ZBA approves parking variance for Eagle Ridge townhouse clubhouse

The North Castle Zoning Board of Appeals approved a variance allowing the Eagle Ridge townhouse development to provide fewer dedicated clubhouse parking spaces than the planning board required.

Corey Salerno of Zier and Stein, representing Mad Madonna Armonk, told the board the 88-unit Eagle Ridge project received subdivision and master-site approvals but must return for a clubhouse parking variance after the design of the clubhouse and amenities changed. "We need 51 [spaces] for the clubhouse and we only have 26," Salerno said, adding the project therefore seeks a variance of 25 spaces, which he described as about "49%." He told the board the development provides a large amount of on-site parking across the subdivision and that steep slopes and an open-space requirement limited opportunities to add more spaces.

Board members questioned whether additional parking could be added and whether expanding the clubhouse doubled parking demand. Salerno said the enlarged clubhouse includes more amenities and courts that require more parking but that households will largely use on-site, private parking. One committee member said he "kind of buy[ed] into Corey's argument about the totality of it," noting the layout keeps most traffic internal to the project.

After closing the public hearing, a motion to approve the variance carried. The board recorded affirmative votes and instructed the applicant to proceed with the standard building and permitting process.

Why it matters: The board’s decision lets the developer build the larger clubhouse without adding extensive new parking in areas the applicant said are environmentally constrained; the project had prior approvals but the clubhouse condition required the additional board review.

Next steps: The applicant may move forward with building-permit applications and must comply with any building-inspection and permit requirements before construction begins.