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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, December 3, 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.gov/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.gov 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
- November 19, 2025

CORRESPONDENCE

Case No. PB 23-25 Prestigiacomo-Perkins, 7 & 8 Rita Lane (P.O. White Plains, N.Y.) – Report from the Deputy Commissioner on Status of Condition of Final Subdivision Approval

OLD BUSINESS - WORK SESSION

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 consider a recommendation to the Zoning Board of Appeals on two (2) Area Variances associated with 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 20 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 November 6, 2025, the Building Inspector has identified that the following Area Variances are required: (1) maximum width of driveway, from 30 feet (permitted) to 36.9 feet (proposed); and (2) 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.

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 25-25 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.

Case No. PB 25-30 KDRP, 55 Hunter Lane (P.O. Elmsford, N.Y.) – Amended Site Plan and Tree Removal Permit
A public hearing 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. A new staircase to enable access to the existing building from the new parking area is also proposed with the parking expansion. 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 (187,617 sq. ft.) and is situated on the northerly side of Hunter Lane, at the northeasterly corner of the intersection of Hunter Lane and Clearbrook Road.

Case No. PB 22-03 Jackson Avenue Nursery, 279 Jackson Avenue (P.O. Scarsdale, N.Y.) – Amended Site Plan, Planning Board Steep Slope Permit, and Wetland/Watercourse Permit
A public hearing to discuss an Amended Site Plan, Planning Board Steep Slope Permit, and Planning Board Wetland/Watercourse Permit involving the proposed modification of an existing nursery site to facilitate the construction of a cul-de-sac roadway to serve four (4) single-family homes proposed within the City of Yonkers. The Applicant proposes to remove and relocate existing retaining walls and widen an existing curb cut on Jackson Avenue. The cul-de-sac is proposed to be approximately 350 feet in length and 26 feet in width within the Town, and the head of the cul-de-sac is proposed to partially be situated within the City of Yonkers. The Applicant proposes four (4) single-family residences, all entirely within the City of Yonkers. All four (4) proposed one-family residences are expected to obtain water service from the Town, through the Consolidated Water District No. 1, for which the Applicant will have to petition the Town Board for out-of-district use. The Applicant proposes approximately 2,625 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 278 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,689 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant requires approximately 871 cubic yards of excavation and approximately 2,800 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. The Applicant proposes an under-road stormwater management system to handle stormwater runoff from impervious surfaces within the Town; the proposed homes will have stormwater management systems of their own, which will be subject to the review and approval of the City of Yonkers. On February 13, 2025, the Zoning Board of Appeals granted the following required Area Variances: (1) impervious surface coverage, from 29% permitted to 59.2% approved; (2) side yard setback to driveway, from 16 feet required to 10 feet approved; and (3) side yard setback to gravel parking area, from 16 feet required to 0 feet approved. The subject property consists of approximately 91,974 sq. ft. (2.18 acres) and is situated on the southwest side of Jackson Avenue, approximately 250 feet from the intersection of Jackson Avenue and Fort Hill Road. The subject 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: 8.580-399-3, 8.580-399-2..LY, and 8.580-399-4..LY.

OLD BUSINESS - WORK SESSION (continued)

Case No. TB 24-01/PB 24-04 BMR-Ardsley Park LLC, 410-460 Saw Mill River Road (P.O. Ardsley, N.Y.) – Town Board Site Plan (Referral from Town Board), Town Board Tree Removal Permit, and Planning Board Steep Slope Permit
A continued work session (August 4, 2025, September 17, 2025, October 15, 2025, and November 19, 2025) to discuss a Site Plan (Town Board approval – referral to Planning Board), Tree Removal Permit Application (Town Board), and Steep Slope Permit (Planning Board) application involving the proposed construction of an approximately 279,900 sq. ft. warehouse building, with related improvements. The site contains an existing approximately 258,754 sq. ft. office building with related parking, which is proposed to be demolished. The Applicant proposes to construct 298 off-street parking spaces and add a dedicated southbound left turn-in lane on Saw Mill River Road. The Applicant proposes approximately 139,390 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 73,077 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 110,205 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant proposes the removal of 304 regulated trees and has prepared a landscaping plan providing for the planting of 351 trees and 182 shrubs, as replacement. The subject property consists of approximately 42.82 acres (1,865,316 sq. ft.) and is situated on the easterly side of Saw Mill River Road, approximately 1,250 feet south of the intersection of Saw Mill River Road and Lawrence Street. The subject property is located in the GI General Industrial District and is designated on the tax map of the Town of Greenburgh as Parcel IDs 8.430-305-7.1, 7.2, & 7.3.

Case No. TB 25-05/PB 25-22 Bethel-Knolls, 55 Grasslands Road (P.O. White Plains, N.Y.) – Town Board Zoning Map Amendment (Referral from Town Board), Town Board Site Plan (Referral from Town Board), Town Board Amended Special Use Permit, Town Board Tree Removal Permit, Planning Board Steep Slope Permit & Wetland/Watercourse Permit
A continued work session (July 16, 2025, September 3, 2025, October 15, 2025, and November 19, 2025) to discuss a Zoning Map Amendment (Town Board approval – referral to Planning Board), Site Plan (Town Board approval – referral to Planning Board), Amended Special Permit (Town Board approval), Tree Removal Permit Application (Town Board approval), Planning Board Steep Slope Permit and Wetland/Watercourse Permit application involving the proposed construction of an approximately 41,240 sq. ft. addition onto the existing Knolls buildings associated with the proposed construction of 75 new Independent Senior Living units, a related auditorium, and parking lot modifications. The site presently contains a Continuing Care Retirement Community (CCRC) which includes 120 Independent Senior units, 10 Assisted Living beds, and 20 Skilled Nursing beds. The Applicant proposes to utilize the existing driveway on the site (with modifications). The Applicant proposes approximately 27,732 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 9,961 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 4,485 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant proposes approximately 4,650 sq. ft. of disturbance within the 100-foot regulated buffer of an existing off-site wetland/watercourse. No direct disturbance to the off-site wetland/watercourse is proposed. The Applicant proposes the removal of 103 regulated trees and has prepared a landscaping plan providing for the planting of 188 trees and various shrubs, as replacement. The Applicant is proposing to rezone the property from the PUD District to the R-30 One-Family Residence District. The property consists of approximately 29.1 acres (1,271,267 sq. ft.) and is situated on the south side of Grasslands Road, approximately 225 feet west of the intersection of Grasslands Road and Stephens Lane. The property is located in the Planned Unit Development District and is designated on the tax map of the Town of Greenburgh as Parcel ID 7.221-98-11.

NEW BUSINESS

Case No. PB 25-24 The Picklr, 1019 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Special Use Permit (Fully Enclosed Commercial Recreation Facility)
A work session to discuss a Special Use Permit (Fully Enclosed Commercial Recreation Facility) application for the proposed conversion of a former retail space to an eight (8) court indoor pickleball facility. The proposed facility would encompass approximately 22,000 sq. ft. and contain eight (8) pickleball courts, a reception and retail space, a community room, locker and shower facilities, and private treatment rooms. The Applicant has prepared a parking study which shows ample parking spaces available for the proposed use. No exterior changes to the site are proposed. The property consists of approximately 247,856 sq. ft. (5.69 acres) and is situated on the westerly side of Central Park Avenue South, across the street from the intersection of Central Park Avenue and Inverness Road. 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: 8.590-405-5.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, January 7, 2026 and is scheduled to begin at 7:00 pm.