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Neighbor opposition and title search prompt Planning Board to adjourn Euclid Avenue subdivision hearing to July 2
Summary
An applicant sought a two‑lot subdivision on Euclid Avenue; staff and applicant discussed SEQR and landscaping mitigation, but nearby resident David Rosenbaum urged denial or delay and requested a title search and civic‑association notification. The board voted to adjourn the hearing to July 2 to allow a title report and association input.
The Planning Board on June 4 opened the public hearing on PB2422, a proposed two‑lot subdivision on Euclid Avenue, and first conducted the required SEQR review. Staff recommended classifying the project as an unlisted action and the board adopted a negative declaration, finding no significant adverse environmental impact.
Applicant counsel Jacob Amir and team described plan revisions — removal of much of an existing driveway, a revised curved walkway, and a landscaping mitigation plan that includes relocating and planting Green Giant arborvitae for screening. Soils consultant Paul Janig described wetlands on the property and outlined a restoration and three‑year monitoring program; Janig said any transplanted or newly installed plants failing during monitoring would be replaced.
Neighbor David Rosenbaum, whose property directly adjoins the proposed lot, urged the board to deny or delay approval. Rosenbaum said he did not receive timely notice and that the subdivision was inconsistent with prior expectations of green space; he said he had engaged a title company to search for any recorded restrictions or covenants tied to the original Toll Brothers subdivision and requested the applicant obtain title evidence covering Lot 3 and the original subdivision record.
Rosenbaum said the application misreported civic associations within 500 feet and that the Ardsley Estates Civic Association had not been contacted. "Approving the requested subdivision and permitting construction of a second house on Lot 3 will materially reduce the value of our house," he said, urging the board to delay while the title search and civic‑association input are gathered.
Applicant counsel agreed to obtain a title report from a reputable title company and to update the application to list the civic associations within 500 feet. Staff recommended, and the board adopted, a motion to adjourn the public hearing to July 2 so the title search results can be shared and civic associations may convene. Conditions discussed for approval include a planted and monitored mitigation plan and clarifying any recorded 'Forever Green' easement on plan sheets.
The board will reconvene PB2422 on July 2 to review the title report, any updated application materials and comments from civic associations.
