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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, May 21, 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
- May 7, 2025

CORRESPONDENCE

Case No. PB 16-25 Teverbaugh Subdivision, Woodlands Avenue North (P.O. White Plains, N.Y.) – Preliminary Subdivision 11^th Extension Request

OLD BUSINESS - WORK SESSION

Case No. PB 23-25 Prestigiacomo-Perkins, 7 & 8 Rita Lane (P.O. White Plains, N.Y.) – Final Subdivision
A work session to discuss the decision of a Final Subdivision application to re-subdivide two (2) existing lots. The existing lots are both improved with a single-family home and driveway. The driveway for 8 Rita Lane encroaches across the property of 7 Rita Lane. The project involves the shifting of the side lot line such that the driveway is wholly on the property of 8 Rita Lane. On October 24, 2024, the Zoning Board of Appeals granted the following area variances: (1) for 7 Rita Lane, minimum lot area from 8,878 sq. ft. (existing), 10,000 sq. ft. (required), to 8,713 sq. ft. (approved); (2) for 7 Rita Lane, minimum lot width from 71.1 feet (existing), 100 feet (required), to 64.77 feet (approved); and (3) for 8 Rita Lane, minimum setback from side property line to driveway from 12 feet (required) to 0 feet (approved). One additional area variance, associated with a side yard setback for a driveway on 8 Rita Lane (12 feet required, 2.5 feet proposed), was denied by the ZBA. No site work is proposed as part of this application. The properties consist of approximately 23,237 sq. ft. (0.53 acres) and are situated at the westerly end of Rita Lane, on the cul-de-sac. The properties are located in the R-10 One-Family Residence District and are designated on the tax map of the Town of Greenburgh as Parcel ID: 7.390-199-7 & 8.

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, May 7, 2025) to accept the revised findings associated with the transmission of a recommendation to the Zoning Board of Appeals on ten (10) area variances associated with a 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 25-08 Mikado Sushi, 214 East Hartsdale Avenue (P.O. Hartsdale, N.Y.) – Planning Board Special Use Permit (Restaurant) and Shared Parking Reduction
A work session to discuss the decision of 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 Facility)
A work session to discuss the decision of a Planning Board Special Use Permit (Private Indoor Commercial Recreation Facility) 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 transference of noise from the golf simulator. The Applicant has represented that the proposed use requires fewer off-street parking spaces than the prior use and ample parking exists to serve the proposed 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.

Case No. PB 24-09 Chao, Clayton Road (P.O. Scarsdale, N.Y.) – Preliminary Subdivision, Wetland/Watercourse Permit, Tree Removal Permit
A continued work session (February 5, 2025, March 19, 2025) to discuss updating its recommendation to the Zoning Board of Appeals associated with two (2) additional area variances required in connection with the project, which involves a Preliminary Subdivision, Wetland/Watercourse Permit, and Tree Removal Permit application consisting of the subdivision of one (1) lot into three (3) lots to facilitate the construction of two (2) new single-family homes, and related improvements. The homes are proposed to have access on Clayton Road via a separate lot with a shared private accessway, improved to meet the NYS Fire Code. A watercourse runs across the property’s frontage with Clayton Road and a Wetland/Watercourse Permit is required. The Applicant proposes approximately 1,000 cubic yards of excavation and no imported fill. The Applicant proposes the removal of 19 regulated trees, requiring a Tree Removal Permit from the Planning Board, and has prepared a landscaping plan providing for the planting of nine (9) trees, as replacement. On March 19, 2025, the Planning Board voted to issue a positive recommendation to the Zoning Board of Appeals, related to the following area variances required in connection with this project, as outlined in a memorandum issued by the Town Building Inspector, dated January 29, 2025: (1) Lot 1 street frontage, from 25 feet (required) to 0 feet (proposed); (2) Lot 2 street frontage, from 25 feet (required) to 0 feet (proposed); (3) Lot 3 driveway setback from west property line, from 18 feet (required) to 15 feet (proposed); and (4) Lot 3 driveway setback to east property line, from 18 feet (required) to 15 feet (proposed). In a memorandum dated May 6, 2025, the Building Inspector determined that the following two (2) additional area variances are required in connection with the project: (1) Lot 1 minimum distance from accessway to side property line, from 18 feet (required) to 0 feet (proposed); and (2) Lot 2 minimum distance from accessway to side property line, from 18 feet (required) to 0 feet (proposed). This property previously received Final Subdivision and Wetland/Watercourse Permit approvals to combine three (3) tax lots into the one lot that now exists, as part of Case No. PB 22-10. That project involved the proposed construction of one (1) new single-family home, for which a Building Permit was never applied for. The property consists of approximately 89,841 sq. ft. (2.06 acres) and is situated on the easterly side of Clayton Road, approximately 450 feet north of the intersection of Clayton Road and Sheridan 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: 8.400-281-31.

Case No. PB 16-21 Loop Road Holdings (Regeneron), 555 Saw Mill River Road (P.O. Tarrytown, N.Y.) – Amendment to Subdivision Plat
A work session to discuss an amendment to a previously approved subdivision plat to accommodate a request from the Elmsford Fire Department to shift the location of a fire hydrant from the north side of Road B to the south side of Road B. Associated with this location change is a change to the Town water main easement to serve the hydrant, necessitating the amendment to the subdivision plat. The property consists of approximately 1,735,153 sq. ft. (39.8 acres) and is situated along the south side of Old Saw Mill River Road, approximately 500 feet west of the intersection of Saw Mill River Road and Old Saw Mill River Road. The property is located in the PED Planned Economic Development District, and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.71-6-2.2.

Case No. PB 24-22 Levy, 134 Euclid Avenue (P.O. Ardsley, N.Y.) – Preliminary Subdivision, Wetland/Watercourse Permit, and Tree Removal Permit
A continued work session (November 20, 2024) to discuss a Preliminary Subdivision, Wetland/Watercourse Permit, and Tree Removal Permit application involving the proposed subdivision of one (1) lot into two (2) lots, to facilitate the construction of one (1) new, single-family residence. The existing lot contains an existing one-family residence, which is proposed to remain. The project requires approximately 123.8 cubic yards of excavation and 0 cubic yards of imported fill. The Applicant proposes the removal of two (2) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 22 trees and 41 shrubs, to satisfy the requirements of Chapter 260 of the Town Code. An off-site wetland area abuts the southwestern edge of the property and much of the proposed lot is within the regulated buffer area. The Applicant proposes to disturb approximately 9,453 sq. ft. of wetland/watercourse buffer area on the subject property. No direct disturbance to the off-site wetland is proposed. The subject property consists of approximately 22,993 sq. ft. (0.47 acres) and is situated on the southerly side of Euclid Avenue, approximately 500 feet west of the intersection of Euclid Avenue and Faith Lane. The property is located in the R-10 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.380-270-3.

NEW BUSINESS - WORK SESSION

Case No. PB 25-01 Lin, 50 Mulligan Lane (P.O. Irvington, N.Y.) – Planning Board Steep Slope Permit
A work session to discuss a Planning Board Steep Slope Permit application involving the proposed construction of a new 2-car detached garage, with related improvements. The Applicant proposes approximately 250 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 615 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 0 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 79.88 cubic yards of excavation and 0 cubic yards of imported fill. The Applicant is proposing six (6) drywells to handle the stormwater runoff to be generated by new impervious surfaces. In a memorandum dated March 19, 2025, the Building Inspector determined that the following area variance is required: maximum height of accessory structure, from 12 feet (permitted) to 19 feet (proposed). The property consists of approximately 40,901 sq. ft. (0.94 acres) and is situated at the southwesterly end of Mulligan Lane. 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: 7.370-188-22.2.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, June 4, 2025 and is scheduled to begin at 7:00 pm.