TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, July 16, 2025 – 7:00 P.M.
Meetings of the Planning Board will be adjourned at 10:00 p.m.		                   
             
This meeting will take place in the Town Hall Auditorium, located at 177 Hillside Avenue, Greenburgh, NY, and will also take place via Zoom. If you would like to watch the meeting, you may do so via the Town's website at https://greenburghny.com/485/Watch-Live-Board-Meetingss. This meeting will be broadcast live on Cable Television and a recording likely will be available on cable television thereafter. If you would like to participate in one or more of the public hearings via Zoom, you must pre-register through the Department of Community Development and Conservation by emailing publichearing@greenburghny.com or calling 914-989-1530, specifying the application(s) that you would like to speak on. Instructions to participate will then be emailed to you or you will receive a return phone call.
 


AGENDA
 
1. ROLL CALL
 
2. APPROVAL OF MINUTES
  1. July 2, 2025
 
3. CORRESPONDENCE
 
4. OLD BUSINESS WORK SESSION
 
a.  
Case No. PB 24-20 O Mandarin, 363 Central Park Avenue North (P.O. Hartsdale, N.Y.) – Planning Board Special Use Permit (Restaurant) and Planning Board Shared Parking Reduction
A work session to consider a SEQRA determination and a decision on a Planning Board Special Use Permit (Restaurant) application and a Planning Board Shared Parking Reduction request involving the proposed conversion of 1,600 sq. ft. of vacant retail space into restaurant space, adding to the size of the pre-existing O Mandarin restaurant. The additional restaurant space is proposed to contain up to 21 seats and requires an additional seven (7) off-street parking spaces. The site previously was granted Shared Parking Reductions of five (5) spaces and seven (7) spaces, under Case Nos. PB 11-21 and PB 12-09, respectively. The Applicant is requesting a Shared Parking Reduction to account for the seven (7) additional off-street parking spaces required in connection with the proposed conversion of already built-out space (312 spaces required – 305 spaces proposed) currently approved for use as a retail storefront. No existing parking spaces will be removed and no physical changes to the project site are proposed, in connection with the project. The property consists of approximately 246,985 sq. ft. (5.67 acres) and is situated on the westerly side of Central Park Avenue North (NYS Route 100) across from the intersection of Central Park Avenue North and Battle Avenue. The property is located in the CA Central Avenue Mixed-Use Impact District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.150-96-4.
 
b.  
Case No. PB 24-13 Taco Bell, 57 Central Park Avenue North (P.O. Hartsdale, N.Y.) – Site Plan, Special Use Permit (Quick Service/Fast Food Establishment), Planning Board Steep Slope Permit, Wetland/Watercourse Permit, Tree Removal Permit, and Planning Board Landscape Buffer Waivers
A continued work session (March 19, 2025, June 18, 2025, and July 2, 2025) to discuss a Planning Board Site Plan, Special Use Permit (Quick Service/Fast Food Establishment), Planning Board Steep Slope Permit, Wetland/Watercourse Permit, and Tree Removal Permit application and Landscape Buffer Waivers request involving the proposed construction of a new Taco Bell Quick Service Restaurant on an existing lot. The lot is currently improved with a restaurant building, which is proposed to be removed. The Applicant proposes to construct an approximately 1,688 sq. ft. Taco Bell restaurant, with a drive-through lane capable of stacking up to 7 vehicles. The Applicant proposes approximately 584 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 126 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,543 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant proposes approximately 5,155 sq. ft. of disturbance within a 100-foot regulated watercourse buffer, associated with an off-site watercourse. The project requires approximately 172 cubic yards of excavation and 179 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. In a memorandum dated July 11, 2025, the Building Inspector identified the following required area variances: (1) building height, from 12 feet (permitted) to 24.1 feet (proposed); (2) floor area ratio, from 0.015 (permitted) to 0.09 (proposed); (3) impervious surface coverage, from 60% (permitted) to 72% (proposed); (4) side yard setback, from 20 feet (required) to 14.1 feet (proposed); (5) front yard setback to off-street parking, from 20 feet (required) to 1.7 feet (proposed); (6) southerly side yard setback to off-street parking, from 10 feet (required) to 3 feet (proposed); (7) northerly side yard setback to off-street parking, from 10 feet (required) to 2 feet (proposed); (8) setback from off-street parking to principal building, from 10 feet (required) to 0 feet (proposed); (9) off-street parking spaces, from 49 (required) to 29 (proposed); (10) wall signage on elevations on a non-corner lot, from 1 sign (permitted) to 6 signs (proposed); (11) maximum height of signage north elevation, from 4 feet (permitted) to 5.43 feet (proposed); (12) maximum height of signage east elevation, from 4 feet (permitted) to 6.51 feet (proposed); (13) maximum height of graphic 1 south elevation, from 4 feet (permitted) to 8 feet (proposed); (14) maximum height of graphic 2 south elevation, from 4 feet (permitted) to 8 feet (proposed); (15) maximum height of graphic 3 north elevation, from 4 feet (permitted) to 8 feet (proposed); and (16) maximum height of graphic 4 north elevation, from 4 feet (permitted) to 8 feet (proposed). The Building Inspector additionally identified that front, north side, and south side yard Landscape Buffer Waivers are required from the Planning Board. The Applicant proposes to remove ten (10) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 47 trees and various shrubs, as replacement. The site is currently served by two (2) curb cuts on Central Park Avenue North, which are proposed to be consolidated into one (1) curb cut. The property consists of approximately 17,755 sq. ft. (0.41 acres) and is situated on the westerly side of Central Park Avenue North, approximately 150 feet south of the intersection of Central Park Avenue North and Lawton Avenue. The property is located in the CA Central Avenue Mixed-Use Impact District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.250-184-6.
 
5. ITEMS FOR PUBLIC HEARING & PUBLIC DISCUSSION

Individuals may submit comments on public hearing items via email to publichearing@greenburghny.com, or regular mail to Town of Greenburgh, attn: CD&C, 177 Hillside Avenue, Greenburgh, NY, 10607, within the open written record period and such comments will be made part of the record.
The Planning Board is a group of volunteers appointed by the Town Board to evaluate land use applications in accordance with the Town Code. When property owners seek to develop their land or make improvements via subdivision or if they will be disturbing an area with a steep slope or within a wetland, watercourse or adjacent, regulated buffer area, they must apply to the Planning Board for approval. It is the job of the Planning Board to balance the rights of land owners while ensuring the adverse impacts to the surrounding community are minimized. Decisions on adjustments to the proposed plan are based on factual evidence and reviewed for consistency with our Town code and Comprehensive Plan. This evidence primarily comes from applicants and their advisors, site visits conducted by Planning Board members, and input from Town staff, the appropriate Fire District, and the public as part of the public hearing process. The relative popularity of an application is not a factor in Planning Board decisions. Decisions are based on the facts presented. 
 
a.  
Case No. PB 24-22 Levy, 134 Euclid Avenue (P.O. Ardsley, N.Y.) – Preliminary Subdivision, Wetland/Watercourse Permit, and Tree Removal Permit
A continued public hearing (June 4, 2025 and July 2, 2025) to discuss a Preliminary Subdivision, Wetland/Watercourse Permit, and Tree Removal Permit application involving the proposed subdivision of one (1) lot into two (2) lots, to facilitate the construction of one (1) new, single-family residence. The existing lot contains an existing one-family residence, which is proposed to remain. The project requires approximately 123.8 cubic yards of excavation and 0 cubic yards of imported fill. The Applicant proposes the removal of two (2) regulated trees, requiring a Tree Removal Permit, and has prepared a landscaping plan providing for the planting of 22 trees and 41 shrubs, to satisfy the requirements of Chapter 260 of the Town Code. An off-site wetland area abuts the southwestern edge of the property and much of the proposed lot is within the regulated buffer area. The Applicant proposes to disturb approximately 9,453 sq. ft. of wetland/watercourse buffer area on the subject property. No direct disturbance to the off-site wetland is proposed. The subject property consists of approximately 22,993 sq. ft. (0.47 acres) and is situated on the southerly side of Euclid Avenue, approximately 500 feet west of the intersection of Euclid Avenue and Faith Lane. The property is located in the R-10 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.380-270-3.
 
6. NEW BUSINESS WORK SESSION
 
a.  
Case No. PB 25-20 Hosanna Daycare, 142 Central Park Avenue North (P.O. Hartsdale, N.Y.) – Planning Board Special Use Permit (Child Daycare Center) – Pre-Submission Conference
A pre-submission conference to discuss a potential future Planning Board Special Use Permit (Child Daycare Center) application for the conversion of an existing learning center into a Child Daycare facility. The facility would occupy approximately 1,250 sq. ft. of an existing multi-tenant building. The Applicant is considering a proposal to have 18 preschool-aged children and four (4) staff members on-site during operating hours, from 9:00 am to 6:00 pm Monday through Friday. The site currently contains 15 off-street parking spaces. The Applicant is considering a proposal to utilize existing recreation facilities at the neighboring Richard Presser Park and will likely require a variance to do so. No site work would be proposed as part of this potential future application. The property consists of approximately 12,197 sq. ft. (0.28 acres) and is situated on the easterly side of Central Park Avenue North, on the northerly side of the intersection of Central Park Avenue and Jane Street. The property is located in the CA Central Avenue Mixed-Use Impact District and is designated on the tax map of the Town of Greenburgh as Parcel ID8.210-158-28.
 
b.  
Case No. TB 25-05/PB 25-22 Bethel-Knolls, 55 Grasslands Road (P.O. White Plains, N.Y.) – Town Board Zoning Map Amendment, Town Board Site Plan, Town Board Amended Special Use Permit, Town Board Tree Removal Permit, Planning Board Steep Slope Permit & Wetland/Watercourse Permit (Referral from Town Board)
A work session to discuss a Zoning Map Amendment (Town Board – Planning Board referral), Site Plan (Town Board – Planning Board referral), Amended Special Permit (Town Board), Tree Removal Permit Application (Town Board), Planning Board Steep Slope Permit and Wetland/Watercourse Permit application involving the proposed construction of an approximately 41,240 sq. ft. addition onto the existing Knolls buildings associated with 75 new Independent Senior Living units, a related auditorium, and parking lot modifications. The site presently contains a Continuing Care Retirement Community (CCRC) which includes 120 Independent Senior units, 10 assisted living beds, and 20 skilled nursing beds. The Applicant proposes to utilize the existing driveway on the site (with modifications). The Applicant proposes approximately 25,475 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 8,875 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 4,178 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant proposes disturbance within the 100-foot regulated buffer of an existing off-site wetland/watercourse. No direct disturbance to the off-site wetland/watercourse is proposed. The Applicant proposes the removal of 30 regulated trees and has prepared a landscaping plan providing for the planting of 188 trees and various shrubs, as replacement. The property consists of approximately 29.1 acres (1,271,267 sq. ft.) and is situated on the south side of Grasslands Road, approximately 225 feet west of the intersection of Grasslands Road and Stephens Lane. The property is located in the Planned Unit Development District and is designated on the tax map of the Town of Greenburgh as Parcel ID 7.221-98-11.
 
 
7. ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Monday, August 4, 2025 and is scheduled to begin at 7:00 pm.