"The Hudson" at 25 South Riverside will be condominiums and not rental apartments.
Four of the announced 34 units in the sometimes controversial project--formerly known as "The Riverside"--will be "affordable" as governed by the Village Code.
It is often the case that residents of Croton-on-Hudson find out about important news in the village via local social media or even word of mouth. The decision by the developers of the 25 South Riverside Avenue site, Phil Spagnoli and Ralph Rossi, to market the development as condominiums rather than rental apartments is the most recent example.
Thus a number of sharp-eyed residents spotted the new marketing Website for the condos, which are now called “The Hudson” (the developers had previously named it “The Riverside.”) Under an artist’s conception of the rooftop recreational area designed for resident use, and a revolving series of video clips about the attractions of the village and our local area, we read some of the details:
“Introducing The Hudson, a premier residential community in the heart of Croton-on-Hudson, New York. Thoughtfully designed to offer an exceptional living experience. This limited collection of 34 spacious one- and two-bedroom residences—some with dens and expansive private patios—showcases open-concept layouts, designer finishes, and curated outdoor spaces. The Hudson features sweeping water views that capture the natural beauty of the Hudson River, bringing tranquility and elegance together in one of Westchester’s most desirable riverfront settings.
Signature 1 Bedroom
1 Bath | Sqft ranges 727-942 | Estimated prices starting from $485,000
Signature & Premier 2 Bedrooms
2 Full Baths | Sqft ranges 1075-1435 | Estimated prices starting from $785,000
The Reserve 2 Bedrooms
2 Full Baths + | Sqft 1665 | Estimated prices starting from $1,250,000”
The project has been controversial from the beginning, with concerns expressed about possible flooding of the area, traffic, and other concerns, including the stability of a retaining wall behind the development and possible negative affects on the neighbors who own homes on the cliff above the site—especially from a rooftop patio and BBQ area that will be accessible to the residents. (Please see this last link for details about the project and its history.)
At a public hearing back in December 2020, the developers and their representative first addressed these concerns. At that hearing, the developers promised that use of the rooftop patio would be subject to rules and regulations including time restrictions, and that illumination of the area would rely on ambient light. The Board of Trustees and the Planning Board have signed off on the project, whose construction is now well under way.
Nevertheless, some of the neighbors remain skeptical. “"I can't wait to see the 'thoughtfully designed' and 'show case open concept layout' apartments,” says Jura Mohen, one of the local residents we spoke to early last year about their concerns. “It will be interesting to see how quickly they sell."
As we went to press, we had not heard back from Spagnoli and Rossi in response to our questions about the decision to go for condos rather than apartments. But we will update this report with their comments if they come in.
Meanwhile we spoke to Lisa Sangster, the On-Site Marketing Director for the condos, which are being marketed by the real estate firms Julia B Fee and Sotheby’s International Realty. She referred us to the developers for discussion of the marketing decisions, but she did give us a response to our question about how those interested could apply to buy one of the four affordable condos:
“The four affordable units are being managed by an independent nonprofit organization, Westchester Residential Opportunities, Inc. (WRO). Those interested in learning more or applying should contact WRO directly or visit their website at https://wroinc.org as they oversee the qualification and application process.”
We will follow up with WRO and provide more details as they are available. In the meantime, we asked Croton Mayor Brian Pugh to comment on the news, and he replied in some detail as follows:
“It's welcome news that the new homes at 25 South Riverside Avenue are being sold as condominiums. This represents a long term investment in Croton-on-Hudson by a local builder and by the people who will be buying these new homes.
“While these marketing decisions typically fall to the builder, I believe offering ownership opportunities at 25 South Riverside Avenue, rather than rentals, is a truly positive development. Consistent with the version of the model affordable housing ordinance the Village Board adopted in 2018, 10% of those new condos will have to be affordable. Condos provide an opportunity to build equity and ensure more stable monthly housing costs over time.
“This redevelopment aligns well with our village's comprehensive plan, which states:
‘Recent development in the Village has provided needed additional housing units in the Village. However, with the exception of Half Moon Bay, these developments have provided mainly single family homes best suited for families. At the same time, the demand for appropriately‐sized, affordable housing for aging Croton‐on‐Hudson residents, young couples without children, and Village personnel is growing.’
“I believe the 25 South Riverside redevelopment is consistent with the vision of the Comprehensive Plan and helps to meet the needs the plan identifies. The condos at 25 South Riverside Avenue are part of a diverse housing portfolio—which includes accessory apartments, affordable & market rate rentals, affordable & market rate condos, and (where space allows) single family homes. Our village’s all of the above approach to housing means more options for more residents.
“I know some have expressed concerns about the possibility for disturbances to the neighborhood because the building will give its residents the rooftop. I am hard pressed to understand how a BBQ on a roof will be any more disruptive than a cookout in someone’s backyard, what reason there is to believe that residents of 25 South Riverside will be more rambunctious than other Crotonites, or why they should not have the opportunity to enjoy the outdoors on their own property in the same manner so many of us are fortunate to be able to do. In the event there is a noisy event there, it will be handled as it would anywhere else in our village.
“Most importantly, I am confident that in a very short time the new homes at 25 South Riverside Avenue will become part of our community's fabric, just like Half Moon Bay, Bari Manor, the Van Wyck apartments, or any other home in our village and help us remain a vibrant, mixed-income community with space for people of different backgrounds.”
In response to our followup questions about who would qualify for the affordable condos and how the prices for them would be set, Mayor Pugh referred us to the Village Code that governs such issues. In essence, qualified applicants would have income that does not exceed 80% of the area median income, and their annual housing costs (including common charges, principal, interest, taxes and insurance) must not exceed 33% of that income.
“Final sale price will therefore be sensitive to market conditions,” Pugh told us.
In addition, designated units must remain affordable for 50 years from the date of sale.
The Chronicle will continue to pose relevant questions about this condo project and publish them in updates as necessary.
Note to subscribers:
— “Croton Week in Review” will not publish this week, but we appreciate the positive responses we have been getting to this feature.
— We have urged email subscribers to follow updates to our stories by consulting the Web version of each article. There is an easy way to do this: When you get the email, just click on the headline of the article and you will be immediately taken to the Web version.
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This development was pushed through by the Village board without concerns to neighbors objections. An overwhelming majority of residents objected to this kind of density but the board decided that this satisfied their mandate.
Aside from the usual concerns related to all of this development in our little village, it's very strange that people would pay premium prices to live next to a highway and train tracks with all that noise and pollution. I guess these developers and realtors know better than I.