Chick‑fil‑A representatives outline updated queuing plan after White Plains ruling; board signals support but delays formal decision

Charles Gottlieb, land‑use counsel for Chick‑fil‑A, told the Town of Greenberg Zoning Board of Appeals that the project has recently secured a site‑plan and special‑permit approval from the City of White Plains and an amended negative declaration from the Greenberg planning board, and he walked board members through changes those approvals required.

Gottlieb said the White Plains approval restricts the adjacent commercial lot to employee parking only, requires removal of Chick‑fil‑A branding from that parcel and closure of the southern access to that lot. He urged the board to consider the project’s updated traffic management plan, which he said has been revised in response to comments from the town’s traffic consultant and the Greenberg Police Department.

Philip Greeley of Colliers Engineering described the queuing and cone‑control plan in detail, citing observations from a recent Yonkers grand opening where peak queues ranged between about 42 and 52 cars. Greeley said the Greenberg site would be able to stack roughly 55 cars under the staged plan and that a maximum configuration showed capacity for more than 60 cars without blocking circulation. He described specific operational triggers — for example, when the queue reaches a defined location the operator will deploy cones, add team members, and request off‑duty police to direct traffic.

John Martinez of Chick‑fil‑A and counsel said that the traffic‑management triggers will be conditions of planning and zoning approvals and will run with the land; they emphasized that Chick‑fil‑A, as the applicant, will remain ultimately responsible for ensuring the operator follows those requirements.

Several residents and the Council of Greenberg Civic Associations urged stricter review. Madeline K. O’Shea, representing the Council, said the revised negative declaration contains “erroneous and misleading information,” citing a building‑inspector memorandum that, she said, shows 14 variances are required rather than the 13 listed in the applicant’s paperwork. She and other residents also pointed to a July 18 letter from White Plains asking Greenberg not to count 30 spaces on the White Plains lot toward Greenberg parking requirements; they argued that, without those 30 spaces, Chick‑fil‑A’s variance request for off‑street parking must be larger.

The applicant’s team disputed the characterization that the submission was incomplete. Gottlieb told the board that the town building department had issued several revised determinations and that the planning board, acting as lead agency, adopted an amended negative declaration after coordination with town consultants. He also said the grand‑opening plan will be monitored and that Chick‑fil‑A will provide reports to the town and meet with police and staff 30 days before opening.

Board members pressed the applicant on enforceability and on the plan’s practical effects during high‑demand events. One member suggested making “Plan C” (using the County Center Road entrance as the primary access and limiting use of the residential entrance) the default; Greeley replied that temporarily closing the residential driveway is already in the staged plans and would be used if police recommend it, but that keeping both driveways available can reduce neighborhood circulation impacts under normal conditions.

After public comment and questioning, the board moved into a deliberation in which multiple members said they were satisfied with the applicant’s additional data and that the revised traffic plan and conditions addressed many of their concerns. The board took a straw vote in which several members said “Grant.” The chair closed the hearing for decision only and scheduled final action and the written finding for the board’s next meeting on Nov. 14.

What happens next: The public hearing is closed for decision only. The board’s formal written resolution and any conditions will be prepared for the Nov. 14 meeting; until then, the public record remains open for the findings the board will incorporate into its formal decision.