Planning Board to Weigh 49-Unit Building on South Riverside Avenue
Carmel Riverside LLC seeks Special Permit and Site Plan approval for a 49-unit multifamily building at 425 S. Riverside Ave. The board will also review a Village Board referral on Local Law Intro 10 of 2026, which would rewrite the Village's animal-keeping regulations.
⚠This article has not yet been verified against the official meeting minutes. Details may contain errors. See our corrections log for more information.
▶Key Actions & Decisions
●Consider Special Permit and Site Plan for 49-unit multifamily building at 425 S. Riverside Ave.
●Review Local Law Intro 10 of 2026 on animal-keeping regulations, referred by Village Board
●Approve draft minutes from June 23, 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 Planning Board will consider a Special Permit and Site Plan application from Carmel Riverside LLC to construct a 49-unit, three-story multifamily building at 425 South Riverside Avenue, a 1.9-acre parcel across from the ShopRite Plaza in the Harmon/South Riverside Gateway Overlay District.
The application, submitted by Zarin & Steinmetz on behalf of property owner Andrew Cortese, proposes demolishing the existing single-story commercial building that currently houses a gymnastics facility, a mirror and glass shop, and a lawn equipment sales and repair operation. In its place, the applicant would build a 71,308-square-foot residential building containing 25 one-bedroom and 24 two-bedroom apartments, five of which (10%) would be designated as affordable units.
Amenities planned for the building include a community room, fitness center, co-working lounge, bicycle storage rooms, and a rooftop deck with views of Croton Point Bay and the Hudson River. The development would include 79 parking spaces — 56 in a below-grade level and 23 in an outdoor area — with five spaces equipped for electric vehicle charging. Sustainable design features would include full electrification, solar readiness, cold-climate air-source heat pumps, and low-flow water fixtures.
A traffic study prepared by Kimley-Horn projects that the residential development would generate 18 more trips than the existing commercial uses during the morning peak hour but 24 fewer trips during the evening peak hour. The study notes that a 2022 traffic impact analysis for the HSRG overlay rezoning already evaluated the intersection of South Riverside Avenue and Croton Point Avenue through the year 2042, finding that even with maximum theoretical buildout, delays at that intersection would remain under 11 seconds per vehicle during peak hours.
A separate schools impact analysis estimates the project would generate approximately 11 school-age children at full occupancy — six in elementary grades, two in middle school, and three in high school. The report notes that the Croton-Harmon Union Free School District currently enrolls approximately 1,592 students across three schools, a figure the district has projected would increase by about 39 students in the coming year regardless of new development.
Cronin Engineering prepared preliminary water and wastewater reports concluding that the development would connect to existing Village water and Westchester County sewer mains along South Riverside Avenue. A coastal assessment form notes steep slopes of approximately 30% along the rear of the property, with ground cover disturbance to be mitigated through a stormwater pollution prevention plan.
The Planning Board first learned that a 49-unit building was expected for this address at its January 2026 meeting, when neighbors arrived to ask about signage approval for the existing Mirage Mirror & Glass tenant. At the June 23 meeting, the board approved a landscaping compliance plan for the property as part of an earlier change-of-use resolution.
The board is also scheduled to review Local Law Introductory No. 10 of 2026, referred by the Village Board of Trustees following its July 1 adoption of Resolution 156-2026. The proposed local law would substantially rewrite the Village Code's animal-keeping provisions, adding definitions for domestic animals and farm animals, establishing lot-size-based limits for chickens and ducks, setting minimum acreage requirements for larger farm animals such as goats, horses, and cattle, and explicitly prohibiting roosters and pigeons in all residence districts. The trustees referred the draft along with a completed environmental assessment form for the Planning Board's review.
Also on the agenda is the approval of draft minutes from the June 23 Planning Board meeting.
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**Source documents:**
- [Application — 425 S. Riverside Ave](https://play.champds.com/ATT/crotononhudsonny/2026-06/8e7b87dd7800fd59fa01d596761c73840acc187c.pdf)
- [Architectural Plans — DeMasi Architects](https://play.champds.com/ATT/crotononhudsonny/2026-06/52f68bc99018163897226d6810861d0818131008.pdf)
- [Coastal Assessment Form](https://play.champds.com/ATT/crotononhudsonny/2026-06/583714a4873506a4b17bfe16b020b2a0c26ac9c0.pdf)
- [Cover Letter — Zarin & Steinmetz](https://play.champds.com/ATT/crotononhudsonny/2026-06/177972a6b28d54a4f8c40f27a0890e3a883e2e3f.pdf)
- [Full Environmental Assessment Form](https://play.champds.com/ATT/crotononhudsonny/2026-06/35ec2fcda2af6b470dceb3c1ebcd5875354748ec.pdf)
- [Public Schools Impact Report — Kimley-Horn](https://play.champds.com/ATT/crotononhudsonny/2026-06/a712dcd4f1ae31d532ec1623fd03c5261965cb4a.pdf)
- [Traffic Study — Kimley-Horn](https://play.champds.com/ATT/crotononhudsonny/2026-06/9461ef606943aa805501551c266ed49ee800a7a2.pdf)
- [Site Development Plan — Cronin Engineering](https://play.champds.com/ATT/crotononhudsonny/2026-06/59ce2529a4a058885eab5032de19225d2fd5d94a.pdf)
- [Landscape Plan — Robert Sherwood LA](https://play.champds.com/ATT/crotononhudsonny/2026-06/75e33c1a5d66a0e1c7b0584e37aa1d02b1bac046.pdf)
- [Preliminary Wastewater Engineering Report — Cronin Engineering](https://play.champds.com/ATT/crotononhudsonny/2026-06/690633a0936aed4b5d82cb42c412ba0a9eb1b3bb.pdf)
- [Preliminary Water Engineering Report — Cronin Engineering](https://play.champds.com/ATT/crotononhudsonny/2026-06/d6434cfb9bdde5bd79854ddd46c4cea5863237b4.pdf)
- [Site Grading & Retaining Wall Plan — Mastrogiacomo Engineering](https://play.champds.com/ATT/crotononhudsonny/2026-06/e47297c89b5d03bd15366886931df0691e7d117d.pdf)
- [Rendering — View C](https://play.champds.com/ATT/crotononhudsonny/2026-06/fc6ab205149ce5fe5dcf4d49a202cba525bf557f.jpg)
- [Rendering — View D](https://play.champds.com/ATT/crotononhudsonny/2026-06/0b633bf9505ea6fbf6275b88a3aff6a5b4914ed7.jpg)
- [Referral from Village Board of Trustees](https://play.champds.com/ATT/crotononhudsonny/2026-07/b40c7e5791d263dc17684de6b78256e7a07965f7.pdf)
- [Resolution 156-2026 — LL Intro 10 Referrals](https://play.champds.com/ATT/crotononhudsonny/2026-07/034672a8cfd104897cc97581e351cafce625c68f.pdf)
- [Introductory Local Law 10 of 2026 — Animals](https://play.champds.com/ATT/crotononhudsonny/2026-07/cb369db4466ef5e40565730555aa1a958f610ef7.pdf)
- [CAF — Local Law Intro 10 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-07/98acca3a3eb417287b93647a375d46837e84e99b.pdf)
- [Short EAF Part 1 — Local Law Intro 10 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-07/59e7c0558faadec14954c90cdfd30276f48a01f9.pdf)
- [Draft Minutes — June 23, 2026](https://play.champds.com/ATT/crotononhudsonny/2026-07/318609c7ec94f60e2ab04b7e80afda60a3500e2e.pdf)
**Related coverage:**
- [January 27, 2026 — Planning Board Waives $12,000 Parkland Fees For Two Cottages](/article/17)
- [June 16, 2026 — ZBA Interprets 1931 Animal Code: Fowl Means Any Bird, Pigeons Count, Coops Can Stay Near Property Lines](/article/139)
- [June 24, 2026 — Board Hears Pitch for Battery Energy Storage Revenue, Moves Forward on Animal Code Rewrite, Tweaks Winter Parking Rules](/article/143)
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Coverage of the Planning Board meeting on 2026-07-14,
Village of Croton-on-Hudson, NY.
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Related Planning Board Meetings
Planning Board Moves EV Chargers Outdoors at Hudson Condos, Approves Landscaping Plan for Mirage Mirror and Glass
●Planning Board held a work session to review the Minor Site Plan application for 370 South Riverside Avenue for a change of use from a convenience store to a cannabis retail dispensary.
●Applicant agreed to conditions including "customer parking only" signage, dedicated off-site parking for employees, and operational limits like no curbside delivery.
●Board debated restricting operating hours to 10:00 AM to 07:30 PM, though the applicant requested 09:30 AM to 09:30 PM.
●Public comment session included testimony from over a dozen residents, with strong opposition focused on proximity to Happy Hearts daycare and traffic safety.
●REFERENCES_USED: R7, R9, R10
Planning Board Approves Temple Israel Security Upgrades
●Approval of January 27, 2026, draft minutes (as amended): 4–0 (Luntz absent)
●Applications Reviewed
●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.
●Public Comments
●No public comments were recorded during the meeting.
●Reports
●*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.
●*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.
●*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.
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