation or opinion. It is based on comprehensive and detailed analyses by the project professionals. In fact, the project design not only conforms to the Village Code requirements, in many respects it exceeds the requirements. And, the Village hired an independent consultant to meticulously review the project reports, data collection and analyses, to confirm these results. The Garden Road subdivision results in three new residential lots, which is similar in size to other developments in the Village. Each proposed lot is significantly over-sized and sensitive features on the property will be protected. All of these data supported facts will be revealed as the application moves through the approval process, which the appropriate forum for comments and concerns to be expressed and addressed.

Thank you,

Steve Kessner