• So I will call the Village of Croton on Hudson planning board meeting
• for,
• Tuesday,
• 12/09/2025
• to order.
• First item on the agenda is a new business item.
• It is 23
• Nordica Drive, Mark Franzoso.
• Amended
Steve would like to make a brief statement before we start. I just wanted to disclose that with respect to this application,
• I had had an unsolicited conversation with Russ Davies at Black Cow about around six, seven weeks ago,
• which
• back
• with a
• an amended site plan. And
• I usually
• submit an asphalt at the end of a project.
• Really, in uncharted waters here, it was simple.
• It looked like this.
• think we have the original we have the original
• resolution approval drawings
• that many has up on the screen there. And
• so maybe you can just describe what the changes from
• what the approved plan was to what the
• after the site was excavated and the foundation went in and the house was put up,
• The wall that's shown there
• to the left,
• looking at it from the picture.
• Right? To the left, we sort of like, contoured over just a little bit.
• Right?
• And then because the property came you know, it was it was slow.
• So I terraced off both sides.
And then on the right, you added some walls and stairs that Well to make a transition simple simple rear access to the back to the small back
backyard. I mean, the patio that I put in, I it's only, I don't even, ten, twelve feet wide. Mhmm.
• and the walls that were
• ultimately
• built
• are
• property lines than the
• approved resolution
• you know, I
• it it is over a little bit, but, you know I mean, it's a fact the fact of, you know Yeah. So building. I mean, that's
• you know, as I you know,
• listen.
• When you build a house and you finish off especially the outside, you know, you deal with the property and you mold it to, you know, to look as presentable and nice as possible. I mean you know?
• And
is there anything about any of these retaining walls that were built in in your opinion as the village engineer
• that is
• not
• zoning compliant?
• No. They're not.
• Are
• zoning compliant.
• Tell us
• about
• the
• how tall
any of these walls rising to The the rear the rear wall is a little over two feet
• less
• in height.
• And so
• structure, and that that required a building department and sometimes a variance.
• I don't think there's I mean, in my just looking at the walls and sort of looking at the elevations here,
• is there any of those walls that rise to that occasion?
I don't know what I mean. Thanks, Mark. What you're doing is just addressing the condition the field conditions
• that you you encountered.
• You you
• I'm guessing you've done this sort of thing on other projects in the past where you Yeah. Modified the original plan. Yes. I have.
• And, historically, how have you dealt with that, say, with the engineering department?
• You know, I have to have I didn't use link Joe Link on this one. I used Spinelli.
• So I'll have him verify the corner points of the building. Right? It's part of the as well process, and I'll have him. Although I did have the come
• out, and I believe,
• Vinny, that he sent you a
• signed and seal sealed
• One that
• Mark, when this does happen, encounter this. You
• mentioned it to an engineer,
• and you say
• planes have changed slightly, we've got, say, this new
• change to the site plan.
• You're saying that in the past
• that
• as long as it doesn't represent a a large
• modification,
• you work that out with the engineer the village engineer. But if it's something substantial, it comes back to the planning board. Is that typically what you say? I
• I I wouldn't consider this substantial, though. I mean, if you look at the plan that was approved in the beginning, like I said, once the hole was dug and the foundation went in, I mean,
• to put a wall, was like a I don't know. It would be like suffocating the house, the one that was approved. So I I, you know, modified it to the to the condition of the property that I had left with.
• as this was happening or
during the process? Dan was there through most of the process, and then he left, and then
• he could go. The
• subsequent to Dan leaving or prior to being leaving?
• started with Dan here. I mean, Ron was there on a couple of inspections.
• You know? I mean, I I don't know what else to say. No. We're trying just to understand what the how the timeline, how it played out, and how we got to where we are here. I don't think anyone would ever come back,
• right, during the process of building
• for a revised plan with something simple like this here. I mean, I don't know if you maybe put a small addition on the house and made it bigger or put you know? I don't know. I I don't know what the
• as a a site plan modification
• came back to us was this new building on Riverside where
• they were building this
• very large handicap area as part of their In the front of the building.
• That You know?
• That was something that I know you know.
That was something that the engineering department felt was substantial
• enough that it came back to us as a site plan modification.
• I I think that it just comes down to,
• for me,
• discretion within the
• the engineering department about whether or not they felt like this was substantial
• enough
• modification
• to come back to us.
• It's before us. So
• I think it is at this point. But
I would consider this part of the landscaping part of it. It's not a structural like, that was there's a big difference between what
• they did over on Riverside and what I'm doing. Right.
• You know, it's just part of the finished landscaping.
• You know?
• I think they look nice too. Yeah. So
• letter from
• and I don't know if you've gotten a copy of this or not, from Levin Law Group
• I have. Sort of outlining
• a bunch of issues
• that
• opinions that I don't think this
• board has.
• Understand that there has been a lot of sort of
animosity and problems with Just between both neighbors on each side. That's all.
• The the person that it affects most
• are the Friedens across the street,
• Joey and Debbie. Mhmm. I mean, they love the walls.
• I ran into him
• at the Hudson oven on either Friday or Saturday.
• And while he was waiting for his order,
• I placed mine. We each had a cup of coffee, and,
• you know, they're they're really nice people.
So I just mentioned in this letter from the Levin Law Group that say the material one of the material points it's made is that
• the current construction includes an unapproved permanent retaining wall near the property line with setbacks
• under 12 feet,
• So that's my understanding. Is
• there a setback for retaining walls? Not that I know of. He had walls on on property line very often.
• I did not read the letter. I, you know, didn't
• think it was necessary to read it. Truthfully, it means retaining walls. I
• mean, whether I I know the other guy on the other side, Davidson,
• wanted to
• have me stop working and then and come back wait two weeks to come back. And, you know, I didn't think that was fair. I did offer
• Vinny to have
• Dancy Garcia,
• you know, measure the walls and place them on a a plan for you and get on the planning board.
• who
• had some steps going down
• No.
• Sometimes
• it gives you things. I've been yeah. I've I've built hundreds of decks. I I appreciate what you're suggesting. That was not the situation. Was merely I know I know you can't
• encroach on
• property lines with decks.
• Sure. Right. A that's a structure have never been an issue. Right. Is it not different for the
• I'm if if
• line as far as I can tell. I didn't see anything from anybody there. Like, four feet not under a certain height. I
• from Dan, though, which I was unaware of, that I could have built a portico
• covering over the front porch four by eight without having to come back.
• You know, I'd have to place it as an you know, on the on the final plan as an as built. I opted not to do that.
• I don't know if you're interested in it, but the way the house was originally delivered, it was a little tiny a little jut out from the left hand side of the door,
• and it had a little gutter
• with a leader coming down in the corner, like, I don't know, maybe eight inches from the sideline. It looked ridiculous. So I reframed
• and attached it to the right side
• fascia board. So I just have a continuous gutter going down on one end, and I eliminated I eliminated one drain field.
• I thought that made it a lot nicer also.
• don't have all that information
• locked into my head.
• I mean, I don't know. I I didn't measure. I I really can't answer that.
• I know the the one wall that was
• that started with Davidson
with his and I don't know why he's not here. He's the one that, you know, I think started this whole thing, and that's the one that Davis
• his email.
• That one we measured, and I thought we were okay with that one. Right? I
They are not they're on your property. So But I know the on the you can do with walls, so I, you know, I bought them.
Well, the north side walls, we've got closer to the property line than originally approved.
• It remains compliant
• with applicable zoning requirements.
• Originally,
• I think I don't know. I remember having this conversation with you, Rob. You you guys wanted five. I said two. We settled on three.
• You know, I don't wanna make it look like I'm you know,
• I know how to say it. I was gonna put in five, but, you know, this guy cried about the wall, and it sort of ticked me off. You know?
• You know, I just felt that why go the extra mile?
• I was gonna put five land five trees in.
• You know? I I just I I know. This is so unnecessary.
• It's unbelievable, to be honest with you. But
• Or, actually, the plant says two, but it's on the record that I would do three.
• And I did plant three.
• And I couldn't finish the I couldn't finish the plantings.
• All the material, I I checked a couple of of
• nurseries. I mean, I did hire the one company to do everything, but, you know, towards the end of season, they you know, it's just junk that's left.
• So I'll do all the finished plantings and and, you know, color
• in the spring.
• So there's there's three
Is that right? Oh, there's a landscape plan that he has to sure we just wanna
them. Yeah. No. I did. I did on that side. There was nothing on this on on their side.
• No plantings at all. I mean, there's a whole building lot between the two houses.
• Another suggestion
• is the corner sitting out front.
It is. Yeah. I didn't notice that. Yeah. I mean, that's that could be moved. Yeah. I'll I'll move that. I'll move that. I'm writing back to the border saying I mean I didn't see a dumpster. I don't know if it's there or not. I didn't see it moving that hard. Right. But everything is piled up. It's all gone.
• Oh oh, on the left hand side of the yeah. There's some straw hay and a couple of blocks that are left over. Yeah. I'm I'm trying to clean that up this week. I got rid of all of you know, we're we're just finishing. I'm just it's
• just it's amazing. Two windows that I'm waiting for the
• left side of the house have been back ordered for a month.
• They were supposed to come in today. They're now coming in on Friday. I can't even finish that side of the siding.
• And I started
• a ConEd application in September.
• It's an all electric house.
• I opted to
• and it's more energy efficient
• and, you know,
• earth friendly right now.
• I don't have electricity.
• It's 37 degrees in the house today.
• I'm still waiting on Con to to power up the house.
• And then now I'm regretting it because when Ed Con Ed, there were a few homeowners that wanted gas on the street.
• And while while they were there, I had I had the Con Ed boys put a stub to my house.
• And now I'm regretting not hooking up gas because I woulda had heat.
• be
• I'm
• to
• Yeah. I
I think we had discussed it and whatnot. I would say, you know, just to prove if you are comfortable with the
• plan for you, you could approve that, and that could be the new site plan that you have to conform with. So if he wants to change any other walls or stuff like that, it wouldn't conform.
• I guess you can give, like, a little bit of
• leeway or something if you wanted to. Like, you're allowed to
• move a wall slightly,
something of that nature. But I think just if you guys are comfortable with the amended site plan, that should cover most of the
• procedural anyway as opposed to
• the wall work finished or
Alright. So, Mark, you you you are comfortable with this site plan as well, and you don't anticipate any additional changes coming? No.
• in spring.
as they were approved in the seventh fifteen? Well, that ends up. You know, there's a boxwoods at the top, you know, on the at the top of each wall.
• I
• don't think I wanna put a nice I don't know. I was anticipating a nice cherry tree to the left of the driveway. I don't know. Have you been over there lately? Because I just had I was lucky enough to get a driveway put in
• with
• with binder. I'll do a top coat in the spring also.
• I don't wanna do a nice, you know, like a a weeping cherry tree,
• I thought would be nice.
• There is a a tree show there too.
• down, you know, grass.
• says whereas the planning board
• approved a minor site plan application on 06/20/2023
• for Mark Franzoso,
• the applicant
• for
• construction of a
• new single family house, and whereas the subject property is located at
• 23 Nordica Drive in the RA 9
• single family zoning district and designated on the tax map of the village of Croton Hudson as section
• seventy nine point one three,
• lot four,
• lot sixty four n, whereas
• the applicant application is for
• amended minor site plan approval
• for a revised retaining wall configuration,
• which differs
• from the retaining wall approved as part of the original minor site plan and
• whereas this proposal is considered
• type two action under the
• state environmental quality
• review act seeker.
• Therefore, no negative
• declaration is required.
• And now, therefore, it it be resolved that the
• amended minor site plan application is shown on the application dated
• 11/24/2025,
• which is what is in our packet.
• Photographs of existing conditions and drawing
• number
• one one entitled site plan prepared by CRCI
• engineering PC of Yorktown.
• Late last revision date,
• 11/21/2025.
• Is that the one that we have on our on the table now?
• K.
• We approved with the following conditions.
• One, that all conditions
• listed on the minor site plan
• resolution dated
• 06/20/2023
• remain in effect.
• So maybe we should just say all conditions listed on the minor site post resolution dated
• 06/20/2023
• remain in effect,
• And
• a minute ago. Right? Was there
• there conditions relating to landscaping?
• And in reference to the landscape plan,
• plan, or about landscape architecture, 06/14/2022.
Yeah. That the landscaping shown on the plan be installed prior to issuance of a certificate of occupancy. Mhmm. Trees shall be protected with pre Trump armor.
• my question
• for you, Seventh, is that
• are you
• do you agree that the
• amount of change stuff here is
• does does not rise to the level of being significant?
That's Well, I think it's structural. It was significant enough in the opinion of the current village engineer that it should come back before us for a amended
• minor site. So
• I'm not questioning that. And I think that that
• traditionally,
• the village engineer has had quite a bit of latitude in terms of discretion about
• site build conditions. I know
• I've I've been a party too and seen where
• pipes
• of what is,
• you know, built.
• So, I mean,
• it was
• I think it's
• my understanding is that the engineer's office has
• made the determination that this didn't rise to the level of, you know, maybe
• I mean, that need to be
• minor site plan
• amendment.
• But it's not, like, we're starting over with an
• adjustment to.
• Kind of like in a gray area,
• I would say, where it's not the biggest change, but it's definitely not what was approved by this board in the past. So we took a conservative approach and
• sent the applicant back for you guys to take a look and get comfortable with the new plan.
• you're comfortable with the walls as built and the third
• amended
• a minor site plan
• for 23 Nordica Drive
• with the
• condition
• the modified condition
• that would state all conditions
• listed in the minor site plan. Resolution dated 06/20/2023
• remain in effect,
• and then we add including the requirement for asphalt drawings
• prior to issuing a certificate of occupancy.
• rule of of
• of
• the building
• experience
• to our town. You know, like you you said before, you know, Dan needs some latitude. Yes. He did. And everything was was on the up and up and and brought to the forefront at the end with an ass belt, and that's that's the way I was going. So
• just think, you know, we've got a good guy here in our in our building department here. You know? So I wish I wish a lot of luck to it. Appreciate that. I I do have one other thing here. Did anybody take a look at the porch?
• Oh, I noticed it
• Thank you very much, everybody. Thanks a lot. Appreciate it. Oh, and I don't see you on the streets. Have a happy holiday. You too. Take care. Likewise.
• So
• review of
• our
• rules
• and
• roll rules and procedures.
• And I
• was wondering what changed on it, and you just
• alerted me to
• the
• changing
• weeknight dates
• for our meetings,
• I think, which is has that been incorporated into this?
• yeah. First one is still.
• Is that
• is that officially
• trustee Simon knows? Or are we officially second and fourth Tuesday going forward?
• Starting next year? Right.
• '26
• is one.
• H on the first page.
• Six six h.
• It's
• yeah. It is there twice. Under Roman numeral six under h.
• that would be the ideal situation. They get a test twelve noon the day before,
• But we can guarantee that that that would be put on. Things that come in after I mean, we're trying to get vomit. If someone sends something thirty minutes before the meeting, we can't guarantee that's gonna make it onto the chair. You know what I mean? Yeah. So maybe we put something like written communication
• submitted 12
• told me the day prior will,
• like,
• certainly be on
• the meeting
• materials
• or something of that nature.
• You can keep that and then just, you know, maybe
• say, like, we will the staff will work to
• include other communication as well
• as time allows.
Okay. And, I mean, can I give some leeway going on? Mean, this says that it will be included in the backup.
to bring whatever it is to the table that you might need to respond, particularly
• it's a little tight. You know, it's weird that on one hand, we have it's twelve days ahead of time or ten days ahead of time. But, yeah, right up to the eleventh hour,
• other stuff can be submitted that you need to review and that we should review.
We might amend this is that, you know, we keep the wording in here about it being submitted twelve in the day prior, and then we can say anything received after that.
• Romeo
• the
• suggesting
• suggesting that we handle the agenda in a way that
• prompts
• anything we're liaison to Yeah. Exactly. Comment. Yeah. I know what you mean.
• Well, discussion.
• Yeah. Something general. I mean, we used to there was an issue for a long time that we would occasionally have
• engineers and I what was the engineers report? Engineers report where at least we have the opportunity
• to ask Dan for an update.
• Wasn't necessarily,
• oh, this needs to happen. It wasn't us saying
• things that needed to happen. But, hey. Whatever happened with that application on such and such, is it moving forward anymore?
• Or did they get their CO just informationally so in our minds, we can close the loop on stuff we've done in the past. So I think if it was simply under discussion
• for in, you know,
• his own reports Yeah. Something like that would be That would be good. That could be some a good way to go about it. Yeah. That's the agenda, like,
• any is good. Because sometimes
we don't have. Yeah. Right. Well, in a lot of times, you know, the CAC does their job well, and there's not always something substantive that
• the planning board needs to know going
• that.
• And and what about, like, if you wanted to discuss, like, old planning board
plans that were approved that are in the process of being built that you're curious on? Do you wanna add that too?
• That's where I've seen it. Yes.
• Us
• Leon liaison
• slash engineer's report current, if any? Yes. That's good. Does that make sense? Yeah. Can you cover both bases? Okay.
• Thank you. So
just to let this wording on, if we get a written communication after twelve noon on Monday,
• anything submitted after that time will be included.
• in in the meeting.
What we're saying we would discuss it and we would present it to the claim. But should
• we just say
• if it's submitted
• on item seven I,
• that
• applicants are
• they will not have a time limit to speak, but it's at the discretion
• they're not flower pots. This isn't two spots. They're flower beds.
• That's
• on the you can't have the third line
• three,
• the number four approval of minutes.
• Just that headline, draft minutes
• that we approved for that meeting
• Let's see. Alright. Okay.
• Many you guys have been to the grand?
• I'm like, Williamsburg or something like that. Yeah. Know? When you walk back out, you're like, oh, we're back at Kroger. Yeah.