Gotham has been working in Dobbs Ferry, New York since 1979 in an effort to transform the community. A place with great bones, but too many empty storefronts on Main Street and too many buildings that seemed to be slipping into disrepair, Gotham targeted Dobbs Ferry as a place where the combination of vision, persistence, and commitment could make it a first rate desirable place to live. Gotham began putting projects together that could take buildings that were often perceived as “tear-downs” and instead either restore them or evolve them through adaptive reuse into once again viable properties.

Gotham’s efforts restoring the quality of lower Main Street has helped Dobbs Ferry become a destination for Millennials who are starting out on their own. Outpriced in Brooklyn, people are taking a good look at Dobbs Ferry and the other river towns, where there is an edge and just enough grit to be authentic. Attracted by the restaurants, pubs and coffee shops that are now common in the downtowns, the river towns were recently dubbed “The Sixth Borough” by the New York Times. Much of the credit for making this happen can be given to Gotham.

Master Plan (Proposal)

Master Plan (Proposal)

Dobbs Ferry, NY

Dobbs Ferry Theatre

Dobbs Ferry Theatre

(Proposal) Commercial Dobbs Ferry, NY

66 Main Street

66 Main Street

Dobbs Ferry, NY

100 Main Street

100 Main Street

Dobbs Ferry, NY

Initial Design

Initial Design

First Design

First Design

Subsequent Design

Subsequent Design

22-24-26 Main Street

22-24-26 Main Street

Dobbs Ferry, NY

22 Main St.

22 Main St.

Dobbs Ferry, NY

27 Main Street

27 Main Street

Dobbs Ferry, NY

121 Main Street

121 Main Street

Multifamily, Mixed Use Dobbs Ferry, NY

Colors_121 Main1

Colors_121 Main1

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121 Main - Main Street Elevation-page-001

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121 Main West Elevation-page-001

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121 Main East Elevation-page-001

121 Main Existing East Elevation-page-001

121 Main Existing East Elevation-page-001

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all plans-page-001

Basement Floor-page-001

Basement Floor-page-001

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First Floor-page-001

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Second Floor-page-001 (1)

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Third Floor-page-001 (1)

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Attic Floor-page-001

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121 Main Site Plan-page-001

Oceana (75 Main Street)

Oceana (75 Main Street)

Dobbs Ferry, NY

Campbell Meats

Campbell Meats

Dobbs Ferry, NY

Mykonos Restaurant

Mykonos Restaurant

Dobbs Ferry, NY

Half Moon

Half Moon

Dobbs Ferry, NY

2 Ashford Avenue

2 Ashford Avenue

Dobbs Ferry, NY

Palisade Heights Development

Palisade Heights Development

Dobbs Ferry, NY

88 Ashford Avenue

88 Ashford Avenue

Dobbs Ferry, NY

Rivertowns Square Development

Rivertowns Square Development

Dobbs Ferry, NY

Rivertowns Square Development

Rivertowns Square Development

Dobbs Ferry, NY

Chauncey Square

Chauncey Square

Dobbs Ferry, NY

Livingston Ridge Proposal

Livingston Ridge Proposal

Dobbs Ferry, NY

Livingston Ridge Realized

Livingston Ridge Realized

Dobbs Ferry, NY

Wit's End Development

Wit's End Development

Dobbs Ferry, NY

Castle Hill Close Development

Castle Hill Close Development

Dobbs Ferry, NY

82 Belden Avenue

82 Belden Avenue

Dobbs Ferry, NY

2 Hudson Terrace

2 Hudson Terrace

Dobbs Ferry, NY

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EastElevation2-page-001

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South Elevation2-page-001

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Ground Floor2-page-001

Second Floor2-page-001 (1)

Second Floor2-page-001 (1)

289 Clinton Avenue

289 Clinton Avenue

Dobbs Ferry, NY

103 Mohican Park Avenue

103 Mohican Park Avenue

Dobbs Ferry, NY

Brea Residence

Brea Residence

19 McClelland Avenue

19 McClelland Avenue

Dobbs Ferry, NY

285 Clinton Avenue

285 Clinton Avenue

Dobbs Ferry, NY

Stop and Shop Development

Stop and Shop Development

Dobbs Ferry, NY

145 Palisade Street Development

145 Palisade Street Development

Dobbs Ferry, NY

Gotham in Dobbs Ferry

In 1997, Paddy Steinschneider, as a member of the Downtown Improvement Committee, encouraged Dobbs Ferry to take a hard look at its main/main intersection, where Ashford Avenue intersects with Broadway. He assisted in the preparation of an RFP seeking a planner, as well as in the interviewing of the various respondents. Project for Public Spaces was retained by the Village to do a planning study for what is now known as the “Gateway.”  The recognition of the Gateway was the first step in Dobbs Ferry transitioning from a place that seemed to feel like a victim to the shopping centers, big boxes, and strip malls to a place that understands its potential as a destination and complete within itself.

 

In 2001, again as a member of the Downtown Improvement Committee, Paddy Steinschneider had Gotham prepare an evaluation of the entire Dobbs Ferry downtown showing possibilities for streetscape improvements, development opportunities, and potential locations for additional parking. This was presented to the Village in a series of workshops that helped capture the imagination of the Mayor and Board of Trustees.

 

The next step was to commit to New York State’s program for the preparation of a Local Waterfront Revitalization Plan (LWRP). Paddy Steinschneider served on the Committee that managed that process and was one of the authors of the document. The LWRP identified the need to protect both the waterfront and the historic character of Dobbs Ferry as a waterfront community. The LWRP identified the adoption of a new set of Land Use Regulations as being imperative to accomplish the long ranged goals that were set forth in the LWRP.

This was a true collaborative process with the members of the Land Use Committee working along side PPS in the preparation of the following documents:

 

 

The Dobbs Ferry Vision Plan

A new Zoning Ordinance

Downtown District Building Design Guidelines

Dobbs Ferry Residential Design Guidelines

A new Zoning Map

 

These new land use regulations were adopted by the Board of Trustees by Resolution on September 28, 2010. Dobbs Ferry’s Zoning Ordinance is not quite Form-based zoning, but it has many of the same components and focuses on encouraging what is desirable, instead of preventing what is not. Given that so much of Dobbs Ferry is about preserving existing character instead of implementing change, Dobbs Ferry’s Code is referred to as Context-based zoning.

 

With the new Land Use Regulations in place, Gotham has been moving forward with a number of development projects. While it is critical to develop land use regulations that shape the community that is desired by the people who live and work there, in the end the key is providing the predictability in the entitlement process that will attract the best developers and businesses to the community.

 

While still a work in progress, there are now two new buildings in the Gateway, including a two story medical building with retail facing the street, not the parking lot, and a four story mixed use building anchoring the primary corner. The four story building at 2 Ashford Avenue was designed and developed by Gotham and replaces a closed gas station.

 

Gotham has been working in Dobbs Ferry to achieve a goal that it has reduced into a single phrase:

 

Creating compact, complete, and complex places with a high level of connectivity capable of supporting convivial communities.

OFFICE

Gotham Design and Community Development Ltd.

329 Broadway, Dobbs Ferry, NY 10522

t: (914) 693-5093

f: (914) 693-5390

e: arch329@gmail.com

Office Hours: M-F 9am - 6pm

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19 McClelland Avenue

Dobbs Ferry, NY