Dobbs Ferry board schedules public hearing for proposed renovation of 311 Broadway after extended presentation and neighbor concerns

The Dobbs Ferry Planning Board on Jan. 8 heard an extended presentation and public comment on a proposed renovation and limited expansion of a three-story brick building at 311 Broadway, then set a public hearing on the matter for Feb. 5.

Project architect Suzanne Levine of CGA Studio Architects described a plan to preserve the existing brick and stone foundation, remove dilapidated rear additions, rebuild the third floor to provide standard ceiling heights, and create six upgraded residential units (a mix of one-, two- and three-bedroom units) in place of the current seven substandard units. Levine said the design adds stair and elevator access, tuck-under parking and a small rear addition to accommodate parking beneath the new massing. “We are proposing to preserve the existing brick structure,” Levine said, and described new roofing, trim, and a minimized roof bulkhead for a small roof deck.

Levine told the board the project had received three variances from the zoning board (including for lot coverage and parking setbacks) and that the design team preferred to keep eight parking spaces on-site for operational reasons, although planning staff pointed to the Broadway District code requiring one space per dwelling unit — six spaces for six units — which could avoid a variance for parking. The applicant said they would explore options and provide landscape and screening visuals in their next submission.

Neighbor Ruid Kumar Pandya (315 Bridal) urged several clarifications: he said the submitted survey still listed the prior owner and asked that records be corrected, expressed concern about oversized vehicles creating a blind spot near a stop sign, cited synagogue-related parking peaks on adjacent side streets, and asked that stormwater and sewer impacts to neighboring properties be prevented. The applicant (who identified himself later in the meeting as Andrew Cortese) said the team would correct the survey, address perimeter landscaping and fencing, and investigate whether written easements exist for sewer or storm lines that traverse adjoining properties. Board members asked the applicant to provide evidence of any written easements and to verify the capacity and condition of sewer and storm lines prior to approval.

The board and applicant also discussed the use of permeable paving and how maintenance responsibilities could be ensured. Members suggested options such as covenants, annual operating permits or inspection regimes to ensure long-term maintenance of pervious surfaces.

Outcome: the board agreed there was no reason to delay and scheduled a public hearing for Feb. 5; the applicant will return with revised drawings, responses to memos, landscape concepts and documentation about easements and stormwater/sewer conditions.

Next steps: the planning staff will circulate the revised submission and, if applicable, refer materials to the county as part of the review process; the board will retain the record open to receive county comment as required.