CROTON Comprehensive Plan
SUMMARY OF Workshop 2:
Commercial Issues and Opportunities
January 11, 2001
Buckhurst Fish & Jacquemart, Inc.
introduction
On January 11, 2001, Croton’s Comprehensive Plan Committee and Buckhurst Fish & Jacquemart (BFJ) conducted the second public workshop for the Comprehensive Plan, which focused on commercial issues and opportunities in the Village. The workshop was designed to elicit residents’ ideas and input on ways to improve and strengthen the Village’s commercial centers and office areas.
The workshop began with remarks by Mayor Robert Elliott and Ann Gallelli, chair of the Comprehensive Plan Committee. Paul Buckhurst of BFJ then gave a slide presentation highlighting issues in each of the Village’s four commercial centers and office districts.
The four commercial centers discussed were: North Riverside, Upper Village, Croton Commons/Grand Union, and the Harmon shopping area (see Commercial Centers map, page 3, and a copy of the workshop agenda on page 4). The office districts discussed were: the North End; Municipal Place; Route 9A/Grand Street; and South Riverside/Municipal Place.
After a short break, participants separated into five focus groups, to discuss each of the four commercial areas and the office districts. Each group was asked to identify the strengths and weaknesses of the particular area, discuss the role the area played in the Village, and develop recommendations for how to improve that district. After a 45-minute discussion period, each group presented its findings and recommendations to the workshop participants.
The recommendations and ideas which developed in the break-out sessions are summarized on the following pages. Many of these ideas focused on improving the visual appearance of the commercial centers, preserving the historic character of the Village, and addressing traffic and parking issues. As with the previous workshop and survey, these ideas will be used to help shape the focus, and refine the objectives, of the Comprehensive Plan.
INTRODUCTION (10 min)
Welcoming Remarks
Workshop Agenda
SLIDE PRESENTATION (15 min.):
Commercial and Office Uses: Existing Conditions & Key Issues (Paul Buckhurst)
ROUND TABLE DISCUSSIONS* (45 min):
Topics:
Office Districts
Upper Village commercial area
North Riverside commercial area
Croton Commons/Grand Union commercial area
Harmon commercial area
* Participants will sit at topic tables, each with a facilitator. The note taker records the discussion on sheets of paper supplied.
SHARING IDEAS AND VISIONS (30 min): The facilitator from each table gives a summary presentation of the roundtable discussion
discussion summarIES:
· north riverside
· upper village COMMERCIAL AREA
· croton commons/grand union
· Harmon Commercial District
· OFFICE DISTRICTS
discussion summary:
north riverside
Assets
Brook Street serves as a focal point and linkage to Upper Village
Proximity to Hudson waterfront and waterfront parks, beautiful sunsets
Well positioned for “bohemian” Soho-type use
Attractive sidewalks, stonework at A&P shopping center
Old clapboard facades reminiscent of old Croton
Not a gateway from north or south; Riverside is a “sideway”
Areas for Improvement
Unattractive fencing, screening, building facades (e.g. beeper store)
Lights are too bright and are too close together
No visual continuity between different features/uses
Auto repair shop is “commercializing” Riverside and not improving street appearance
Recommendations
Character and Links
Establish connection through street furniture (fencing) and stores to the water and to Croton’s history as a river town; also can link theme to Croton’s history with stonework
Replace chain link fence with fence depicting river-oriented theme
Emphasize historic preservation and value of river
Visual Appearance
Improve signage, especially with directions to Senasqua Park
Develop incentives for property owners to upgrade facades
Improve lighting and extend attractive street lamps
Commercial Uses
Encourage restaurant/outdoor dining on Riverside that can draw people from riverfront parks
Recommend addition of second or third stories to buildings (without blocking views of residents east of Riverside)
Encourage “browsing stores” (e.g. kite store and picnic supply store) to link to riverfront
Consider mixed residential and retail uses along Riverside
Regulations and Zoning
Develop pre-emptive regulations to define appearance and uses at north end of Riverside before development occurs (setbacks, landscaping, signage, architectural regulations); prevent strip-like commercial development
Consider architectural review boards and historic preservation ordinances
Transportation
Consider jitney services to bring residents to Senasqua and other measures to reduce traffic
Improve parking in Upper Village
discussion summary:
upper village COMMERCIAL AREA
Assets
Kennedy Building: attractive renovation of existing building
Attractive street lamps
More sidewalks than other areas of Village; strong pedestrian orientation
Safe for kids to walk in area
Retail mix: local stores, service-oriented, personal shopping
No big box stores
Upper Village is heart of Croton
Areas for Improvement
Parking is inadequate; traffic would be a problem with more retail success
Merchants are parking in spaces that should be used for shoppers
Residents are leaving Croton to shop elsewhere, need to attract them
No visual unity of streetscape, windows, signs
Building maintenance should be increased and improved
No ATM in entire Upper Village
Streets are too narrow for school buses
Recommendations
Strengthen identity of Upper Village as the heart of Croton, by improving overall aesthetics, streetscape, signage
Bring ATM to Upper Village
Improve traffic flow/consider one-way flow to allow for additional parking
Improve the mix of stores to attract shoppers, e.g. specialty stores, breakfast places, hardware store (Wondrous Things, Book Hut, Blue Pig cited as positive examples in Upper Village)
discussion summary:
croton commons/grand union
Assets
Commercial hub
Post Office, Grand Union, Croton Diner
Areas for Improvement
Needs more interesting retail stores
Poor traffic flow/congestion
Inadequate parking
Sidewalks are inadequate, difficult to cross road to get to other stores,
shoppers often have to drive from one store to another
Recommendations
Add sidewalks within different shopping centers, and create better
pedestrian connections between them
Link this area via new sidewalks to Upper Village
Add pedestrian crossings for safety
New sidewalks to link the area to Senasqua Park
Address overall traffic and parking deficiencies
Add more interesting retail stores
Bury electrical wires, especially near Croton Dodge
Future of Empty lot:
Town acquire land for common use, create open space/gazebo
Or use for commercial use, but still include open space and gazebo
discussion summary:
Harmon Commercial District
Assets
Retail potential, pedestrian orientation
Easily accessible to local neighborhood, local links
Proximity to railroad station
Proximity to tourist center (Cortlandt Manor)
Attractive planters
Areas for Improvement
Streetscape: overhead wires, telephone poles
Short-lived trees along street
Car storage, car testing on streets in neighborhood
Poorly marked crosswalks
No pedestrian access to Shop-Rite
Not bike-friendly
Recommendations
Provide safe, convenient pedestrian/bike links to nearby residential community
Put ornamental clock on approach to train station
Improve lighting (similar to that along bike path to Ossining)
Provide bike lanes
Provide street elements aesthetically tying train station to Croton Point
Commercial shopping bordering train station parking lot
Critical shortage of apartments: place some over existing shops
Bury overhead wires, remove telephone poles
Shuttle bus from train to shopping area
Better markers as “gateway” to Croton
Sidewalks in Shop Rite area and on both sides of Croton Point Avenue
discussion summary:
office districts
Assets
Upper Village area charming and accessible, good area for offices:
has synergy, people oriented, some former retail now office space
Kennedy Building, good renovation work
South Riverside has potential as a gateway location
North End largely undeveloped, excellent access, has office potential
Areas for Improvement
Office districts throughout Village are small, little available space
Need for mixture in size of offices, especially incubator type space to support
small businesses transitioning out of home offices
Requirements for home businesses requirements sometimes conflict with Village ordinances
(realtors must have certain signage for example)
Parking constraints and poor traffic flow in Upper Village pose obstacles for small office businesses
Recommendations
Encourage mix of office and building sizes to accommodate a range of businesses, e.g. small offices for solo professionals and larger offices for firms
Emphasize sensitivity when remodeling existing building stock
Home Businesses: coordinate requirements with Village laws
North End: undeveloped properties present opportunity; good access to North End
Upper Village: improve parking and poor traffic flow
North Riverside: consider rezoning as multi-use district
South Riverside and Municipal Place: this small office area acts as gateway to Village; encourage small office building and improve traffic access
Consider incubator space for offices, per the Ossining and Peekskill models
Encourage historic preservation and attractive renovation
Improve parking and access throughout Village
Bury overhead wires, install fiber optics
Improve visual appearance of streetscape with flowers, plants, street furniture, better curbs
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