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DRAFT
TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, February 4, 2026 – 7:00 P.M.
Meetings of the Planning Board will be adjourned no later than 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

January 21, 2026

OLD BUSINESS - WORK SESSION

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 the decision of a Special Use Permit (Fully Enclosed Commercial Recreation Facility) application associated with 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 submitted an off-street parking study which depicts ample parking spaces available for the proposed use. No exterior changes to the site are proposed. The subject 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.

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 the decision of 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 60 cubic yards of excavation and 40 cubic yards of imported 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 subject property consists of approximately 33.2 acres (1,446,192 sq. ft.) and is situated at the end of Dromore Road. 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.

CORRESPONDENCE

Case No. PB 22-20 Elmwood Preserve, 850 Dobbs Ferry Road (P.O. White Plains, N.Y.) – Fifth Preliminary Subdivision Extension Request

Case No. PB 25-21 Manabe, 1049 Dobbs Ferry Road (P.O. White Plains, N.Y.) – Minor Project Wetland/Watercourse Permit
A report from the Town Wetlands Inspector regarding a Minor Wetland/Watercourse Permit application involving the construction of a new, 281 sq. ft. outdoor deck to an existing one-family residence. A watercourse and associated wetland area exists along the Applicant’s property line, approximately 58 feet from the closest area of disturbance related to the project. The regulated wetland/watercourse buffer area on the Applicant’s property consists of most of the lot, and the project involves approximately 3 sq. ft. of disturbance within the regulated buffer area associated with support posts for the deck. No direct disturbance to the watercourse or associated wetland is proposed. In a memorandum dated October 2, 2025, the Deputy Building Inspector identified the following required Area Variance: Impervious surface coverage, from 29% (permitted) to 39.68% (proposed), where 43.41% currently exists. The subject property consists of approximately 20,190 sq. ft. (0.46 acres) and is situated on the southerly side of Dobbs Ferry Road, approximately 700 feet west of the intersection of Dobbs ferry Road and Park Avenue West. The property is situated in the R-20 One-Family Residence District and is designated on the tax map of the Town as Parcel ID: 8.110-61-34.

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 25-10 Central Animal Hospital, 718 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Planning Board Special Use Permit (Small Animal Hospital)
A public hearing 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, where 75 off-street parking spaces exist on-site. The Applicant does not propose the overnight boarding of animals, except as medically necessary. The subject 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 25-17 Klemmer, 95 Ardsley 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 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 one-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 drywell units 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. On December 18, 2025, the Zoning Board of Appeals granted the following Area Variances under ZBA Case No. 25-37: (1) Maximum width of driveway, from 30 feet (permitted) to 36.9 feet (approved); and (2) Height of accessory structure, from 12 feet (permitted) to 20 feet (approved). The subject 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. 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: 8.540-379-7.

NEW BUSINESS - WORK SESSION

Case No. PB 25-05 205-207 Saw Mill River Road, LLC, 205-207 Saw Mill River Road (P.O. Elmsford, N.Y.) – Amended Site Plan and Landscape Buffer Waivers
A work session to discuss an Amended Site Plan application and Landscape Buffer Waivers request to re-pave an existing parking area to an asphalt surface. The site, which currently does not have an approved Site Plan on file, is improved with an existing multi-family and commercial mixed-use building. The Applicant is proposing façade and interior renovations to the building. Nine (9) off-street parking spaces exist on-site and are proposed to remain after paving. The entire property is situated within the 100-year floodplain and a Floodplain Development Permit may be necessary. The site is entirely covered in impervious surfaces. In a memorandum dated September 12, 2025, the Deputy Building Inspector identified the following required Area Variances: (1) Maximum impervious surface coverage, from 80% (permitted) to 100% (proposed); (2) Minimum distance between parking lot and principal building, from 25 feet (required) to 0 feet (proposed); (3) Minimum distance from north side property line to off-street parking, from 25 feet (required) to 0 feet (proposed); (4) Minimum distance from south side property line to off-street parking, from 25 feet (required) to 0 feet (proposed); (5) Minimum distance from rear side property line to off-street parking, from 25 feet (required) to 0 feet (proposed); (6) Increasing a nonconforming structure (parking lot) so as to increase such nonconformance; and (7) Increase a nonconforming multi-family residence, where only a one-family residential use is permitted, so as to increase such nonconformance by expanding one of the second floor apartments into one of the vacant first floor commercial spaces. The Deputy Building Inspector additionally identified that Landscape Buffer Waivers from 10 feet (required) to 0 feet (propose) for all sides are required from the Planning Board, otherwise Area Variances would be required. The subject property consists of approximately 4,914 sq. ft. (0.11 acres) and is situated on the westerly side of Saw Mill River Road, approximately 70 feet south of the intersection of Saw Mill River Road and Payne Street. The property is located in the LI Light Industrial District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.180-55-3.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, February 18, 2026 and is scheduled to begin at 7:00 pm.