Planning Board Weighs Zoning Code 'Cleanup' and Chicken Limits
The Croton-on-Hudson Planning Board reviewed a 27-page draft of zoning code updates aimed at correcting inconsistencies and transferring authority from the Village Board to the Planning Board, while also establishing new limits on the number of fowl permitted on residential properties.
●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.
CROTON-ON-HUDSON – The Planning Board took a deep dive into the technical side of village governance Tuesday night, reviewing a proposed 27-page overhaul of local zoning laws.
If adopted by the Village Board, the legislation—known as Local Law No. 3—would largely serve as a "cleanup" operation. It is designed to correct inconsistencies in the code and update definitions to reflect the reality that special permit jurisdiction has transitioned from the Board of Trustees to the Planning Board.
Acting Planning Board Vice Chair sat in for the absent chairman, noting that the board’s role is to review the document and provide recommendations back to the Trustees.
Vice Chair addresses the board
"We're essentially looking at a clean-up to make sure all code sections refer to you guys as being the ones issuing the special permits," said Vince, a village official assisting with the review. {{quote:291}}
While the bulk of the meeting focused on these procedural adjustments, two specific topics drew comments from board members: renewable energy infrastructure and the keeping of backyard chickens.
**Energy Storage and Solar**
The proposed code updates include amendments regarding solar energy systems. Specifically, the laws would allow "Tier 4" solar energy systems and "Tier 2" battery energy storage systems in RA-60 zones, which encompass the largest residential lots in Croton.
Acting Vice Chair explained that this would allow owners of larger properties to install more substantial solar setups and beefier battery storage systems than are currently permitted.
**How Many Chickens Are Too Many?**
In a move that may interest residents with agrarian aspirations, the new law introduces clarity on backyard fowl.
"The code didn't have clarity around this previously," the Acting Vice Chair said. {{quote:726}}
The proposal introduces a table that explicitly ties the maximum number of fowl—primarily chickens—to the size of a property. Under the new system, the larger the lot, the more birds are permitted. Board members reviewed a chart detailing these caps, moving to standardize rules that were previously vague.
**Permit Workload and Metro North**
Board Member John Ghegan raised practical concerns regarding the transfer of special permit authority. He requested data on the volume of special permits in the village to gauge the new workload for the Planning Board.
"I'm just trying to get a sense of... what we're dealing with quantitatively," Giegen said. "Is it 50? Is it 100? Is it 200?"
He noted that since the permits come up for renewal, the board will need a system to track them so they do not lapse. Village staff agreed to look into historical data to provide a clearer picture of the annual volume.
The board also discussed the code's language regarding Metro-North. The proposal suggests the railroad needs to seek special permits from the village for construction. Giegen questioned whether this was necessary given the state entity's autonomy, referencing a large building erected by the railroad near the station seven or eight years ago.
"If they don't have to come to us, it kinda makes this somewhat irrelevant," Giegen said. {{quote:379}}
Board Member Jeff noted that state entities often utilize their own "Monroe hearing" process, effectively bypassing local zoning as long as the municipality does not object. The board decided to flag the section for clarification to ensure the village retains a voice in future railroad projects.
**Next Steps**
Following their review, the Planning Board will compile their thoughts and recommendations before sending the Local Law back to the Board of Trustees for final adoption.
In other business, the board opened a public hearing for Temple Israel Northern Westchester, which is seeking an amended site plan for a new portico entry to its main entrance. Board Member John Ghegan recused himself from the application, disclosing he is a member of the temple and involved in the design process.
As the applicant was not present, the hearing was kept open and adjourned to the next scheduled meeting.
---
**Source documents:**
- [Cover Letter Temple Israel](https://play.champds.com/ATT/crotononhudsonny/2026-02/b57519968a2d6638a9e9ac02ff431b34db1d27d2.pdf)
- [Temple Israel NW Phase 1 Site Plan Application Set compressed](https://play.champds.com/ATT/crotononhudsonny/2026-02/7439677e334843242be66c63aca7c90a3f093485.pdf)
- [Referral to PB from Village Board](https://play.champds.com/ATT/crotononhudsonny/2026-02/edb0b383a421edf5a068be4171f7c50e5efad346.pdf)
- [Local Law Intro 3 of 2026 Zoning Code Amendments](https://play.champds.com/ATT/crotononhudsonny/2026-02/6c136321effaef9cdc982aa1c056a986021dff49.pdf)
- [Coastal Assessment - LL Intro 3](https://play.champds.com/ATT/crotononhudsonny/2026-02/305ba35cbc1b6d6f1405d09063787d17b4d4c831.pdf)
- [Short EAF Part I - LL Intro 3](https://play.champds.com/ATT/crotononhudsonny/2026-02/bfb4075c3562df6c21521723d1d2754ce9b44f44.pdf)
- [Summary of zoning law changes in LL 3 of 2026.docx](https://play.champds.com/ATT/crotononhudsonny/2026-02/acbf9b928ee90eec6b6ee38d01ce689be268822b.docx)
- [Referral to PB LL Intro 5 of 2026.docx](https://play.champds.com/ATT/crotononhudsonny/2026-02/670f5aa08ce575d7150cdb75c58bc4919c77a7b9.docx)
- [FEB 18th Resolution 33-2026 LL Intro 5 of 2026 Referrals](https://play.champds.com/ATT/crotononhudsonny/2026-02/8c02524502fed127cc84c7046bf8011dc4296117.pdf)
- [Local Law Intro 5 of 2025 Occupational Preferences](https://play.champds.com/ATT/crotononhudsonny/2026-02/ffea9a8c0a07d63d7d55644e0810a86cac1f0b41.pdf)
- [CAF - Local Law Intro 5 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-02/1fd1340c8aee9aa8b32158ffb05e22665e133f45.pdf)
- [Short EAF Part 1 - Local Law Intro 5 of 2026](https://play.champds.com/ATT/crotononhudsonny/2026-02/c921b2d247e2415a2722c5c6bb5cd3308736f8a1.pdf)
- [DOC005](https://play.champds.com/ATT/crotononhudsonny/2026-02/afd5597da285b2aead7e033e9b0254c23062de73.pdf)
This article was drafted by AI (claude-sonnet-4-20250514) from the official meeting transcript and reviewed by a human editor.
Quotes link to source video timestamps for verification.
Read our editorial policy.
🔍Ask Croton
Have a question about this story? Search across meeting transcripts, village history, and municipal code.
Related Planning Board Meetings
2026-03-24Planning Board Approves Temple Israel Security Upgrades
●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.
●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.
●Final Signage Approval for Mirage Mirror & Glass at 425 South Riverside Avenue (Sign Permit #20250002); vote 5-0.
●Approval of December 9, 2025 draft minutes, as amended; vote 5-0.
●Resolutions Failed
●None.
●Applications Reviewed
●*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.
●*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.
●*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.
●Public Comments
●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.
●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.
●Reports
●*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.
●*Steve Krisky:* Reported that the Conservation Advisory Council is developing a "Dark Sky" code for the Village and will issue a comprehensive recommendation.
●*Village Attorney Joshua Subin (arrived late):* Advised that board members cannot discuss a specific property without the applicant present.
2025-12-09Builder swaps approved walls, tells Planning Board he just molded the land
●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.
●Revised Planning Board Rules & Procedures, updating meeting schedules, deputy chairperson succession, written comment submission deadlines, and applicant speaking time limits. Vote: 5-0.
●Approval of November 14, 2025 draft meeting minutes, as amended. Vote: 5-0.
●Resolutions Failed
●None.
●Applications Reviewed
●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.
●Public Comments
●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.
●Reports
●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.
●The board discussed adding time for liaison reports to other Village Boards and updates from the Village Engineer to future meeting agendas.
2026-05-12Planning Board to Review Major Signage Law Overhaul Tuesday Evening
●Final Signage Approval for The Grand at 130 Grand Street (Sean Fuller). Vote: 5-0.
●Final Signage Approval for Monday's Gift Shop at 125 Grand Street (Cody Eichelberger). Vote: 5-0.
●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.
●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.
●Approval of October 7, 2025 draft minutes. Vote: 5-0.
●Resolutions Failed
●None.
●Applications Reviewed
●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.
●Public Comments
●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).
●Cody Eichelberger (125 Grand Street): Spoke in support of signage application; clarified window lettering will be white vinyl, not white windows.
●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.
●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.
●Reports
●Village Engineer Vincent Salanitro: Present, no specific report recorded.
●Village Attorney Dan Pozin: Stated that having Planning Board alternates is typical in other communities.
●Village Board Liaison Len Simon: Present but left early.
●Chairman Rob Luntz: Advised the Robinsons that the Village follows the NY State Stretch Energy Code, requiring the rebuild to be "solar ready."
Community Discussion
0 comments
Be the first to comment on this story.
Experimental project: croton.news uses AI to generate articles from public records. Content may contain errors. Please report any inaccuracies and check our corrections log.
Community Discussion
0 commentsBe the first to comment on this story.