The Meeting Record
Jul 28, 2026 · 49 Apartments, 31 Questions: Planning Board Opens Its Review of...
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Packet documents (24)
Every attachment from the meeting packet, grouped by agenda item. Summaries are AI-generated from the document text — the original PDF is always the authoritative version.
Approval of Minutes - Draft Minutes June 23, 2026
Draft minutes of the June 23, 2026 Planning Board meeting. The board opened and immediately adjourned the Spring Come, LLC public hearing (352 S. Riverside Ave. amended site plan) because revised plans had not been received, on advice of Village Attorney Josh Subin; heard Ralph Rossi of Croton Riverside, LLC on an amended site plan moving all four EV charging stations outside The Hudson Condos at 25 S. Riverside Ave. after fire-department concerns, with discussion of the retaining wall anchored to steel piles and designed to last 150 years.
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New Business — Carmel Riverside, LLC - 425 S. Riverside Ave (79.13-2-91) Applications for a Special Permit and Site Plan Approval for a New 49-Unit, Multi-Family Building
Eight-sheet site development plan set by Cronin Engineering, dated March 5, 2025 and last revised January 26, 2026, for a proposed 3-story, 49-unit residential building with retaining walls at 425 S. Riverside Avenue. Sheets cover existing conditions, an aerial map, site layout with zoning, parking and fire/garbage truck access, grading and utilities, and site sections. Notes state the gross site is 83,981 square feet (1.93 acres) in the Harmon South Riverside Gateway zoning district, the Croton Harmon school district, and the Hudson River watershed.
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Coastal Assessment Form for the proposed 3-story, 49-unit residential building with parking, stormwater facilities, and landscaping at 425 S. Riverside Avenue, a 1.93-acre site currently occupied by a commercial building and parking lot in the C-2/Harmon-South Riverside Gateway Overlay District. The form notes steep slopes of roughly 30 percent along the rear of the property and states that disturbed ground cover will be mitigated through a stormwater management pollution prevention plan. Sponsor is listed as Carmel Riverside LLC (Andrew Cortese) of Dobbs Ferry.
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Fiscal and community benefits memo from Kimley-Horn, dated July 13, 2026, for the proposed 49-unit rental building at 425 S Riverside Ave, with 44 market-rate and 5 affordable units. The site currently generates $52,057.25 in total property taxes, including $14,172.48 to the Village and $30,747.96 to the Croton-Harmon school district. The memo estimates the project would add 92 residents, a 1.12 percent population increase, and projects per-district service costs, including $44,546.82 to the police district, while stating the development is expected to have a higher assessed value and generate more taxes than the existing use.
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Full Environmental Assessment Form for Carmel Riverside LLC's proposed 3-story, 49-unit multi-family residential building with parking, stormwater management, and landscaping at 425 South Riverside Avenue (tax parcel 79.13-2-91). The form lists the 1.93-acre site as zoned C-2 General Commercial within the Harmon/South Riverside Gateway Overlay District and the Local Waterfront Revitalization Program area. Approvals identified include a Planning Board special permit and site plan, a Westchester County Department of Health sewer connection, a DOT work permit, and DEC stormwater review.
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Cronin Engineering memo dated July 13, 2026 responding point by point to the Section 230-20.6 design guidelines for the South Riverside/Harmon Gateway District. It cites the existing sidewalk connecting to Croton Point Avenue crosswalks, two bike rooms in the parking garage, a landscape plan by Robert Sherwood Landscape Architect with streetscape plantings, and pedestrian-scale lighting along walkways and the front parking area. No signs are proposed at this time, and no distinctive gateway feature is proposed, though the applicant offers to discuss one with the Planning Board.
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Review memo from planning consultant Nelson Pope Voorhis, dated July 24, 2026, identifying the approvals needed for the 49-unit building at 425 S. Riverside Ave: site plan and special permit approvals with public hearings, plus steep slope, tree removal, and excavation and filling permits. It finds Zoning Board of Appeals variances will be required for front yard setbacks under both the C-2 and HSRG Overlay standards and for exceeding the 20,000-square-foot maximum building size, and asks whether the applicant seeks Planning Board waivers for parking placement and curb cuts. Site plan comments request details on three tiers of retaining walls and geotechnical studies, fire truck access documentation, a streetscape montage, and a stormwater pollution prevention plan.
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Zarin & Steinmetz, the law firm representing Carmel Riverside LLC, writes the Planning Board on July 13, 2026 to supplement its June 8, 2026 application for a special use permit and site plan approval to redevelop 425 S. Riverside Avenue with a 49-unit multi-family building. The new materials include a lighting plan, revised landscape plan, a fiscal/community benefits report, a public schools impact report, and a memo on compliance with Section 230-20.6 design guidelines for the Harmon/South Riverside Gateway District. The firm requests placement on the board's July 28, 2026 agenda for an initial presentation and referral of the application to the necessary agencies.
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Preliminary wastewater engineering report by Cronin Engineering, dated December 23, 2025, for the proposed 49-unit rental building at 425 S. Riverside Avenue. Design maximum daily flow is 8,030 gallons per day with anticipated actual flows of 3,958 gpd; because flow exceeds 2,000 gpd, a Westchester County Department of Health permit is required. A gravity system of 6-inch PVC sewer mains and precast manholes would connect the building to the existing 15-inch county gravity sewer main in South Riverside Avenue.
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Preliminary water engineering report by Cronin Engineering, dated December 23, 2025, for the proposed 49-unit rental building (25 one-bedroom and 24 two-bedroom units) with 79 parking spaces at 425 S. Riverside Avenue. Design maximum daily water demand is 8,030 gallons per day, with anticipated actual use of 4,828 gpd, and fire sprinkler demand of 750 gpm for 60 minutes. Hydrant tests from March 27, 2025 show the existing 6-inch main in South Riverside Avenue can supply domestic needs but delivers less than 500 gpm at 20 psi for fire flow, so the report discusses two alternatives: connecting the South Riverside Avenue and Wayne Street mains or an onsite water storage and pump system.
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Public schools impact memo from Kimley-Horn, dated February 27, 2025 and revised May 22 and July 13, 2026, updated to reflect a revised estimated post-construction assessed value of $28,500,000, up from the $16,000,000 used in the original. Using Rutgers University multipliers, it estimates the 49-unit project would add up to 11 school-age children to the Croton-Harmon school district, a 0.69 percent enrollment increase, distributed as 6 students in grades K-5, 2 in grades 6-8, and 3 in grades 9-12. The marginal annual cost to the district is estimated at $286,055 to $293,150, against the property's current $22,250 in annual school taxes, and the memo anticipates future tax revenue will exceed that cost.
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Site grading and retaining wall plan set for 425 S. Riverside Avenue prepared by Mastrogiacomo Engineering, P.C. for Carmel Riverside LLC, originally dated September 13, 2024 with revisions through June 2, 2026. The drawing list includes a proposed site grading plan, seven sheets of proposed sections, Redi-Rock retaining wall details, and soldier pile retaining wall details. The grading plan shows a proposed buried 10,000-gallon fire tank, a 6-inch fire service, 2-inch domestic water service, 6-inch sanitary sewer service, and fire truck access to the site.
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Traffic memo from Kimley-Horn, dated May 20, 2026, projecting that replacing the existing gym, equipment company, and auto repair shop at 425 S. Riverside Avenue with 49 apartments would generate 18 more trips than current uses in the AM peak hour and 24 fewer in the PM peak hour. It notes the 2022 AKRF rezoning traffic study evaluated 70 apartments on the site and found average peak-hour delays at S. Riverside Avenue and Croton Point Avenue would rise only 1.3 seconds. The memo concludes the traffic impacts have already received the required hard look under SEQRA and no additional traffic analysis is needed.
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New Business — Referral from Village Board of Trustees to review Local Law Introductory No. 10 of 2026, the CAF and EAF to amend Chapter 230, Zoning, of the Village Code that seeks to amend the text of Chapter 230 "Zoning" to provide clarification as to the harboring or keeping of animals in the Village
Coastal Assessment Form for Local Law Introductory No. 10 of 2026, prepared for the referral of the proposed zoning text amendment on keeping domestic and farm animals. The form identifies the action as applying to all residential districts (RA-60, RA-40, RA-25, RA-9, RA-5, RB and RC) and is dated June 29, 2026; its checklist responses are largely marked N/A, consistent with a village-wide text amendment rather than a site-specific project.
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Full draft text of Introductory Local Law No. 10 of 2026, dated for Board of Trustees consideration July 1, 2026, amending Chapter 230 (Zoning) on the harboring and keeping of animals. It adds definitions of domestic animals and farm animals, replaces the old Section 230-9.1(A)(10)(f) fowl provision, and creates Section 230-40(J): domestic animals other than dogs and cats may not be penned within 50 feet of a lot line; chickens and ducks are capped by lot size with 25-foot setbacks in the RA-5 and RB districts and 50-foot setbacks elsewhere, plus enclosure, sanitation and rodent-proof feed-storage standards; goats, sheep, horses, cattle and swine carry minimum-acreage requirements (2 to 5 acres) with barns 50 feet from lot lines and 300 feet from neighboring dwellings; and the keeping of roosters and pigeons is prohibited in all residence districts.
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Certified copy of Resolution #156-2026, adopted July 1, 2026 on a motion of Trustee Simon, seconded by Trustee Nachtaler, by a 4-0 vote. The resolution states the Board of Trustees desires to update Village Code language on keeping domestic and farm animals on residential properties, notes the Village Manager worked with the Village Attorney and Village Planner on language that would permit domestic animals as pets and farm animals under certain conditions while prohibiting roosters and pigeons, and records that Local Law Introductory No. 10 of 2026 has been drafted for that purpose.
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Short Environmental Assessment Form (Part 1) for Local Law Introductory No. 10 of 2026, the proposed amendment to Chapter 230 (Zoning) updating regulations for keeping domestic and farm animals on residential properties. The form describes the action as a legislative adoption of a local law applying to all residential districts, the questionnaire covering traffic, flood plain, wetlands and stormwater impacts that accompanies zoning text amendments under SEQR.
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