PRESENT challenges
More than a century later, The Cosmopolitan stands at a turning point. Decades of change have left it out of sync with both its architecture and its community. Beneath its historic beauty lie structural and economic challenges that demand renewal — not just to preserve the building, but to restore its place in Irvington’s life and identity.
AN ICON at a Crossroads
Once a proud centerpiece of Irvington’s riverfront, the building at 50 South Buckhout Street now bears the wear of time. Years of limited investment have left it with leaking roofs, aging systems, and a deteriorating façade. Later industrial additions concealed much of its original design, leaving a structure that no longer reflects the grace or vitality it once brought to Buckhout Street.
PARKING PRESSURES
For decades, The Cosmopolitan’s limited on-site parking has fallen far short of what its office use demands. Only 62 spaces serve hundreds of daily users, forcing cars onto South Buckhout, Station Road, and nearby residential streets. Even at partial occupancy, the shortage strains neighborhood parking and reflects a layout that was not designed for the scale of modern use.
Picture Depicts Overflow of Parking
into Local Streets at only 42% Occupancy
STRAIN on Local Streets
For years, limited parking has forced tenants and visitors to circle nearby streets, adding congestion, noise, and safety issues for neighbors. At peak hours, cars and delivery trucks converge along Main Street, Station Road, and South Buckhout, creating patterns ill-suited to a residential setting and underscoring the need for a more sustainable use.
Current Buckhout loading dock.
time lapse of 4 hours in 1 day.
Buckhout Street Today
Once a quiet residential edge, this section of Buckhout Street is now defined by loading docks, blank façades, and constant truck activity. Industrial additions replaced the grace of the original design, concealing the west-facing façade and severing its connection to the neighborhood. What was once a proud icon has become a barrier — a street cut off from the charm and walkability that define Irvington.
REPAIRED What We COULD
Since acquiring The Cosmopolitan in 2023, the Pedro family has begun a careful effort to repair and preserve the building’s historic fabric. Roof repairs, structural stabilization, and façade restoration have started to reverse years of decline, helping the icon regain its strength and character. Yet this work comes at a steep cost — and without a sustainable use, long-term preservation will remain out of reach.
Fulfilling the Village’s Vision
In 2018, Irvingtonians came together to imagine the village’s future. Through workshops, polls, committees, and countless hours of public input, the Comprehensive Plan captured what residents said they valued most — preserving historic character, improving walkability, supporting local business, and reusing existing buildings wisely. The Cosmopolitan stands as a site specifically identified for adaptive reuse, and our plan seeks to bring that shared vision to life.
