Zoning Board Approves Three Home Addition Variances, Corrects Application Error on Palmer Avenue

The Croton-on-Hudson Zoning Board of Appeals (ZBA) met on Tuesday, April 21, 2026, to address three residential variance requests. All three applications were approved, but the discussion regarding 39 Palmer Avenue highlighted the importance of precise measurements in village planning.

With only three of five board members present—constituting the minimum quorum—Acting Chairman Doug Olcott noted that all applications would require unanimous approval to pass. **A Change in Plans at 39 Palmer Avenue** Margaret Crocker appeared before the board with her architect, Lewis Roane, to propose an addition. However, the application on the agenda differed from the actual needs of the project due to discrepancies in survey measurements. Roane explained that the project involves extending and aligning an existing enclosed breezeway connecting the garage and house, along with constructing a canopy over the entrance area. The property is a corner lot with two front yard designations. "The house is existing nonconforming," Roane told the board. "The rear yard setback requirement or variance that we're looking for... is because we're changing the roof. We wanna make sure that we're a 100% on board and you guys know what we're doing." {{quote:1095}} Upon reviewing a more legible original survey, Assistant Village Engineer Ron Wegner and the applicant realized the initial measurements were incorrect. Roane explained that earlier measurements submitted with the application were based on lower-resolution survey reproductions and were later corrected using a clearer original survey. The revised request was for a 5.9-foot front yard variance and a 12.7-foot rear yard variance. The addition itself is modest, increasing the house footprint by approximately 20 square feet, primarily to fill in a recessed area and align the entry connection. "We're aligning the front door... and then we're gonna have an overhang that extends to the edge of the garage," Roane said. "We think it's all within keeping of, you know, the architecture of the neighborhood." {{quote:1085}} Board members received letters of support from neighboring property owners on Hunter Place. Despite the last-minute change in figures, the board was satisfied with the revised calculations and approved the variance 3-0.

**Young Avenue Addition Approved** The board also approved a request from Matthew Dillon for 100 Young Avenue. Dillon, who has lived at the property with his family for approximately four years, explained that they recently welcomed a third child, creating a need for additional living space. He stated that the existing home is a Cape Cod-style residence built in the 1950s with a foundation that predates current zoning setback requirements. The request was for minimal relief from the code: a 0.1-foot side yard variance and a 1.1-foot front yard variance. The existing house is nonconforming, located approximately three inches within the required side yard setback and approximately fifteen inches within the required front yard setback. The proposed project would extend upward and toward the rear yard without increasing the existing nonconformities. The board found the minimal variances were not substantial, noting that neighboring homes had similar setbacks and second-story configurations. Letters of support were submitted from adjoining property owners and nearby neighbors. With no members of the public speaking, the public hearing was closed. The motion passed unanimously, 3-0. **Sunset Drive Addition Approved** The board also deliberated on the application for 59 Sunset Drive, represented by architect Joseph Arnow for owner Meredith Korn. This application, carried over from a previous meeting as an old public hearing, seeks side yard, total side yard, and lot width variances for a 2½-story rear addition. Board members discussed the application following review of the prior meeting record and a site visit on March 21, 2026, regarding concerns raised by a neighbor at 64 Sunset Drive. Mr. Goldsmith stated that although he was absent from the previous meeting, he reviewed the meeting video, considered all public comments, and participated in the site visit. The board reviewed the statutory five factors required for variance approval, acknowledging that the hardship was self-created but finding that this factor did not outweigh the other considerations supporting approval. The board determined that no undesirable change in neighborhood character would result, the benefit could not be achieved by other means, the requested relief was not substantial, and no adverse environmental or physical impacts would occur. The motion to grant a 2.3-foot side yard variance, a 3.3-foot total side yard variance, and a 5-foot lot width variance passed unanimously, 3-0. **Meeting Adjournment**

The board deferred approval of the minutes from their previous meeting on March 17, 2026, as two members present had not attended that session. The meeting adjourned at 7:36 p.m. Residents can view the full applications and survey maps for these properties at the Village Building Department.