PRESENT challenges
A BUILDING IN DECLINE
Once a proud piece of Irvington’s riverfront history, the building at 50 South Buckhout has long shown signs of age and neglect. Years of limited investment left it with leaking roofs, outdated systems, and failing façades. The industrial additions that were tacked on over time obscured the original architecture and created an unwelcoming appearance along Buckhout Street.
PARKING PRESSURES
When the building operated fully as offices, only 62 on-site parking spaces served hundreds of daily users—far short of what was needed. Under current code, the existing building would require roughly 600 parking spaces, highlighting how severely under-parked the property has always been.
Even today, in 2025, parking regularly overflows onto South Buckhout, Station Road, and nearby residential streets when the building is only about 60% occupied. The shortage continues to frustrate neighbors and limit available public parking for residents and commuters. The site has long been a known problem area, and even the former owner sought off-site lots just to manage the demand.
Picture Depicts Overflow of Parking into Local Streets at only 42% Occupancy
Traffic Concerns
The shortage of parking pushed—and continues to push—tenants to circle nearby blocks searching for spaces, adding congestion, noise, and safety issues. Peak commuter times meant all cars arrived and departed at once, clogging Main Street, Station Road, and the Buckhout intersection.
Even today, a constant flow of large commercial trucks uses the Buckhout Street loading docks to deliver goods to the building, while significant commuter traffic—even at only about 60% occupancy—continues to flow during morning and evening rush hours. The situation remains unsustainable for residents and local businesses.
Buckhout Street Challenges
What was once a quiet, residential side of the property became dominated by loading docks, industrial façades, and frequent truck activity. The lack of setbacks, green space, and pedestrian connection severed Buckhout from the village’s charm. Rather than feeling like part of the neighborhood, the street edge became a barrier to the beautiful building and riverfront.
A New Chapter of Care
Purchased in 2023 by the Pedro family, the building has entered a period of thoughtful revitalization. The owners have dedicated significant time and resources to repairing and preserving The Cosmopolitan, ensuring its historic character endures. Roof repairs, structural stabilization, and façade restoration have begun to reverse years of decline. Yet these essential improvements come at a steep cost—and without a sustainable use and revenue source, ongoing preservation is not financially viable long term.
Irvington Inspires Renewal
Adopted May 21, 2018 after a village-led process, Irvington’s Comprehensive Plan protects what residents cherish and guides smart reinvestment.
