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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, May 7, 2025 – 7:00 P.M.
Meetings of the Planning Board will be adjourned at 10:00 p.m.

This meeting will take place in the Town Hall Auditorium, located at 177 Hillside Avenue, Greenburgh, NY, and will also take place via Zoom. If you would like to watch the meeting, you may do so via the Town's website at https://greenburghny.com/485/Watch-Live-Board-Meetingss. This meeting will be broadcast live on Cable Television and a recording likely will be available on cable television thereafter. If you would like to participate in one or more of the public hearings via Zoom, you must pre-register through the Department of Community Development and Conservation by emailing publichearing@greenburghny.com or calling 914-989-1530, specifying the application(s) that you would like to speak on. Instructions to participate will then be emailed to you or you will receive a return phone call.

AGENDA

ROLL CALL

APPROVAL OF MINUTES

April 21, 2025

CORRESPONDENCE

OLD BUSINESS WORK SESSION

Case No. PB 24-03 Wang, 6 Cotswold Way (P.O. Scarsdale, N.Y.) – Preliminary Subdivision, Planning Board Steep Slope Permit, and Tree Removal Permit

A continued work session (February 19, 2025) to discuss an approximately 1,200 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 2,000 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,950 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 75 cubic yards of excavation and 0 cubic yards of imported fill. The Applicant proposes the removal of 25 regulated trees, requiring a Tree Removal Permit, and has prepared a Landscaping Plan providing for the planting of 16 replacement trees. In a memorandum dated March 11, 2025, the Building Inspector determined that the following area variances are required: (1) Minimum lot width (Lot 3), from 120 feet (required) to 107.5 feet (proposed); (2) minimum lot size (Lot 3), from 20,000 sq. ft. (required) to 16,108 sq. ft. (proposed); (3) maximum floor area (Lot 3), from 2,590 sq. ft. (permitted) to 2,680 sq. ft. (proposed); (4) minimum lot size (Lot 2), from 20,000 sq. ft. (required) to 15,838 sq. ft. (proposed); (5) minimum lot width (Lot 2), from 120 feet (required) to 105 feet (proposed); (6) minimum driveway setback (Lot 2), from 16 feet (required) to 3 feet (proposed); (7) setback from patio to property line (Lot 2), from 10 feet (required) to 0 feet (proposed); (8) setback from principal structure to side property line (Lot 2), from 18 feet (required) to 11.2 feet (proposed); (9) total of two side yards (Lot 2), from 40 feet (required) to 33.9 feet (proposed) and (10) from §285-39C(8), which states, “Where a lot is formed hereafter from part of a lot already occupied by a building or structure, such separation shall be effected in such manner as not to impair conformity with any of the requirements of this chapter with respect to the existing building and all yards and other required spaces in connection therewith.”. The property consists of approximately 31,946 sq. ft. (0.73 acres) and is situated on the westerly side of Cotswold Way, at the intersection of Cotswold Way and Kempster Road. The property is located in the R-20 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.530-368-2 & 3.

Case No. PB 14-35 Carriage Hill Subdivision, Drago Way (P.O. White Plains, N.Y.) – Amendment to Subdivision Plat and Subdivision Improvement Plans

A work session to discuss an amendment to a previously approved subdivision plat and related subdivision improvement plans. The proposed amendments involve the property known as 2 Drago Way, Lot #14 on the previously approved subdivision plat. The Applicant proposes to modify the approved above-ground stormwater infiltration basin by changing it to an underground stormwater management system. The proposed system would have the same capacity as the previously approved system. The Applicant has prepared an amended subdivision plat with proposed drainage and access easements to the newly proposed stormwater management system. The Applicant has prepared an amended landscaping plan to provide for the planting of trees and shrubs which would have otherwise been surrounding the infiltration basin. The property is located within an HOA, which has expressed its approval for the proposed amendment. The property consists of approximately 35,170 sq. ft. (0.81 acres) and is situated on the easterly side of Drago Way, approximately 250 feet from the intersection of Drago Way and Landers Manor Road. The property is located in the R-30 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.110-64-33.214.

ITEMS FOR PUBLIC HEARING & PUBLIC DISCUSSION

Individuals may submit comments on public hearing items via email to publichearing@greenburghny.com, or regular mail to Town of Greenburgh, attn: CD&C, 177 Hillside Avenue, Greenburgh, NY, 10607, within the open written record period and such comments will be made part of the record.
The Planning Board is a group of volunteers appointed by the Town Board to evaluate land use applications in accordance with the Town Code. When property owners seek to develop their land or make improvements via subdivision or if they will be disturbing an area with a steep slope or within a wetland, watercourse or adjacent, regulated buffer area, they must apply to the Planning Board for approval. It is the job of the Planning Board to balance the rights of land owners while ensuring the adverse impacts to the surrounding community are minimized. Decisions on adjustments to the proposed plan are based on factual evidence and reviewed for consistency with our Town code and Comprehensive Plan. This evidence primarily comes from applicants and their advisors, site visits conducted by Planning Board members, and input from Town staff, the appropriate Fire District, and the public as part of the public hearing process. The relative popularity of an application is not a factor in Planning Board decisions. Decisions are based on the facts presented.

Case No. PB 25-08 Mikado Sushi, 214 East Hartsdale Avenue (P.O. Hartsdale, N.Y.) – Planning Board Special Use Permit (Restaurant) and Shared Parking Reduction

A public hearing to discuss a Planning Board Special Use Permit (Restaurant) application and Shared Parking Reduction request involving the proposed conversion of a former bakery space into a sushi restaurant. The proposed restaurant would be approximately 2,130 sq. ft. and would provide 48 seats. The restaurant use requires 29 off-street parking spaces, where 11 off-street parking spaces were previously required and zero (0) exist on-site. The Applicant is therefore requesting a shared parking reduction of 18 parking spaces. In the vicinity of the site on East Hartsdale Avenue there are 35 on-street parking spaces, and to the rear of the subject site is the Hartsdale Public Parking District Site A Parking Garage which includes 117 off-street parking spaces. No exterior site changes are proposed. The property consists of approximately 7,375 sq. ft. (0.17 acres) and is situated on the westerly side of East Hartsdale Avenue, approximately 200 feet from the Hartsdale Train Station. The property is located in the HC Hartsdale Center District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.300-229-6.

Case No. PB 25-12 GolfCave, 93 Knollwood Road (P.O. White Plains, N.Y.) – Planning Board Special Use Permit (Private Indoor Commercial Recreation)

A public hearing to discuss a Planning Board Special Use Permit (Private Indoor Commercial Recreation) application involving the proposed conversion of a former movie theater to an approximately 7,900 sq. ft. golf simulator facility. The Applicant is proposing façade changes to incorporate their signage and changes to the HVAC system. The Applicant proposes to install soundproofing to mitigate potential noise issues from the golf simulator. The Applicant has represented that ample parking exists to serve the proposed use and the proposed use requires fewer off-street parking spaces than the prior use. The property consists of approximately 11.13 acres (484,882 sq. ft.) and is situated on the northeasterly side of the intersection of Knollwood Road and Dobbs Ferry Road. The property is located in the DS Designed Shopping District, and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.540-326-1.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, May 21, 2025 and is scheduled to begin at 7:00 pm.