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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, November 5, 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
- October 15, 2025

CORRESPONDENCE

Case No. PB 17-06 NRSF Ardsley Road Subdivision, Ardsley Road & Sprain Road (P.O. Scarsdale, N.Y.) – 1st Request for Extension of Planning Board Steep Slope Permit and Wetland/Watercourse Permit Approvals

Case No. PB 04-02 RMC Carriage Hills, Westchester View Lane (P.O. White Plains, N.Y.) – Amendment to Condition of Final Subdivision Approval
Applicant is seeking an amendment to Condition 7.7 of the Planning Board Letter of Final Subdivision Approval, dated December 2, 2010, and all subsequent Subdivision approvals associated with this project, to modify the name of the roadway from “TBD Lane” to “Westchester View Lane,” representing a continuation of the existing Westchester View Lane roadway.

OLD BUSINESS - WORK SESSION

Case No. PB 25-16 Hong, 414 Central Park Avenue South, (P.O. Scarsdale, N.Y.) –Planning Board Steep Slope PermitA work session to discuss the decision of a Planning Board Steep Slope Permit application involving the proposed construction of a new retaining wall in the rear of a commercial property. The Applicant proposes approximately 0 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 0 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,050 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 50 cubic yards of excavation and 0 cubic yards of imported fill. Associated with the proposed retaining wall will be re-grading of the rear portion of the property. The property consists of approximately 3,761 sq. ft. (0.09 acres) and is situated on the easterly side of Central Park Avenue South, approximately 150 feet south of the intersection of Central Park Avenue South and South Healy Avenue. The property is located in the CA Central Avenue Mixed-Use Impact District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.350-254-8.

ITEMS FOR PUBLIC HEARING & PUBLIC DISCUSSION

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 disturbance of an area with a regulated steep slope or within a wetland, watercourse or adjacent buffer area, they must apply to the Planning Board for approval. It is the job of the Planning Board to balance the rights of landowners while ensuring 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 25-01 Lin, 50 Mulligan Lane (P.O. Irvington, N.Y.) – Planning Board Steep Slope Permit
A public hearing 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. On October 16, 2025, the Zoning Board of Appeals granted the following area variance: maximum height of accessory structure, from 12 feet (permitted) to 19 feet (approved). 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.

Case No. PB 25-25 Sultana, 742 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Incidental Dining Special Permit
A public hearing to discuss an Incidental Dining Special Use Permit application to add eight (8) seats at four (4) tables to a retail bakery space. The bakery is approximately 716 sq. ft. and no changes to the size of the bakery are proposed. No external physical changes to the site are proposed. This property received a Shared Parking Reduction of one (1) parking space as part of Case No. PB 25-02, associated with the conversion of vacant office space to retail bakery space. The property consists of approximately 15,682 sq. ft. (0.36 acres) and is situated on the easterly side of Central Park Avenue South, at the northeast corner of the intersection of Central Park Avenue South and Mt. Joy Avenue. The property is located in the CA Central Avenue Mixed-Use Impact District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.460-329-3.

At the request of the Applicant, this matter will not be heard and will be adjourned to a future, specified date.

NEW BUSINESS

Case No. TB 25-09 Metropolis Country Club, 289 Dobbs Ferry Road (P.O. White Plains, N.Y.) – Town Board Amended Site Plan and Tree Removal Permit (Referral from Town Board)
A work session to discuss an Amended Site Plan (Town Board approval – referral to Planning Board) and Tree Removal Permit Application (Town Board approval) involving the proposed construction of an approximately 5,215 sq. ft. building for staff housing, replacing the two (2) existing buildings used for this purpose, which total 5,230 sq. ft. The project also includes the construction of a retaining wall, pads for HVAC equipment, access stairs, and two (2) ADA-compliant parking spaces. The proposed building would contain 20 housing units with 36 beds. The housing is proposed to support seasonal golf course operations at Metropolis Country Club consistent with the use of the current housing, which is proposed to be demolished. The Applicant proposes the removal of eight (8) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 16 trees, as replacement. In a memorandum dated July 31, 2025, the Building Inspector identified that the following Area Variances are required: (1) height of accessory structure, from 12 feet (permitted) to 20.66 feet (proposed); (2) subsequent use of nonconforming accessory buildings; and (3) construction of staff housing for a golf club. The property consists of approximately 127 acres (5,532,120 sq. ft.) and is situated on the southerly side of Dobbs Ferry Road, approximately 1,000 feet east of the intersection of Knollwood Road. The property is located in the R-15 and R-20 One-Family Residence Districts and is designated on the tax map of the Town of Greenburgh as Parcel ID 8.141-94-18.2 & 18.3.

Case No. PB 25-17 Klemmer, 95 Ardsley Road (P.O. Scarsdale, N.Y.) – Planning Board Steep Slope Permit and Tree Removal Permit
A work session to discuss a Planning Board Steep Slope Permit and Tree Removal Permit application involving the proposed demolition of an existing garage and construction of a new detached garage and pool, with related improvements. The site is currently improved with an existing single-family residence, which is proposed to remain, and an existing detached garage, proposed to be removed. The Applicant proposes approximately 2,079 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 1,199 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 134 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 278 cubic yards of excavation and 82 cubic yards of imported fill. The Applicant is proposing the addition of 16 drywells to handle stormwater runoff from impervious surfaces. The Applicant is proposing to remove seven (7) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 11 trees, as replacement. In a memorandum dated October 1, 2025, the Building Inspector has identified that the following Area Variances are required: (1) paving of off-street parking, from paved (required) to gravel (proposed); (2) maximum width of driveway, from 30 feet (permitted) to 36.9 feet (proposed); and (3) height of accessory structure, from 12 feet (permitted) to 20 feet (proposed). The property is located in the R-15 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.540-397-7. The property consists of approximately 1.71 acres (74,386 sq. ft.) and is situated on the southerly side of Ardsley Road, approximately 100 feet east of the intersection of Ardsley Road and Overton Road.

Case No. PB 25-30 KDRP, 55 Hunter Lane (P.O. Elmsford, N.Y.) – Amended Site Plan and Tree Removal Permit
A work session to discuss an Amended Site Plan and Tree Removal Permit application involving the proposed expansion of an existing parking lot, with related improvements. The Applicant is proposing to construct three (3) new truck parking stalls and sixteen (16) new passenger vehicle parking stalls, for use by employees. Associated with the parking expansion is a new staircase to enable access to the existing building from the new parking area. No change to the size of the existing building is proposed. The Applicant is proposing the removal of three (3) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of six (6) trees and 122 shrubs, as replacement. The Applicant is proposing to install drywells below the proposed parking area to handle the runoff generated by impervious surfaces. The property is located in the PD Nonresidential Planned Development District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.120-18-1. The property consists of approximately 4.31 acres (187,617sq. ft.) and is situated on the northerly side of Hunter Lane, at the northeasterly corner of the intersection of Hunter Lane and Clearbrook Road.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, November 19, 2025 and is scheduled to begin at 7:00 pm.