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TOWN OF GREENBURGH PLANNING BOARD
GREENBURGH TOWN HALL
AGENDA
MONDAY, October 3, 2022 – 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 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

OLD BUSINESS - WORK SESSION

Case No. PB 21-35 Scarsdale Golf Club, 1 Club Way (P.O. Hartsdale, N.Y.) – Planning Board Steep Slope Permit
A work session to discuss the decision of a Planning Board steep slope permit application involving the proposed installation of temporary seasonal enclosures around two (2) existing lower tennis courts. The applicant additionally proposes stormwater management facilities and emergency access to the tennis area, as well as the installation of new netting along the 16^th hole of the golf course. The applicant proposes approximately 1,096 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 1,320 sq. ft. of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 2,021 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 200 cubic yards of excavation and approximately 500 cubic yards of imported fill, requiring a Fill Permit from the Bureau of Engineering. The applicant proposes the removal of eight (8) regulated trees, requiring a tree removal permit from the Town Board. On September 15, 2022, the Zoning Board of Appeals approved variances required in connection with the project. The subject property consists of 121.5 acres (5,784,768 sq. ft.), 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: 8.361-263-1..SG & 8.361-263-1..SE.

Case No. PB 22-15 Golfzon Social LLC, 691 Central Park Avenue South (P.O. Scarsdale, N.Y.) – Planning Board Special Permit (Fully Enclosed Commercial Recreation Facility)
A work session to discuss the decision of a Planning Board special permit (fully enclosed commercial recreation facility) application involving the proposed re-use of a vacant single-story commercial building as an indoor golf simulator facility, with accessory eating and drinking. No changes are proposed to the footprint of the building or to the site. The proposed use requires 74 off-street parking spaces, where 86 parking spaces exist on-site. Existing stormwater management systems are proposed to handle runoff from impervious surfaces. The property consists of approximately 57,935 sq. ft. (1.33 acres) and is situated on the westerly side of Central Park Avenue South, approximately 900 feet from the intersection of Central Park Avenue South and Underhill Road. 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: 8.460-325-7.

Case No. PB 22-13 Anderson & Ball, Vacant Lot – Old Army Road (P.O. Scarsdale, 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 single-family home, with related improvements. The site features steep slopes immediately adjacent to Old Army Road, along the southern property line, and to the rear of the property. The applicant proposes approximately 1,352 sq. ft. of disturbance to 15-25% slopes (STEEP SLOPES), approximately 310 sq. f.t of disturbance to 25-35% slopes (VERY STEEP SLOPES), and approximately 409 sq. ft. of disturbance to 35%+ slopes (EXCESSIVELY STEEP SLOPES). The project requires approximately 140 cubic yards of excavation and approximately 360 cubic yards of imported fill, requiring a Fill Permit from the Bureau of Engineering. The applicant proposes the removal of two (2) regulated trees, requiring a tree removal permit from the Planning Board, and has prepared a landscaping plan providing for the planting of 19 trees and 14 shrubs, as replacement. The property consists of approximately 9,476 sq. ft. (0.22 acres) and is situated on the easterly side of Old Army Road, approximately 225 feet from the intersection of Old Army Road and Doris Drive. 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: 8.540-371-47.2.

Case No. PB 21-34 Shah, 25 Thomas Street, (P.O. Scarsdale, N.Y.) – Final Subdivision
A work session to discuss the decision of a final subdivision application involving the proposed resubdivision of two (2) lots into one (1) lot to facilitate an addition to an existing one-family residence. Lot 19, known as 25 Thomas Street, contains a one-family residence and associated improvements, and consists of approximately 45,302 sq. ft. (1.04 acres). Lot 18.2 contains minor improvements, predominantly the driveway for the 25 Thomas Street residence, and consists of approximately 3,485 sq. ft. (0.08 acres). The applicant is proposing an addition to the rear of its existing residence and has applied for this resubdivision in order to meet the floor area ratio requirement. The maximum floor area permitted, once combined, is 8,123.3 sq. ft., and the applicant is proposing a gross floor area of 8,109.6 sq. ft. The properties consist of approximately 48,787 sq. ft. (1.12 acres) and are situated at the end of Thomas Street, past the cul-de-sac. 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: 8.350-252-19 & 8.350-252-18.2.

Case No. PB 17-36 Zappico, Old Colony Road (P.O. Hartsdale, N.Y.) – Final Subdivision and Tree Removal Permit
A work session to discuss the decision of a final subdivision and tree removal permit application for a proposal consisting of the subdivision of two (2) existing tax lots, in order to create four (4) zoning compliant lots, for the purposes of constructing four (4) single-family residences. Proposed Lot 1 would consist of 58,372 sq. ft. Proposed Lot 2 would consist of 23,753 sq. ft. Proposed Lot 3 would consist of 17,012 sq. ft., and proposed Lot 4 would consist of 14,973 sq. ft. The applicant proposes the removal of eighty (80) regulated trees, requiring a tree removal permit from the Planning Board. The applicant has prepared a landscaping plan which calls for the planting of seventy-one (71) trees, and an assortment of foundation shrubs and plants, as replacements. The properties consist of approximately 114,110 sq. ft. and are situated on the south side of Old Colony Road, opposite the intersection of Old Colony Road and Midvale Road. The properties are located in the R-10 One-Family Residence District, and are designated on the tax map of the Town of Greenburgh as Parcel ID: 8.360-259-11 & 12.

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.

Case No. PB 22-16 Dalewood II (Paris Baguette), 385 Central Park Avenue North (P.O. Hartsdale, N.Y.) – Planning Board Special Permit – Restaurant and Shared Parking Reduction
A public hearing to discuss a Planning Board special permit (restaurant) application and a Planning Board shared parking reduction request involving the proposed conversion of a 3,000 sq. ft. vacant retail space into a restaurant space, to facilitate a bakery-style restaurant. The restaurant is proposed to contain up to 31 seats and requires an additional 25 off-street parking spaces. The site previously was granted shared parking reductions of 79 spaces and 17 spaces, under Case No. PB 16-34 and Case No. PB 20-27, respectively. The applicant is requesting a shared parking reduction to account for the 25 additional off-street parking spaces required in connection with the proposed conversion of already built-out space (468 spaces required – 443 spaces proposed) initially approved for use as a retail storefront. No existing parking spaces will be removed in connection with the proposal. The property consists of approximately 372,489 sq. ft. (8.55 acres) and is situated on the western side of Central Park Avenue North (NYS Route 100) approximately 1080 ft. from the intersection of Fieldstone Drive. 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. A portion of the property (approximately 24,800 sq. ft. or .57 acres) is located in the City of White Plains.

NEW BUSINESS - WORK SESSION

Case No. TB 22-15 Chapter 285 – Smoke Shop Local Law – Zoning Text Amendment (Referral from Town Board)
A work session to discuss a zoning text amendment referral from the Town Board which would update Section 285-36 of the Zoning Ordinance entitled, “Supplementary use regulations,” to provide a minimum distance separation of smoke shops from schools and public parks.

Case No. TB 22-16 Sunningdale Country Club, 300 Underhill Road (P.O. Scarsdale, N.Y.) – Town Board Amended Site Plan (Referral to Planning Board)
A work session to discuss an amended site plan application (Town Board approval – referral to Planning Board involving proposed additions to two (2) on-site buildings: 1) an approximately 8,070 square foot addition to an existing cart barn structure, to be known as the “first tee” building; and 2) an approximately 1,368 square foot addition to the existing clubhouse building, together with related improvements. The applicant proposes the removal of 15 regulated trees in connection with the project, requiring a tree removal permit from the Town Board. The applicant proposes the planting of five (5) new trees, and various shrubs and groundcovers, as replacement. The property consists of approximately 5,544,752 sq. ft. (127.3 acres) and is situated on the northerly side of Underhill Road. 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: 8.351-255-1.

Case No. PB 22-01 Ries, Beaver Hill Road, (P.O. Elmsford, N.Y.) – Preliminary Subdivision
A work session to discuss a preliminary subdivision application involving the proposed resubdivision of 9 existing tax lots (7.190-68-3, 4, 5, 6, 7, 8, 9, 10 & 11). Tax lot 7.190-68-3, an undeveloped, approximately 57-foot wide by 550-foot long parcel of land situated to the rear of the developed lots known as 32, 34, 36, 38, 40, 42, 44, 48 & 50 Beaver Hill Road, which had been foreclosed by the Town in the 1950s. In 2018, the property was auctioned off by the Town to a private party, who later submitted preliminary applications with the intent to develop said parcel. A preliminary injunction was issued by the State Supreme Court in 2019 prohibiting the new owner and Town from taking further action in pursuit of a building permit. A settlement was later reached whereby neighbors to the property, and the Town, purchased the property back and, in return, the neighbors agreed to seek a subdivision to resubdivide the vacant parcel and add land area to their current, developed properties. It is noted that the undeveloped parcel presently contains many encroachments from said Beaver Hill Road properties. The applicants seek to resubdivide the subject lots in order to provide additional land area to each of the Beaver Hill Road properties, thus reducing the overall size of the undeveloped parcel. The properties, in total, consist of approximately 88,438 sq. ft. (2.03 acres) and are situated on the south side of Beaver Hill Road between Eastward Place and Catskill Place. The properties are located in the R-5 One-Family Residence District and are designated on the tax map of the Town of Greenburgh as Parcel ID: 7.190-68-3, 4, 5, 6, 7, 8, 9, 10 & 11.

ESTABLISH DATE FOR NEXT MEETING
The next regularly scheduled meeting of the Greenburgh Planning Board will be held on Wednesday, October 19, 2022 beginning at 7:00 pm.