Agenda

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FINAL
TOWN OF GREENBURGH PLANNING BOARD
AGENDA
WEDNESDAY, July 6, 2022 – 7:00 P.M.
Meetings of the Planning Board will be adjourned at 10:00 p.m.

Due to the COVID-19 pandemic, 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. This meeting will be broadcast live on Cable Television and a recording likely will be available on cable television therafter. If you would like to view the meeting via the Zoom platform or 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

OLD BUSINESS

Case No. PB 22-04 Clarewood Village Condominiums, 6-24 Pond Lane (P.O. Hasting-on-Hudson, N.Y.) – Planning Board Steep Slope Permit, Wetland/Watercourse Permit, and Tree Removal Permit
A work session to discuss the decision of a Planning Board steep slope permit, wetland/watercourse permit, and tree removal permit application involving the proposed stabilization of steep slope areas and the addition of wetland mitigation plantings. The project area features regulated steep slopes leading down to an on-site pond, which have become eroded over time. The applicant proposes to remediate this issue by removing and replacing certain patios and decks, re-grading the existing, eroded sloped area, installing new wetlands mitigation plantings, and installing a new storm drainage system for two (2) clusters of residential units. The applicant proposes approximately 2,120 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 935 sq. f.t of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 4,425 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The applicant requires approximately 25 cubic yards of excavation and approximately 286 cubic yards of imported fill, requiring a Fill Permit from the Bureau of Engineering. The applicant proposes to disturb approximately 4,500 sq. ft. of wetland/watercourse buffer area, out of the 118,968 sq. ft. of wetland, watercourse, and adjacent buffer areas on the property. No direct disturbance to the wetland/watercourse is proposed. The applicant proposes the removal of six (6) regulated trees, requiring a tree removal permit, and has prepared a landscaping plan providing for the planting of six (6) trees and 68 shrubs, as replacement. The property consists of approximately 2,001,060 sq. ft. (45.9 acres) and is situated on the northeasterly side of Pond Lane, southeast of the existing pond. The property is located in the PUD Planned Unit Development District and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.620-423-1..CV.

Case No. TB 18-02 Elmwood Preserve, 850 Dobbs Ferry Road (P.O. White Plains N.Y.) – Zoning Map Amendment (Referral from Town Board)
A continued work session (June 15, 2022) to discuss a zoning map amendment referral from the Town Board. The proposed zoning map amendment consists of adding a CD Conservation District overlay on the 92.3 acre western portion of the former Elmwood golf course/country club. If granted this zoning map amendment, the applicant seeks to develop the site with 113 single-family homes while preserving 25.2 acres of open space in the western parcel. The proposed development would seek to preserve natural features such as steep slopes, and therefore reduce associated impacts and the need for exported or imported fill. The eastern 14.2 acre parcel would be dedicated to the Town for use as an extension of East Rumbrook Park. If developed as a one-family residential development, the site will require Planning Board steep slope, wetland/watercourse, tree removal permit, and subdivision application approvals. The 106.8-acre subject site (850 Dobbs Ferry Road, P.O. White Plains, Parcel ID 7.530-320-1…SE and 1…SG) was a former golf course (Elmwood Country Club – Dobbs Ferry Road) which is no longer in existence. The property is located in the R-20 and R-30 One-Family Residence Districts and is designated on the tax map of the Town of Greenburgh as Parcel ID: 8.370-265-1, 8.370-265-2, 8.370-265-3 and 8.370-265-4.

Case No. TB 22-02 Chapter 285 – Adult-Use Cannabis – Zoning Text Amendment (Referral from Town Board)
A continued work session (May 18, 2022) to discuss a zoning text amendment referral from the Town Board related to the comprehensive regulation of cannabis in the Town of Greenburgh, to be consistent with the guiding principles established in Town Board Resolution CD-2 – 12/13/2021, and consistent with the Marijuana Regulation & Taxation Act (MRTA) and related guidance of the Office of Cannabis Management (OCM). The draft local law is entitled “Cannabis,” and would amend Section 285-5 of the Code of the Town of Greenburgh entitled, “Definitions;” Section 285-32 entitled, “LI Light Industrial District;” Section 285-33 entitled, “GI General Industrial District;” Section 285-34 entitled, “PD Nonresidential Planned Development District;” Section 285-36 entitled, “Supplementary use regulations,” and Section 285-38 entitled, “Off-street parking, loading, and landscaping requirements.”

Case No. TB 21-16/PB 21-31 Midway Shopping Center, 913-999 Central Park Avenue (P.O. Scarsdale, N.Y.) – Amended Site Plan (Referral from Town Board), Restaurant & Quick Service/Fast Food Special Permit (Planning Board), and Shared Parking Reduction (Planning Board)
A continued work session (June 15, 2022) to discuss an amended Site Plan (Town Board – Planning Board referral), Restaurant & Fast Food/Quick Service Special Permit (Planning Board), and shared parking reduction (Planning Board) application involving the proposed conversion of retail space to restaurant space, construction of an expanded outdoor dining area, and reconfigured parking layout. The applicant proposes to convert 2,900 sq. ft. of existing retail space to restaurant space in an outbuilding, to convert 5,300 sq. ft. to quick service/fast food, and add approximately 3,300 sq. ft. of outdoor seating area around the building. The applicant proposes to modify the parking layout to facilitate curb-side pick-up spots and to make space for the outdoor seating. The applicant has requested a shared parking reduction of 197 spaces from 1,308 required, to 1,111 proposed, associated with the change in use and parking layout modifications. The Property consists of 14.1 acres (612,976 sq. ft.), 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: 8.530-363-2.

NEW BUSINESS - WORK SESSION

Case No. PB 21-14 Marian Woods, 152 Ridge Road (P.O. Hartsdale, N.Y.) – Preliminary Subdivision
A work session to discuss a preliminary subdivision application involving the proposed subdivision of one (1) existing lot into two (2) lots for the purpose of isolating an existing house (Coolock House), to be used as a residence. The existing 488,908 sq. ft. (11.22 acres) property is proposed to be subdivided to create a separate, 43,560 sq. ft. (1 acre) parcel to contain an existing residence which is to remain. The property is located adjacent to the Hart’s Brook Park and Preserve site and currently contains the Coolock House mansion and the Sister of Mercy adult care facility and convent. The new, 1 acre parcel would contain the Coolock House mansion and some surrounding land area. Minor site work is proposed to modify the existing driveway and provide a dedicated parking area for the mansion, as well as related landscaping. The mansion (residence) would be accessed via the same road it currently is, with an easement provided. The Building Inspector has determined that four (4) area variances are required, related to side yard setbacks, floor area ratio, not having direct access and frontage onto a roadway built to Town standards, and proposing a subdivision which would result in a non-conforming lot. The property consists of approximately 488,908 sq. ft. (11.22 acres) and is situated on the south side of Ridge Road, approximately 200 feet from its intersection with Hillcrest 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: 8.241-181-4.2.

Case No. PB 21-23 Worthington Estates (DiNapoli), 1490 & 1952 Saw Mill River Road (P.O. White Plains, N.Y.) – Preliminary Subdivision, Planning Board Steep Slope Permit, and Tree Removal Permit
A work session to discuss a preliminary subdivision, Planning Board steep slope permit, and tree removal permit application involving the proposed subdivision of two (2) existing tax lots into thirteen (13) building lots for the purpose of constructing thirteen (13) single-family homes and associated improvements. The applicant proposes a new curb cut and cul-de-sac off of White House Road to access each of the proposed lots. The applicant proposes approximately 33,810 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 18,720 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 11,810 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The applicant requires approximately 2,242 cubic yards of excavation and 0 cubic yards of imported fill. The applicant proposes four (4) 3500 MC stormwater infiltration chambers on each of the thirteen (13) lots, with an additional 64 3500 MC stormwater infiltration chambers for a total of 116 stormwater infiltration chambers, to handle the runoff created by impervious surfaces. The applicant proposes the removal of over 560 regulated trees, requiring a tree removal permit, and is in the process of preparing a landscaping plan.

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 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.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, July 20, 2022 beginning at 7:00 pm.