Rob Luntz, architect, representative for John & Kerry Whelan of Switch Inc Electrical Contractors---25 North Riverside Avenue--Located in the C-1 R (A) Riverside Commercial District and designated on the Tax Maps of the Village of Croton-on-Hudson as Section 78.08 Block 3 Lots 63 & 64. Request for a rear yard variance from Village Zoning Code Section 230-35 for a proposed second story addition to an existing commercial building and for a variance request for a 2-year period to commence work from Village Zoning Code Section 230-164(E).
Ann Reibel, owner--99 Mount Airy-Located in a RA-40 1-Family Residence District and designated on the Tax Maps of the Village of Croton-on-Hudson as Section 68.13 Block 1 Lot 3. Request for a variance nearer to the street than the primary structure from Village Zoning Code Section 230-40(B) for the legalization of an existing shed.
Raymond LoGiudici, owner-41 Whelan Ave-Located in a RA-5 1-Family Residence District and designated on the Tax Maps of the Village of Croton-on-Hudson as Section 79.13 Block 3 Lot 47. Request for a side yard and rear yard variance from Village Zoning Code Section 230-40(A)(1)(b) for a proposed shed on an existing cement pad.
Joseph Arnow, architect, representative for Peter & Lisa Overmyer, owners---19 Irving Avenue---Located in a RA-5 1-Residence District and designated on the Tax Maps of the Village of Croton-on-Hudson as Section 79.9 Block 2 Lot 23. Request for side yard, total side yard, and front yard variances from Village Zoning Code Section 230-33A for the legalization of an existing chimney and proposed 2nd story addition as well as a side yard variance from Village Zoning Code Section 230-40A(1)(b) for a proposed carport.
Peter Schuyler, attorney, representative for Marlene Galazin, owner---12 Hunter Place-Located in a RA5 1-Family Residence District and designated on the Tax Maps of the Village of Croton-on-Hudson as Section 78.8 Block 4 Lot 23. Request for side yard, total side yard, and front yard variances from Village Zoning Code Section 230-33A for the legalization of an existing front entryway and side addition as well as the legalization of an existing deck and a side yard variance from Village Zoning Code Section 230-40A(1)(b) for the legalization of an existing shed.
=== HEADLINE ===
ZBA rejects Riverside addition, warns three-story building likely next
=== SUMMARY ===
The Zoning Board of Appeals denied a variance for a modest second-story addition at 25 North Riverside Avenue, with neighbors opposing the impact on their views and privacy. The applicant's architect warned a three-story, nearly 6,000-square-foot building could instead be built as-of-right on the site.
=== EXECUTIVE BRIEF ===
• Denied rear yard variance and two-year commencement variance for 25 North Riverside Avenue (3-1 vote)
• Granted front yard setback variance for existing shed at 99 Mount Airy South (unanimous)
• Granted side yard setback variance for shed replacement at 41 Whalen Avenue (unanimous, no public comment)
=== ARTICLE ===
Zoning Board of Appeals meeting
"Either John or someone else will build this. Anybody in their right mind would build this to their highest and best use." {{quote:223}}
That was architect Rob Luntz delivering an unmistakable message to the Zoning Board of Appeals on Tuesday night: deny his client's request for a modest five-foot second-story addition at 25 North Riverside, and a far larger building will almost certainly rise in its place.
The board called his bluff. In a 3-1 vote, they denied the variance.
The property owner, John Whalen, had hoped to add a second story to his commercial building to keep his business viable in Croton. Because he's already purchased another property in Cortlandt, he'll relocate regardless — meaning the Riverside site will either undergo a major renovation or be sold to a developer.
Luntz presented renderings of what could be built as-of-right: a three-story, roughly 5,800-square-foot building spanning 91 feet in length. It could become commercial space with four apartments above, or fully residential.
"I'd like, personally, to see all of Croton remain exactly how it is right now," said Catherine Ryder of Seventh Street, who would lose her view. "I've seen too many changes in the twenty-eight years I've been here." {{quote:727}}
Laura Costantini of 6 Bank Street, whose back porch privacy would be affected, agreed. "I'd rather take a chance," she told the board when asked if she'd prefer the taller but more set-back alternative.
Alicia Infoniaccio, whose family owns the adjacent business, supported the variance and noted that Riverside Avenue once had three-story buildings before the highway came through. Ed Riley of Trousdale Drive, who had no direct stake, suggested the builder offer neighbors rooftop decks as a compromise — what he called "the Baltimore view."
Board member Rocco pointed out the uncomfortable reality: "This is gonna be a housing site. That's what it's gonna be. It's gonna be a three-story housing site sold to a developer." But after weighing the five variance factors, the majority concluded the applicant could achieve his goals through other means — even if those means produce a more imposing structure. {{quote:1588}}
In a quieter moment, the board unanimously granted a variance for an existing shed at 99 Mount Airy South that was discovered during a title search after the owner's husband passed away. The shed sits near a pond and can't realistically be relocated. Notably, nobody from the public showed up to comment on it.
A similar shed variance at 41 Whelan Avenue also passed unanimously without public input, replacing an old vinyl shed with a slightly larger wooden one on an existing concrete pad.
**What to watch for:** The 25 North Riverside property is now expected to head to the Planning Board, whether the current owner pursues a larger build or sells to a developer. Residents near Riverside Avenue and the railroad corridor may want to track Planning Board agendas at crotononhudson-ny.gov for what comes next.
---
**Source documents:**
- [25 NRA Completed zba application Redacted](https://play.champds.com/ATT/crotononhudsonny/2025-09/a5995e73cf77348f0deb3a70330df44f5f2c0c3d.pdf)
- [250701 Switch-Electric ZBA Submission Package](https://play.champds.com/ATT/crotononhudsonny/2025-09/ffe3fc07d5b49e6b8ad0a85b5cfc33cdbea14a37.pdf)
- [250930 Switch-Electric ZBA ALTERNATE PLAN Submission Package 9.29.25](https://play.champds.com/ATT/crotononhudsonny/2025-09/a312ce81238f6dcea4bf7d0cb94b15f8225ec1f8.pdf)
- [99 Mt. Airy ZBA Application Redacted](https://play.champds.com/ATT/crotononhudsonny/2025-09/6782b045a2c1a1b4231579179b5cb68862211be7.pdf)
- [99 Mt. Airy Survey Sketch Picture](https://play.champds.com/ATT/crotononhudsonny/2025-09/b589d8b1ca1aa7acc574869bbd07ec82b6548e66.pdf)
- [41 Whelan ZBA Application Shed 2025 Redacted](https://play.champds.com/ATT/crotononhudsonny/2025-09/a71da9799be769368b3fb069a947966fa2709d29.pdf)
- [19 Irving Avenue ZBA Application Submission Redacted](https://play.champds.com/ATT/crotononhudsonny/2025-09/906a832c96b576fe2d5c2a3728e213b6f0b34c65.pdf)
- [19 Irving Avenue - 9-9-2025 -- Plans Zoning Submission](https://play.champds.com/ATT/crotononhudsonny/2025-09/86307d609a475053e9ad71c87983e6b353707ef6.pdf)
- [12 Hunter Pl ZBA Application with Factors 2025 Redacted](https://play.champds.com/ATT/crotononhudsonny/2025-09/a24786946706ff578110ba8a1bcec2e49122b675.pdf)
- [12 Hunter Pl ZBA Site Pics and Survey 2025](https://play.champds.com/ATT/crotononhudsonny/2025-09/bd11c3ebebf10bd7434451fc84e734fc2a3b2b88.pdf)
- [ZBA DRAFT Minutes 7.22.25](https://play.champds.com/ATT/crotononhudsonny/2025-09/63e508971a4102cfa8e2bef4bd2455270f391a98.pdf)
- [ZBA DRAFT Minutes 8.26.25](https://play.champds.com/ATT/crotononhudsonny/2025-09/52cc59677799e9e13d212f332a8a973c5a6de005.pdf)
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