Yonkers: A Transformation

The daylighted Saw Mill River at Getty Square in 2003. (Ajay Suresh)

By Andrew Sena

Over the past two decades, Yonkers has experienced significant transformation through various construction and development projects. These changes have had both positive and negative effects according to some in the community.

In the early 2010s, Yonkers began ambitious redevelopment projects to rejuvenate the downtown area. A notable example is the Saw Mill River daylighting project, which involved uncovering portions of the river that had been buried beneath the city for decades. This $48 million initiative aimed to reduce flooding, restore natural habitats, and create urban green spaces. The first phase was completed in December 2011, followed by subsequent phases that further enhanced the urban landscape.

The process of “daylighting” the river has brought ecological, economic, and cultural benefits to the area. “Everybody thought this was a lousy, stinky little river,” said Anne-Marie Mitroff of Groundwork Hudson Valley. “So they put this cap on top of it in the 1920s. It was buried, and we put a parking lot on it. We really mucked around with this city.”

Another significant development is the Hudson Piers project by Extell, aimed to revitalize the area with luxury residences, retail spaces, and public amenities. “Hudson Piers will introduce a significant supply of new luxury and affordable housing to Yonkers and will bring the Extell quality of construction complemented by an unmatched array of lifestyle amenities to the city’s waterfront,” said Gary Barnett, founder and chairman of Extell. The development includes a mix of studios to three-bedroom units. Studio prices start at $2,500 and three-bedroom units begin at $4,950.

Yonkers has witnessed a surge in construction, particularly in high-rise apartments and mixed-use developments. Over the past eight years, more than $3.8 billion in development projects have been approved, are underway, or are completed, resulting in over 9,100 new residential units and 2.3 million square feet of commercial space. Developments like the Teutonia Towers, which features a 41-story building with 906 apartments and nearly 3,000 square feet of commercial space, are examples of this trend. These projects cater to a growing demand for urban living spaces that offer modern amenities and proximity to New York City.

Yonkers has also invested in cultural and educational infrastructure. The development of media and film programs in partnership with institutions like New York University reflects Yonkers commitment to providing students with opportunities in emerging industries. Yonkers is now also home to newly developed Great Point Studios located in downtown Yonkers right next to the water. The city has undertaken school renaming initiatives, such as naming new schools after notable figures like Supreme Court Justice Sonia Sotomayor and producer Robert Halmi Sr. These efforts aim to honor diverse contributions and inspire future generations.

While these developments have brought economic growth and revitalization, they have also raised concerns about gentrification and displacement.  Increased property values and living costs are making it hard for existing residents to afford housing. The influx of wealthier resident has also altered the cultural fabric of neighborhoods. Long-standing community members often feel marginalized as local businesses that once catered to them are replaced by establishments targeting newcomers. This dynamic creates a sense of loss within the community’s historical identity.

Over the past two decades, the cost of living in Yonkers has risen significantly, driven by a combination of factors such as housing, transportation, and food expenses, with the average cost of living now at $3,050, placing Yonkers among the top 1% of the most expensive cities globally. Housing has seen particularly sharp increases, reflected in the increase in property taxes from $205 million in 2003 to $254 million in 2006. Salary.com reports that the cost of living in Yonkers is now 35.7% higher than the national average, creating financial challenges for residents adapting to the city’s evolving economic landscape. In some cases, gentrification has resulted in homelessness. Ronnie Parker, 67, is a life-long resident of Yonkers. “I think construction is good,” says Parker, “but my concern, from what I’m hearing from a lot of residents who live in Yonkers is how much housing is set aside for residents who actually live in Yonkers. We want to be able to keep the people who were raised here like myself who enjoy the city of Yonkers and would like to continue to live here.” Efforts to address these issues include policy recommendations for affordable housing. In its 2019 “Yonkers Housing Report,” the Leviticus Fund notes, “Under the City’s current affordable housing ordinance, there is already a density incentive for developers to build affordable housing.”

The construction landscape in Yonkers over the past 20 years reflects a city in transition, balancing growth with the need to maintain its unique character.  Through strategic development projects, increased public spaces, and cultural initiatives, Yonkers has positioned itself as a dynamic urban center. As the city continues to evolve, ongoing attention to inclusivity and sustainability will be crucial in making sure all communities and residents progress within the benefits of the city.