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

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.