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Frequently Asked Questions: 41-51 Maple Street

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What is Being Built at 45-51 Maple Street?

41-51 maple

Two buildings containing a total of 33 units of affordable housing are being built on 41-51 Maple Street by Regan Development Corporation (“Regan”). Regan officially purchased the site from the Village of Croton-on-Hudson in December 2022; a summary of the terms of the sale is included below.

The easternmost building (fronting Maple Street) will contain 12 units and the westernmost building will contain 21 units. The unit mix is as follows: 11 one-bedroom units; 11 two-bedroom units; and 11 three-bedroom units. There will be 55 off-street parking spaces on site.

Access to the development will be provided by a single curb cut and driveway on the west side of Maple Street, approximately 50 feet from the northern property line. In accordance with the requirements of § 230-20.3B(4) of the Village Zoning Code to provide separation and visual screening from neighboring residential properties on Wells Avenue and Beekman Avenue, a 50-foot vegetated buffer would remain along the northern and western edges of the property.

At the southern end of the development, where Maple Street meets Municipal Place, an approximately 10,000 square foot publicly accessible pocket park with seating will be built. Regan will also relocate and improve the existing BeeLine bus shelter on the west side of Maple Avenue near Municipal Place as part of the project.

The anticipated completion date for the project is May 2024. This is only an estimate and is contingent on the progress of construction.

I’d like to move in when the development is completed. How can I rent a unit?

The application period for Maple Commons (43-45 Maple Street) is now open. Applications can be completed online by clicking here. Application deadline for the housing lottery is April 18, 2024. The housing lottery will take place on May 3, 2024 at 2 p.m. A full brochure on the property, including the income limits, can be found by clicking here.

What benefits and other effects will the new building on 41-51 Maple Street have on the Village of Croton-on-Hudson?

Once complete, the new building at 41-51 Maple Street will significantly increase the supply of affordable housing in the Village of Croton-on-Hudson. According to Westchester County’s 2019 Housing Needs Assessment, 545 households in the Village of Croton-on-Hudson spend half their income or more on housing.

The building will be connected to municipal water and sewer and pay for these utilities consistent with the rate schedule established by the Village Board.

Effects on school enrollment can only be estimated. As part of the environmental impact review required under the State Environmental Quality Review Act (SEQRA), the builder was required to forecast demand for public services. ARKF, the planning consultant used by Regan on project, provided a detailed analysis of the school district enrollment showing that there was a 10% decline (177 students) in children attending school in the district since the 2009-2010 school year. They also generated estimates, based on the Rutgers University Center for Urban Policy Research Residential Demographic Multipliers, showing that approximately 11 new school-aged children could be anticipated to enroll based on the proposed development.

A traffic study was also prepared and reviewed prior to the approval of the special permit for 41-51 Maple Street.  The study forecast that the buildings would generate an estimated 20 vehicle trips during the morning peak hour and 23 during the evening peak hour. This could increase delays on Maple Street and Municipal Place by approximately two seconds, resulting in no material change in the “level of service” (LOS) of the roadways.

Will new sidewalks be installed as part of this development?

Yes, as part of the project, a new sidewalk will be installed on the west side of Maple Street between Municipal Place and Wells Avenue. A new crosswalk will also be painted across Maple Street from Wells Avenue to Van Cortlandt Place. The following image from the approved site plan shows the location of this new sidewalk and crosswalk (click the image to open the full-sized version).

renderings

What were the sale terms for the property?

The Village Board approved the sale of the property to Regan on June 7, 2021, for $2,000,000. This represented a 100% increase in the original offer price due to the value of the property and the negotiations undertaken by the Village with Regan. In addition to the sale price, Regan has agreed to the payment of a community use fee to the Village in the amount of $20,000 per year for 30 years.

The Village Board and Cortlandt Town Board approved a Payment in Lieu of Taxes (PILOT) agreement with Regan for a 30-year term. The PILOT agreement goes into effect when the temporary certificate of occupancy is issued by the Village Engineer. The initial amount of the PILOT shall be $70,000 and shall increase by 3% each year. This amount shall be allocated among the various taxing entities (school district, town, village, county, library) as it would if the property was fully assessed.

Combined with the “community use fee” mentioned above, the property, which is currently paying no taxes, will pay $90,000 annually to the local government and school district. PILOT agreements are common in the case of affordable housing developments.  Under this PILOT agreement, the taxing entities will receive a significant amount of revenue compared to existing PILOT agreements in both the Village of Croton-on-Hudson and other Westchester communities and will pay more to the Village than some other multi-family properties that are not affordable housing.

After the 30 years of the PILOT agreement, the property shall begin paying taxes based on its assessed valuation. The property must remain affordable for 50 years (per a covenant recorded in the office of the Westchester County Clerk), while the PILOT agreement only runs for 30 years. For years 30 through 50, the property will pay taxes on its full assessed valuation while remaining affordable.

Have there been changes since the Planning Board approved the original site plan?

Yes, the Planning Board approved modifications to the original site plan in May 2023. This amended site plan allowed for the removal of four additional trees from the property, provided that the developer allocate additional fencing and/or landscaping to the neighbors immediately adjacent to the site. Approval was also granted to not build two retaining walls on the northern slope of the property based on an updated recommendation from the structural engineer, provided that the ground be graded to match the proposed slope on both sides of the former retaining walls.

What is the landscaping plan for the property?

Regan was required to submit a comprehensive landscaping plan as part of its site plan application. An image of the landscaping plan is below (click the picture to open the full-size image). The landscaping plan must be completed before the property can be issued its final certificate of occupancy. Additionally, the Planning Board required a two-year warranty on all plantings as part of its site plan approval resolution.

Landscaping

What was 41-51 Maple Street before its purchase by Regan Development & its redevelopment?

Prior to its purchase by Regan, 41-51 Maple Street was a vacant parcel owned by the Village of Croton-on-Hudson.

The parcel was obtained by the Village in 2008 for the price of $900,000 as part of an agreement with the former owner, following previous proposals to build on the property in a manner inconsistent with Village zoning. In 2010, the Village issued a Request for Proposals (RFP) but did not receive any viable proposals for the site. 

Following the adoption of a zoning amendment in March 2020 for the Municipal Place Gateway Overlay District, including 41-51 Maple Street, a new Request for Proposals was issued in September 2020. Of the six proposals received by the Village, Regan’s proposal met the Board of Trustees’ objective of adding to the Village’s affordable housing supply and offered the highest purchase price.

How can I learn more about redevelopment of 41-51 Maple Street?

An extended narrative of the redevelopment of the site can be found here. An extensive documentary record can be found on the Projects & Initiatives page for this initiative.