FAQ - Redevelopment of Parking Lot A

Click the below links to bring you to the following page sections:

• What is Parking Lot A? 
• What is planned for the site?
• What is next for this proposal?
• Who is WBP Development LLC?
• What is the history of Parking Lot A? 
• How will this impact users of the train station parking lot? 
• What about the flooding risk at the train station?
• Will Croton residents be prioritized? 
• What impact will this have on traffic?
• Does the Village anticipate a Payment in Lieu of Taxes (PILOT) Agreement for this property?
• What impact will this have on the schools?
• Why is the redevelopment of Lot A needed?

What is Parking Lot A? 

Parking Lot A is located on the north side of Croton Point Avenue at the intersection of Veterans Plaza across the street from the train station and is adjacent to the MTA train tracks. Zoned as light industrial (LI), the parcel is 1.23 acres and owned by the Village of Croton-on-Hudson.

What is planned for the site? 

• WBP would pay the Village of Croton-on-Hudson $2.3 million for the Lot A parcel.
• WBP intends to construct approximately 55 units on the Lot A parcel. Contingent on the purchase of the adjoining privately owned parcel at 1 Croton Point Avenue, WBP intends to merge that parcel with the Lot A parcel to allow for the construction of approximately 95 units of housing on the site.
• At least 20% of the units will be affordable. If the project consists of for-sale units, the affordable units will be available to homeowners at up to 120% of the Westchester County Area Median Income (“AMI”). If the project consists of rental units, the affordable units will be available for those with incomes up to 80% AMI. For the purposes of example, the 100% AMI for a three-person household in Westchester County is $140,600.
• Depending on funding sources, the share of affordable units may increase. Specifically, both parties are interested in constructing affordable condominiums on the site if funding from the state and county can be secured for this purpose.

What is next for this proposal?

 

The Board of Trustees will consider approving a term sheet at its regular meeting on Wednesday, April 24 at 7 PM in the Municipal Building. Members of the public wishing to comment on the term sheet may provide comment in person during “public comment on agenda items” or by email to boardoftrustees@crotononhudson-ny.gov.

 

The term sheet serves as a template and basis for more detailed, legally binding documents. The term sheet is not a final contract for sale. Any contract for sale would have to be approved at a subsequent public meeting of the Board of Trustees.

 

An application to build on the site would have to proceed through the Village’s normal special permit process, which includes referral to the Village Planning Board, Waterfront Advisory Committee and Westchester County Planning Department. The application will also be reviewed through the lens of the Village’s Local Waterfront Revitalization Program (LWRP) and New York’s State Environmental Quality Review Act (SEQRA). If a special permit was granted, the application would proceed to the Planning Board for site plan approval, which would govern design, lighting, landscaping and other site aspects of the development.

 

Who is WBP Development LLC?

 

From their website: WBP Development LLC is a leading residential real estate development firm located in Westchester County, New York. Over the last 30 years, WBP, its general contracting arm, Griffon Construction LLC, and its property management division, WB Residential, have helped to shape the residential landscape of the Hudson Valley. We are fortunate to live and work in the Hudson Valley and every day we strive to make that opportunity available to others. From those looking for affordable living alternatives, to those looking for luxurious apartments, to those looking for an active adult community for the next chapter of their lives, WBP works to create well-planned communities with high performance homes that provide a great lifestyle for our new neighbors.

 

What is the history of Parking Lot A? 

 

The Village of Croton-on-Hudson has owned the property known as Parking Lot A on Croton Point Avenue since the 1960s, when it was purchased from the New York Central Railroad. The lot has served as overflow parking for the Croton-Harmon Train Station since that time. The changes in commuting since the pandemic began in 2020 have shown that this property is no longer needed for that purpose.

 

2022

The regulations for the LI zoning district, where Parking Lot A sits, were amended by the Village Board (Local Law 14 of 2022) to allow for transit-oriented mixed use and multi-family residential buildings.

 

In December 2022, the Village Board authorized the Village Manager to contract with AKRF, Inc., an environmental, planning, and engineering firm, to assist the Village in creating the RFP to gauge interest in the development of the parcel.

 

2023

The Board of Trustees established the Lot A Task Force in June 2023. The committee consisted of seven members, who are all village residents. Led by former Mayor Bob Elliott, the task force consisted of a local business owner, member of the Croton Housing Network, two Village residents who represent local labor organizations, a member of the Board of Education, and a local architect. The task force was charged with drafting a list of recommendations for what should be included in a potential RFP document.

 

The RFP was published on July 24, 2023, with a deadline of November 1, 2023. The Village ultimately extended the submission deadline to November 15, 2023.

How will this impact users of the train station parking lot? 

 

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. There are 122 parking spots in Lot A. With the solar array estimated to be completed this summer (2024), 350+ spots will reopen in Lot G, and 100+ spots will reopen in Lot B well before any closure of Lot A. The demolition of the former DPW garage in 2020 added an additional 180 parking spaces, which serve as a replacement for the spaces lost in Lot A as well as the spaces lost in Lot B to the battery energy storage system.

 

What about the flooding risk at the train station?

 

Part of the revenue generated from the sale of Lot A will be earmarked to address the flooding issue in the lower lots of the train station. As sea levels rise the Village will need to undertake a major infrastructure project. This will be a sizable project that will require engineering studies. The money generated from the sale of Lot A will allow the Village to invest in the existing parking lot and protect it for the next several decades.

 

Will Croton residents be prioritized? 

 

The Village is not authorized to enact residential preferences on any project receiving county or state funding. However, the Village is actively seeking ways to permit an occupational preference (first responders, medical workers, etc.) for some of the affordable units.

 

What impact will this have on traffic?

 

As part of the Planning Board review process for this project, the traffic patterns will be carefully studied and recommendations on mitigating the impact to the area will be developed. We are hoping to see a circle driveway to allow for pick-ups/drop-offs, and the already-existing traffic light will allow for minimum disruption to the traffic patterns.

 

Does the Village anticipate a Payment in Lieu of Taxes (PILOT) Agreement for this property?

A PILOT is not expected for this property. The Village’s objective is for a homeownership condo development and a PILOT is not expected for this use.

What impact will this have on the schools?

 

With any new housing comes the potential for additional children in our schools! We anticipate this type of transit-oriented development to appeal to young professionals, along with young families. The breakdown of the potential units will be a combination of studio, 1-bedroom and 2-bedroom units, with the possibility for a few 3-bedrooms units. 

 

Enrollment in Croton-Harmon schools peaked in 2009-2010 and has been trending downward for the last decade (it should be noted that enrollment did rise this current school year). A review of the adequacy of public infrastructure, including educational facilities, will be part of the special permit approval process. 

Why is the redevelopment of Lot A needed?

 

The redevelopment of Lot A will take an underused parcel of Village-owned property, one that used to generate revenue through parking payments, and put it back on the tax rolls. The sale of the property will also provide the Village with funds to capitalize needed infrastructure projects and village services while minimizing the impact on taxpayers. Finally, it will help the Village make progress on long-identified planning goals.

 

Croton-on-Hudson’s 2003 comprehensive plan and 2017 comprehensive plan update have identified the need for new housing opportunities in the Village, especially ones affordable to senior citizens looking to downsize, young people and new families. The 2019 Westchester County Housing Needs Assessment also found a need for new housing opportunities in the Village of Croton-on-Hudson. The redevelopment of Lot A into new homes will also help meet this need.