[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6209026,"mediaKeyId","3738495-aa20d6b71f8092b2ae4b48b329434e34","parentId",3738495,"title","Planning board endorses proposed tree‑preservation zoning changes, urges further discussion on emergencies and invasive species","audioSeconds",0,"startMs",5938000,"endMs","viewUrl","/Search/View?dp=1&key=3738495-aa20d6b71f8092b2ae4b48b329434e34&start=5938&end=5938","thumbnailUrl","https://assets.pipeline.soar.com/3738495-aa20d6b71f8092b2ae4b48b329434e34/thumbnail_5938000.jpg","articleUrl","/articles/6209026/New-York/Planning-board-endorses-proposed-treepreservation-zoning-changes-urges-further-discussion-on-emergencies-and-invasive-species","mediaUrl","https://secure.pipeline.soar.com/6209026-0885e73c26cdc5709ec8d791ff40e95f/orig.mp4?Expires=1771151811&Signature=NpkcBxSX-Efus5CgrXDPnHvlqUrUl~4aR14Sms2yfpD325WrVEQoLoeP5-6UWzTtT2MPykAap11IVkMXgqIPERj~YnXcPSPRWHZAtQtTmzuFD8Lmcv1H3Mt~v4w024He-jHe1M2n6afh9vfmYuFskJK8Es7AheHQ569mcGhk~kBGs9~XBHq9ekm-lY5-aYvWi0dNa~AxbffFu45v56k1pe0gMTs745zRrS5RZyvnLx1CwAp6OM7vCQTcef0XaIbTCxXyjeecY-z1y7vHmc~rSCxcWdBPhW-jN8UwdF9arMibQANlAR2nRLKAafFCkRFQG5YKWrSvB-TWvSsR9k-xiA__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Dobbs Ferry, NY","date","2025-06-06T00:00:00Z","article","The Planning Board reviewed proposed zoning‑text amendments intended to tighten tree‑preservation rules and streamline administrative review for certain tree removals, and voted to recommend the draft to the Board of Trustees while urging additional refinements on emergency removal language.

Planning staff explained the primary changes in the draft: lowering the diameter‑at‑breast‑height (DBH) threshold for protection from 8 inches to 6 inches, creating an administrative application route for limited circumstances (for example, removal of damaged or dead protected trees or unacceptable‑risk trees), and allowing qualified shrubs to be counted toward replacement‑planting requirements where appropriate.

Valerie, the planning staff member who presented the draft, told the board the intent was to close loopholes in the existing code and to speed low‑risk administrative approvals while preserving the village canopy. “What they want to do is create almost an application, an administrative process so that when trees come down, there’s no longer exemptions for a tree permit, but it would just require administrative a quick run administrative review,” she said.

Board members supported the direction but asked staff to refine emergency removal language to avoid situations that would prevent a homeowner from clearing a hazardous downed tree that is blocking a driveway or creating an immediate safety risk. Several members also asked for clearer guidance on how the code should treat invasive species — for example, whether removal of a Norway maple should carry the same replacement obligation as removal of a native canopy tree. Staff said the tree commission already treats invasive species differently in practice but that the draft could be clarified in future iterations.

The Planning Board voted to recommend the proposed text amendments to the Board of Trustees, while noting areas where staff follow‑up was requested. The board encouraged continued consultation with the Conservation Advisory Board and the Tree Commission on maintenance, invasive species policy and the administrative workflow.

Outcome and next steps: the Planning Board forwarded the draft zoning text amendments and its comments to the Board of Trustees for formal consideration; staff will return with clarified language addressing emergency removal procedures and the treatment of invasive species.","mediaType","Video","parentTitle","Dobbs Ferry Planning Board/AHRB Meeting 2025-06-06","oneSentenceSummary","The Planning Board reviewed proposed zoning text amendments on tree preservation and recommended them to the Board of Trustees while asking staff to continue refining emergency removal language and replacement calculations for invasive species.","taxTitle","Dobbs Ferry, Westchester County, New York","taxId",73089,"location","New York","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_46":81,"_48":82,"_50":83,"_52":84,"_54":55,"_56":57,"_58":85,"_60":61,"_62":63,"_64":86,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6209031,"Homeowner to legalize enlarged patio at 7 Chestnut Court; AHRB approves plan to reduce patio and add retaining wall",660,3816000,4476000,"/Search/View?dp=1&key=3738495-aa20d6b71f8092b2ae4b48b329434e34&start=3816&end=4476","https://assets.pipeline.soar.com/3738495-aa20d6b71f8092b2ae4b48b329434e34/thumbnail_3816000.jpg","/articles/6209031/New-York/Homeowner-to-legalize-enlarged-patio-at-7-Chestnut-Court-AHRB-approves-plan-to-reduce-patio-and-add-retaining-wall","https://secure.pipeline.soar.com/6209031-6151fcfd4d93b61e75cfa20c386f99ef/orig.mp4?Expires=1771151811&Signature=mUGpqqeeKrFl460JITdoUemEtx4CmMYnZS99vOJ4ffBZe0xCU~~f~XBGGeAS7h81Nz7HzmDhdSQcuHXOz6eHjHEmYez3kJm900JlvUGBh7HjKbW5VqksxETU8WnfmQp7dlCz4f-J8auknapxB--pyWB1mvTTHKuoVCeAsX6BoKWB3c4nB4fs0LskPl-YTyo40pPwpw6aNZaZwMh5Estq8AmLMUh5pIMU4O3ox2lgeO62oakQrNrDNDFMELEVDfr~PwbArQQhtAFyc6mufYahah7c0n3Cq03rGdsfwTVbLE6b1x3jBkcIh7vncEN1CjTYIOnQg~pngShVOW4nUbyUqg__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Dobbs Ferry Architectural and Historic Review Board approved a plan Wednesday to legalize an enlarged concrete patio and a replacement retaining wall at 7 Chestnut Court, after the homeowner’s architect said the prior work had been done without a permit and that the current plan will bring the property into compliance with impervious‑surface limits.

Architect Miguel Sastre told the board that the homeowner had extended an existing nonconforming patio and placed a wooden retaining wall into a slope; the revised plan reduces the patio to 144 square feet to meet the village’s lot coverage rules and shows a Mesa block retaining wall in place of the non‑conforming wooden wall.

Homeowner Artem Sivakov addressed the board and apologized for proceeding without a permit. “The work that I did was by mistake,” he said, and explained that he had contacted staff to ask whether permits were required before performing the landscaping and paving. When the board member said that work done without a permit triggers higher fees, Sivakov said he understood and asked to resolve the matter as quickly and affordably as possible.

The board read and adopted a resolution granting AHRB approval subject to conditions and the plan set dated 10/22/2024. The record notes the applicant has obtained approval from the applicable homeowners’ association for the proposed corrective work.

Outcome and next steps: the applicant must follow the approved plan and obtain required building permits and coordinate with village staff to finalize plan details and required inspections. The board recorded the approval and the item closed from the AHRB docket pending permits.","The AHRB granted approval to legalize an enlarged rear patio at 7 Chestnut Court, approving a plan to cut back paving to meet impervious‑surface limits and to replace a nonconforming wooden retaining wall with a permanent block wall; the homeowner said work was done without permits and seeks to correct it.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_46":93,"_48":94,"_50":95,"_52":96,"_54":55,"_56":57,"_58":97,"_60":61,"_62":63,"_64":98,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6209037,"AHRB approves minor roof raise at 26 Judson Avenue to accommodate interior elevator for accessibility",128,477000,605000,"/Search/View?dp=1&key=3738495-aa20d6b71f8092b2ae4b48b329434e34&start=477&end=605","https://assets.pipeline.soar.com/3738495-aa20d6b71f8092b2ae4b48b329434e34/thumbnail_477000.jpg","/articles/6209037/New-York/AHRB-approves-minor-roof-raise-at-26-Judson-Avenue-to-accommodate-interior-elevator-for-accessibility","https://secure.pipeline.soar.com/6209037-168099da80f50750290341dc054ece44/orig.mp4?Expires=1771151811&Signature=PPUkmb-ccd9iFUtO4Btk7~L3Fdb~MGcc0BLYovws3Sr4R8jStnJuKO5oMRKEB6VwcLnfC0cwD2Rf6MDRSgEcCrQn5xavPNpBRi21Cr4e8x4CBFkVMpWOemVgVK~twCuvdPLQdKSgAdCB-dO~zdtcj4I7TMPWF1ITmCWyxrOrD32qXXXZ2dzQPD-r3q-a~DxFL4DG6~SXx6FQrulmKBuF6eBw4jq535BQhxr8z9HMVHbBirBDDr5bO8vn4BoApeoG5Dj8ostrhGflWvN-YYFDzF0ODb~HqUAA4BF4s1~bdd8LpwKz9gsaXKkU34O8RICLFEz88NtjnQfDxCyYTYcH1w__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Dobbs Ferry Architectural and Historic Review Board on Wednesday approved a minor exterior alteration at 26 Judson Avenue to raise a section of roof about 8 to 12 inches to achieve an eight‑foot headroom required for an interior elevator.

Homeowner Robert Muslinar told the board the elevator is needed for his daughter’s wheelchair access to the second floor: “We are looking to install an elevator for our daughter to use with her wheelchair that would go up to the Second Floor,” he said, and explained that a small dormer/pitch change would provide the required eight‑foot ceiling within the elevator shaft.

The board’s resolution grants architectural and historic review approval subject to the plans dated 08/25/2024. The board’s discussion focused on the limited scope of the exterior work — a modest pitch change to the dormer — and members asked questions about alignment with existing ridgelines and how the new profile would match the house’s appearance. The applicant said the change would be limited to a small section of the roof and would not alter the main ridge.

Outcome and next steps: the board approved the resolution and the homeowners may proceed with the work subject to the conditions in the approval and the need to obtain any required building permits.","The Architectural and Historic Review Board granted approval for a small roof‑line change at 26 Judson Avenue so the homeowners can install an interior elevator serving a wheelchair user; plan set dated 08/25/2024 is referenced in the resolution.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_46":105,"_48":106,"_50":107,"_52":108,"_54":55,"_56":57,"_58":109,"_60":61,"_62":63,"_64":110,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6209042,"Planning Board grants special permit for 130 Bel Air basement ADU; owner told to follow permit transfer and inspection rules",190,648000,838000,"/Search/View?dp=1&key=3738495-aa20d6b71f8092b2ae4b48b329434e34&start=648&end=838","https://assets.pipeline.soar.com/3738495-aa20d6b71f8092b2ae4b48b329434e34/thumbnail_648000.jpg","/articles/6209042/New-York/Planning-Board-grants-special-permit-for-130-Bel-Air-basement-ADU-owner-told-to-follow-permit-transfer-and-inspection-rules","https://secure.pipeline.soar.com/6209042-1fb12bd284507abae38214f99f86c08d/orig.mp4?Expires=1771151811&Signature=MWSl1NYEe1Z04XFT7eaNhLWbgHAn-FAhPews9IPhJPTs56AkmdNltHSdYdhjOVTYcMIR4Gmb6p~SAsUfR8cJLNhHneZf0PLSbZtCpxnCPxkVP1VyJitdNA~SfT4MLzo-hEUdZpQ9kLlIaJRgCrhScFkGbae564FhOI2Gwg~7vTchxKN~HbNKQ3su3kpJfQPrI94SvFrrK3cq15HZgT~sWaKXm0867COcruD4LdUGnx8M-5iXaKRsPvL4E0TN0e58QnenMD3LR8oXjvkEN2PuW4of8DUbQPS2lBryfWPdA4PU2gG84yPEw6dl4GVZ-tgCCzkdJLgg5QmAZX9IpfRRfg__&Key-Pair-Id=KUT5TJCACFTXG","The Dobbs Ferry Planning Board granted a special permit for an accessory dwelling unit at 130 Bel Air Drive on Wednesday, approving a 500‑square‑foot basement apartment that the applicant and contractor said will not change the exterior beyond a rear window well.

The applicant’s contractor presented the project as a fully compliant ADU that had been reviewed under SEQR and by the village consultant Nelson, Pope & Voorhees, which determined no additional parking was required. “This is a 500 square foot ADU in the basement with no changes to the exterior of the home, except a window well in the backyard,” the contractor said.

The board’s resolution granted the special permit subject to conditions that reference village code provisions for ADU expiration and renewal. The resolution cites Section 300‑39(d) regarding ADU expiration/renewal and Section 200‑4‑21 of the village code stating changes in building ownership require reinspection and transfer of the special permit for an existing permitted accessory dwelling use.

At the meeting the applicant confirmed that nothing had changed since the prior submission and that consultant comments had been addressed. When asked by a board member whether the matter proceeds to the Board of Trustees, staff confirmed the special‑permit approval process ends with the Planning Board and the file will move to the building department for permitting and inspections.

Outcome and next steps: the board adopted a resolution granting the special permit with the conditions read into the record. The applicant must follow the ADU code provisions for renewal and notify the building department and the village upon any change of building ownership; a transfer of the special permit will be required at sale.","The Planning Board approved a special permit for an accessory dwelling unit (ADU) in the basement of 130 Bel Air Drive after finding the application complies with zoning and SEQR requirements; the board attached conditions including adherence to local code on ADU renewal and ownership transfer inspections.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_46":117,"_48":118,"_50":119,"_52":120,"_54":55,"_56":57,"_58":121,"_60":61,"_62":63,"_64":122,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6209047,"Planning board approves Master School parking lot with conditions to beef up landscaping and on-site stormwater measures",222,949000,1171000,"/Search/View?dp=1&key=3738495-aa20d6b71f8092b2ae4b48b329434e34&start=949&end=1171","https://assets.pipeline.soar.com/3738495-aa20d6b71f8092b2ae4b48b329434e34/thumbnail_949000.jpg","/articles/6209047/New-York/Planning-board-approves-Master-School-parking-lot-with-conditions-to-beef-up-landscaping-and-on-site-stormwater-measures","https://secure.pipeline.soar.com/6209047-a2c7c24b22d4d2fe54f60f1f12fc2c93/orig.mp4?Expires=1771151811&Signature=Q06mHc-FAdeeipI5wprdudCtyUXZ5E26NNOLCQK9284OEptgg7ARk-kdGg657vVLcINoEsVflDBqTL3Xs85sGKxg4PYnQhaOV8My4L3ioIBnEvJFr1-G1DKDRECNL6Rz0-~QTolrrAUEyCA1LaYNAms2oPxfBhCIExaoGCa1iH2ZiSQMnZw0l9WWBkAsYHg8uh0RW1ZkYAGo2NOPGnpBe2pTgu5jQKZ4gfWqgRwJyzTLwvyKj7o-RbZoalOeJHZIyIvpwgbb04Fsm2IDwZyehShGTwKCr1QxG4gL1XKPEtTBxT43067cCHvEnLZ7hsGemPrvmf9TaW6Jhmv4I3sFaQ__&Key-Pair-Id=KUT5TJCACFTXG","The Dobbs Ferry Planning Board on Wednesday approved a site plan for the Master School to build a 41-space paved parking lot, including two ADA-compliant spaces and related stormwater-management work, while attaching conditions asking for more robust landscaping and verification that on-site green infrastructure is effective.

The action followed presentations from Master School operations director Dan Perera and the school’s civil engineer, Anthony Catalano of Woodard & Curran, who said the project team changed the drainage approach from a detention system to on-site infiltration after testing supported infiltration at the site.

The board’s nut graf: the project won conditional approval that aims to reduce stormwater discharge to the village system and to give the village engineer final sign-off on any additional green infrastructure incorporated into the design.

Perera told the board the school submitted an updated design showing an infiltration system and that the team has been coordinating with the village engineer. “We’ve been working on changing our design from a detention system to an infiltration system,” Perera said, adding the school will pursue the plans and respond to technical comments.

Catalano said test results support infiltration on site and that the team had provided a plan showing the proposed system. “We submitted calculations. They’ve demonstrated that the system is sufficient up through the hundred‑year storm,” he told the board, and said outstanding comments were “straightforward” details that would be added in the next plan submittal.

Residents and advisory boards urged the Planning Board to push the school to incorporate visible green‑infrastructure features and to address parking and traffic impacts. Christine Perez, who lives at Clinton and Brace, said parking and construction trucks on Brace Terrace have blocked emergency access and urged the school to keep buses and staging off neighborhood streets. David Tabakoff of Brace Terrace, who said the neighborhood had been “at loggerheads” with the school over parking, urged quick approval so the lot can be built before fall.

Daniel Vargas, representing the Conservation Advisory Board and the village’s Comprehensive Plan committee, encouraged the applicant to explore vegetated rain gardens, bioswales or other above‑grade treatments so the project can also serve as a demonstration of green stormwater practices. “This is a great opportunity for an important institution in the village to be a forerunner,” Vargas said.

The Planning Board adopted a SEQR negative declaration based on the board planner’s environmental assessment (EAF) and found that the application meets local requirements. The board’s resolution grants site‑plan approval subject to conditions that include: addressing all items to the satisfaction of the village engineer, execution of any required stormwater maintenance agreement, compliance with zoning section 341 for proposed plantings, provision of additional landscaping to the satisfaction of the building department, and that additional green infrastructure be evaluated and incorporated to the satisfaction of the village engineer.

Board members and applicants debated the level of prescription to write into the resolution. Ultimately the board required the applicant to “evaluate and incorporate” green infrastructure where feasible, with the village engineer to determine final technical acceptability. The school agreed to study expanded planting along the parking edge and to explore bio‑treatment at the infiltration outfall instead of a concrete riprap channel.

The project also drew operational commitments: the Master School said it is working to move buses onto campus and to add on‑campus EV chargers in other locations; school representatives said they plan to increase charging infrastructure elsewhere on campus to reduce neighborhood parking pressure.

Outcome and next steps: the board adopted the negative declaration and approved the site plan. The school must finalize engineering details, satisfy the village engineer on the stormwater design and incorporate the agreed landscaping and any green infrastructure improvements before the chair signs the site plan. The applicant said it will pursue required building permits and the school reiterated its intention to complete construction while school is not in session.","The Planning Board granted site-plan approval for a 41-space paved parking lot at the Master School’s Esther Wood Mansion, adopting a SEQR negative declaration and requiring additional landscaping and evaluation and incorporation of green infrastructure to the satisfaction of village officials.","actionData","errors"]

Article not found

Planning board endorses proposed tree‑preservation zoning changes, urges further discussion on emergencies and invasive species

Homeowner to legalize enlarged patio at 7 Chestnut Court; AHRB approves plan to reduce patio and add retaining wall

AHRB approves minor roof raise at 26 Judson Avenue to accommodate interior elevator for accessibility

Planning Board grants special permit for 130 Bel Air basement ADU; owner told to follow permit transfer and inspection rules

Planning board approves Master School parking lot with conditions to beef up landscaping and on-site stormwater measures