Agenda Packet Minutes Packet Return
  TOWN OF GREENBURGH PLANNING BOARD
GREENBURGH TOWN HALL
AGENDA
WEDNESDAY, May 5, 2021 – 5:00 P.M.

Meetings of the Planning Board will be adjourned at 8:00 p.m.
                  

             
Due to the COVID-19 pandemic and the Governor’s Executive Order 202.1, there will be no public gathering in Town Hall for this meeting. Planning Board Members will participate remotely. 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 or local cable television Altice Channel 76 and Verizon/FiOS Channel 35. If you would like to view the meeting via the Zoom platform or participate in one or more of the public hearings, you must pre-register through the Department of Community Development and Conservation by emailing publichearing@greenburghny.com or calling 914-989-1530, specifying the applications 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
             
3. CORRESPONDENCE
             
4. NEW BUSINESS
             
a.

 

Case No. PB 21-06 Essential Jiu Jitsu, 10 County Center Road (P.O. White Plains, N.Y.) – Special Permit (Fully Enclosed Commercial Recreation Facilty) and Planning Board Shared Parking Reduction Request
A work session to discuss a special permit (fully enclosed commercial recreation facility) application and Planning Board shared parking reduction request involving the proposed conversion of approximately 7,975 sq. ft. of vacant office space to an Essential Jiu Jitsu martial arts studio. The applicant is not proposing any site work as part of this project. The building consists of approximately 168,000 sq. ft. of office space (much of which is currently vacant), requiring 560 off-street parking spaces, where 265 spaces exist on-site. The proposed conversion of 7,975 sq. ft. of office space to fully enclosed commercial recreation space requires an additional 13 off-street parking spaces, which the applicant is requesting a shared parking reduction for. The site previously was granted a shared parking reduction of 41 spaces as part of Case No. PB 14-05 (Victory Tabernacle) associated with the conversion of 3,475 sq. ft. office space to a religious use. The applicant has indicated that its evening classes, after the offices in the building have closed, constitute the majority of its business. The property consists of approximately 158,558 sq. ft. (3.64 acres) and is situated at the intersection of County Center Road and Old Kensico Road. The property is located in the LOB Limited Office Building District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 7.500-309-17.
             
5. ITEMS FOR PUBLIC HEARING & PUBLIC DISCUSSION
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 regulated steep slope or within a wetland, watercourse or adjacent 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 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 17-06 NRSF, Ardsley Road & Old Sprain Road (P.O. Scarsdale, N.Y.) – Preliminary Subdivision, Planning Board Steep Slope Permit, Wetland/Watercourse Permit, and Tree Removal Permit
A public hearing to discuss a preliminary subdivision, Planning Board steep slope permit, wetland/watercourse permit, and tree removal permit application involving the subdivision of one (1) existing lot into four (4) lots: three (3) new residential lots and one (1) lot associated with a new, private, cul-de-sac roadway, built to Town standards. Access to each of the three (3) residential lots would be provided via a newly proposed cul-de-sac roadway that would be constructed off of Ardsley Road. Lot 1, to be developed with a single-family residence, is proposed to consist of 106,042 sq. ft., Lot 2, to be developed with a single-family residence, is proposed to consist of 37,900 sq. ft., and Lot 3, to be developed with a single-family residence, is proposed to consist of 59,017 sq. ft. Lot 4, to be developed with a private cul-de-sac roadway built to Town standards and serve each of the three (3) newly proposed residential lots, would consist of 30,125 sq. ft. The applicant proposes approximately 27,104 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), 21,419 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and 13,988 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 5,500 cubic yards of excavation. The applicant is proposing the disturbance of approximately 39,345 sq. ft. of wetland, watercourse and adjacent buffer area within the approximately 55,774 sq. ft. of wetland, watercourse and adjacent buffer area on-site. The applicant is proposing the removal of 220 regulated trees, requiring a tree removal permit from the Planning Board, and proposes the planting of 139 trees, as replacement. The property consists of approximately 227,325 sq. ft. (5.2 acres) and is situated on the east side of the intersection of Ardsley Road and Old Sprain Road. The property is located in the R-20 One-Family Residential District, and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.390-275-1.
             
b.

 

Case No. PB 21-03 Marron, 710 Ardsley Road (P.O. Scardsale, N.Y.) – Preliminary Subdivision and Wetland/Watercourse Permit
A public hearing to discuss a preliminary subdivision and wetland/watercourse permit application involving the proposed resubdivision of 3 existing lots, for the purposes of: (1) connecting the driveway of the existing residence on Parcel ID 8.390-275-9.1 to a proposed private, cul-de-sac roadway, associated with an adjacent subdivision currently under consideration by the Town (Case No. PB 17-06 NRSF, Ardsley Road & Sprain Road Subdivision); (2) providing potential future driveway access for Parcel 8.390-275-9.2 to the above referenced private, cul-de-sac roadway; and (3) to straighten the easterly property line associated with Parcel 8.390-275-9.3. Parcel ID 8.390-275-9.1 currently consists of 25,172 sq. ft. and is proposed to consist of 27,806 sq. ft. Parcel ID 8.390-275-9.2 currently consists of 23,217 sq. ft. and is proposed to consist of 20,171 sq. ft. Parcel ID 8.390-275-9.3 currently consists of 20,012 sq. ft. and is proposed to consist of 20,423 sq. ft. The existing driveway to the Marron residence on Parcel ID 8.390-275-9.1 is proposed to be removed and planted with trees and shrubs. An off-site wetland exists, with the 100-foot regulated buffer extending onto the applicant’s site. The applicant is proposing the disturbance of approximately 4,655 sq. ft. of wetland/watercourse buffer area, within the approximately 10,160 sq. ft. of wetland/watercourse buffer area on-site. It is noted that the Parcel ID 8.390-275-9.2 and 8.390-275-9.3 are part of a previously approved subdivision, where Parcel ID 8.390-275-9.2 contains a portion of an existing pool and Parcel ID 8.390-275-9.3 is undeveloped. The properties consist of approximately 68,400 sq. ft. (1.67 acres) and are situated on the east side of the intersection of Ardsley Road and Old Sprain Road. The properties are located in the R-20 One-Family Residence District, and are designated on the tax map of the Town of Greenburgh as Parcel ID: 8.390-275-9.1, 8.390-275-9.2, and 8.390-275-9.3.
             
c.

 

Case No. PB 21-01 Chung & Wong, 18 Mount Pleasant Lane (P.O. Irvington, N.Y.) – Planning Board Steep Slope Permit and Tree Removal Permit
A public hearing to discuss a Planning Board steep slope permit and tree removal permit application involving the proposed construction of a new in-ground pool and spa, with related improvements. The applicant is proposing the construction of a new in-ground pool, with a spa contained within the pool structure, as well as decking and a pathway leading to the house. The applicant is proposing the addition of two (2) Cultec 150XLHD units to handle stormwater runoff created by new impervious surfaces. The applicant proposes approximately 1,586 sq. ft. of disturbance to 15- 25% slopes (STEEP SLOPES), approximately 0 sq. f.t of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 130 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 275-300 cubic yards of excavation. The applicant proposes the removal of one (1) regulated tree, requiring a tree removal permit, and has prepared a landscaping plan providing for the planting of 6 trees and various shrubs, as replacements. The property consists of approximately 20,051 sq. ft. (0.46 acres) and is situated along the east side of Mount Pleasant Lane, approximately 600 feet from the intersection of Mount Pleasant Lane and Pine 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: 7.360-185-10.
             
6. NEW BUSINESS (continued)
             
a.

 

Case No. TB 21-07/PB 21-05 Ferncliff Cemetery, 280 Secor Road (P.O. Hartsdale, N.Y.) – Amended Site Plan (Town Board Referral), Town Board Tree Removal Permit, and Planning Board Steep Slope PermitA work session to discuss an amended site plan (Town Board approval – referral to Planning Board), Town Board tree removal permit, and Planning Board steep slope permit application involving the proposed development of a portion of the Ferncliff Cemetery to install underground concrete vaults, with related improvements. The applicant is proposing the construction of various crypts and burial vaults on previously undeveloped cemetery land, with related retaining walls and landscaping. The applicant proposes approximately 12,928 sq. ft. of disturbance to 15- 25% slopes (STEEP SLOPES), approximately 2,255 sq. f.t of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 1,118 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The applicant is proposing the removal of 50 regulated trees, requiring a tree removal permit from the Town Board, and has prepared a landscaping plan providing for the planting of 15 trees, 1,341 shrubs, and various groundcovers, as replacement. The property consists of approximately 2,765,189 sq. ft. (63.48 acres) and is situated along the north side of Secor Road. It was most recently the subject of an amended site plan as part of Case No. TB 19-22, that was approved by the Town Board February 12, 2020. The property is located in the R-30 One-Family Residence District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.171-123-1.
             
7. OLD BUSINESS
             
a.

 

Case No. TB 21-04 Chapter 285 – Battery Energy Storage System Facilities – Zoning Text [Local Law] Amendment (Referral from Town Board)A continuation of a work session (April 21, 2021) to discuss a zoning text [Local Law] amendment referral from the Town Board related to Battery Energy Storage System (BESS) facilities. The local law would create a special permit and related processes for BESS facilities, as a newly defined use, applicable in various Zoning Districts of the Town, using a Tier-based system for differently scaled systems. The proposed amendments would also make modifications to clarify aspects of § 285-10A(4)(b) Public Utility Structures. The Town-initiated local law was prepared with guidance from a Town Board-appointed BESS Committee, and was referred on April 14, 2021.
             
8. ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, May 19, 2021 beginning at 5:00 pm, via Zoom-enabled Video Conference.

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