News from Yonkers City Councilmember John Murtagh.
DATE: January 30, 2006
JOHN M. MURTAGH
COUNCIL MEMBER
5TH DISTRICT
Murtagh Calls for Council to Set Comprehensive Development Policy
Favors "open, competitive and transparent" processes, bar on use of eminent domain.Declaring " … unguided development simply for development’s sake is not the answer to Yonkers’ problems," Council Member John Murtagh (RIC-5) today called on the City Council to establish a comprehensive development policy for major projects as well as adopting a meaningful open space and recreational facilities policy to protect the cities natural resources.
"Cross County Shopping Center, video lottery terminals at Yonkers Raceway and the debate over Ridge Hill demonstrate the pressure Yonkers is under as it rebuilds and build anew," Murtagh said. "The question for the City Council is not whether major development and redevelopment takes place – the question is does it continue on an ad hoc basis or do we adopt sensible guidelines for the future look and density of our city?"
"Yonkers’ assets from a development point of view are unique – proximity to New York City, the Hudson and Palisades, a diverse housing stock and labor pool," Murtagh said. "So our process for selecting who gets to use those assets should ensure that Yonkers’ citizens receive lasting quality and the best return on their buck. Above all, all current residents have a stake in the future direction of development and redevelopment. Their views must be listened to and their concerns about taxes, services, quality of life and affordability must be addressed."
In addition to adopting a meaningful open space and recreational facilities policy, Murtagh’s proposal would require the City Council to take action on the following six points:
establish a formal, open, competitive, transparent and uniform process for the administration to follow in recommending developers or awarding development rights when public resources are involved;
a ban on the use of the city’s eminent domain powers to acquire private land and convey ownership to wealthy developers;
a ban on city officials – including unsalaried appointees – from forming local development corporations and other such quasi-government entities unless approved by the City Council with strict guidelines on openness and accountability;
an assessment of the condition and adequacy of city infrastructure and services in each neighborhood where major development or redevelopment might occur;
strict limits on the conveyance of publicly owned property for private development with careful consideration to the option of long term leasing or deeds with reverter clauses; and a stream-lined application process for approvals for as-of-right projects or projects requiring modest variances with a strict timetable for each step in the process and a prohibition on imposing new conditions for a certificate of occupancy once a building permit is issued or the factors cited for a denial of a building permit are addressed.
"Before we approve new development that adds significant numbers of residents and visitors, we have an obligation to make sure that the city’s infrastructure – both physical and services – can support it," Murtagh said.
"For example, it’s fairly clear that the distribution of public school facilities in our city no longer matches the demand. Is the same true for fire houses and police stations? Can our roads handle major new traffic? And what of open space and recreation? Where should we develop new parks and preserve open space to hold in the public trust for future generations to enjoy?"
"Most important, the public has a right to expect that the finished product is the best available and that the development process is both open and inclusive. Murtagh said. "What better way to ensure the best return on our investment and to bring out the best ideas than an open and transparent competition for proposals and developers?"
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