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TOWN OF GREENBURGH
PLANNING BOARD AGENDA
WEDNESDAY, September 30, 2024 – 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://ny-greenburgh.civicplus.com/485/Watch-Live-Board-Meetings. 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

ROLL CALL

APPROVAL OF MINUTES

CORRESPONDENCE

Case No. PB 24-17 Bressler, 8 Covent Place (P.O. Hartsdale, N.Y.) – Minor Project Wetland/Watercourse Permit A report from the Town Wetlands Inspector concerning a Minor Wetland/Watercourse Permit application involving the legalization of an outdoor stairwell and landing. The stairs required support posts which resulted in minor disturbance within the regulated 100-foot wetland/watercourse buffer. The wetland/watercourse buffer area on the Applicant’s property consists of approximately 1,003 sq. ft., and the work resulted in approximately 40 sq. ft. of disturbance within the regulated buffer area. No direct disturbance to the wetland or watercourse has occurred or is proposed. The work involved approximately 2.5 cubic yards of excavation, and 0 cubic yards of imported fill. The subject property consists of approx. 13,193 sq. ft. (0.3 acres) and is situated at the intersection of Covent Place and Burkewood Road. The subject property is situated in the R-7.5 One-Family Residence District and is designated on the tax map of the Town as Parcel ID: 8.170-122-1.

OLD BUSINESS - WORK SESSION

Case No. PB 24-07 Chang-Roberts, 9 Greenvale Circle (P.O. White Plains, N.Y.) – Planning Board Steep Slope Permit and Tree Removal Permit A work session to discuss the decision of a Planning Board Steep Slope Permit and Tree Removal Permit application involving the proposed construction of a new single-family residence, with related improvements. The Applicant proposes approximately 2,417 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 829 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 700 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 49.6 cubic yards of excavation and 206 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. The Applicant proposes the removal of nine (9) regulated trees, requiring a Tree Removal Permit, and the Applicant has submitted a Landscape Plan which provides for the planting of eleven (11) trees as replacement. A watercourse passes through the rear of the property, though the Applicant is proposing all work to be conducted outside of the 100-foot regulated buffer area. The subject property consists of approximately 17,398 sq. ft. (0.40 acres) and is situated on the westerly side of Greenvale Circle, approximately 320 feet south of the intersection of Greenvale Circle and Tarrytown Road. The property is located in the R-7.5 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.20-19-9.

Case No. PB 22-03 Jackson Avenue Nursery, 279 Jackson Avenue (P.O. Scarsdale, N.Y.) – Planning Board Amended Site Plan, Planning Board Steep Slope Permit, and Wetland/Watercourse Permit A continued work session (April 17, 2024, August 7, 2024, and September 4, 2024) to discuss a Planning Board Amended Site Plan, Steep Slope Permit, and Wetland/Watercourse Permit involving the proposed modification of an existing nursery to facilitate the construction of a cul-de-sac roadway to serve four (4) single-family homes proposed within the City of Yonkers. The Applicant proposes to remove and relocate existing retaining walls and widen an existing curb cut on Jackson Avenue. The cul-de-sac is proposed to be approximately 350 feet long and 26 feet wide within the Town, and the head of the cul-de-sac is proposed to partially be situated within the City of Yonkers. The Applicant proposes four (4) single-family residences, all entirely within the City of Yonkers. All four (4) proposed one-family residences are expected to obtain water service from the Town, through the Consolidated Water District No. 1, for which the Applicant will have to petition the Town Board for out-of-district use. The Applicant proposes approximately 2,625 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 278 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,689 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant requires approximately 871 cubic yards of excavation and approximately 2,800 cubic yards of imported fill, requiring a Fill Permit from the Town Engineer. The Applicant proposes an under-road stormwater management system to handle stormwater runoff from impervious surfaces within the Town; the proposed homes will have stormwater management systems of their own. In a memorandum dated September 23, 2024, the Building Inspector determined that the following area variances are required from the Town of Greenburgh Zoning Board of Appeals: (1) impervious surface coverage, from 29% permitted to 59.2% proposed; (2) side yard setback to driveway, from 16 feet required to 10 feet proposed; and (3) side yard setback to gravel parking area, from 16 feet required to 0 feet proposed. The subject property consists of approximately 91,974 sq. ft. (2.18 acres) and is situated on the southwest side of Jackson Avenue, approximately 250 feet from the intersection of Jackson Avenue and Fort Hill Road. The subject property is located in the R-20 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.580-399-3, 8.580-399-2..LY, and 8.580-399-4..LY.

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. 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.

Case No. PB 22-21 Segura, 39 Sprain Valley Road (P.O. Scarsdale, N.Y.) – Planning Board Steep Slope Permit and Wetland/Watercourse Permit A public hearing to discuss a Planning Board Steep Slope Permit and Wetland/Watercourse Permit application involving the legalization of various residential improvements conducted without required permits. The Applicant installed a concrete patio, gazebo, and above-ground pool at the rear of the property, and front patio pavers at the front of the property. The Applicant’s unpermitted work resulted in approximately 1,460 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 545 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 286 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The Applicant imported approximately 200 cubic yards of fill, requiring a Fill Permit from the Town Engineer. The Applicant’s unpermitted work resulted in approximately 6,040 sq. ft. of disturbance to regulated wetland/watercourse buffer area on the property. The Applicant is proposing six (6) Cultec 330XL units to handle stormwater runoff from impervious surfaces. On August 15, 2024, the Zoning Board of Appeals granted the following area variance required in connection with the project: Minimum setback from pool to side property line, from 15 feet (required) to 13.1 feet (approved). The subject property consists of approximately 29,551 sq. ft. (0.68 acres) and is situated on the westerly side of Sprain Valley Road, approximately 1,900 feet from the intersection of Sprain Valley Road and Ardsley Road. The property is located in the R-20 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.520-355-15.

Case No. PB 23-26 White Plains 450 Realty LLC, 450-460 Tarrytown Road (P.O. White Plains, N.Y.) – Preliminary Subdivision A public hearing to discuss a Preliminary Subdivision application to subdivide one (1) existing lot into two (2) separate lots. The existing lot contains two (2) buildings, both of which are proposed to remain, with one (1) building on each proposed lot. The proposed lots would have an easement between the buildings to allow for access to the rear, and both lots would utilize the same, existing curb cut on Tarrytown Road. No site work is proposed as part of this application. On August 15, 2024, the Zoning Board of Appeals granted the following area variances required in connection with the project: (1) Maximum coverage of all buildings (Lot 1), 30% permitted, 32.13% proposed; (2) Maximum coverage of all buildings (Lot 2), 30% permitted, 31% proposed; (3) Maximum impervious surface coverage (Lot 1), 80% permitted, 90% proposed; (4) Maximum impervious surface coverage (Lot 2), 80% permitted, 90% proposed; (5) Minimum side yard west (Lot 1), 20 feet required, 9.3 feet proposed; (6) Minimum side yard east (Lot 1), 20 feet required, 10 feet proposed; (7) Minimum side yard west (Lot 2), 20 feet required, 9.8 feet proposed; (8) Total of two side yards (Lot 1), 40 feet required, 19.1 feet proposed; (9) Total of two side yards (Lot 2), 40 feet required, 29.8 feet proposed; (10) Subdivision of a lot with an existing structure to create a non-conformity (Lot 1); and (11) Subdivision of a lot with an existing structure to create a non-conformity (Lot 2). The subject property consists of approximately 76,327 sq. ft. (1.75 acres) and is situated on the northerly side of Tarrytown Road, approximately 375 feet east of the intersection of Tarrytown Road and Yellowstone Avenue. The property is located in the IB Intermediate Business District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.480-296-7.

Case No. PB 24-16 White Plains Veterinary Hospital, 45 Tarrytown Road (P.O. White Plains, N.Y.) – Planning Board Special Use Permit (Small Animal Hospital) A public hearing to discuss a Planning Board Special Use Permit (Small Animal Hospital) application involving the proposed conversion of a former commercial retail space into a small animal hospital. The Applicant proposes no outside work with the exception of façade changes to facilitate signage for the clinic. The proposed 4,040 sq. ft. animal hospital requires 26 off-street parking spaces, the same amount as required under the previous businesses. The facility is proposed to be staffed with up to eight (8) employees, at full capacity. The Applicant is not proposing any overnight boarding of animals. On September 19, 2024, the Zoning Board of Appeals granted an area variance for inadequate lot area (40,000 sq. ft. required; 13,068 sq. ft. approved). The subject property consists of approximately 13,068 sq. ft. (0.3 acres) and is situated on the southwestern side of Tarrytown Road, approximately 400 feet west from the intersection of Tarrytown Road and Old Kensico Road/Aqueduct Road. The property is located in the DS Designed Shopping District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.80-42-5.

NEW BUSINESS - WORK SESSION

Case No. TB 24-13 Bethel-Knolls, 55 Grasslands Road (P.O. White Plains, N.Y.) – Pre-submission Conference Zoning Map Amendment A pre-submission conference to discuss a potential future Zoning Map Amendment to re-zone 55 Grasslands Road to the R-30 One-Family Residence District. The site is currently split-zoned R-40 One-Family Residence District and R-20 One-Family Residence District. The site is currently improved with a Continuing Care Retirement Community, which is proposed to remain. The Applicant seeks the Zoning Map Amendment to facilitate a future application to increase the number of Independent Living Units on-site from 120 Independent Living Units (existing) to 195 Independent Living Units (proposed), a potential increase of 75 Independent Living units. The subject property consists of approximately 1,271,952 sq. ft. (29.2 acres) and is situated on the southerly side of Grasslands Road, approximately 200 feet west of the intersection of Grasslands Road and Stephens Lane. The subject property is located in the R-40 and R-20 One-Family Residence Districts and is designated on the tax map of the Town of Greenburgh as Parcel ID: 77.221-98-11.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday October 16, 2024 and is scheduled to begin at 7:00 pm.