RESOLUTION NO. ___ 2026
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BY MAJORITY LEADER JOHN RUBBO
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF YONKERS, PURSUANT TO ARTICLES VII AND IX OF THE CITY’S ZONING ORDINANCE, TO APPROVE A SITE PLAN AND SPECIAL USE PERMIT APPLICATION FOR A PROPOSED FILM STUDIO AT BLOCK: 3182 LOT: 2 ON THE PROPERTY KNOWN AS 501 HAWTHORNE AVENUE, ZONED “MG” DISTRICT.
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WHEREAS, on March 11, 2026, the Planning Board of the City of Yonkers, by unanimous vote, approved the site plan and special use permit application, submitted by I Park Riverdale, LLC (the “applicant”), for the property located at Block 3182, Lot 2, on the property known as 501 Hawthorne Avenue, zoned “MG” district for a proposed Film Studio; and
WHEREAS, particularly, the site plan and special use permit is to construct a 81,391 square foot film studio with three sound stages and two mill spaces, one on the first floor and one on the second floor (15,090 square feet and 16,443 square feet respectively). The proposed building will be supported by two new parking lots, one for staff and visitor parking and the other for loading. A total of 170 spaces are being provided, with 5 of those spaces being ADA compliant, and one space allowing for ADA van parking. In addition to the 170 spaces, 5 parking spots are provided for tractor trailer parking; and
WHEREAS, the site plan and special use permit application were approved with the following conditions: 1. All conditions and SEQRA findings imposed by the Planning Board shall be undertaken at the owners sole cost and expense and remain in full force and effect for the life of the project. 2. Any proposed modifications to the site plans shall be submitted to the Planning Board for a site plan amendment. 3. A copy of the text from the Planning Board’s resolution in its entirety shall be included on the approved plans. 4. The applicant shall submit two (2) printed sets and electronic PDFs of the site plans to the Planning Bureau for endorsement and circulation within two weeks of the Board’s approval.
WHEREAS, the construction of the Film Studio requires special use permit approval; and
WHEREAS, on October 9, 2024 the City of Yonkers Planning Board declared its intent to serve as Lead Agency pursuant to SEQR for the coordinated environmental review of the project. The Planning Board determined that the proposed action will not result in any significant adverse environmental impacts and adopted a Negative Declaration for the project on December 8, 2024. No further SEQR review is required.
WHEREAS, on February 11, 2026 the Planning Board conducted a duly noticed public hearing on the site plan and special use permit application, at which all interested members of the public were invited to be heard; and
WHEREAS, at its meeting on March 11, 2026, the Planning Board unanimously approved the site plan and special use permit application and thereafter forwarded a copy of the hearing transcript and its Approval Resolution, dated, March 11, 2026, containing its findings and favorable recommendation to the City Council for consideration and a final decision pursuant to Section 43-55 of the City’s Zoning Ordinance; and
WHEREAS, in accordance with Section 43-55 of the City’s Zoning Ordinance, following an approval of a special use permit by the Planning Board, the City Council must approve, disapprove, or approve with modifications the decision of the Planning Board with respect to its grant of the special use permit within 45 days of receipt of the Planning Board’s findings and decision; and,
WHEREAS, upon referral by the Planning Board and receipt of the aforementioned documents, the City Council believes it to be in the best interests of the City to approve the site plan and special use permit application; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council, in meeting assembled, hereby accepts the recommendation of the Planning Board that the site plan and special use permit application be granted; and
BE IT FURTHER RESOLVED, that, based upon the record and findings of the Planning Board with respect to the application, as well as the entire record before the City Council during its review of the application, the decision and actions of the Planning Board are hereby approved, and this approval is subject to any conditions set forth in the Planning Board Approval Resolution; and
BE IT FURTHER RESOLVED, that all of the conclusions, findings, and conditions contained in the Planning Board’s December 9, 2024 Negative Declaration under SEQRA, the February 11, 2026 public hearing transcript and the March 11, 2026 Planning Board Approval Resolution are hereby incorporated by reference herein and made a part hereto; and
BE IT FURTHER RESOLVED, that this Resolution shall take effect immediately.