Greenburgh consultants propose optional three‑tier overlay zoning for 4 Corners

Garrett Duquesne, planning commissioner for the Town of Greenburgh, opened a public presentation on a zoning study for the town’s 4 Corners area and introduced consultants from BFJ who summarized a draft “optional overlay” zoning code intended to align new rules with the town’s 2019 redevelopment plan.

"The 2‑acre minimum lot size is really preventing a lot of the development," said Sylvia Delfava, the project manager, describing how the current CA zoning has wide front setbacks, low density and a four‑story cap that the team says limits redevelopment options. The consultants presented an opt‑in floating overlay so property owners could apply to the new rules rather than be forced into them.

Evan, a BFJ zoning analyst, outlined a three‑tier structure: tier 1 would require a minimum lot of 16,000 square feet and allow up to four stories (with the fourth recessed); tier 2 would require 30,000 square feet and permit five stories (fifth recessed); and tier 3 would require 50,000 square feet and allow up to seven stories (sixth and seventh recessed). The draft also phases development intensity outward from the corners and calls for stepbacks and design controls to preserve a pedestrian scale.

The team described dimensional standards tied to tiers: maximum lot coverage beginning at 50% for smaller participating sites and tapering toward 40% on the largest sites, maximum impermeable surface around 80% at tier 1 down to 75% at tier 3, and open‑space minimums rising from about 10% to roughly 15% for the largest sites. Evan said the approach aims to reduce curb cuts, consolidate parking, and provide on‑site stormwater management opportunities.

Consultants also proposed updated parking standards for new development: under the draft, retail and personal‑service uses would require approximately 1 parking space per 300 square feet of gross floor area, replacing the existing CA standard the team summarized as 1 per 200 square feet. The proposal also encourages shared parking strategies and shared‑vehicle services.

Sylvia presented two build‑out scenarios (a baseline without site assemblage and a higher‑growth scenario assuming some lot combinations). She described the team’s range for total potential residential units under full build‑out as roughly 473 to about 800 units, and a ten‑year absorption estimate of roughly 158 to 272 new residential units. She emphasized these are scenario estimates rather than firm commitments and said the draft does not assume a net increase in commercial square footage.

Frank Fish, principal of BFJ, reminded the audience that the project is funded by a state smart‑growth grant and that the town board will be the lead agency on the State Environmental Quality Review Act (SEQRA) process when the zoning code is submitted for formal consideration. He said the team expects to continue staff and legal review and to present a draft code to the town board after the holidays, with public materials posted online.

Jonathan, the design lead, reviewed preliminary urban design guidelines that would accompany zoning changes: consistent 15‑foot setbacks along corridors (widening to approximately 20–25 feet within 150 feet of the intersection), planting strips and building‑frontage zones, upper‑floor stepbacks to preserve pedestrian scale, and measures to step down massing toward adjacent residential streets. He said the intent is to create a “civic room” at each corner with tree‑lined sidewalks and active ground‑floor uses.

The team laid out public‑engagement next steps: after the presentation there was to be an open‑house with six stations (overall zoning and dimensional requirements; the three‑tier approach; design guidelines; environmental impacts including flooding; parking and traffic; and a virtual station for Zoom participants at 8:00 p.m.). Frank said boards and detailed maps would be available at stations and that consultants and staff would remain to take comments.

What happens next: the consultants will post materials online, continue meetings with town staff and the zoning advisory committee, and aim to submit a draft zoning code for town‑board consideration after the holidays; the town board will conduct SEQRA review as the lead agency before any adoption decision.