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FAQ - Redevelopment of Parking Lot A

Updated as of October 7, 2024

 

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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.

Lot A Croton

What is planned for the site? 

 
 
Lot A rendering
Rendering of the potential building on Lot A and 1 Croton Point Ave.
 
In response to a Request for Proposals (RFP), the Board of Trustees has reviewed and considered proposals for the site. The Board is now considering a terms sheet with WBP Development LLC (hereinafter referred to as “WBP”).
 
The term sheet is an agreement that shows the basic terms and conditions of a transaction. Elements of the term sheet include:
 
  • 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 100 units of housing on the site.
  • At least 20% of the units will be affordable. Both parties are interested in constructing affordable condominiums on the site if funding can be secured through the Affordable Homeownership Opportunity Program (AHOP).
  • If the project is successfully funded through AHOP, the affordable units will be available to homeowners at up to 120% of the Westchester County Area Median Income (“AMI”). For the purposes of example, the 100% AMI for a three-person household in Westchester County is $140,600.
The potential for affordable homeownership to be a centerpiece of this project would add a much-desired option that is largely not present in our community. Part of the strength of the WBP proposal is consideration of an affordable ownership element as well as the reputation of WBP in delivering quality projects throughout our region, including the Westwind and Arrowcrest subdivisions in Croton-on-Hudson.

 

What has taken place so far?

 
The Board of Trustees approved a term sheet at its regular meeting on April 24, 2024. 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.
 
On July 17, 2024, the Village Board declared its intent to serve as lead agency under New York’s State Environmental Quality Review Act (SEQRA) and referred the special permit application and associated documents to the Village Planning Board and Westchester County Planning Board for review and comment.
 
On August 21, 2024, the Village Board declared itself lead agency under SEQRA and referred the special permit application to the Waterfront Advisory Committee for an opinion on the project's consistency with the Village's Local Waterfront Revitalization Program (LWRP).
 
Also on August 21, 2024, the Village Board scheduled a Public Hearing on the special permit application for September 18, 2024.
 
The Village Board undertook the Public Hearing on September 18, 2024, and kept the Public Hearing open for further public comment.
 
On September 25, 2024, the Village Board began its review of the Environmental Assessment Form under SEQRA.

 

What is next for this proposal?

 
The Board of Trustees will continue the Public Hearing on October 9, 2024, at its regular meeting. The Village Board must finish its review of the Environmental Assessment Form and adopt a declaration under SEQRA. The Village Board must also undertake its own review of the Village's LWRP and make a statement of consistency for the project. Finally, the Village Board must decide whether or not to issue the special permit to allow the development to proceed to the Planning Board.
 
If the project does proceed to the Planning Board for site plan review, items such as lighting, landscaping, design, etc. will be reviewed thoroughly before site plan approval is given.

 

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 SEQRA review process, WBP has provided a detailed traffic impact study related to the specifics of the project. A traffic study of the area was previously undertaken during the 2022 zoning study; however, the Village Board felt it was important that an updated traffic study be submitted as traffic patterns have changed in the area of the train station between 2022 and today. The Village's third-party consultant, AKRF, has been reviewing the submitted traffic study and will provide comments to the Village Board shortly.

 

What impact will this have on emergency services?

 
As part of the SEQRA review process, the Village Board will be taking a close look at the potential impacts to our police, fire and EMS departments. Information requests have been sent to these departments and the Village's consultant, AKRF, will be reviewing all the information provided to ensure any impacts are successfully mitigated. The building will be constructed to today's standards, which include fire-rated materials and a sprinkler system throughout the building.
 
A small increase in call volume is expected for the fire and EMS departments based on the increased population:
call volume

 

What are the fiscal impacts of this project?

 

The Village stands to realize $2.3 million from the sale of its property at 1 Croton Point Avenue. Such funding can be used to fund capital improvements throughout the Village, such as parks improvements, new vehicles and equipment for our police and fire departments, and new stormwater infrastructure.

WBP Development had a detailed fiscal analysis compiled by KSCJ Consulting and reviewed by the Village's consultant, AKRF. Under its current status, the tax revenue generated from both parcels for all taxing jurisdictions is $53,219 (Village, Town, County, School & Library). A completed project with 100 affordable condominiums has been estimated to generate $407,546 annually, which would constitute an increase of over 600% from the current tax bill.

If funding from AHOP does not materialize, and the project becomes an 80% market-rate rental, 20% affordable rental development, the tax revenue due to all jurisdictions is estimated to be $685,659.

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 1-bedroom and 2-bedroom units. 
 
WBP Development has provided a detailed analysis by KSCJ Consulting that projected an increase of 22 school-age children if the project is approved in its current form. This was based, in part, on a local analysis of existing multifamily housing in Croton-on-Hudson, including Bari Manor and the Van Wyck Apartments.
 
Enrollment in Croton-Harmon schools peaked in 2009-2010. While enrollment has risen slowly since the 2021-2022 school year, it remains almost 200 students below the school district's peak enrollment. A review of the adequacy of public infrastructure, including educational facilities, will be part of the special permit approval process.
 
school enrollment

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.

 

What is the status of other projects in Croton-on-Hudson?

 
Four multi-family housing projects have been approved by the Village’s regulatory process in the last four years. These include:  
 
  1. Maple Commons at 43-45 Maple Street, 33 apartments, all affordable and soon to be fully occupied;
  2. 25 South Riverside, 39 apartments, 35 market rate, four affordable, currently under  construction, but not likely to be occupied until 2026;
  3. 1380 Albany Post Road, 29 apartments, 26 market rate and three affordable, whose ownership has not yet sought a building permit, therefore placing its completion some years into the future; and
  4. 352 South Riverside, 5 apartments, all market rate, whose ownership, like the project above, has not yet sought a building permit, therefore placing its completion some years into the future.

To date, 106 apartments have regulatory approval from the Village following special permit authorization by the Village Board and site plan approval by the Planning Board under the Village Code (66 of them market rate, 40 of affordable). However, it will be some years into the future, perhaps 2026 or later, before most are completed and occupied.