Planning Board Minutes 12/03/02


A regular meeting of the Planning Board of the Village of Croton-on-Hudson, New York was held on Tuesday, December 3, 2002 in the Municipal Building.

        MEMBERS PRESENT:                Ann Gallelli, Chair
                                                Fran Allen
                                                Joel Klein
        ABSENT:                Ted Brumleve
        Andrew Zelman

                 ALSO PRESENT:          Daniel O’Connor, P.E., Village Engineer

1.  Call to Order:

The meeting was called to order at 8:00 P.M. by Chairman Gallelli.


HHM, LLC (Manhattan Mortgage Company) – 125 Grand Street (Sec. 67.20 Blk. 3 Lot 21) – Application for a Change-of-Use

Chairman Gallelli opened the public hearing on the HHM, LLC (Manhattan Mortgage Company) Change-of-Use application.  There were no members of the public present.

Chairman Gallelli closed the public hearing.

Chairman Gallelli told the Planning Board that Hugo Iodice, owner of the property, will not be attending the meeting tonight. The Planning Board has already received the comments from the VEB on the Applicant’s proposed sign.  At the last meeting on this application, the Planning Board discussed possible ways to help beautify the front of the property.  Chairman Gallelli thought that the Planning Board might include, in its resolution of approval, some of the ideas discussed.

Ms. Allen stated that a number of these ideas for decorating the front of the property had flaws because of problems with the structure of the building.  She recalled that the Applicant, Mr. Iodice, did not think that the framing of the window would be strong enough to hold a planter.  

Ms. Allen stated that she thought, as an alternative, a bench might look nice in the front.  Chairman Gallelli noted that there might not be room in the front for a bench.  There is a regulation in the Village Code about having to provide a certain number of feet on a sidewalk for pedestrian access.  The bench might infringe on this area meant for pedestrians.  Chairman Gallelli stated that the Planning Board would not want Mr. Iodice to be in the position of having to bring the bench inside every night.  Mr. Klein expressed concern about people sitting on the bench and littering, e.g., dropping cigarette butts on the sidewalk. He stated that the bench would be nice to have during events such as Summerfest; however, there may be a problem with people littering. Mr. Klein pointed out that putting in planters or window boxes would not create this problem.

Chairman Gallelli stated that, if the planter/window box were well maintained, there could be different plants installed for the different seasons of the year.   

Ms. Allen noted that one of the Village’s planters is (already) situated near the curbside.

The Village Engineer wondered if there could be something inside on the window that would be supported by the floor.  Chairman Gallelli stated that Mr. Iodice has vertical blinds on the inside.  This means that nothing can be put on the ledge.

Mr. Klein thought that, even if the planter were only 8” wide, some sort of vegetation, such as begonias,  would be an attractive addition to the front of the property.

Chairman Gallelli suggested that the language in the resolution on the vegetation to be installed could be worded in a general way rather than being specific in nature.  She asked the other members if, in the resolution, the Planning Board should offer, as an alternative, the possibility of putting in a bench, or just ask for vegetation.  Ms. Allen stated that she agreed with Mr. Klein that vegetation in the front would be a more attractive solution.  

The Planning Board agreed that the condition in the resolution should read as follows:

        that vegetation of a decorative nature be located in front of the site, either on the inside or outside.

Chairman Gallelli entertained a motion to approve this application subject to the aforementioned condition.  The motion to approve was made by Mr. Klein, seconded by Ms. Allen and carried by a vote of 3 to 0.


Chairman Gallelli suggested, and the other Board members agreed, that the second Planning Board meeting for December be cancelled due to the fact that there is (will be) no business scheduled to come before the Board.   The first meeting in January 2003 will be held on Tuesday, January 7th.

Chairman Gallelli stated that she has talked recently with the architect representing the ShopRite Supermarket.  The ShopRite Supermarket is considering minor changes to their store.  ShopRite will probably be coming before the Planning Board in the near future.

Chairman Gallelli stated that she noticed today that Westchester Limousine is starting work on their landscaping plan.  They are creating the planters.  It is too cold to put in the plants; but, at least, the stonework is being done.

Ms. Allen told the other members that she will be unable to attend the first Planning Board meeting in January.

Chairman Gallelli stated that she and the Village Engineer will be meeting soon with representatives of the Hudson Valley Hospital to discuss the retaining wall at the Croton Medical Building.


There being no further business to come before the Board, the meeting was duly adjourned at 8:40 P.M.


Sylvia Mills,


WHEREAS, the Planning Board held a public hearing on a Change of Use application on Tuesday, December 3, 2002 for HHM, LLC (Manhattan Mortgage Company), hereafter known as “the Applicant,” said property being located in the   C-1 Zoning District, at 125 Grand Street, and designated on the Tax Map of the Village of Croton-on-Hudson as Section 67.20 Block 3 Lot 21 (formerly #38 225 8); and

WHEREAS, the proposed Change of Use application is for a commercial retail office space; and

WHEREAS, under the requirements of Local Law 7 of 1977, the Planning Board has determined that there will be no adverse impacts resulting from the proposed application that cannot be properly mitigated.

NOW, THEREFORE BE IT RESOLVED, that the Change of Use application, as shown on a floor plan drawing (undated), received by the Planning Board on October 28, 2002, and a Sign Permit application, received by the Planning Board on October 28, 2002, be approved subject to the following condition:

Vegetation of a decorative nature be located in front of the site, either on the inside or outside.

In the event that this Change of Use is not implemented within three (3) years of this date, this approval shall expire.

                                                The Planning Board of the Village of
                                                Croton-on-Hudson, New York

                                                Ann H. Gallelli, Chairperson
                                                Fran Allen
                                                Ted Brumleve
                                                Joel Klein
                                                Andrew Zelman
Motion to approve by Mr. Klein, seconded by Ms. Allen and carried by a vote of  3 to 0.

Resolution accepted with the minutes of the meeting held on Tuesday, December 3, 2002.