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Hudson Harbor: Who's Buying, What's Next?

The recession has helped not hurt this complex, growing rapidly on Tarrytown's riverfront.

Interestingly enough our national longterm economic slump may have actually helped sell units at the fast-expanding Hudson Harbor complex.

Paul Janos, head of sales and marketing for the development quickly changing the riverfront face of Tarrytown – and soon Sleepy Hollow – said most of the existing tenants there have downsized themselves here from larger homes, most of them coming from elsewhere in Westchester. He also added that most are empty-nesters whose kids are grown (and not taking up space in our crowded school system).

I met with Janos last week to get an update on all the activity between train tracks and the Hudson, where Carriage Houses seem to sprout up daily. Neither snow nor Hurricane Sandy slows down these workers – about 100 of them in total, said Janos – who are halfway through with the project so far.

In what is known as the Stone Lodge behind Lighthouse Ice Cream, Crabtree-Kittle House is building out 6,000 square feet of first-floor space for a unique offshoot of their popular Chappaqua restaurant.

What is being called Rivermarket promises: a wine and spirits shop, and a fresh market with “a little of everything,” Janos said, and a bar/kitchen. This is all slated for an early 2013 opening.

Upstairs on the second level are 20 condos, all of which are sold.

Adjacent to these and also part of Phase 1 development were the townhomes, all slightly doing their own thing but together forming a little neighborhood of houses that go for $1 million and up. Of these, 36 have sold, said Janos.

Then there’s the Club House. Riverstone Yoga has taken space downstairs in the fancy barnlike building near the tenant’s gym. Upstairs, there's an open lofty space, this time of year complete with roaring fire warming a cozy sitting area. Hudson Harbor residents can reserve this for parties or just enjoy it with their friends. On this night, there was a a windows company setting up tables for their cocktail party.

On the deck there is the outdoor pool, which was something of a sore spot when it opened for nontenant Tarrytowners who remember that public pool they were once promised from Greenwich, CT-based developer Joe Cotter of National RE/sources.

“We’re in talks with the village,” said Janos, telling me to stay tuned on that aquatic center. “It’s in the works.”

Village Administrator Michael Blau wouldn't specify the content of these talks, only saying this about several executive sessions the Board of Trustees recently held with Hudson Harbor on the agenda: "we are in discussions with National RE/sources about a number of outstanding issues."

From the pool deck, you see every corner of the development clearly – under 28 acres. Cotter is certainly a busy man in a busy firm. In addition to this, there are simultaneous projects in Edgewater, NJ (similar to this) and Yonkers (commercial).

One of the carriage homes was moonlighting last month as America’s Dream Home (so dubbed by Westchester Magazine) and was completely outfitted and perfectly appointed by designers.

Usually at parties everyone congregates to the kitchen, but on this tour, we were all gathered around the toilet, whose lid magically lifts when you’re approaching. The bathtub filled from a hole all the way up on the ceiling (which miraculously didn’t splash out of the tub, designed apparently just deep enough). Then there was the TV built seamlessly into the mirror. I wondered: does it fog? There was a TV in every corner so you’d never be alone. For all the luxuries ($1.5 million worth if you want it all as is), the place is very green, as is everything in the development.

Janos described a new way of living, “smart growth”: homeowners within walking distance of all the amenities of Tarrytown, just feet away from the train, they hardly need a car. All the buildings are LEED certified, “not that greenwash where you throw on some bamboo flooring,” Janos said. The workers are local and all the materials probably come from within a 500 mile radius, Janos said.

There was a New York Times article in 2009 called "Developers in the Age of Caution" featuring this complex in its earliest days.

"Hudson Harbor, a condominium in Tarrytown, has been altered in midstream to include amenities like elevators and geothermal heating. Prices have also been lowered," the article stated.

While the prices may have dropped some and amenities upped, sales and the building schedule still have not been as speedy as they may have hoped. Still, Janos said, crediting the offerings of Tarrytown itself, the location and the quality construction, sales have been good.

Hurricane Sandy hit here not a bit. “Nothing whatsoever,” said Janos of any damage or problems to land or buildings from the storm. Though river water surged all the way past the development to Village Hall, it stayed in the train parking lot and never touched Hudson Harbor. “Our grade is a little higher here and our electric is underground,” Janos said.

There will be more Carriage Houses to come in each corner of a quadrangle, the center of which will be “like Gramercy Park” in NYC, Janos said. All of the Carriage Houses should be done by spring.

Next to Lookout South there will be Lookout North, similarly styled to these glassy condos. In Lookout South there are 42 units, 30 of which are already sold. The foundation of the North building will begin soon, as many of these projects hit different stages simultaneously.

In total, this development will have 238 units, 98 done so far. Prices of units soon or already on the market: from $500,000 to $1.5 million in the Lookout, $940,000 to $1.5 million in the Carriage Houses.

On the far end of the lot, the anomalous building that is now the sales office won’t be necessary once everything is built and sold, nor will a sales manager. The future role of this building is undetermined, Janos said, though it will likely be “some kind of amenity.” Stay tuned.

The Castle Oil project in Sleepy Hollow is separate but will mimic the look (and height) of the Lookout building and ultimately connect one RiverWalk to the next. Contracts are in the works for that now, Janos said. For now, residents can enjoy a bare space and a better view than those green tanks afforded.

Then there are the cranes busy dredging the edge of the GM site, whose future development will dwarf the magnitude of Hudson Harbor if it ever gets going. 

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Krista Madsen August 12, 2013 at 01:00 PM
@RVG, speaking of which, I notice unfortunately damage again to the RiverWalk lights. This will be up on Patch soon, police are investigating - 6 lights of those pillar lights broken or damaged.
RVG August 12, 2013 at 01:22 PM
Some disrespectful visitors to the RiverWalk have also broken one of the metal bike racks at the main entrance, added graffiti to the wooden cap rail along the north end, broken bottles and left garbage on a regular basis, left cigarette butts everywhere, not picked up dog droppings, urinated in the circle at the top of West Main Street as well as the bushes on the RW (four instances observed), cut into the wooden cap rail with knives while cutting bait and dropping clam traps, etc. etc. There appears also to be no police concern for drug use in the area - an almost nightly event - or the congregation of people in the viewing stand and otherwise throughout the RW - particularly unsettling when lights are not turned on at night, as is occasionally the case. The prognosis is quite grim unless the Village wakes up to the attractive nuisance that RW may become. Who wants a littered, unsafe and noisy park - esp. at night?
Rose Sawyer September 03, 2013 at 07:04 AM
Took a walk down there with my daughter - the smell of urine in the heat was too much to bear, had to leave. If the village is going to have such a place for us to enjoy there MUST have a plan in place that effectively deters littering, urinating, and destruction of property. GET TOUGH TARRYTOWN!
Rob DeRocker September 14, 2013 at 11:32 AM
So what in the world is going on with the aquatic center? With the shutdown of the EF pool, we certainly could use one! Can you look into this, Krista?
Nick M. December 05, 2013 at 11:19 AM
I didn't grow up in Tarrytown and my wife and I just moved here. The only real complaint we have are the property taxes, which I'm sure most people can sympathize with. We live in a normal house in the village not in Hudson Harbor. One reason we decided on Tarrytown was the main street and we really liked the riverwalk and the fact that it seems to be developing. I am sure people that have lived here a long time have some issues but the fact is we already get the sense the area is changing. As for the riverwalk we just hope that upkeep is done on it and the police should constantly patrol it for vandals, and litterers. Already we have noticed large amounts of litter near the basketball courts and some vandalism. It's very sad that some people have no appreciation for nice things and that they cost money, so I hope the Tarrytown police make it a point to catch these people and the village prosecutes them to the fullest. There names and pictures should also be posted in the papers, with names and pictures of their parents if they are juveniles, to embarass the families. Also, I hate to say it but maybe some cameras are needed to protect the park, as with all public property that is accessible in the evening and not well lit I can foresee there will be some problems in that area.

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