📐 Planning Board
Planning Board to Review Major Signage Law Overhaul at Monday Meeting
The Planning Board will weigh a comprehensive rewrite of Croton's sign regulations, guided by a consulting firm's memo identifying gaps in the draft law. The board will also consider approving minutes from its April 14 meeting.
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This article has not yet been verified against the official meeting minutes. Details may contain errors. See our corrections log for more information.
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Key Actions & Decisions
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Board will review Local Law Intro 7 of 2026, a 15-page overhaul of village sign regulations
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Nelson Pope Voorhis consulting memo flags missing definitions, unclear approval authority, and lack of sign-type tables
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Board may vote to approve draft minutes from the April 14, 2026 meeting
_Editor's note: This article previews a scheduled meeting based on the published agenda packet. After the meeting is held and video is released, coverage will be updated with the actual discussion and any votes taken._
The Croton-on-Hudson Planning Board will convene Monday evening with a single substantive item on its agenda: a comprehensive review of Local Law Introductory No. 7 of 2026, a 15-page draft that would overhaul the village's sign regulations for the first time in decades.
The draft law, referred to the Planning Board by the Board of Trustees on March 25 by a 5-0 vote, amends both Chapter 179 (Property Maintenance) and Chapter 230 (Zoning) of the Village Code. It would replace the existing definitions of key sign types — billboards, freestanding signs, portable signs, and others — with updated language and add new definitions for terms like monument signs, pole signs, beacons, balloons, banners, pennants, and temporary signs. The stated purpose is to clarify applicable laws on posted signs, encourage effective visual communication, minimize adverse effects on nearby properties, and improve traffic safety.
The property maintenance portion of the law would tighten requirements for vacant commercial buildings. Under the current code, owners of vacant storefronts must cover windows with frosted translucent film but are allowed to post a "For Lease" sign in the window. The proposed amendment would strike that exception, requiring that the covering block the entire window with no signage permitted on vacant premises.
Accompanying the draft law is a detailed review memorandum from Nelson Pope Voorhis (NPV), the village's planning consultant, dated April 10. The memo identifies several areas where the Planning Board may want to recommend changes before sending the law back to the trustees.
NPV notes that the term "commercial signs" is used throughout the regulations but never defined, creating ambiguity about what the rules cover. The firm also flags that sign area calculations are unclear for transparent signs and window decals, and that the regulations lack a table showing which sign types are permitted in which zoning districts — a feature the memo calls standard practice in sign codes.
The consultants recommend that sign size limits be tied to the dimensions of the building or window they occupy, with a 48-square-foot cap serving only as an absolute ceiling, rather than using flat size caps that could allow disproportionately large signs on small storefronts. They also suggest adding explicit sign permit application requirements and review standards to reduce subjectivity in the approval process.
On enforcement, NPV points out that the draft law repeals the existing section on nonconforming signs without replacing it. While nonconforming signs would still be governed by the zoning code's general nonconformity provisions, those sections were written with buildings and uses in mind, not signs. The memo recommends incorporating sign-specific nonconformity language directly into the signage chapter.
The memo also raises questions about approval authority. Several sections grant discretion to the Planning Board over sign lighting, size, and location, but the Planning Board is not the approving authority for sign permits unless one is tied to a pending site plan or change-of-use application. NPV suggests the trustees clarify which body has authority in each circumstance.
Also on Monday's agenda is the approval of draft minutes from the Planning Board's April 14 meeting, where the board reviewed a cannabis dispensary application for 370 South Riverside Avenue. The packet includes the full draft minutes as a PDF for the board's review.
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**Source documents:**
- [Referral to PB LL Intro 7 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-05/68b8efff5ca2828a928c1fa8bd7caf8de461a2d8.pdf)
- [MAR 25th Res 61-2026 — LL Intro 7 of 2026 Referrals](https://play.champds.com/ATT/crotononhudsonny/2026-05/462f580558d1420d7832246f3716a6525b951473.pdf)
- [Local Law Intro 7 of 2026 — Signage](https://play.champds.com/ATT/crotononhudsonny/2026-05/f344f053bfeacc20332c07bddd44565be5d209b4.pdf)
- [Coastal Assessment Form — LL Intro 7 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-05/5788d3d00830ad0fa5b4706feadbf95f9ffe22e5.pdf)
- [Short EAF Part 1 — LL Intro 7 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-05/606e350e38fbda80463087d2d5974b8531c6cfb5.pdf)
- [Nelson Pope Memo Re Signs 4.10.26](https://play.champds.com/ATT/crotononhudsonny/2026-05/ab7f1c91d7f3a37e2af09aa386c3c26ba2abb2ae.pdf)
- [DRAFT PB Minutes 4.14.26](https://play.champds.com/ATT/crotononhudsonny/2026-05/56db5044dc2ae44df82c6a97fc8b4dfb8e872eab.pdf)
Coverage of the Planning Board meeting on 2026-05-12,
Village of Croton-on-Hudson, NY.
· Read full transcript
This article was drafted by AI (glm-5-turbo-packet) from the official meeting transcript and reviewed by a human editor.
Quotes link to source video timestamps for verification.
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Related Planning Board Meetings
2026-05-26
Planning Board Meeting — May 26, 8:00 PM
2026-03-24
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2026-02-24
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Key Actions & Decisions
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Resolutions Passed
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Approval of January 27, 2026, draft minutes (as amended): 4–0 (Luntz absent)
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Applications Reviewed
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Temple Israel of Northern Westchester, 31 Glengary Road (68.09—4-42): Amended site plan application to add a portico entry to the main entrance. Public hearing opened 3–0 (Krisky recused, Luntz absent), then adjourned to the next meeting at the applicant's request.
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Public Comments
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No public comments were recorded during the meeting.
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Reports
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*Village Engineer (Vincent Salanitro):* Reported receiving an email from the DOT regarding the design center on Albany Post Road; a further update is expected in approximately one month.
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*Local Law Introductory No. 3 of 2026 (Village Board Referral):* 27-page draft to correct zoning code inconsistencies, update definitions, amend the number of fowl permitted on residential properties, transition special permits from the Village Board to the Planning Board, and address solar energy systems. The Planning Board requested clarification on whether Metro North would need special permits, the volume of upcoming renewal applications, and requested authority to increase or decrease parking requirements in all zoning districts. The board also flagged a correction on page 22, Section 36, regarding how special permit applications are distributed to the Village Board.
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*Local Law Introductory No. 5 of 2026 (Village Board Referral):* Draft to amend Chapter 230 (Zoning) to allow occupational preferences for affordable housing. The board raised questions about whether residents must maintain their preferred occupation, whether part-time workers qualify, and whether home health aides can be independently employed. The board recommended including part-time employees and expanding the U.S. Veteran category to include Reservists.
2026-01-27
Planning Board Waives $12,000 Parkland Fees For Two Cottages
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Key Actions & Decisions
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Resolutions Passed
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Accessory Cottage approval for 43 Riverview Trail (Roseanne MacDonald, Tax Map 68.17-2-11): 750 sq. ft. modular cottage replacing a dilapidated structure; vote 5-0. Parkland recreation fee waived.
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Accessory Cottage approval for 284 Grand Street (James Corbett, Tax Map 68.17-3-54): 499 sq. ft. conversion of existing garage; vote 5-0. Parkland recreation fee waived.
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Final Signage Approval for Mirage Mirror & Glass at 425 South Riverside Avenue (Sign Permit #20250002); vote 5-0.
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Approval of December 9, 2025 draft minutes, as amended; vote 5-0.
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Resolutions Failed
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None.
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Applications Reviewed
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*43 Riverview Trail (MacDonald):* Applicant received prior ZBA variances for street proximity, 3'3" height, and front door visibility. Modular home to be crane-delivered in two sections; all-electric with existing water/sewer; new gravel parking area; no tree removal; land disturbance under 5,000 sq. ft. Three-year build clock applies.
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*284 Grand Street (Corbett):* Garage-to-ADU conversion for in-laws' summer use; same footprint; one bedroom plus small office; colors to match main house. Three-year build clock applies.
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*425 South Riverside Avenue (Mirage Mirror & Glass):* Housekeeping item — ABVE review and sign permit had been issued in February 2025, but applicant missed returning to the Planning Board for final approval.
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Public Comments
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Constancia Warren and Bruce Dollar (1 Young Avenue): Asked about redevelopment plans for 425 South Riverside Avenue. Board clarified this agenda item was signage only and that neighbors would receive mailed notice when a redevelopment application triggers a public hearing.
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Barry Donaldson (14 King Street): Asked whether the Village has a master plan addressing commercial/residential growth areas, natural landscape, and Main Street. Chairman Luntz directed him to the Village's Comprehensive Plan, available online.
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Reports
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*Village Engineer Vincent Salanitro:* Expects the owner of 425 South Riverside Avenue to submit an application for a 49-unit building. Regarding 1360 Albany Post Road, the applicant reported being in contact with the Department of Transportation, which is expected to reach out to the Engineering Office.
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*Steve Krisky:* Reported that the Conservation Advisory Council is developing a "Dark Sky" code for the Village and will issue a comprehensive recommendation.
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*Village Attorney Joshua Subin (arrived late):* Advised that board members cannot discuss a specific property without the applicant present.
2025-12-09
Builder swaps approved walls, tells Planning Board he just molded the land
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Key Actions & Decisions
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Resolutions Passed
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Amended Minor Site Plan for Mark Franzoso at 23 Nordica Drive (Tax Map Section 79.13 Block 4 Lot 64, RA-9 zoning district) approving revised retaining wall configurations that deviate from the June 20, 2023 approved plans. Vote: 5-0. Conditions: all original 2023 conditions remain in effect, and an as-built survey must be submitted with the certificate of occupancy application.
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Revised Planning Board Rules & Procedures, updating meeting schedules, deputy chairperson succession, written comment submission deadlines, and applicant speaking time limits. Vote: 5-0.
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Approval of November 14, 2025 draft meeting minutes, as amended. Vote: 5-0.
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Resolutions Failed
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None.
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Applications Reviewed
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Mark Franzoso, 23 Nordica Drive: Amended Minor Site Plan for retaining wall changes. Village Engineer Vincent Salanitro confirmed the walls, though built closer to property lines than approved, remain zoning compliant. Classified as a Type II SEQRA action. Approved 5-0.
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Public Comments
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No public speakers at the meeting. A letter from Levin Law Group, representing neighbor Russell H. Davies at 27 Nordica Drive, was entered into the record alleging ongoing Village Code Section 230-170 violations. Village Attorney Dan Pozin stated that approval of the amended site plan would address the letter's concerns.
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Reports
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Member Steve Krisky disclosed an unsolicited conversation with neighbor Russ Davies at the Black Cow Coffee Shop but stated he did not need to recuse himself, as topics discussed were already part of the public record.
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The board discussed adding time for liaison reports to other Village Boards and updates from the Village Engineer to future meeting agendas.
2025-11-04
Croton builder protests $12,000 parkland fee at planning board
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Key Actions & Decisions
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Resolutions Passed
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Final Signage Approval for The Grand at 130 Grand Street (Sean Fuller). Vote: 5-0.
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Final Signage Approval for Monday's Gift Shop at 125 Grand Street (Cody Eichelberger). Vote: 5-0.
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Minor Site Plan, Tree Removal, and SWPPP Approval for a new single-family home at 73 Melrose Avenue (73 Melrose, LLC / Taurus Builders Corp. / Butch Doran). Vote: 5-0. Conditions include a waived off-street parking requirement, updated height dimensions on plans, and 100-year storm runoff calculations. Subject to a $12,000 parkland fee prior to building permit issuance.
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Building Envelope Modification at 8 Newton Court (Matthew & Ilana Robinson). Vote: 5-0. Allows a front porch, rear deck, and gazebo for a home rebuilding after a significant fire. Condition: Applicant must apply to the ZBA for a variance for the gazebo.
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Approval of October 7, 2025 draft minutes. Vote: 5-0.
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Resolutions Failed
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None.
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Applications Reviewed
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Local Law Introductory No. 14 of 2025: Referred by the Village Board of Trustees to review a draft law allowing the appointment of alternate members to the Planning Board and ZBA. The Planning Board expressed several concerns, noting they historically maintain a quorum and do not see the need for an alternate. No vote or resolution was issued.
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Public Comments
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Sean Fuller (130 Grand Street): Spoke in support of his signage application; noted he pulled old plants from flower beds and plans to add mulch and vines; inquired about adding a marquee (advised it requires a new application).
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Cody Eichelberger (125 Grand Street): Spoke in support of signage application; clarified window lettering will be white vinyl, not white windows.
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Butch Doran (73 Melrose Avenue): Spoke in support of the site plan; argued the $12,000 parkland fee is excessive compared to larger multi-unit buildings; criticized the $28,000 building permit fee, arguing it should be based on square footage rather than construction cost. The Board directed fee concerns to the Village Board of Trustees.
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Matthew Robinson & Justin Kacur, Architect (8 Newton Court): Spoke in support of the building envelope modification; provided history of the fire-damaged home; shared building material samples.
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Reports
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Village Engineer Vincent Salanitro: Present, no specific report recorded.
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Village Attorney Dan Pozin: Stated that having Planning Board alternates is typical in other communities.
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Village Board Liaison Len Simon: Present but left early.
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Chairman Rob Luntz: Advised the Robinsons that the Village follows the NY State Stretch Energy Code, requiring the rebuild to be "solar ready."
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