Tuckahoe Village Departments

TUCKAHOE TALK
With Mayor John Fitzpatrick

Hotel

July 17th, 2009

I had originally written a clever column based on the word "Hotel" and its inclusion in the newly-proposed commercial zoning code language for Marbledale Road. That draft didn’t include the actual word Hotel for about five paragraphs. Unfortunately, I realized after reading it that I felt a striking similarity to the film "Jaws," where you didn’t see the shark for the first hour and became even more frightened by its inevitable appearance. My intention was to not include the word until all the data had been presented so as not to have the real discussion on the future of Marbledale Road obscured. Nevertheless, at times the word has succeeded in overshadowing the greater discussion. Whether this has been by design, spin or just the way things work out sometimes, I cannot say. It is my hope to present more of the information as opposed to the spin. I realize some may be against facts fogging up an issue, but many others find them useful in determining a position.

Personally, I don’t ever worry about spin; it would be like cursing the sunshine, which we all realize, is inevitable. Spin masters can make one seem like the devil regardless of the stance; I have always understood that spin is the weapon of both critics and proponents of any plan. Spin or counter-spin are now practically necessity since they neutralize each other so one may observe the object or subject sort of suspended between the opinions.

The Village Board and I have debated quite extensively on Marbledale Road’s potential during our televised meetings, but alas I am not convinced many watch. I must confess that I fear even fewer read my column, but I decided to write based on the importance of the subject matter. The fact that many aren’t informed on the business of our village has been an area that I have earnestly addressed for my entire term in office.

I was a little surprised that the word Hotel had taken on a life of its own. You see, the ability to have a hotel in the Village of Tuckahoe has always existed. I never added this to the code and it is not a new use. For those wondering how the word made its way into the current legislation: we took what has always been allowed in our business zone and placed it as acceptable use in the new commercial zone. My intent has long been to eliminate the "mish mash gasoline alley" of the existing industrial zone that I find detracting from our great village.

Many fail to understand that the current existing language does not define hotel, thereby theoretically allowing all types, even those as a community we should definitely be against. This alarming fact was revealed during researching the new zone. To make matters worse, in the event of a hotel’s failure the potential existed for its conversion to residency. Arguments from the public have gone as far as having me promoting prostitution and drugs. This line of thought is not only absurd, but also amusing. A developer with Starwood Hotel Group has expressed interest in using property on Marbledale Road for a project, given that we have begun rezoning talks. However, since Starwood owns St Regis, Sheraton, Westin and the "W" Hotels, my guess is that prostitution and drugs may be in short supply. Several years back I recall a nail salon on Main Street operating as an illegal massage/prostitution parlor, but I must have missed all the protests to ban future nail salons. The job of mayor is to keep taxes affordable, services above par and the village integrity in place. I get it. Furthermore, my job is to present any new code with all the would-be fears addressed, including the aftermath possibilities of certain business failures. That has been accomplished. I will let you know I intend to propose the change from the industrial zone to a commercial zone with all the uses now permitted in the longstanding business zone, including hotels. The rising property taxes that could ultimately force those living on fixed income out of this region must be mitigated by an expansion of tax rateables which thoughtful growth brings. This growth must be planned, controlled and balanced to what we choose as acceptable for our community. A hotel project may or may not happen; I have no idea what the future will bring.

Future economic instability may delay any real development of Marbledale Road. This is not in our best interest. Currently, all the businesses combined on Marbledale Road produce only $330,000 in village taxes, with one business – Westy’s (one building) – representing one third of all taxes realized. And as far as school taxes are concerned, this industrial corridor sends about 60 percent of their taxes to Eastchester schools while 40 percent goes to Tuckahoe schools.

The so-called former stewards of our village did a poor job in regard to Marbledale Road. The chemicals and raw materials used on this block have led to several environmentally documented accidents and contamination. Now add in the brilliant plan to fill the marble quarry as a dump for countless other nasty products. I remain committed to rezoning Marbledale Road away from a dead end future of industrial manufacturing to a use more consistent with a suburban village in Southern Westchester.