Zoning Board of Appeals Meeting
Meeting of the Croton and Hudson's voting board of appeals. Emergency exit should we need. Right over there. Right over there. And greatly appreciate your patience. We're gonna go, as I said, through the agenda. We start with the applicant, so or whoever's representing them. So you come on up to the table, explain what is your looking for, we might ask some questions, we'll then open it up to the public for any comments that they have on the application, respond to that, and then look to close into any final questions from the board. That's the running order and we're gonna start with where's the address on here? 44 Park Trail. Julie, if you can come on up.
Alrighty. Good evening. I'm Julie Evans. I'm representing my clients, John and Michelle Franks, 44 Park Trail. And they are hoping to do a small addition largely on top of an existing portion of a deck that will create for John a pocket home office. It'll be about eight feet deep. It'll create about a 125 square feet of new habitable space and about 12 square feet of additional living coverage. And I'm glad that someone included in your packet a previous zoning application from a few decades ago that was for this the back of the house as well. There was what is now a family room and a bedroom on top added to the back, which has is a roughly 15 feet from the property line. The rear property setback has to be 30. So by creating this new enclosed space, we need to extend that nonconformity to the rear of the property. And there is not, really, a good practical other direction to add. About ten years ago, my clients added a little bit to the to both sides of the house and renovated the entire front and sides. So that's done and dusted, and they're happy with that. But, additionally,
the area of the existing large deck to the side, which is in front of the living room, is also very close to the septic septic. So that's some of the context. And then in terms of the setting for the house, it's tucked away in the trails. The house, they are very happy to keep all the trees in place, as many trees in place as possible. And the neighbor to at 42 Park Trail is the that's the only property from which which you can see a little bit is of the back of the home. Through a screen of trees. So, it is the quiet side of their property. It's not an active area for them, and I don't think that will change with enclosing this deck. So I'm not sure if you have questions. Guess I'll mention as well that the room is going to be built on piers rather than a full foundation, so there will be minimal excavating, minimal changes to, you know, to soils.
And from what I saw, catch me if I'm wrong, there's no external entrance to this office. It's a little office that you'd access from the house. That's right. You know, it's taking advantage of an existing,
Alright. Thank you much. We're gonna open up the public hearing to see if anyone is here in the audience to be heard on the application for 44 Park Trail. Before I close the public hearing, do you both feel comfortable making a decision on the application tonight? I do. I do too. So I will close the public hearing. My perspective is this is a very small home office that's on the quiet side. I don't see that there's gonna be any issue for the neighbors. We have not heard of any issue. So I am in favor. Anyone have a different thought? Okay. Alright. Who would like to make the motion? Yep. Let's find the papers. Here. Yeah. I think it's behind the cover. Yeah. That's what I was looking. Alright. Here it is. It's the variance, think it would be. We'd roll round up. So it's 7.94.
Oh. Here's the rear yard variant oops. Actually, it's little bigger than that. The the setback is 20.77 to 9.23 is the actual variance you'd need.
Thank you. Agreed. Okay. Good to get it right. It's village. Alright. We'd say a nine and a half foot rear yard variance to give a little wiggle room.
So as it concerns the application for 44 Park Trail, Necessary to cycle the section of block and line number? Nope. Requesting a nine and a half foot rear rear yard variance. Struct a single story office, other than existing deck. It was an approval of this application.
I will second. All in favor? Aye. Aye. Alright. We are all set. Thank you so much. Thank you much. Alright. Alright. And with that, we move right on to 104 Grand Street. If could come on up and walk us through what you're looking to do. Good
evening. My name is Dan Pankati. I'm an attorney at 104 Grand Street across the street, here in Croton, and I'm here tonight looking for an area variance for 104 Grand Street. 104 Grand Street is currently zoned o one, office one, which means it can be used exclusively for office space. It can be used as a two family home. It can be used as a single family home. It can be used for mixed use, but with the quirk that the owner has to live there. The owners are currently in the process of moving out, and they would like to rent out the 2nd Floor. And the 2nd Floor is currently configured as a residential apartment. It has a large kitchen. It has a full bathroom. I understand there's both a need and a demand for residential apartments here in Croton, and I think it would also benefit the owner to be able to rent the apartment out. In terms of any detrimental change to the character of the neighborhood, there really won't be. It's really maintaining status quo in a way. We reached out to the neighbors. All the neighbors we spoke to all supported the application. The ones that we spoke to, we've submitted letters to that effect. And that's that's the variance we're seeking.
And in the so I know the property is right over there to the dental office. Do you know what's above the dental office? I don't know offhand. Mhmm. And then on the other side, it's a residence. That's a residence. Mhmm.
Bass and eight rooms across the street is all office. Mhmm. And I believe everyone else there is residential. Yeah.
same question for you. Have you had any conversations with any neighbors? We've reached out to got some letters, I think. I think they all supported. All the ones we spoke to, and I think that was most of them. Mhmm. They all supported the application. Certainly, one to the left, the right, two doors down, Bass and Abrams across the street.
So I think there were five or six. Mhmm. And then we we'll just note in the record, Stephanie, that we have these.
Doesn't trigger any ADA requirements, does it? This doesn't trigger any ADA. I don't believe so. No. There's no physical changes. Right. Right. Right. So
Alright. With that, I will open the public hearing on this application to see if any of the folks in the audience are here to be heard on 104 Grand Street. Alright. If you could come on up. If you could just step back to let her sit down. We did get a hand. Slide over her. If you could just give us your name and address and then share your thoughts. Maria Snow.
Mhmm. 104 Grant Street. My husband and I are the owners of the building. Mhmm. It's been in the family since 1999. My mother lived on the 1st Floor for a year. My sister and her husband were on the 2nd Floor. And when my mother passed away, I had two friends say, oh, is that building for sale? Both attorneys. And I said to my husband, this would be a perfect spot for my office. I was across the street. Now. So in 2003, I bought out my siblings and removed the office over there. And then my husband and I so I rented the upstairs as office space. At the time, I had tenants in at 109, so they came over with us. So there wasn't any issue. And then when we sold our big house on the Grand Street, we moved into the apartment upstairs. And after nine and a half years, we realized it really was too small. Our circumstances have changed. We thought we would stay there, you know, forever because we have a weekend place. The kids would go up there. Two of our three kids moved to Europe. So when they are back at the same time, we need a place for them to stay. My daughter has a very small house in Peekskill, does not have any space. We have space for two people and it's very private. So that's why we're moving. We're staying in town. We're renting a house until we find something to buy in town. But so
And if you need any other history of it, I can go back. Appreciate it. And I believe that there were six letters on the table. Yeah. It was great. Thank you. Love you. Thank you, and good luck. Thank you.
Anyone else? Did I'm sorry. Did do you have a pod? Maybe not. Was just Okay. Alright. The board, do we feel comfortable making a decision on this application? Same. So I will close the public hearing and just to pull up the application itself. So we are looking for a variance from 230 dash nine. So this is a bit of a different one than the norm. Mhmm. We're going with two thirty. Let's go up of here. So I'll make I'll make the motion on this one for an area variance from section two thirty dash 9.1 a 10 b one for a non owner occupied residential 2nd Floor apartment with a professional office on the 1st Floor. May I have a second? Second. Alright. Rock will beat you to it. All in favor? Aye. Aye. Very good. You're all set. Thank you. Good luck. Alright. Alright. Thank you very much. Alright, folks. That brings us to the third and final application of the night. This is 34 Morningside Drive. We have artwork. Get set up.
Just give us one second to get all your materials in front of us.
This is a small version of Mhmm. This is new. This is so I provided a small version of of the large plans. Perfect. Appreciate it. Yep. Colored them up a little bit, but that's essentially something right there. So we don't have to unfold the big boys. Exactly. Alright. Alright.
my name is. I'm the architect of the project. Mhmm. This is my associate, Joseph. Most of the drawings. So let's let's get started. I don't know. I think, hopefully, couple of members have been to the property and seen the situation. The apartment that the owners are gonna be living in is is the one that's the street level, and then there are two apartments way down below. And one of the reasons that we're doing what we're doing is in addition to modernizing the apartments, we're also in the two car garage. And as part of that two car garage, if you look at the plans, you'll see there's a staircase so that the people that rent the two lower apartments wouldn't have to be basically risking their lives to go down those stairs because, especially in the winter, those are pretty dangerous stairs to go down. So now the stairs would be totally in on the interior, and be happy a safer to get down to the two little apartments. In addition to the two car garage and
Hi. How are you? I'm Joseph Trombetta. I'm with Joel Greenberg tonight. So the first page I wanna direct you to is a one zero two. And if you have a 100 in front of you, it'll be easy also, it will be easier to compare the changes that are being made. Yes. The changes are all orange, and everything else that is, like, dotted line is a wall that is either being removed or a doorway. So starting on a one zero two, you can see the added stairwell on the left side there. That'll be enclosed to prevent snow and the weather and the elements from entering the location while tenants are entering the property. We added a bathroom at the entrance there in the foyer. We've also extended the bedroom space and added larger closet space for both bedrooms. Onto Level 1. So we were just on Level 0, now we're on Level 1. You can see the stairwell continues. We extended out the bedroom and dining space on the left side to bring it flush to the stairwell and which which will be connected also to the garage.
Extended the bedroom space again on Level 1 and as well as added a very large rear deck for the tenants to go out and enjoy the nice weather. Moving on. You can now move on to a one zero three. And for this, you can pull up a one zero one to draw a comparison between the changes being made on on the Level 2 and the original Level 2 floor plan.
So Level 2 has the most extensive changes. This is the level with the added garage. Attached to the garage will be an open carport. Moving to the center of the house, again, you see entrance to the stairwell. This will allow if you're entering the garage, you can enter through the stairwell into the main house, or if you want to enter through the stairwell into the house or to go down the stairs, if you're a tenant, you can do that as well. Moving right again, you'll see another entrance which is for the owners and for the main residents. Moving on, there's a much bigger kitchen added than was previous.
Opened up the living and dining floor space as well as added another another deck to this floor, will create a double deck when viewed from the rear. May in addition, moving on, we added a new stairwell that will enter to the 4th Floor level or, my mistake, the 3rd Floor level as it's noted on the on the diagram. You have washer and dryer under the stairs as well as extended bedroom space and and a very large closet space and office space. Moving on to a one zero four. And, again, you can still have a one zero one in front of you for comparison. A one zero four also has pretty extensive changes. We expanded the bedroom space, made two very large bedrooms, expanded the closet space, added a bathroom, and created Joel, this this part here, the extension. Yeah. We created an extension on the left side there, which will give a rear window. And you'll see that when we get to the elevations. So a one zero five and a one zero six are the original elevations. So you can put those in front of you for comparison to the new elevation,
which is a one zero seven and a one zero eight. So on a one zero seven, you can see the two front doors that were added in the center. You can see the garage that was attached to the left side of the of of the front elevation as well as the open carport. As for the rear elevation, it's just the rear of the front, but you can see the garage has two windows added in the back, the carport from the rear. And you can see the bathroom is on is that little, like, kind of outcrop on the left side, and that on the right side there you have another outcrop. This is at the very top showing the extension for the bedroom. As well, you can see the double deck and the support for that structure. And on to a one zero eight, again, very similar. You can see the added windows on the left side elevation and the outcropping on the left side elevation as well as the right side elevation as well as the elevation of the deck from both sides. And overall, that's the all the significant changes that are being made to to the existing house.
And on the original I see, there was a back door, like, down at the the lowest level. Like, there is a door coming out. I don't see any doors on the That door was that door was moved. So
where there was a back door, there's now going to be a door on the side. So when you're on the very bottom level, you will walk down the hallway, and then you will enter on the right as opposed to having a loop all over the room. And moving that back door allowed for the addition of the bathroom.
Could you help me with the setback? So just if you go up to kind of the initial initial plan, if you could point to the points where essentially you're getting closest to the front, you're getting closest to the side.
Is the idea of the carport the cars will drive right in, or are they coming along the concrete pad and pulling in sideways? No. No.
And to revisit the different variances you need, the side yard is really on that one side that's kind of butting with that that's been around. The front has been around. We're just revisiting it with the work The being side yard is conforming but but it's in the two. So The total side yard is the new. I mean, they all have to be revisited, but the total side yard is the one that's new based upon the construction happening. Right. And the disc recording, but obviously, it's Mhmm.
Thank you for sharing that. And so they're the ones that are most directly going to see. It goes from this little front to Exactly. Will see they will see the right Mhmm. And
the garage is gonna be, I would say, a typical garage height. How high are you going in the garage? Oh, no. That yeah. That will be it. Right on the. Mhmm. You know? With the soaping roof, so you have to drain Mhmm. Probably drain. I
just want to add that the garage is necessary because the tenant parking will take up most of the concrete pad, which will leave the owners, you where to put place their vehicles, as well as the garage will help alleviate and remove any parking that is existing on the street. Mhmm.
Is the neighbor is the neighboring property that's again, just I know I I got it a little wrong before, but the the property that's behind the the your property, are they what what is their view of the of the premises gonna be, particularly the Again the the does it look like what you're saying. So, basically,
Have you have you considered any kind of surficial treatment for the for the wall that's gonna be created in order to support the garage? Looks like that's about an eight foot. It looks like
Anything else before I open the public hearing? Thank you for the explanation walking us through it. Appreciate it. We are going to open the public hearing at this point, to see if anyone who is here in the audience would like to be heard on this application. Alright. Alright. Coming up. And if you could just make space at the table so she can come and sit down in front of the mics. I can just stand outside.
You give your name and address, and then tell us what you think. I'm Mary Hunt, and I live at 49 Truesdale Drive. So that's the property. We our property goes from morning from Truesdale to Morningside. Mhmm. We are the house that you're speaking of that is directly behind the president's House. So we are the ones who we actually, I don't know if it's mentioned. We have our house, and we have a garage, a separate garage, and a cottage that we rent out. So there's three separate structures, all of which are affected by or next to this construction. The house is set off to our house is set off to the side. I'm sorry. I forgot I forgot your name. Joel. Joel. As Joel mentioned. So we our views are such that the houses are not straight on top of each other. So that is correct. Our garage is where right underneath where the potential garage will be is my understanding. And our cottage is right in front of the current parking deck. So our my concern, I guess, is what some of it is, I think, is is has been addressed because I wanted to come listen to it. Absolutely. We have presently with the property, the drainage from the parking deck is my biggest concern presently. It's there is drainage that comes out directly behind the parking deck that runs down into where our cottage is. We, generally speaking, don't have too much of an issue, but there's a lot of erosion there already. So I wanted to hear kind of what was being done Yeah. To address that. Absolutely. What is being done to in the current new plans to, I guess, to I think you mentioned unifying that area. The deck currently because the drainage comes right out of two pipes
right down onto our cottage. In the past, we only had one major incident. This is years ago when we had a hurricane and the cottage kinda flooded because of all that coming down. We put a retaining wall. It's railroad ties in and drainage in to alleviate that problem. Since then, we haven't had a problem. But because of the erosion, the railway tie railroad ties aren't pushing. They're coming into the cottage, and they're pushing against the cottage, whereas it was that way in the beginning. So there definitely seems to be some erosion. So that's one of my concerns as to what the structure will do to that and to have that mitigated, for lack of better word. And it appears to me, I think you addressed it, that the proposed garage will be in an area that currently doesn't have is where the stairs are. So I didn't know how we were filling in that land Sure. And that structure. Is it dirt? Is it concrete? Is it you know, and what is being done for that as well? Because, again, as you mentioned, there's a very steep slope that comes down, and it all just runs down onto our property. So those are my biggest concerns. Sure. So I'll let you
your whole situation will improve tremendously. I love hearing that because, yeah, it's been a it's been a bit of a worry. I'm just looking at my notes to make sure I address everything. But yeah. Please. Yeah. So that that is good hear. Do think why not? Oh, I'm sorry. They have to have to It's good to hear so that that that the erosion and the water will be re Reverted. Inverted. Yeah. And that it will be taken care of. And the and that the retaining wall, everything there is being reinforced and redone. Yes. So the I guess the only other I guess one of the other concerns I had was regarding the deck variance, but it sounds like you said it was only one One foot. Yes. So that's fine. Because we maintain the fence in the back of the property. So because we had a a existing variance ourselves when we purchased it that we were it was our responsibility to maintain that fence. So we recently replaced well, not recently, but a couple quite a few years ago, we we replaced that probably less than ten years ago. So that's the variance is only one foot. Okay. And then the the carport or the is actually going to be over the existing structures? So they're not building a new slab? On the on the roof. Okay. Okay.
This was exactly the same size as it is now. It's just that a portion of it will have the removal of the third protection. But, again, in order to try to keep the bearings
It's much easier when you're seeing it and not Yeah. Move that. Okay. We're here. Alright. Cool. So I think those were the questions I had. Do you have questions for me or anything else? No? No. I think you've
made the made the point exactly what's going on. I'm glad to hear that what's been happening over the years,
Yeah. And I'm pleased to see that the president's taking moving in and doing it because with Yeah. I think that you're right. Having an owner operator for the situation makes it look like better. Yeah. Because in the past, the tenants a long time ago, and they took care of it as soon as we did, they were throwing trash off the back, but they we told them, and they took care of it. So that's I'm I'm pleased for that. No. I'm sure you
I was just wondering if Well, it it is making a difference because all the water is is gonna be coming down in the back of the water. So there's really
Very good. Next, anyone who'd like to be heard on this application? No? Alright. For the board, does does everyone feel comfortable making a decision based upon what we've heard tonight and observed? Yes. Yes. Same here. So we'll close the public hearing, and I open initial thoughts.
Yeah. My my my other thought was about the drainage, so I'm glad. I was waiting to see if that might come up by one or several of those present. So I'm glad that was discussed.
Yep. And I will say when you look I appreciate you flagging. When you look at the numbers, looks like a lot. But having the history as to what was already in place and what's being done here and the relatively minimal changes are being made and and new variances that need to be added, I appreciate that. Alright. So I do think, right, we're going to have to because of all the work being done, the existing nonconforming, have to revisit and actually officially get those variances in the record as well as the newly created ones. Is that fair?
I would go with it's gonna be a package, I would say, at this point. And one thing I would point out is I believe the rear yard variance will be a bit larger than a foot. With with the deck configuration, it doesn't quite match that. Oh, okay. So I'm not quite sure exactly what it's gonna be. About four more feet.
There'll be a five foot variance. We'll go with that. So just to because I know that came up when you were chatting about it. So that would mean so just just for visualizing, you need a 30 foot variance from the back of the structure to the to the to the line, the property line. So now this will come out. The deck is going to come up to five feet into that 30 feet. So there will still be 25 feet between the property line and the And that, again, it's not gonna be on the ground. It should be it'll be obviously, I'm fine. So just because that came up, if we open it up again if you want me heard on that realize, yeah, if you look at the
the deck because of the configuration of the house, this point of the Georgia is We probably took it from the further one instead of the closer one. Got it. Thank you very much for me for picking that up. Oh, no. So no more than five feet is is what we're thinking here? Looks okay. Okay.
Alright. Darren, do you wanna take a crack at? Rock who did one? I did one? Yeah. I'll give it a shot.
Oh, for 9.5. Full side yard variance. 16.5 from 13.5. Right. Front yard variance,
Yard variance from to one foot from
nine. And that's when we'll have to adjust a a rear yard variance of no more than five feet. No more than five feet. There's another aspect to this. Yes. It is the
it's a nonconforming building. Section 230 Dash 53, nonconforming use. Shall not be enlarged, extended, reconstructed, or placed in a different portion of a lot or parcel of land occupied by such uses of the effective date of this chapter, nor shall any external evidence of such use be increased by any means whatsoever. You're granting a variance for that one also. In order to yep. Yes. Yep.
Alright. So we'll also need a variance from twenty three two thirty dash fifty three a one. So, we got kind of this paragraph here. Because then I think also, Ron, then we need that last one. Right? Because you're looking at needing to go probably past this point in time next year to get everything completed. Is that my understanding of the need for the two year? Two year, but I I believe we'll be be finished in more less much less than two years. But, yes, give us the two years just in case. Instead of the one? Yeah. Appreciate it. Given the work. Mhmm. Alright. So for for, so it'll also include to all the language that's in the block right here. So it's also gonna be the variance from two thirty dash 53 a one for enlarging a nonconforming use, and we can get that language in there from here. And the variance from two thirty dash one sixty four e and granting two years, for completion of the project from the normal one year.
Is everyone okay with those? We didn't talk about those. Any questions on any of that? No. I I I get what
Alright. So Darren has made the motion. Who would like to second? Second. All in favor? Aye. Aye.
You're all set. Thank you very much. Thank you. Thank you. Best of luck. Thank you so much, and enjoy the rest of the summer. Thank you. You too. Lady days just run before you. Why
Have a great day. Thank you. You too. Thank you. Didn't appreciate it. The other parents just needed to. I'm like, Yeah. Well
Well, let's start there with the draft. Let's see. Do we have a draft motion on this one, Stephanie? Do you know do we have anything in the packets? Or Yeah. Let's see. They're usually, they're sitting on top. Yeah. Let me see. I probably put them in my pile of stuff. Paper. Oh, we got it. Here we go. Got it. Look at that. Alright. Alright. So we'll start with this one just now because it's nice and fresh, it's the most detailed. Alright. Alright. So we have everything in there. Oh, no. Oh, I guess because can we hear on the speakers? Probably. Yeah. Hey, folks. Really sorry. We still have to do a few things up here. So if we could slide that way. Alright. Thank you very much. Alright. Alright. A public hearing of hell. So no undesirable change. In fact, I think what we're hearing is this could be an improvement. Alright. So and in fact, likely, if we with the character of the neighborhood. K.
The benefits offered by the applicant cannot be achieved by method other than the requested variance.
Of the major variances are really the preexisting ones. Right. Alright. Despite recognizing that the previous variances and that's really substantial, I do think it's substantial on its face. I mean, the variances we granted, some of them are more than easily more than 50%. It's like, because substantial, will not have an adverse impact. And was or was not self created?
K. That was easy enough. Okay. Do the middle one. Middle one. Put Julie to the side. Alright. So this is our office and apartment right down the street. Non desirable change, really it's just preserving actually the status quo. The non desirable change, the benefit, it can't be achieved because if you wanna have a tenant in there. That's right. There's no other way to be able to have a tenant in there without a variance. Is or is not substantial? I would say not just given we're going residence to residence, albeit not an owner occupied. Yeah. Unless you're comparing what these should be, which is an office Right. To a residence if it's not owner occupied.
That's why I'm could either way on that one. Yeah. I don't Feel like grandest thoughts.
I nothing's physically being done. Yeah. Not So it's and and and mister widget. Yeah. It's
Okay. I'm good with that. Those variants will not have an adverse impact. No. And was it was not self created? It's really a code issue. Well Mhmm. I guess they're all code issues. Yeah. Was. I mean, that's if they wanna be able to use it this way as opposed to. Yep. They could have bought and lived there. Okay. The homeowners Alright. Our nice little small home office, which by the way, I look at the floor plan and it's adorable. Alright. No undesirable change.
This one, it it can be achieved through other means. I mean, they have a house that has space. You could always make a little nook for an office in there somewhere. It's kind of my take on that one. Any contrary thoughts on that? Requested variance, I would say, not substantial on this one. Will not have adverse impact and was self created, and they even have bid on the paperwork. Alright. Okay. You can't do the minutes. Right? Well, look, Neal, the minutes that we can do is two months ago because five of us were there. And so the three of us could approve the ones from two months ago. We couldn't improve last month because I wasn't here, and we won't have a quorum to approve them. So those will have to wait. But we can do so we can't do the June ones, but we can do the May ones. If folks have had a chance to review, they are eight pages. So if you haven't had a chance to review, we might wanna table that. Yeah. In yours. See the new ones. Oh, because they were last month. Yeah. Last month. So
you have any chance to to review, then we should just hold on approving those minutes, and we'll just do them all next time. So hold on to that. So hold on to the June ones. And I'll make a note that next meeting, I'll send another copy of the May. Perfect. Thank you. That's great. So we should hold on to the June ones? So hold on to June. Okay. You'll get an extra copy of May next time around, and then we'll have these meeting minutes to approve as well. Alright. Are we good? All good. We're officially on the meeting. Woo hoo. Okay.