The Board of Trustees of the Village of Croton-on-Hudson has issued a special permit to WBP Development LLC for the redevelopment of Parking Lot A, an underutilized 1.23-acre parcel owned by the Village, and an adjoining private parcel located at 1 Croton Point Avenue. Due to the decrease in daily commuting since the COVID-19 pandemic, the lot has remained largely vacant. The issuance of the special permit at the Village’s Board’s regular meeting on Wednesday, December 18, means the application will now proceed to site plan review by the Village Planning Board.
WBP Development LLC intends to purchase the Lot A parcel for $2.3 million from the Village. The construction of 100 affordable condominiums on the site is estimated to generate approximately $400,000 annually for all taxing jurisdictions (County, Town, Village, School District and Library).
With the adoption of the special permit, the Board has authorized the construction of a 100-unit transit-oriented development at the site, with a minimum of 20% of units designated as affordable housing, with the potential for additional affordable units, including affordable condos for ownership, contingent on funding from the New York State Affordable Homeownership Opportunity Program (AHOP).
The issuance of the special permit by the Board follows an analysis of the proposal under the Village’s Local Waterfront Revitalization Program (LWRP) and the New York State Environmental Quality Review Act (SEQRA). The SEQRA review, conducted over approximately 5-months, has verified the capacity of the existing infrastructure, including sewer, transportation and school facilities, to accommodate the potential increases associated with a new building.
A study prepared for the SEQRA review based on existing multifamily developments in the Village forecast an increase of up to an additional 25 students for the Croton-Harmon Union Free School District (CHUFSD). According to historical enrollment data produced by the CHUFSD, District enrollment peaked during the 2009-2010 school year (1,752 students) and has declined over time to its present enrollment of 1,592 students (2024-2025). Any increase in enrollment associated with the new building would be well below the School District’s peak student population. Based on current and projected enrollment trends, and the anticipated increase in tax revenue to the school district, it was determined that the proposed project will not have a significant impact, if any, on public schools.
The Board of Trustees was assisted in this review by an independent, outside technical consultant, AKRF. AKRF is an award-winning planning & engineering firm with a 400-person team based in White Plains, NY. AKRF was selected by the Board of Trustees and paid from an escrow account at the developer’s expense.
The review included consultation with the Police Department, EMS, Fire Department, New York State Office of Parks, Recreation, and Historic Preservation (OPRHP), New York State Department of Transportation (DOT), the Westchester County Planning Board, the Village Planning Board, the Village Waterfront Advisory Committee, the Village Engineer and other involved agencies. A traffic study was also conducted as part of the approval process.
The Lot A parcel currently holds 122 parking spaces. While parking at the train station is currently at its highest rates since the pandemic, it remains approximately 30% lower than the levels seen in 2019. The demolition of the former DPW garage in 2020 added an additional 180 parking spaces. Those additional spaces will more than compensate for the spaces taken by the redevelopment of Lot A and the construction of a carport solar array & battery energy storage system on a portion of the lower lots, ensuring that in 2024 there will be more parking available than there was pre-pandemic.
Final plans for construction on the site must undergo the usual process of obtaining site plan approval by the Planning Board, and engineering review by the Village Engineer, as required by the Village Code.
“The approval of this proposal signifies our Village’s commitment to expanding housing options, as detailed in our comprehensive plan,” said Village Mayor Brian Pugh. “The redevelopment of Lot A means revenue for the Village government that will ease the burden on current taxpayers, new customers and workers for local businesses and homes for those that need them.
“Thank you to my colleagues on the Board of Trustees for keeping our Village moving forward,” Pugh added. “I am also grateful to the many residents of Croton who shared their views with us on transit-oriented development and on this proposal during our lengthy period of deliberation. I now look forward to the Planning Board beginning its work with WBP and the Croton community on the Site Plan for this project. Paid parking at the train station parking lot is about ⅓ lower than before the pandemic and parking lot revenue remains down by approximately $1M annually from its pre-pandemic peak. Through the adaptive reuse of the parking lot with the carport solar array, which generates $480,000 in rent, the prudent use of the anticipated $2.3M sale proceeds of Lot A and the permanent expansion of the tax base with investment at 1 Croton Point Avenue, the Village is on track to putting the financial consequences of the COVID-19 pandemic behind it and ensuring its fiscal stability.”
Nance Shatzkin, President of the Croton Housing Network, said, “I grew up in Croton-on-Hudson and appreciate what a special place we live in. New homes at Lot A will only make our community more special and help to alleviate the current shortage of housing options. WBP, the developer chosen for the project has an excellent reputation for quality housing development and the addition of the adjoining lot means the site can be developed with a unified vision for this gateway to our Village. I look forward to the day when an empty parking lot is replaced with mixed-income housing, home to vibrant families that will be part of the fabric of our community and showcase the true spirit of the Village of Croton-on-Hudson.”
Business Council of Westchester President and CEO Dr. Marsha Gordon said, “Westchester County residents suffer from a chronic and growing shortage of workforce housing. Employers cannot compete to attract and retain talent for their workforce without attractive housing opportunities available to its prospective employees. This housing crisis threatens our economic future. The Business Council of Westchester commends the Village of Croton-on-Hudson on taking action on this issue.”
Sustainable Westchester Executive Director Noam Bramson said, “The construction of a transit-oriented, fossil fuel-free, solar-ready building at 1 Croton Point Avenue is an environmental breakthrough. The placement of housing in close proximity to a major Metro North station will reduce reliance on automobiles for commuting, helping to keep roads clear of congestion and reduce air pollution. The fact that neither oil nor gas will be burned to heat this building is also good news for everyone concerned about our climate. Finally, as a former mayor, I can confirm that transit-oriented development is the best way to meet our region’s housing needs while adding to its economic vitality and preserving quality of life.”
William G. Balter, President of WBP Development LLC, said, “The WBP team is very excited by the progress made with the Village Board of Trustees in the entitlements process last evening. The Board’s negative declaration and special permit approval resolutions were well reasoned and fully supported by the record. We’re very excited to continue this public private partnership and look forward to collaborating with the Planning Board as we work towards creating a vibrant transit-oriented development on this underutilized site.”
WBP Development LLC is a residential real estate development firm headquartered in Westchester County, specializing in high-performance, affordable, mixed-income, and market-rate housing developments. The developer’s portfolio includes two projects within Croton-on-Hudson: Westwind, a 34-lot subdivision completed in 1998, and Arrowcrest, a 30-lot subdivision completed in 2000. WBP also built Roundtop Commons in Montrose, NY, an affordable family housing community made up of 92 apartments located across from the Cortlandt Metro North Station.
Earlier this year, the Board of Trustees unanimously voted to approve a term sheet with the Chappaqua-based developer for the sale and redevelopment of the property. The decision came after a selection process initiated by the Village with the issuance of a Request for Proposals (RFP) on July 24, 2023. The RFP underwent thorough evaluation by a resident advisory task force and incorporated crucial provisions for affordable housing and union labor.
Westchester County Executive George Latimer said, “I want to extend my deepest congratulations to the Village of Croton-on-Hudson for taking this important step forward. This historic investment in the Croton community, along with the many new affordable homes being built across Westchester County, will benefit our residents for generations to come. Westchester County is proud to support our local governments when it comes to creating more opportunities for housing, and we are here to work collaboratively toward our shared future.”
Deputy Westchester County Executive Ken Jenkins said, “Westchester County is proud to support the Village of Croton-on-Hudson in the redevelopment of Parking Lot A, a lot that has remained largely underutilized for the past few years. The issuance of this special permit includes the construction of a minimum of 100 affordable, transit-oriented units, with the potential for additional units for ownership. New housing means new customers, workers and tax revenue, and we are proud to support our partners in Croton-on-Hudson.”
Additional information, including renderings and the project FAQ, can be found on the Village’s projects and initiatives page at: crotononhudson-ny.gov/projects-initiatives/pages/lot-redevelopment.
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