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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, January 21, 2026 – 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://ny-greenburgh.civicplus.gov/485/Watch-Live-Board-Meetings. 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

December 3, 2025

CORRESPONDENCE

Case No. PB 21-10 Parashis, 23 Springwood Avenue (P.O. Ardsley, N.Y.) – Planning Board Steep Slope Permit 2^nd Extension Request

OLD BUSINESS - WORK SESSION

Case No. PB 22-03 Jackson Avenue Nursery, 279 Jackson Avenue (P.O. Scarsdale, N.Y.) –Site Plan, Planning Board Steep Slope Permit, and Wetland/Watercourse Permit
A work session to discuss the decision of a 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 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 project requires 24,542 sq. ft. of disturbance within the 100-foot regulated buffer area of an existing watercourse. No direct disturbance to the watercourse is proposed. The project 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.

Case No. PB 25-25 Sultana, 742 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Incidental Dining Special Use Permit
A work session to discuss the decision of an Incidental Dining Special Use Permit application to add eight (8) seats at four (4) tables to an existing retail bakery space. The bakery consists of approximately 716 sq. ft. and no changes to the size of the bakery are proposed. This property received a Shared Parking Reduction of one (1) off-street 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 work session to discuss the decision of 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 off-street parking spaces, 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 stormwater 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 22-20 Elmwood Preserve, 850 Dobbs Ferry Road (P.O. White Plains, N.Y.) – Final Subdivision, Amended Planning Board Steep Slope Permit, Amended Wetland/Watercourse Permit, and Tree Removal Permit
A work session to discuss the decision of a Final Subdivision, Amended Planning Board Steep Slope Permit, Amended Wetland/Watercourse Permit, and Tree Removal Permit application involving a proposed Conservation Subdivision development. In connection with a prior approved Zoning Map Amendment, a CD – Conservation District Overlay was applied to the site. Consistent with the Findings Statement (dated 8/10/2022, amended 11/24/2025) and adopted by the Town Board (TB 18-02), the Applicant proposes to subdivide lots 7.530-320-1..SE and 7.530-320-1..SG into a total of 126 individual lots for the purpose of constructing 113 single-family homes, while preserving 25.2 acres of open space. An easterly 14.2-acre parcel is proposed to be offered for dedication to the Town for use as an extension of East Rumbrook Park. The Applicant proposes two (2) new curb cuts on Dobbs Ferry Road, the easternmost of which is proposed to be full-movement, while the westernmost is proposed to be right-in and right-out only. The Applicant proposes approximately 509,036 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 164,010 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 101,329 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 266,792 cubic yards of excavation and approximately 286,568 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. Following the export of approximately 120,000 cubic yards of contaminated soil, the project is proposed to be developed as close to a balanced cut/fill site as possible. The Applicant proposes to disturb approximately 313,607 sq. ft. of regulated Wetland/Watercourse and Adjacent Buffer Area. The Applicant proposes the removal of 1,147 regulated trees, requiring a Tree Removal Permit from the Planning Board. The Applicant has prepared related landscaping plans demonstrating compliance with Chapter 260 of the Town Code. The property is located in the R-20 and R-30 One-Family Residence Districts, with a CD – Conservation District Overlay, and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.530-320-1..SE and 7.530-320-1..SG.

NEW BUSINESS - WORK SESSION

Case No. PB 25-10 Central Animal Hospital, 718 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Planning Board Special Use Permit (Small Animal Hospital)
A work session to discuss a Planning Board Special Use Permit application involving the proposed conversion of a former restaurant space into an animal hospital. The Applicant proposes no outside work with the exception of façade changes to facilitate signage for the proposed use. The proposed 10,447 sq. ft. animal hospital requires 53 off-street parking spaces, and 75 off-street parking spaces exist on-site. The Applicant does not propose the overnight boarding of animals, except as medically necessary. The property consists of approximately 46,950 sq. ft. (1.08 acres) and is situated on the easterly side of Central Park Avenue South, approximately 530 feet north from 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: 8.460-329-1.

Case No. PB 25-28 Nature Center at Greenburgh, 99 Dromore 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 construction of a welcome pavilion, composting restroom facilities, and related improvements. The site is currently improved with the publicly accessible Nature Center at Greenburgh park and open space amenities. The Applicant proposes approximately 4,384 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 936 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 458 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 10 cubic yards of excavation and 15 cubic yards of fill. The Applicant is proposing to remove 11 regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 11 trees, as replacement. The property is located in the R-10 One-Family Residence District within a Conservation CD Overlay 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 33.2 acres (1,446,192 sq. ft.) and is situated at the end of Dromore Road.

ITEMS FOR PUBLIC HEARING & PUBLIC DISCUSSION

Individuals may submit comments on public hearing items via email to publichearing@greenburghny.gov, 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 25-28 Nature Center at Greenburgh, 99 Dromore Road (P.O. Scarsdale, N.Y.) – Planning Board Steep Slope Permit and Tree Removal Permit
A public hearing to discuss a Planning Board Steep Slope Permit and Tree Removal Permit application involving the proposed construction of a welcome pavilion, composting restroom facilities, and related improvements. The site is currently improved with the publicly accessible Nature Center at Greenburgh park and open space amenities. The Applicant proposes approximately 4,384 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 936 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 458 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 10 cubic yards of excavation and 15 cubic yards of fill. The Applicant is proposing to remove 11 regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 11 trees, as replacement. The property is located in the R-10 One-Family Residence District within a Conservation CD Overlay 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 33.2 acres (1,446,192 sq. ft.) and is situated at the end of Dromore Road.

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 public hearing 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.

NEW BUSINESS - WORK SESSION (continued)

Case No. TB 25-03/PB 25-36 1 Lawrence Ardsley, LLC, 1 Lawrence Street (P.O. Ardsley, N.Y.) – Town Board Site Plan (Referral from Town Board), Town Board Tree Removal Permit, Zoning Board of Appeals Special Use Permit, Planning Board Steep Slope Permit, and Planning Board Wetland/Watercourse PermitA work session to discuss a Site Plan (Town Board approval – referral to Planning Board), Tree Removal Permit Application (Town Board), Special Use Permit (Zoning Board of Appeals), Steep Slope Permit (Planning Board), and Wetland/Watercourse Permit (Planning Board) application involving the proposed construction of an approximately 110,000 sq. ft. contractor storage yard associated with a scaffolding business, and an unrelated off-street parking area for separate cargo truck storage. In total, the Applicant proposes 48 off-street parking spaces for the cargo trucks, and 64 off-street parking spaces associated with the contractor yard use. The site was the subject of environmental remediation through the New York State Department of Environmental Conservation’s Brownfield Cleanup Program, certified as complete on May 15, 2025. The Applicant proposes to utilize the existing driveway on the site (with modifications) and create a new curb cut onto Lawrence Street. The Applicant proposes approximately 3,073 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 730 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 954 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant proposes the removal of 3 regulated trees and has prepared a landscaping plan providing for the planting of 145 trees and 15 deciduous shrubs, as replacement. The Applicant proposes approximately 9,497 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. The Applicant proposes approximately 63,074 sq. ft. of disturbance to the regulated buffer area of an existing watercourse. The property consists of approximately 10.77 acres (469,192 sq. ft.) and is situated on the north side of Lawrence Street, approximately 150 feet west of the intersection of Saw Mill River Road and Lawrence Street. The property is located in the GI General Industrial District and is designated on the tax map of the Town of Greenburgh as Parcel ID 8.370-265-1, 2, 3 & 4.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, February 4, 2026 and is scheduled to begin at 7:00 pm.