ALEXANDER STREET

DESIGN GUIDELINES

Architectural Guidelines for Place Making

u r b a n d e s i g n a s s oc i a t e s
introduction
 SECTION A INTRODUCTION

OVERVIEW

The vision for the redevelopment of the Alexander Street area represents a
public process that began in 2006. The vision transforms a tired industrial
waterfront along the Hudson River into a dynamic transit-oriented mixed-
use waterfront community. The study area extends from the Yonkers train
station up to JFK Marina Park. Included in the study are several industrial
properties, the Beczak Environmental Center, several potentially historic
municipal buildings, and the vacant Glenwood Power Plant.
This new district is envisioned as a complete waterfront neighborhood
with a mix of uses, commercial activity, varied housing types, transportation
alternatives, and a connected park system. Key goals identified through the
planning process include:
Creating a Transit Oriented Development
Creating a vibrant waterfront community with a mix of uses and
open spaces Yonkers City Hall
Enhancing and creating continuous public access along this 1.3 mile
waterfront of the Hudson River
Maintaining views and community amenities
This district is favorably positioned in close proximity to Downtown Yonkers,
and along a direct rail line into Manhattan. Those factors, in addition to
spectacular waterfront views of the Palisades, ensure this will become one of
the most desirable addresses in Yonkers.
The redevelopment of this district is expected to take place over many Yonkers Train Station

years and by various entities. Therefore it is important to establish a coherent

vision for the character of the neighborhood. This document is intended to
provide architectural and landscape guidelines for the final build out of the
plan. These guidelines will assist developers in understanding the objectives
of the city in the creation of unique places with a variety of public spaces and
architectural characters appropriate to Yonkers.

2
 G
le
nw
oo
d
Av
e nu
e

JFK Marina Park

ay
adw
Po in
t Str

ro
eet

th B

e
enu
Nor
Ave n u e

k Av
e
n Ave n u
nue

Pa r
o rt h Ave
R av in e

o
Wa rb u rt
m e P la ce

Wo o d w
Po lych ro

L a m a rt
in e Av
enue

B a b co ck
P la ce
Glenwood Power Plant

Ash
b u rt
t

on A
e r S tre e

ve n u
e
A le x a n d

e
ve n u
ade A

We ll s A e
ve n u e nu
n Ave
Pa li s

e rh a
Nepp

Glenwood Train Station Portrait of Existing Conditions

3
 SECTION A INTRODUCTION

master plan process

The City undertook a master planning effort to set common goals and visions D ESIGN PRINCIPL ES
for the redevelopment of this area. This area currently includes many differ- Preserve public access to
ent parcels and with various owners; therefore a common vision was essen- Hudson River and the shoreline
tial to build a cohesive waterfront district. The process included full public Maximize pedestrian and
participation and resulted in the Alexander Street Master Plan, an Urban vehicular access through the site
Renewal Plan and a Generic Environmental Impact Statement (GEIS) com- and to adjacent neighborhoods
pleted in late 2008. Encourage development pat-
At the conclusion of the GEIS, the City established the need for archi- terns that maximize access to
the rail stations
tectural and landscape guidelines, to ensure the goals established by the
master plan would be translated appropriately. The Design Guidelines are Maintain existing view
corridors through the site
therefore intended to illustrate the goals set forth by the master plan, and
guide the character of building types and public spaces. As specific design Encourage adaptive reuse of
proposals are brought forth before the City, the following design principles historic buildings
must be considered: Encourage a mix of residen-
tial types including rental and
home-ownership

Examples of architectural precedents suitable for the Yonkers waterfront. A mix of architectural styles create interesting streetscapes, and large openings
take advantage of the views.

4
(above) Cleveland precedent for the reuse of Glenwood Power Plant; (bottom left) Examples Precedent imagery of riverfront treatments and
of variation in building height along a typical city street; (bottom left) View of the Palisades to park spaces to consider along the waterfront
be preserved

5
 SECTION A INTRODUCTION

structure of the design guidelines

The Design Guidelines are organized to guide individual parcel develop-
ers through the larger scale master planning concepts and through detailed
recommendations for architectural and landscaping elements. The structure
of the book is outlined below. The next page illustrates exactly how to apply
the Guidelines to a specific site.

SEC T ION B : MAST ER PL A N

SECTION B M AST E R P L AN F R AM E WO R K S

street types
RETA IL ST REET
This street type is lined by mixed
use retail and residential. Parking
garages and service docks may not
FR A ME WORKS
open space framework Describes the master plan in more
detail and provides regulations for
PUBLIC GREEN SPAC E
New parks, a continuous waterfront
esplanade, and green streets con-
nect residents and visitors to the
waterfront and enhance existing

plan elements such as setbacks,

be accessed via this street.
amenities.
Poi nt
WAT ERSID E DRIV E Poi nt
Street
Street GREEN ROOF COURT S
Varying building types and heights
create a compelling waterfront sky- Sustainable design principles are
line. Parking garages may not be
accessed from this drive.
applied to garages, using the roofs
to create additional green space for
resident enjoyment, natural cool-
height, and open space requirements.
Aven ue

Aven ue
Aven ue

Aven ue
Aven ue

Aven ue

SMA LL R ESID ENT I A L ing, and stormwater management.

Wood worth

Wood worth

ST REE T
Warb urton

Warb urton
Ravin e

Ravin e

An intimate scale ensures comfort-

able pedestrian-friendly streets.
Public Promenade
Parking access here must be and Riverfront Park
JFK Marina
screened and should be limited.
Lama rtine Lama rtine
Avenu e Avenu e
MEDIUM RESID ENT I A L Trevor Park
ST REE T
Connections to existing streets
increase the network for through
Babco ck
Place
trafc. Parking access here must be
screened and should be limited.
Street
Alexan der

R A IL ST REE T
As hb As hb
urton
Aven
One-sided development along the urton
Aven
ue ue
tracks allows intriguing hidden
opportunities. Parking and service
ay

ay
dw

dw

should be primarily accessed via

Broa

Broa

Rail Street. Garage entries should

Beczak Environmental
rth

rth
Aven ue

be screened with careful architec-

No

No

Center
tural treatment wherever possible.
Wood worth

ME WS
Green streets increase circula- Wells Aven
ue
tion for pedestrians and bicyclists.
Buildings along mews must address Plan illustrating connections to JFK Marina,
The plan is comprised of various street types as described in more detail to the right. Open Space Network
the green. Trevor Park, and the Hudson River Museum

14 15

SEC T ION C : A DDRESSES

SECTION C ADDR E S S E S

Outlines the special character areas

mews
throughout the plan. Essential
In some areas within the plan, streets will be replaced with pedestrian spaces
ESSENTIAL CHAR ACTERISTICS
known as mews. These spaces function as green streets, and connect two
public streets, while offering unique public space within the community.
Mews are typically lined with residential units varying from three to eight
Small spaces closed off to vehicular
traffic that connect two public streets
Space may be hardscape or landscape
elements are provided for each
stories tall. These spaces will be individually designed and may include a mix

address, along with perspectives,

Typically fifty feet wide, yet dimension
of landscaping and hardscape. A series of examples are shown to the right. varies
Units face the public space, while
In all cases, the mews will remain public with a public pathway parking and service is accessed from
connecting through it. Units will be raised off the ground level a bit to reinforce a rear lane

private garden space and add privacy. Mews offer opportunities for passive
outdoor activity, while enhancing the connectivity of the street network.
Retail spaces such as cafes may be located at
corners and animate the space.
precedent photos, and cross sec-
Buildings along Mews primarily address the park space. Entrances and porches are accessed from the
pedestrian walkways, and balconies and terraces further benefit from views of the park below.
tions as needed.
Front gardens are experienced as extensions of
the public green and should be landscaped.

Balconies and projecting bays may

extend up to 5' within the setback

Landscaping and Gardens

Walkway

Stoops and porches

Ground floor at minimum 2'-0"

above grade
Mews may incorporate a range of hardscape paths, formalized plantings, and informal lawn.

Varies 5' 5' 20' 5' 5' Varies Illustrative Plan Example of Mews

Typical section through a residential mews

34 35

6
 SEC T ION D : BUILDING T Y PES
SECTION D B U I L DI N G T Y P E S

Provides architectural guide-

high-rise towers massing
lines for the building types found
Heights range between 12 and 30 stories for high-rise tower buildings. These ESSENT I A L EL EMENT S OF STEP 1:
small footprint towers, presenting efcient ofce or apartment oor plates,
are elegantly proportioned to blend with adjacent buildings at the street level
while rising dramatically to punctuate the skyline above.
TOW ERS

12 to 30 stories in height
A clearly dened top, with a
VERTICAL ARTICULATION

Divide the mass into vertical

shafts to slenderize the tower
throughout the plan. This section
height determined by building and respect a residential scale
The tower facades are articulated with a series of devices to create street
facades and tower elements with the proportions of traditional buildings.
These towers are designed to continue the scale of the traditional buildings
at the street, and have an articulated base and a pattern of fenestration that is
composition and overall build-
ing height
A clearly articulated base, relat-
Sculpt the facade, using projec-
tions, steps, and curves to maxi-
mize views
includes guidelines on massing,
ing to overall building height Consider both views from the

setbacks and fenestration, and

consistent with tradition. Only at certain prominent entry points into Alex-
Base respects scale of adjacent tower and the view corridors
ander Street and along the waterfront is it possible for large towers to rise in
buildings from adjacent streets
a single plane along the street edge.
The tallest buildings on the waterfront, these slender residential towers Variety of materials and window

appropriate architectural details for

patterns
have oor plates no larger than 8,000 sf to minimize tall large masses that
interrupt view corridors. Referred to as point towers, these residential tow- 12 15 Stories
Vary vertical elements to form multiple buildings
ers will be served by a central elevator core with minimal corridor circulation.
16 30 Stories
Each oor typically has up to six units, depending on their sizes. Point Tow-
ers are composed of slender vertical planes of glass and masonry with sculpted
tops to give them a graceful appearance. Although found in the region, this
building type is a worldwide phenomenon. Some of the nest examples can
STEP 2:
ARTICULATE BASE AND ROOF
this district.
be found in Vancouver. Articulate a base which corre-
sponds to the adjacent buildings
by aligning with either base,
string course, or cornice lines
Base should be 2 to 4 stories
or 12 to 18% of the building
height
Upper levels should step back
Distinguish the top by further
The high-rise towers along Alexander Street will not just offer occupants excellent views of the Key locator
stepping the mass, detailing the
Palisades, but will also give the city of Yonkers an exciting riverfront skyline. roof form, varying materials, or
increasing ornamentation

Articulate details to define the base and roof

72 73

SEC T ION E : STOREFRONT S

SECTION E STO R E F R O NT S AN D S I G N AG E

commercial storefronts storefront composition
Storefront design is critical to the creation of a visually interesting and active Storefronts shall be designed
pedestrian environment and to the composition of architecturally expres- using traditionally framed
sive buildings. Storefronts should generally front directly onto the sidewalk elements of retail design as
well as innovative new com-
areas. Storefronts should be characterized by ample window area, transpar-
ponents that emulate the
character and individuality
amongst various shops in one
building.
Storefronts shall maintain a
A ND SIGNAGE
The Storefront and Signage section
provides guidance on the proper
design features at the ground
level such as lighting, medal-
lions, belt courses, plinths for
columns, piers or pilasters,
projecting sills, tile work,

design of retail and entertainment

ency between inside and outside, and, operational doors that will open up typical rhythm wherever pos-
composition of traditional sible, such as 10 to 20 or 15 stone or concrete masonry,
sidewalk areas directly to the interior spaces. Following the precedent of retail design. Characteristic pedestrian scaled signs, plant-
to 30 feet wide at the ground
traditional mercantile streets, storefronts should be set within a frame that is elements include large trans- er boxes, and specialty bay
level, each with its own entry.
clearly dened by the building architecture. Storefronts should be designed parent display windows with windows.

frontage, including shop fronts and

Storefront entrances shall be
to reinforce a strong connection between the interior of the store and the kick plates below and clere- Within the compositional
clearly distinguished from
exterior realm, extending the commercial life of the interior into the public story windows above, recessed framework above, store-
those serving f loors above.
front entries, and exterior fronts may be composed of
realm and encouraging people to enter stores and restaurants, linger outside
awnings and signs. Kick plates, windows, tran-
where they can enjoy the storefront displays, and participate in the sidewalk various kinds of operational

signage, critical to creating a festive

Multiple storefronts within
experience.
the same building shall be
visually compatible in terms
of scale, alignment and their
Cornice
soms and clerestories, signage
doors and windows that will
bands, upper f loor windows
encourage the opening up of
and cornices shall align where
interior spaces onto the side-
possible but should allow for
walks and terraces, includ-
a level of vertical, horizontal,

Signage Band
relationship to the building
as whole while distinguish-
ing between various shops
using storefront design,
color, signage, and awnings.
Transom Windows
The coherence of the build-
ing design should be able to
Piers
accommodate the diversity of
Large Areas of
Glazing
and three dimensional varia-
tions at the lower level that
will allow for a variegated and
ing French doors, modified
garage doors, sliding doors,
walk-through double and tri-
ple hung windows, and others
and friendly main street experience.
organic quality for the store-
that will support the opening
fronts.
up of interior spaces to the
Individual storefronts shall be outside.
distinguished by interesting

Door

Kick Panel

82 83

SEC T ION F: L A NDSCA PE

SECTION F L AN DS C AP E G U I DE L I N E S

Describes the open space frame-

open space framework plan work for Alexander Street, includ-
public open space recreational uses associated with the surrounding businesses or residences.
The Alexander Street open space framework provides for a connected system
of parks, greenways, trails, and natural areas for both active and passive fam-
ily and community oriented recreation. The plan distributes parks throughout
Amenities will include open grass areas, gardens, and seating areas. These
areas will be maintained by local owners but may be open to the public dur-
ing limited hours.
ing conceptual park designs for
each public space and a streetscape
the new district so that each resident is within a short walk of open space. ST REE T T REES A ND SID E WA LK PAVING
The parks vary in character to promote distinctive place making and address- The connective ber of our open space system is the consistent use of street
es. The parks and the waterfront are connected to residential areas and each trees and a rich sidewalk paving. Specic streets will incorporate landscape
other by an interconnected network of sidewalks and pathways, encouraging verges and will serve as part of the greater pedestrian trail connections.
residents to walk. For park visitors who choose to drive from an adjacent
neighborhood, ample on-street parking will be provided.
The open space framework includes ve types of public open spaces.
palette.
T HE WAT ERFRONT ESPL A NA D E
A new continuous esplanade at the edge of Waterside Drive will run the
entire length of the neighborhood and will be the dening element of the
district. The generous walkway will be lined with clustered groups of seat-
ing and street trees, allowing residents views of the Palisades to the west as
well as of New York City's skyline to the south and the Tappen Zee area to
the north. Unlike the esplanade lining the Hudson Park Apartment build-
ings, the new Yonkers esplanade refers to the area lining the waterfront drive (above) Map showing the extension of the
waterfront esplanade to the JFK Marina.
which is separate from the new waterfront park.
(left) Enlarged plan showing location of
waterfront esplanade, waterfront park, and
T HE WAT ERFRONT PA RK public parks.
The proposed waterfront park at Yonkers will connect residents and visitors to
the river and enhance existing amenities. The park consists of open lawn, pavil-
ions for gatherings and events, sweeps of native vegetation, creative play zones,
and trails for walking and biking between the esplanade and water's edge.

PUBLIC PA RKS A ND G A RD ENS

These areas are designated park spaces integrated into the residential blocks for
passive recreational uses and for neighborhood gatherings. Amenities will include
open grass areas for the following: play areas, pavilions, gardens, and seating
WATERFRONT PARK
areas. These areas may be maintained by either the city and/or local owners.
WATERFRONT ESPLANADE

PRIVAT E PA RKS A ND G A RD ENS

PUBLIC PARKS AND GARDENS

These areas are designated as more private park or plaza spaces for passive
PRIVATE PARKS AND GARDENS

94 95

7
 SECTION A INTRODUCTION

applying the guidelines to your site

These guidelines are intended to describe the Citys ST EP 1:
vision for the Alexander Street district and to help devel- Using the guidelines in Section B, identify your site on the
street framework plan
opers design specific projects within a common frame-
work of public spaces. The guidelines are designed to
provide parameters for the site plan and recommenda-
tions regarding the articulation of building facades. The
following instructions guide you through the steps that
need to be taken: SITE

ST EP 1: Identif y your site in the regula ting plan

for programma tic re quirement s .

Locate site on the street type diagram for

key setbacks
Review setback plan and open space plan to estab-
lish building pad
Configure parking based on recommended location
and access points
Review height regulations and choose your desired
building type accordingly (townhouse, loft, apart-
ment, tower)

ST EP 2 : Loc a te your site and it s rela tionship to ST EP 2 :

sp e c if ic addre s s Using the guidelines in Section C, evaluate your site based on
its address, for desired character and streetscape
Review desired character and recommended uses
Review streetscape recommendations
Arrange building program on site and state desired
building types
Configure the parts of your development program
and building on your site. The goal is to make sure
the facades facing public spaces are fi lled with active
uses and that servicing functions are concealed.

8
ST EP 3 : Identif y your building t yp e and re fer to ST EP 3 :
that t yp e for de sign guideline s Using the guidelines in Section D, develop the building's
massing and articulation. Refer to Section E for a description
Break down the block based on the assembly diagram of the appropriate character for storefront and signage design
in this district.
Design the massing and articulation of each build-
ing based on the six step process presented
Address storefront and signage design for mixed-use
buildings (refer to guidelines in Section E)

ST EP 4 : Re fer to lands c ap e guideline s and ST EP 4 :

c hoose appropriate treatment for public spac e, Using the guidelines in Section F, apply landscaping and
sidewalk s, and f ront yards . streetscaping addressing the public realm.

Refer to this section for specifics regarding the design

of the public realm. This section will provide guidance
regarding the detailed design of urban spaces, and the
appropriate landscape palette. Other topics will include:
Landscape types
Landscape transitions
Detailed park design
Palette of materials, furniture, streetscape elements
Sustainability

9
master plan frameworks
 SECTION B MAST E R P LA N FRAM EWORKS

OVERVIEW

The Master Plan for Alexander Street defi nes a basic street framework
within which a series of development parcels are identified, along with their
potential program yield. The Master Plan has also set a prescribed amount
of open space and its general configuration. Stakeholders and City officials
have approved this general structure and it is expected that individuals will
come forward with specific proposals. The plan diagrams in this section are
intended to set forth some basic parameters that are essential to the final
vision. Subsequent sections will provide specific guidance on the architecture G
le
nw
and landscape components. oo
d
Av
The Alexander Street District is envisioned as a vibrant, mixed-use com- e nu
e
munity connected by a continuous, public esplanade along the riverfront.
This promenade will connect Downtown Yonkers to the JFK Marina and
Trevor Park. The plan was designed to respect existing view corridors, while
maximizing connections to adjacent neighborhoods. A pedestrian path net-
work also offers opportunities to connect residents between internal public

e
n Ave n u
spaces, the train stations, and the river. Key plan elements include:
o
Wa rb u rt

Alexander Street as a new commercial address, complete with neighbor-

hood shopping and destination shops
Riverfront park address along a public esplanade
St re et

A central gathering space for civic functions Ash

A le xa nd er

bur
to n
Ave
Network of smaller park spaces n ue
ay

Pedestrian and vehicular connection to an improved JFK Marina Park

dw
oa

Redevelopment of the Glenwood power plant into an entertainment

Br
rt h
No

venue
Pedestrian and vehicular connections to adjacent neighborhoods
Higher density housing close to the train stations
Illustrative Plan illustrating riverfront espla-
nade and connection to JFK Marina

12
 MASTER PLAN KEY

WALK-UP UNITS

MULTI-FAMILY BUILDINGS

MIXED-USE BUILDINGS

OPEN SPACE

Po i n GREEN ROOF OVER

t Str
e et STRUCTURED GARAGE

nue

e
n Ave n u
Ave n u e

o rt h Ave

o
R av in e

Wa rb u rt
Wo o d w

La m arti
n e Ave n
ue
N

B ab co ck
P la ce

J
St re et

I
A le xa nd er

Ash H
bur
to n
Ave
n ue
G
ay
adw

F
E
B ro
rt h
nue

D
O L M
No
o rt h Ave

C A

B
Wo o d w

We ll s A K
ve n u e

Detail Illustrative Plan depicting the core of the Alexander Street District Plan of development parcels from Alexander
Street Master Plan

13
 SECTION B MAST E R P LA N FRAM EWORKS

street types
RETA IL ST REET
This street type is lined by mixed-
use retail and residential. Parking
garages and service docks may not
be accessed via this street.

WAT ERSID E D RIV E

Po i n
t Str
e et
Varying building types and heights
create a compelling waterfront sky-
line. Parking garages may not be
accessed from this drive.
nue

e
n Ave n u

SMA LL R ESID ENT I A L ST.

Ave n u e

o rt h Ave

An intimate scale ensures comfort-

o
R av in e

able pedestrian-friendly streets.

Wa rb u rt
Wo o d w

Parking access here must be

screened and should be limited.

MED IUM RESID ENT I A L ST.

La m arti
n e Ave n
ue Connections to existing streets
increase the network for through-
traffic. Parking access here must be
screened and should be limited.

R A IL ST REE T
One-sided development along the
tracks allows intriguing hidden
Ash
bur
opportunities. Parking and service
to n
Ave
n ue should be primarily accessed via
Rail Street. Garage entries should
ay

be screened with careful architec-

adw

tural treatment wherever possible.

B ro
rt h
No

ME WS
Green streets increase circula-
tion for pedestrians and bicyclists.
Buildings along mews must address
the green.

The plan is comprised of various street types as described in more detail to the right.

14
public transit network
T R A NSIT ROUT E
Several types of transit are being
considered for this site, including
wireless Light Rail systems and
JFK Marina electric vehicles. Given the size
and scale of Alexander Street, vehi-
cles that can share the right-of-way
with cars are preferable, allowing
the Retail Street to stay pedestrian
Trevor Park
in nature.

T R A NSIT STOP S
Transit stops could be accom-
Glenwood modated within the parking lane,
Rail Station while retaining on-street parking
elsewhere along the street. The
proposed route follows Alexan-
der Street from Downtown, then
diverges to follow one-way routes
northbound on Alexander Street
and southbound on Rail Street
throughout the Alexander Street
District.

towards Yonkers
Rail Station
Proposed public transit apportunities

15
 SECTION B MAST E R P LA N FRAM EWORKS

open space framework

PUBLIC GREEN SPAC E
New parks, a continuous waterfront
esplanade, and green streets con-
nect residents and visitors to the
waterfront and enhance existing
amenities.
Po i n
t Str
e et GREEN ROOF COURT S
Sustainable design principles are
applied to garages, using the roofs
to create additional green space for
resident enjoyment, natural cool-
nue

e
n Ave n u

ing, and stormwater management.

Ave n u e

o rt h Ave

o
R av in e

Wa rb u rt
Wo o d w

Public Promenade
JFK Marina
and Riverfront Park

La m arti
n e Ave n
ue
Trevor Park

B ab co ck
P la ce
St re et
A le xa nd er

Ash
bur
to n
Ave
n ue
ay
adw
B ro

Beczak Environmental
rt h
nue

No

Center
o rt h Ave
Wo o d w

We ll s A
ve n u e

Open Space Network Plan illustrating connections to JFK Marina,

Trevor Park, and the Hudson River Museum

16
setback regulations
Within each development parcel,
setbacks are established to allow
for projections such as balconies,
awnings, signage, and bays. Build-
ings shall be placed within the
developable area as outlined in the
Po i n diagram to the left.
t Str
e et

BUILD ING SE T BACK

Buildings are required to be set-
back a minimum of 5 feet from
the property line along all streets
nue

e
n Ave n u
Ave n u e

and mews. This setback defines a

o rt h Ave

yard zone in which encroachments,

o
R av in e

Wa rb u rt

including bay windows, balconies,

Wo o d w

porticoes, steps, and small facade

projections may occur. Landscap-
ing and hardscaping, including
La m arti potted plants and planter strips, are
n e Ave n
ue
encouraged. Garbage collection is
discouraged; where it is necessary,
it must be screened by low walls
B ab co ck
and/or landscaping.
P la ce

D E V ELOPMENT PA RC ELS
St re et

The building setbacks define

A le xa nd er

development parcels within the

Ash
bur
to n
Ave
blocks. Within these parcels, land
n ue
may be developed as one piece or
further subdivided into individual
ay
adw

lots. These guidelines do not set

B ro

requirements for setbacks between

rt h
nue

buildings internal to the develop-

No
o rt h Ave

ment parcel. Access to parking,

service, and garbage collection,
Wo o d w

should occur within the interior of

We ll s A
ve n u e
each development parcel.

A five foot setback zone provides space for projections from buildings, without encroaching into the
public right of way.

17
 SECTION B MAST E R P LA N FRAM EWORKS

parking strategy
Parking is essential to support the
ST RUC T URED PA RK ING uses in this new district, though it
is equally essential that it be han-
ON ST REE T PA RK ING dled properly in order to reinforce
the quality of the public realm. The
diagram to the left illustrates gen-
Po i n eral locations for parking for each
t Str
e et
block. In addition, parking must
respect the following conditions:
Must be accessed from Rail
Street or side streets
nue

e
n Ave n u

Garages must be lined with

Ave n u e

o rt h Ave

active uses at the ground level,

o
R av in e

Wa rb u rt

when located on a primary street

Wo o d w

Garages shall be wrapped by

active uses and landscaped on
the roof when possible
La m arti
n e Ave n
ue
Minimize gaps in the liner to 15
feet when on a primary address
Service and loading must be
accessed from Railroad Street
B ab co ck
P la ce
Garages are not permitted to
front public streets, mews, or pa
St re et

parks with the exception of Rail

A le xa nd er

Ash
Street
bur
to n
Ave
n ue On street parking will provide
approximately 200 additional
ay

spaces for visitors and residents.

adw

Parking should be metered for the

B ro

convenience of shoppers and short

rt h
nue

No
o rt h Ave

term visitors during the day. Use

of on street parking by employees
Wo o d w

and commuters should be discour-

aged and regulated. Space for
We ll s A
ve n u e crosswalks, hydrants, and bus stops
should be co-located to maximize
Parking shall always be located in the center of the block, and lined by active uses. On-street parking
can also provide temporary and visitor parking.
frontage for parking spaces.

18
height regulations
LOW RISE
Townhouses or apartments of three
and four stories. These buildings
are most appropriate along narrower
residential streets and mews spaces.

MID - RISE
Po i n
t Str
e et Buildings are four to six stories
and may take the form of either
apartments or lofts, based on the
architectural character area of the
area. Ground floor commercial may
nue

e
n Ave n u

be desirable based on the particular

Ave n u e

o rt h Ave

address (see Section C).

o
R av in e

Wa rb u rt
Wo o d w

MID - TO HIGH - RISE

Buildings of six to eleven stories,
and may take the form of either
apartments or lofts. A clear base,
La m arti
n e Ave n
ue middle and top mediate the scale at
the pedestrian level. They are locat-
ed along larger spaces and placed to
maximize views at key locations.
B ab co ck
P la ce

TOW ERS : 12 15 STORIES

St re et

These cap prominent spaces while

maintaining open view corridors
A le xa nd er

Ash
bur
to n
and tying seamlessly together with
Ave
n ue smaller building types.
ay

TOW ERS : 16 3 0 STORIES

adw

The tallest towers are sited to

B ro

maximize views along key corridors

rt h
No

and terminate vistas. They are an

essential component to the char-
acter of the Grand Plaza and the
Waterfront Drive.
We ll s A
ve n u e

Building heights establish the desired character along each street and public space.

19
 SECTION B MAST E R P LA N FRAM EWORKS

focal points and views

VIE W CORRID ORS
Key view corridors are maintained,
focusing and framing views to the
waterfront. Towers and tall build-
ings are carefully sited to terminate
urban vistas without impeding
Po i n
those to the water.
t Str
e et

P OINT TOW ERS

Though towers may range from
12 to 30 stories, only certain loca-
tions are appropriate for the high-
nue

e
n Ave n u

est range. Point towers of 22 to 30

Ave n u e

o rt h Ave

stories are visible from afar and are

o
R av in e

Wa rb u rt

viewed as landmarks. These tow-

Wo o d w

ers define the skyline, are sited to

create and terminate views, and
must be appropriately treated with
La m arti
memorable architectural features.
n e Ave n
ue

PROMINENT FACA D ES
In the heart of the district, Alex-
ander Street creates a retail cor-
B ab co ck
P la ce ridor which must be articulated
through both architecture and
St re et

streetscaping as a primary public

A le xa nd er

destination. Point Street Landing

Ash
bur
to n
Ave
has a similar role as a destination.
n ue
Facades fronting these locations
must be prominent and welcom-
ay
adw

ing. Tall ground floors with a high

B ro

degree of transparency and atten-

rt h

tion to detail animate the facades

No

in these key locations.

We ll s A
ve n u e

Focal points within the Alexander Street District include view corridors, vistas, and prominent
facades.

20
High-rise apartments and homes on the hill to the east retain their views to the Hudson River and Palisades.

21
 SECTION B MAST E R P LA N FRAM EWORKS

signature attractions
The Yonkers waterfront will become a mixed-use district with a balance of
residential units, offices, retail, entertainment, plazas, and parks. This new
waterfront area presents the city with a remarkable opportunity to locate
new cultural activities that will benefit the region and serve as landmarks
that distinguish Yonkers from other cities along the Hudson. The plan offers
three unique locations for cultural activities, each with different qualities and
strengths. The choice of location will depend on the nature of the cultural
activity and the desired relationship to adjacent activities. The waterfront can
provide a home for a variety of institutions and organizations including visual
arts, performing arts theaters and schools, maritime and nature centers and
historical centers.
The plan presents three sites, currently planned for mixed-use, but suitable
for special cultural uses:

GR A ND PL A Z A BLOCK
This block is located adjacent to the Grand Plaza along Alexander Street.
This central location is adjacent to retail and restaurants and ideal for theater,
schools and museums. A cultural facility can utilize the entire footprint of the
development block although retaining street level retail and a high-rise resi-
dential building is very desirable. The grand Plaza adjacent to the building can
serve as a sculpture court, entry plaza, assembly space and unique setting for
the cultural facility. Parking for this block can be provided in adjacent blocks
if the use occupies the center of the block where a garage would normally be Grand Plaza Block site
located. Examples of comparable facilities from other cities include the Canadi-
an National Ballet in Toronto, the Rosenthal Center for Contemporary Art in
Cincinnati, and the Benedum Center for the Performing Arts in Pittsburgh.

(left) Benedum Center for the Performing Arts

and Katz Plaza, Pittsburgh, Pennsylvania

22
P OINT ST REE T L A NDING
This location offers a waterfront location for a unique building of modest
size. A culture use properly sized to fit on the site could be accommodated
in a striking architectural landmark that would be highly visible along the
Hudson River. Potential uses for this site include maritime, nature and his-
tory centers, a small performing arts program and a small museum. Examples
of waterfront cultural uses include the Royal Playhouse in Copenhagen and
the Sidney Opera House. Although these examples are very large, the idea
Point Street Landing site
of a distinguished building is an appropriate response for this site.

Royal Playhouse, Copenhagen, Denmark

GL EN WOOD P OW ER PL A NT
The Glenwood Power Plant buildings are remarkable works of architecture and
with their open halls, could accommodate cultural uses requiring long span space
and large volumes. Architecturally significant buildings are often recycled into
new uses serving as homes for museums, performing arts activities, and other
forms of entertainment. They create a unique identity and character that would be
impossible to replicate in todays economy. Examples include the power plant in
Baltimores Inner Harbor; Station Square and the Cork Factory in Pittsburgh.
Glenwood Power Plant site

Station Square, Pittsburgh, Pennsylvania Cork Factory Lofts, Pittsburgh, Pennsylvania

23
addresses
 SECTION C ADDRESSES

OVERVIEW

The Alexander Street Master Plan includes a range of different street types
and public open spaces, each of which defines a unique address within the
new waterfront neighborhood. This section outlines the character of the eight
different addresses to ensure the new waterfront neighborhood provides a true
diversity of enjoyable places and experiences to all its residents and visitors.
Addresses are defined by the relationship between the public and private
realm, the building types that line them, and the treatment of streetscape and
landscape. Critical to each address is the relationship between buildings and
the public realm which they face. Because each parcel will likely be built by a
different entity, these addresses serve as a framework to guide developers on
how the various parcels should relate to each other and to the public spaces
which they face. The addresses within this district include:
Retail Street
Waterside Drive
Grand Plaza
Residential Streets
Mews
Point Street Landing
Railroad Street
Town Garden
Otis Lofts GL EN WOOD P OW ER PL A NT
A ND JFK MA RINA
Glenwood Power Plant and JFK Marina

26
 P OINT ST REE T L A NDING

R A ILROA D ST REE T

WAT ERSID E D RIV E

RESID ENT I A L ST REE T S

TOW N G A RD EN

ME WS

GR A ND PL A Z A

OT IS LOF T S

RETA IL ST REET

Alexander Street Master Plan Addresses

27
 SECTION C ADDRESSES

retail street
The Retail Street address is both the center of commercial activity in the new
ESSENTIAL CHAR ACTERISTICS
waterfront neighborhood, as well as its main gateway from downtown Yon-
Center of commercial activity
kers and the downtown train station. Ground-level shops, restaurants, and
Includes a mix of retail and office
cafes create a main street atmosphere and a pedestrian-friendly link between
Buildings are generally 4 to 6 stories
downtown Yonkers, the Grand Plaza, and the waterfront esplanade. A mix tall, with little or no setback
of residential and office uses on upper floors ensures that the area remains Towers are allowable in select loca-
tions
lively and active throughout the day.
Wide sidewalks animate the
This street will be the center of commercial activity and shall therefore be streetscape
lined with wide sidewalks to permit outdoor dining and substantial pedestrian
activity. On-street parking is also encouraged to support storefronts. Buildings
will typically be six stories, with minimal setback for special elements. Particu-
lar lighting and signage may identify this address as a unique destination.

Parapet walls and flat

roofs are typical
4 to 6 stories typically
Balconies and bay projec-
tions may extend up to 5'
within the setback

Street trees in planters are

spaced at regular interval

Street lights are spaced at

regular interval

Floor to floor height of

16' to 20' for commercial
ground floor
Awnings, signage, and
Parking
storefront lighting
15' wide sidewalk

5' 15' 8' 24' 8' 15' 5'

Parking
70' ROW

Typical street section of Alexander Street

28
Perspective view of Retail Street

Outdoor seating and shading elements entice Vibrant streetscapes may contain a wide vari-
shoppers and animate the street. ety of architectural styles and materials.

Illustrative plan example of Retail Street

29