Update on Cedar Commons

Here is an update on our discussions with Zion Episcopal Church and the developer of the project at 41 Cedar Street known as Cedar Commons.

Background

Last fall, we briefed the Congregation on discussions between South Church and the developer about the potential sale of a 20-foot strip of South Church land running from the back corner of parking lot down to Cedar Street. We had been approached by the developer, who had already purchased adjacent property at 41 Cedar Street and had plans to build a project on his land. He needed a means of access around the structures he was planning to build. He knew that his construction could compromise our sanitary and storm lines. He offered to buy the 20-foot strip, and as a part of the consideration for the additional land, to upgrade our aging storm and sanitary sewer lines.

We entered into a letter of intent with the developer setting out basic terms for sale of the strip.  The developer prepared a revised building design and site plan based on the additional land the acquisition would provide. The new design shows a building extending 5 feet into our strip of land, with units 18 inches wider than allowed for the smaller lot he currently owns, and a landscaped pocket park over the utility easement we would retain for the upgraded pipes. We have exchanged drafts of a purchase agreement, but have not yet executed it.

On February 11, the pastor and Vestry of Zion alerted us via a certified letter that they believed they had acquired ownership of part of our strip of land through adverse possession because they have maintained it for an extended period of time, and that they had retained legal counsel to advise them on their options. They copied the Mayor and the Board of Trustees. They invited us to talk with them about mutually beneficial solutions.

In informal discussions, they told us they wanted to see a green buffer maintained along the property border. We invited them to have a three-way conversation with the developer about how to accomplish this.

Current Status

The revised plan has been approved by Dobbs Ferry Planning Board and Architectural Review Board, and is currently before Village Board of Trustees for final approval.  There was a public hearing in March at which Zion presented concerns about the project relating to scale, impacts on the view of Zion from the street, traffic, impact on local businesses, a preference for adaptive re-use of the existing buildings, and the need for a buffer of trees between the project and the Zion property. The developer repeated his willingness to meet with Zion.

The Board deferred further consideration of the proposal to later meetings, which were postponed due to the pandemic. We followed up Zion informally in a continuing effort to arrange a discussion.

On April 4, Zion sent us a letter in which they declined to meet with the developer until a Village arborist weighs in on potential solutions, and reiterated their objections to the project.  We responded with a letter dated April 24 outlining our perspectives on the project, and urging them to join us soon in virtual discussions about how to resolve the view screening and property line issues.