Bronxville Works to Fill Empty Retail Space in Business District
June 27, 2012: For shoppers and especially business owners in Bronxville's downtown business district, evidence of a shifting economy abounds.
"Bronxville has historically weathered storms better than surrounding towns," said Jonathan Gordon of Admiral Real Estate Services Corporation in the village. "When times were bad, those towns would have many more vacancies than Bronxville." Gordon explained that some of the village's commercial tenants who survived the 2007 economic downturn have either "given up" or decided to retire.
Gordon estimates that approximately 16,000 square feet of commercial space on the village's east side sit empty. "Vacancy is about 10 percent," he said, "but it does seem to be very concentrated." No Stone Unturned, Andre's Hardware, and Village Vacuum Services have closed recently on Kraft Avenue. On Pondfield Road, Gourmet 2 Go ceased operation at the end of April, and Alexandra, a women's dress shop, is planning to close around July 15.
"The merchants all understand that the world has changed and that they're going to lose business to the Internet," said Mayor Mary Marvin, "but we want people to think about shopping locally first. There is no nexus to our community when you buy from an online retailer."
Gordon agreed and pointed out that every dollar that stays in the community creates a benefit greater than the value of that dollar. "The downtown is integrally linked to home values," he said.
Marvin emphasized that, when residents buy locally, they're not only keeping a store in business, they're helping their tax burden by bringing sales tax revenue back to the village. "And that's the same store who's going to donate to your church bazaar or your school fund-raiser," she said.
According to Village Treasurer Robert Fels, sales tax revenue to the village has not experienced wide fluctuation over the past year. For the three quarters ended February 29, 2012, the village received $627,800 in sales tax revenue,,, as compared with $631,300 for the quarter ended February 28, 2011, a decrease of approximately $3,500, or 0.57 percent. For the quarter ended February 29, 2012, however, the village received $210,900 in sales tax revenue, an increase of $12,000 over the $198,900 received for the same quarter in 2011.
"Shopping locally is a critical commitment," stated Susan Miele, executive director of the Bronxville Chamber of Commerce. The chamber always looks for opportunities to help downtown merchants promote their businesses and to create synergy by working together. The chamber issues a weekly newsletter, available by emailing
Unfortunately, Gordon stated, the zoning code, as it exists now, designates most of the downtown retail space for struggling soft goods retail--clothing and textile-based products--and restricts the food, entertainment, and personal services he feels would revitalize foot traffic and re-ignite sales for existing retailers.
"Soft goods retail is the hardest-hit category right now," he said. "It's competing against the Internet and big box retail."
Marvin added that, while Bronxville stores offer diverse merchandise at every price point, there are unmet niches in the village. "We don't have a men's store or a sporting goods store, and every kid in town needs sports equipment. I'd also like to see an anchor store."
Both Gordon and Miele recognize the need to encourage residents from outside the village to shop in Bronxville. Gordon said that many people in other parts of Westchester County don't know about Bronxville, and he sees having one or two recognizable restaurants as a way to attract shoppers from other communities to the village. He also would like to see more personal services establishments, such as the popular blow-dry bars for hair styling, and entertainment businesses, perhaps a children's activities center. "We need to go to the uses that occupy bricks and mortar, retail that's growing, which is not competing with the Internet," he said.
Mayor Marvin expressed the village's desire to help prospective businesses and to streamline the business application process. "We realize the days of having four or five tenants compete for the same space are gone," she said. "We know we need to be more proactive." Marvin urged business owners interested in setting up shop in Bronxville to call village hall. "Village Administrator Harry Porr and I will help them navigate the system and give them a primer on the process."
"We need to find a way to work with the planning board and the zoning board of appeals to streamline business applications," Gordon stated, "and we need to get the word out that we are streamlining it. If we don't, we'll have more vacancies. It's as simple as that."
On the upside, Susan Miele noted, the chamber of commerce is pleased to welcome its newest member, Spruce Home and Garden, now open at 48 Pondfield Road.
"The idea is to think, ‘village first,'" Marvin said, noting that on a recent shopping trip she completed ten errands in 45 minutes. "This is what's so remarkable about Bronxville," she added.
Pictured here: The women's clothing store Alexandra, which is closing after 30 years in the village.
Photo by A. Warner
